This is always a dilemma for home buyers and would-be sellers. The biggest question on everyone’s mind at the time of this post is where are interest rates going?
According to global economist, Dr. Marci Rossell in a webinar on December 6th from Leading Real Estate Companies of the World, rates are likely to be stuck in a holding pattern in the six percent range until as late as April or May next year. She said we won’t know where rates will be going until we see what happens with tariffs and deportation, which will impact labor and prices.
Regardless of what the future holds, it is not recommended to bank on interest rate predictions, because the reality is that nobody really knows for sure what will happen. This summer, the assumption was that rates were coming down by the end of the year and through 2025, however, this was not the case.
What if you could run some scenarios with various assumptions and see which outcomes look most favorable for you? I have an excellent tool that can do just that!
Should I buy it now or wait a couple years when interest rates may be lower, and how does appreciation figure in to it?
Several economic authorities estimate that real estate values will continue to rise by an average of 3.5% in the next year. This means that homeowner equity will grow. But what if rates are lower in another year or two?
Take a look at the report from my calculator. The example shows a $900,000 home purchase today with 20% down and an interest rate of 6.375% with refinancing in two years to a potential lower interest rate of 5.375%. The calculator compares this approach to waiting two years and purchasing the same home at the lower rate.
Buying now results in a monthly payment of $4,446 and $261,124 in equity after two years, when then you can refinance. After waiting two years, the purchase price is approximately 3.5% higher due to appreciation, resulting in a purchase price of $964,103. The loan for this house may be at a lower rate, but it is now a bigger loan resulting in payments of $414 more each month. Also, this new homeowner has $68,303 less equity than if they had bought the house two years earlier.
If the rates didn’t change, buying later would result in even higher monthly payments due to the larger loan at the higher rate. In this example, purchasing today, would have achieved a lower price, smaller loan, lower monthly payments, and more equity.
I’m happy to calculate different scenarios with varied assumptions for you. Do you think home values will go up or down? What do you think rates will be in two years? What is your home buying budget? What is your dream lifestyle! Reach out to me, and let’s run some scenarios and talk about your plans!
When you’re handed the cranberry sauce assignment for Thanksgiving, it might seem like an easy win—but don’t underestimate this vibrant little side dish! Cranberry sauce is the unsung hero of the Thanksgiving table, balancing all those savory bites with a burst of sweet, tangy goodness.
As a lifelong fan of the classic version, I’ve kept it simple for years. But recently, I stumbled upon some mouthwatering twists that take this holiday staple to a whole new level. From boozy blends to citrusy surprises, these four cranberry sauce recipes will have your guests going back for seconds (and asking for the recipe). Get ready to become the cranberry sauce MVP of Thanksgiving dinner!
Plain or with Walnuts Recipe 🌰
Ingredients: 1 cup water, 1 12-ounce package of fresh cranberries, 1 cup sugar (or a little less)
Rinse cranberries in cold water.
Add all ingredients to a pot and bring to a boil. Boil for about 10 minutes until the cranberries pop.
Let the sauce cool. It will thicken as it cools.
Optionally, add chopped walnuts as desired.
Done!
Jalapeno Recipe 🌶️
Finely chop up ½ jalapeño (with seeds for extra spice)
Add to the pot and boil, following the steps in # 1 above.
Cinnamon / Spice Recipe 🫚
½ teaspoon cinnamon, ¼ teaspoon all spice, ⅛ teaspoon ginger and ⅛ teaspoon cloves. Or if you prefer, just add 1 teaspoon of cinnamon.
Add to the pot and boil, following the steps in # 1 above.
A recent survey found that more than half (52%) of American homeowners have a renovation project planned this year.1 If you’re among them, you know that embarking on home improvements can be both exciting and daunting. According to the survey, the median renovation budget is around $15,000, so you’re probably investing a significant amount—and you’ll want to ensure your project’s success.1 One of the most critical decisions you’ll make is choosing the right contractor to bring your vision to life. However, many homeowners fall into common pitfalls during this process, leading to stress, financial strain, and subpar results.
In this guide, we’ll explore seven mistakes to avoid when hiring a contractor to ensure your project runs smoothly from start to finish.
1. SKIPPING THE RESEARCH PHASE A common mistake homeowners make is rushing into hiring a contractor without proper research. But to ensure the success of your renovation, it’s crucial to take time to meet with multiple candidates and educate yourself on best practices surrounding your project. If you bypass the interview process, you miss the opportunity to evaluate different approaches, pricing, and expertise. This can result in overpaying or hiring someone whose skills and vision do not align with your needs. Neglecting to research the processes and steps involved can also leave you vulnerable. Not only does it make it more difficult to ask the right questions, but you also risk hiring unqualified professionals or settling for subpar work. What To Do Instead:
Educate Yourself — Read up or watch YouTube videos to gain a better understanding of best practices surrounding your project.
Interview Multiple Contractors — Search for and interview at least three contractors who specialize in the type of work you need.
Ask Specific Questions — Inquire about the processes and materials each candidate will utilize.
Seek Recommendations — Get referrals from trusted sources like friends, neighbors, and real estate professionals. We’d be happy to share a list of referrals!
2. CHOOSING BASED SOLELY ON PRICE Once you’ve interviewed candidates and reviewed their proposals, it’s time to choose your favorite. But don’t make the mistake of rushing to the lowest bid. While it’s natural to want to save money, selecting a contractor based entirely on price can be a costly mistake. Extremely low bids may indicate cut corners, subpar materials, or hidden costs that will surface later. According to the National Association of the Remodeling Industry, when evaluating bids, make sure you’re comparing “apples” to “apples” and considering factors like quality, timeline, and scope.2 Are they fully licensed and insured? How long have they been in business? Do they warranty their work? What To Do Instead:
Consider Overall Value — In addition to price, look at experience, reputation, and quality of work.
Ask for Detailed Breakdowns — Understand what’s included and what’s not in each bid.
Be Wary of Low Bids – Bids that are significantly lower than others may be too good to be true.
Invest in Quality — Remember that quality work comes at a fair price, and investing in a reputable contractor can save you money in the long run by avoiding costly mistakes or repairs.
3. NEGLECTING TO CONFIRM CREDENTIALS & INSURANCE When you’ve established a good rapport with a contractor, it’s natural to want to believe the best in them. But neglecting to check references and verify licensing and insurance could come back to haunt you.3 Hiring an untrained or unlicensed contractor puts you at risk for safety and code violations, not to mention shoddy workmanship. Without proper insurance, you could be left footing the bill for costly repairs, legal issues, or even medical bills if someone gets hurt on the job.4 Skipping out on a reference check can be equally problematic. It’s your best opportunity to ensure that their promises and your expectations line up with reality.
What To Do Instead:
Verify Licensing and Insurance — Confirm that the contractor is licensed according to local requirements and verify insurance, including general liability and workers’ compensation coverage.
Check Reviews — Read online reviews and confirm that the business is in good standing with the Better Business Bureau and other relevant trade groups.
Call References — When contacting references, ask questions and request to see photos of the contractor’s completed projects.
Visit Job Sites — If possible, visit a current job site to observe the contractor’s work in progress and interaction with clients.
4. PROCEEDING WITHOUT A WRITTEN AGREEMENT A handshake deal might seem friendly and straightforward, but it’s a recipe for misunderstandings and potential legal issues. Verbal agreements are difficult to enforce and leave room for miscommunication about project scope, timelines, and costs.5 Instead, you should have a signed contract in place before any work begins.3 Paperwork can be tedious, but don’t skip the important step of carefully reading over your contract, asking questions, and pushing back on any terms that make you uncomfortable. Don’t forget to ask for payment receipts and document any change orders or issues that arise throughout the project, as well. What To Do instead:
Insist on a Written Contract — Outline all aspects, including scope, materials, timeline, payment schedule, warranty information, and a process for handling change orders.
Understand and Agree — Don’t sign anything until you fully understand and agree to all terms.
Keep Documentation — Once you’ve made your final payment, request a lien waiver or receipt marked “Paid in Full” to keep on file for legal and tax purposes.6
5. PAYING TOO MUCH UPFRONT Another common misstep is paying a large sum upfront or the full cost of the project before the work is completed. This can leave you vulnerable if the contractor fails to complete the work or disappears with your money. According to the home services platform Angi, deposits typically range between 10% and 33% of the total project cost.7 The remaining payments should be tied to progress milestones outlined in your contract. Construction attorneys caution against paying a greater share of the project cost than the percentage of the work that’s been completed.3 If you end up dissatisfied with the outcome, you’ll have much less leverage if you’ve already paid. What To Do Instead:
Be Cautious — Avoid contractors who demand large upfront payments or cash-only deals.
Establish a Payment Schedule — Tie payments to project milestones and stick to them.
Pay Only Upon Completion — Never pay in full until the project is completed to your satisfaction and all required inspections have been passed.
6. FAILING TO GET NECESSARY PERMITS Skipping the permit process might seem like a way to save time and money, but it can lead to serious consequences. Without the proper permits, you risk running afoul of local building codes and regulations, which could result in fines, forced removal of work, or even legal action.8 Additionally, unpermitted work might compromise the safety and structural integrity of your home, potentially leading to hazardous conditions or diminished resale potential. Homeowners may also find themselves without recourse if issues arise later, as insurance companies often exclude coverage for unpermitted renovations.8 If your community has a homeowners association (HOA), don’t forget to check their requirements, as well. You may need prior approval to make modifications to your home or yard. HOAs have the power to enforce these restrictions with fines, and they can even put a lien on your home—so don’t skip this important step.9 What To Do Instead:
Discuss Permits — Talk about permits and HOA requirements with your contractor before work begins.
Include Permits in the Contract — Ensure that obtaining necessary permits and approvals is part of your contract.
Verify Inspections — Make sure all required inspections are completed during the project.
Keep Records — Keep copies of all permits, HOA approvals, and inspection reports for your records.
7. IGNORING RED FLAGS AFTER THE PROJECT HAS STARTED Sometimes a contractor can check all the right boxes—until the work begins. Unfortunately, red flags that are spotted mid-project can be especially challenging to address. If you’ve already paid a substantial amount or had a portion of your home demolished, you may feel trapped in a bad situation. However, if there are major problems that the contractor is unwilling to address, ignoring them can make things exponentially worse. Don’t be afraid to seek legal or professional advice if issues persist. Taking immediate, informed, and decisive action is crucial to safeguarding your investment and ensuring the project’s ultimate success.10 What To Do Instead:
Review Your Contract — Make sure you thoroughly understand your rights and the agreed-upon terms.
Document Issues — Keep detailed records, including dates, descriptions of problems, photographs of subpar work or materials, and any communications with the contractor.
Communicate Professionally — Arrange a meeting to discuss your concerns, ensuring you remain calm and professional while clearly expressing your expectations.
Request a Resolution Plan — Ask for a plan to address the issues, set a timeline for resolution, and put everything in writing to ensure you’re both on the same page.
Seek Advice — If the contractor is uncooperative or dismissive, consider seeking advice from a legal professional. You could also contact your local licensing board or consumer protection agency for guidance.
BOTTOMLINE Hiring the right contractor is crucial to the success of your home improvement project. By avoiding these common mistakes, you can significantly increase your chances of a smooth and successful renovation experience. Remember, taking the time to thoroughly vet contractors, communicate clearly, and plan carefully will pay off in the long run. Your home is likely your most significant investment, and it deserves the care and attention that comes with making informed, thoughtful decisions about who works on it. If you’d like help finding a contractor or want to know how planned improvements could impact your home’s resale potential, reach out for a free consultation!The above references an opinion and is for informational purposes only. It is not intended to be financial, legal, or tax advice. Consult the appropriate professionals for advice regarding your individual needs. Sources:
If a substantial renovation feels overwhelming and you want to consider a new home that better suits your needs and lifestyle, reach out to me to discuss.
Image: Elegant wood breakfast bar with metallic lamp
Looking to Forward to Warm November Gatherings and Beyond! 🦃🏡
As we anticipate the upcoming holidays and what’s next in local real estate, here’s what happened in October in our local Fairfield and Westport single-family housing markets compared to one year ago. If you want the exact details, check out the What Sold Reports.
October 2024
PRICE:Median Price Down. Homes Sold an Average of 102-103% of Ask.
Single-family sale prices averaged 103 percent of asking in Fairfield and 102 percent in Westport.
The median sale price in Fairfield was $828,000, down 4.8 percent from October 2023. The median sale price per square foot was also down slightly from a year ago, to $388. In Westport, the median sale price was $1,550,000, down 31.1% from last October. The median sale price per square foot was down 6.9% from the same time last year, to $577.
PACE: Shorter Average Market Time. Unit Sales Down. Hovering Around 3 Months of Supply
Market time was down more than 30% from than last October, averaging just 24 days to contract in Fairfield and 28 days in Westport.
Unit sales in Fairfield totaled 41, DOWN 6.8% from October 2023, and 23 in Westport, DOWN 8% compared to last year.
Inventory in Fairfield was up 23.4% from last October with 153 single-family homes for sale and down 16.1% in Westport with 78 homes for sale.
The months of supply metric remained in the low three-month range with levels of 3.34 and 3.21 months in Fairfield and Westport respectively. The inventory trend favoring sellers continued.
What does it mean?
The market slow down was not surprising given the longterm trend (since 1963!) of a seasonal drop in sales during October and November that’s even sharper during election years.
Yet on average, homes that sold went quickly and for above the asking price. Affordability pressures and mortgage rates, that headed north of seven percent despite anticipated cuts, likely encouraged more sales in lower price points and cash purchases. In fact, 27% of the sales in Fairfield and 43% in Westport were cash deals. The short market time demonstrated the high demand from buyers who were well-prepared and ready to commit to making competitive offers.
What can we expect going forward? History tells us that the real estate market picks up after election uncertainty has passed. Keeping Current Matters said that home sales went up after 9 of the last 11 presidential elections, referencing HUD and NAR.
What we do know is that demand continues to out-pace housing supply. There is additional pent-up demand from both buyers and sellers who have been waiting on the sidelines for changing interest rates and election results. Increased sales activity is in the 2025 forecast below.
These trends are national, and we know that real estate markets are hyper-local. No one knows for sure, but here is what AI has to say! What do you foresee? (Share your thoughts below).
Action Items.
We also know that every market offers opportunities. People have been buying and selling homes every month of every year since ‘real estate’ began. What’s important are your goals and the ideal timing for you. Reach out to your agent as soon as possible with your questions, concerns, and ideal outcomes so you can work together on a plan to get you where you want to go in the existing market.
As a seller, collaborate with your agent for the best marketing strategy and negotiations to maximize demand for your listing in the current market. If you’re concerned about where to go, consider this. Here’s an overview of what you can expect.
As a buyer in this market, preparedness and patience are the key! Your agent will help you navigate the market for a successful sale and/or purchase. Depending on the demand at any given moment for a particular property, there may or may not be flexibility on price and terms. There is still solid competition among buyers and a short window before most sellers receive and accept offers. However, there is a window right now heading into the holidays, where buyers may catch a break in leverage. As a buyer, you may be have a little more room for negotiation right now if a seller is motivated to close before the year ends and willing to make a deal!
You need to be ready to make an informed decision if you plan to secure your new home. This means you are ready to submit a competitive offer and your proof of funds or mortgage pre-approval are in your agent’s hands! Keep in mind if you are financing and enter a multiple-bid situation, you may be competing with cash offers, so you may need to have other terms that are attractive in order to be more competitive. Here’s a guide for what you can expect.
Are you planning a move this season? What dreams do you have for your newest lifestyle?
Follow the link above and make your selections. Pick from nine states including Connecticut, Florida, Massachusetts, Maine, New Hampshire, New York, Rhode Island, South Carolina, and Vermont. Choose a county and any other filters you would like to drill down to the open houses that best suite your wishlist!
Reach out to me to request a showing or a referral to another state, 203-912-4440. I’ve got you covered!
I visited my client at her new home this week to see the all the improvements she made since her purchase. The house looks beautiful, but what surprised me was that she was outside planting 85 tulip bulbs in the middle of October! One of the most exciting things about buying a home is seeing what surprise blooms you have in the first spring! My client will be expecting 85 tulips, but she will still feel the joy when she sees them emerge! Tip: She said to visit WickedTulips.com. Visit the website or go there in person in Preston, CT for a complete zen experience!
Whether you’re a homeowner, or a home buyer or seller, a fabulous garden is always a plus. I remember a garden of fiery yellow and orange tulips caught my eye when looking for a home in Fairfield Connecticut twenty years ago, and that home has been ours ever since.
8 Garden Tips for October
Feeling inspired, I looked up some additional tips for what we should be doing this fall to ensure a magical garden next spring. Here are eight tips for both garden and landscape that thrive in cooler temperatures and set you up for a colorful spring!
1. Plant Spring Bulbs
Now is the perfect time to plant spring-blooming bulbs like tulips, daffodils, and crocuses. These bulbs need the winter chill to bloom beautifully in the spring.
2. Perennials for Long-Term Beauty
Planting perennials like peonies, hostas, and daylilies in October gives them time to establish roots before winter. They’ll return stronger each spring and offer lasting curb appeal.
3. Trees and Shrubs
Fall is ideal for planting trees and shrubs, like maples, oaks, and hydrangeas. Their roots will have time to grow before the ground freezes, ensuring healthy development for next year.
4. Cover Crops to Enrich Soil
Suggest planting cover crops like clover or rye in garden beds. These crops improve soil health and add nutrients, preparing the beds for the next growing season.
5. Divide and Replant Perennials
Early fall is an excellent time to divide overgrown perennials like irises and daylilies. Doing so rejuvenates them and can create new plants for other areas of the garden.
6. Start a Fall Herb Garden
Herbs like parsley, sage, and rosemary do well in the cooler months. They can be planted in pots or directly in the garden for fresh, home-grown flavor during the holiday season.
7. Add Cold-Hardy Annuals
Plant cold-hardy annuals such as pansies and snapdragons. These will bloom until the first hard frost and can brighten up flower beds and containers.
8. Mulch to Protect Plants
Remind your readers to apply mulch around plants. Mulching in the fall helps retain soil moisture, suppresses weeds, and protects plants from temperature fluctuations during winter.
These tips will keep your gardens vibrant and healthy through the colder months and get them ready for Spring!
Here’s what happened in September in our local Fairfield and Westport single-family housing markets. If you want the exact details, check out the What Sold Reports.
In September 2024–
Prices:Median Prices Varied By Town. Homes Sold for 100% or More On Averagewith a Wide Range
Single-family home sale prices averaged 100 percent of asking in Fairfield and 103 percent in Westport. There was a wide range of 84 to 111 percent in Fairfield and 91 to 125 percent in Westport.
The median sale price in Fairfield was $772,500, down 8 percent from September 2023. The median sale price per square foot was also down slightly from a year ago to $388. In Westport, the median sale price was $2,054,000, down 12.6% from a year ago. However, the median sale price per square foot was up 4.7% from last September, to $518.
Pace: Short Average Market Time. Unit Sales Up. Less than 4 Months Supply, Inventory Increased.
Market time averaged 27 days in Fairfield and 34 days in Westport which was more than 40 percent shorter than September 2023.
Unit sales in Fairfield totaled 46, UP 24.3% from September 2023, and 24 in Westport, UP 41.2% compared to last September.
Inventory in Fairfield was UP 43.6% from last September with 168 single-family homes for sale and DOWN 9.9% in Westport with 91 homes for sale.
The months of supply metric was UP 55.3% in Fairfield and slightly down in Westport compared to September 2023, with levels of 3.66 and 3.73 months respectively. This range still leaned towards a seller’s market and was below a balanced market with six months of supply.
What does it mean?
The sales volume and market time picked up compared to last September. The supply of inventory was about 3.7 months in both towns pointing to a continued seller’s market, but with a shift closer to more balance. Homes sold on average at full price or more but also spanned a wide range of well below- and well above the asking price. Market time overall was quick, averaging about one month to contract, but there was a wide range here too, with some homes selling quickly, some lingering, and some having price reductions.
There are numerous factors at play with expected interest rate reductions and economic factors, not to mention the election! What we do know is that there is still more demand than there is supply. What can we expect going forward? No one knows for sure, but here is what AI has to say! What do you predict? (Share your comment below).
Bottom line.
If now is a good time for you to pursue a new lifestyle, the current market always offers opportunities. Reach out to me anytime with your questions about the market and to discuss your plans.
When you are selling, your agent will guide you on the marketing strategy and negotiations to maximize the demand for your listing in the current market. If you’re concerned about where you can go, consider this. Here’s an overview of what you can expect.
If you plan to buy in this market, patience and preparedness will work in your favor! Your agent’s expert guidance will help you navigate this market for a successful sale or purchase. There may or may not be some flexibility with timing and price. It is on a house-by-house basis. There is still a predominance of solid competition and a short window before sellers receive and accept offers. It depends on how much competition exists for a particular home at the moment you want to pursue it. You need to be ready to make an informed decision if you really want to secure your new home. This means you are ready to submit a competitive offer, so your mortgage pre-approval or proof of funds should be in your agent’s hands! Keep in mind if you will be financing and enter a multiple-bid situation, you may be competing with cash offers, so you will need other attractive terms to be competitive. Here’s a guide for what you can expect.
What are your thoughts about the market and interest rates? Are you planning a move this fall? What new lifestyle dreams are you focused on? Share your thoughts in the blog comments or send me a note below.
The likelihood of reduced home values in the Fairfield and Westport, CT real estate markets over the next few years is relatively low, given current market conditions and historical trends. However, several factors could influence home values. Here’s an analysis of the key dynamics at play:
1. Strong Demand
Fairfield and Westport are highly desirable markets, thanks to their proximity to New York City, excellent schools, and quality of life. These factors have helped sustain high demand for homes, which has historically kept prices from falling significantly, even during broader market downturns. As remote and hybrid work arrangements remain popular, demand for homes in these suburban areas is likely to stay elevated.
2. Limited Inventory
Inventory shortages have been a defining feature of the market in recent years, driving up prices. While a drop in interest rates could lead to more sellers listing their homes, demand is likely to keep pace, keeping pressure on home values. Unless there’s a significant and sustained increase in new home construction or listings, inventory will likely remain tight, helping to maintain or even increase prices.
3. Interest Rate Movements
If interest rates fall, as suggested, it could spur increased buyer demand, which typically helps bolster home prices. Conversely, if interest rates rise unexpectedly or remain high for an extended period, affordability could become a more pressing issue, which might dampen demand and put downward pressure on prices. But even in that case, Fairfield and Westport’s premium market segments may prove more resilient than lower-priced regions.
4. Macro-Economic Factors
Broader economic trends, such as inflation, employment levels, and wage growth, will play a significant role. If the economy remains strong, home prices in Fairfield and Westport should remain stable or continue to grow modestly. A recession, on the other hand, could soften demand and lead to price reductions, though markets like these tend to recover faster than others due to their affluent base and attractiveness to well-funded buyers.
5. Luxury Market Resilience
The luxury real estate market, particularly in Westport, tends to be more insulated from broader market corrections. Wealthier buyers are less dependent on mortgage rates and more likely to invest in properties that retain value over the long term. This means that the high-end market is less likely to see significant price reductions, even in challenging economic conditions.
6. Migration Trends
Fairfield and Westport have benefited from migration out of cities like New York, especially post-pandemic. If these migration trends continue, home values could remain stable or rise, as new buyers enter the market. However, if urban living regains its appeal and migration slows, demand may soften, which could lead to price stagnation or mild declines.
7. Local Market Stability
Historically, home values in Fairfield and Westport have been quite stable, even during national downturns. These communities attract long-term homeowners who are less likely to sell in distress, reducing the likelihood of steep price drops. Additionally, local zoning and development restrictions tend to limit new construction, preventing an oversupply that could negatively affect prices.
8. Potential for Price Growth Moderation
While a steep decline in home values is unlikely, the rate of price growth could slow down over the next few years. After the rapid appreciation seen during the pandemic-driven real estate boom, a period of price stabilization or modest gains is more likely than a dramatic decrease in values.
9. Impact of Potential Economic Shocks
Significant economic disruptions, such as a deep recession or financial crisis, could lead to decreased demand and falling home values. However, given the affluent nature of the Fairfield and Westport markets, any value declines in such a scenario would likely be more moderate and short-lived compared to less affluent areas.
Summary
In the next few years, a significant reduction in home values in Fairfield and Westport is unlikely. Strong demand, limited inventory, and the desirability of these markets will likely keep prices stable or growing modestly. The most plausible scenario is a moderation of the price growth rather than a substantial decline. Factors such as interest rate trends, migration patterns, and the broader economic environment will determine the exact trajectory, but Fairfield and Westport are well-positioned to remain stable and resilient.
As we dive into ‘back to school’ mode, here’s a look at what happened at the end of summer in our local Fairfield and Westport single-family housing markets. If you’re curious which homes sold, take a look at the What Sold Reports.
Here’s what happened in August 2024.
Prices:Up in Both Towns Compared to August 2023. Homes Sold At or Above Asking On Average
Single-family home sale prices averaged 103 percent of asking in Fairfield and 102 percent in Westport.
The median sale price in Fairfield was $1,150,000, UP 23.7% compared to August 2023. The median sale price per square foot was UP 6.8% from a year ago to $448. In Westport, the median sale price was $2,450,000, UP 41.6% from a year ago, although there was a distinct dip in the median sale price during August 2023. The median sale price per square foot was $517, which was up slightly (1.7%) from last August.
Pace: Short Average Market Time, But Some Homes Lingered. Unit Sales Down. < 4 Months Supply, But Inventory Increased.
Market time averaged 23 days in Fairfield and60 days in Westport. Market time ranged from two days to 349 days, so the average contains a broad range.
Unit sales in Fairfield totaled 58, DOWN 21.6% from August 2023, and 37 in Westport, DOWN 7.5% compared to last August. Inventory in Fairfield was UP 12.8% from last August with 141 single-family homes for sale and UP 4.7% in Westport with 89 homes for sale.
The months of supply metric was UP 28.9% in Fairfield and 26.4% in Westport compared to August 2023, with levels of 3.13 and 3.75 months respectively. Though still below a balanced market with six months of supply, inventory levels did rise in both towns. Within the previous seven days of this post, there were 49 New and Coming Soon Single-Family MLS listings in Fairfield and Westport combined, almost double that of last month.
What does it mean?
The market volume was slower than last August, but the seller’s market continued with low inventory, high prices, and short market times. Some homes sold for full price or more than asking, and some sold for less. Many homes sold quickly, but some lingered on the market and required price reductions. There was also seasonal slowing due to vacations and back-to-school preparations. But now that we are in ‘back to school mode’, it’s expected that people will be focused on the inventory that we are seeing increase, lower interest rates, with jumbo loans in the 5s, and increased activity due to all the pent up demand!
Bottom line.
If now is a good time for you to pursue a new lifestyle, the current market always offers opportunities. Reach out to me anytime with your questions about the market and to discuss your plans.
When you are selling, your agent will guide you on the marketing strategy and negotiations to maximize the demand for your listing in the current market. If you’re concerned about where you can go, consider this. Here’s an overview of what you can expect.
If you plan to buy in this market, patience and preparedness will work in your favor! Your agent’s expert guidance will help you navigate this market for a successful sale or purchase. There may or may not be some flexibility with timing and price. It is on a house-by-house basis. There is still a predominance of solid competition and a short window before sellers receive and accept offers. It depends on how much competition exists for a particular home at the moment you want to pursue it. You need to be ready to make an informed decision if you really want to secure your new home. This means you are ready to submit a competitive offer, so your mortgage pre-approval or proof of funds should be in your agent’s hands! Keep in mind if you will be financing and enter a multiple-bid situation, you may be competing with cash offers, so you will need other attractive terms to be competitive. Here’s a guide for what you can expect.
What are your thoughts about the market and interest rates? Are you planning a move this fall? What new lifestyle dreams are you focused on? Share your thoughts in the blog comments or send me a note below.
Fairfield and Westport CT Real Estate Guide 
