Fairfield and Westport CT single-family markets in February 2026 compared to 2025.
February sales were lack-luster compared to the same time in 2025, likely due to the frigid temperatures and ample snow in January. However, as ‘winter’ headed toward the rearview mirror, more sellers began to enter the market causing a rise in inventory. Competition among buyers remained stiff with many homes selling above the list price.
Contact your agent to help you plan for your new home this Spring! 🏡 🌱☀️
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Photo collage depicting spring onset with the welcome warmth of the sun!
Welcome Spring! 🌱 Here’s a summary of the Fairfield and Westport CT single-family markets in March 2026 compared to a year ago.
March2026 Takeaways 📝
In Fairfield, the sellers’ market continued, with just 96 single-family homes for sale and two months of supply despite a small increase in inventory from the prior year. The average time on market was a little over a month to contract. The median sale price and price per square foot was also higher than a year ago. Sales activity was up nearly 9% from March 2025, suggesting that more people are ready to get into the market and commit to their lifestyle goals.
Homes sold for an average of 4% above the asking price. This reflects a wide range though, from 83% to 124% of the asking price. Most homes sold close to full price, with just 13% of sales below 95% of the list price. Cash deals accounted for 37% of the sales.
Unit sales were also up In Westport, despite a dip in inventory from the prior year. The seller’s advantage continued here as well. Housing inventory was down 4% from the previous year with 74 houses for sale, and there were just under three months worth of supply. Days on market averaged 80, a nearly 67% increase over the prior year.
Sale prices averaged 102% of asking. There was also a wide variation here, with a low of 78% of the list price up to as much as 134% of the price! Interestingly though, 26% of the sale prices were under 95% of the asking price. So this average is made of extremes, and each sale is unique depending on the demand and perceived value for that particular property at the time it hits the market. A significant 62% of the sales in March were made with cash!
Sales Were Up
Sales activity was up in both towns compared to a year ago. Inventory was still low but appeared to be starting to trend upward. The spring market was delayed by extreme winter weather conditions this year, but more homes were beginning to arrive on the market.
The Opportunities… ✅
Rates areholding steady with the 30-year fixed conforming mortgage rateat 6.125% and the jumbo rate at 6.000% at the time this was written. William Raveis Mortgage also offers adjustable rate mortgages (ARMs) with rates in the low-five percent range.
Sellers, if you enter the market now, you still benefit from low competition.
Concerned about coordinating a purchase with your home sale?
If you are looking to buy and worry about coordinating your sale with finding your new home, you can protect yourself in the transition when you list your house “subject to finding suitable housing”. This means you are under no obligation to sell your house until you have found the new home.
Another option is to sell your house and rent it back until you’re ready to move. This puts cash in your pocket and positions you as a strong buyer.
You can also request a long closing to give you time to find and close on your new home.
You can opt for a short term bridge loan for your purchase that you pay back when you sell your house.
Talk to your agent and mortgage broker about a strategy that works best for you. Putting your house on the market enables you to be a competitive buyer while expanding the housing choices for everyone out there shopping for a home!
Buyers, depending on the competition for the home you are bidding on, you may face multiple offers or you could have leverage to negotiate. Remember to have your budget set, down payment saved, and credit score in good order. Avoid taking out other loans or financing other large purchases before and during a mortgage application process! If you see something you like, be prepared to have your agent submit a complete and competitive offer including your pre-approval or proof of funds. If you need to sell your house first, talk to your agent as soon as possible to determine your strategy.
Contact your agent to help you plan for your new home this year! 🏡 🌱☀️
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There are certain details in Southport Village that you don’t notice at first.
They don’t announce themselves like the harbor views or the stately 19th-century homes. They aren’t framed in listing photos or highlighted in brochures.
And yet—they may be one of the most authentic, enduring elements of the village.
Look down.
Along the edges of the quiet lanes, bordering gardens and gravel drives, you’ll find them: …not flashy new countertops, but granite curbs, worn softly by time.
The Beauty Beneath Your Feet
Long before asphalt roads and modern infrastructure, New England villages relied on hand-hewn granite to define their streets.
In Southport, many of these stones still remain.
Cut from regional quarries in the 18th and 19th centuries
Split by hand or early tools, not machines
Set in place to manage drainage, define carriage paths, and bring order to growing coastal communities
Over time, they’ve taken on a quiet elegance:
Edges softened by decades of footsteps and carriage wheels
Subtle variations in tone—silver, ash, and salt-washed gray
Imperfections that feel less like flaws and more like fingerprints of history
These are not just curbs. They are artifacts woven into daily life.
A Living Streetscape
One of the defining characteristics of Southport Village is its continuity—a rare sense that the past hasn’t been replaced, only gently adapted.
Even when roads are improved or utilities updated, the granite curbing is often:
Carefully lifted
Preserved
And reset in place
This means that what you see today is often a blend of:
Original 19th-century stone
Reclaimed historic granite
Thoughtful stewardship by the community
The result is a streetscape that feels timeless rather than restored.
A Closer Look at 494 Pequot Court
At 494 Pequot Court, this story continues in a particularly compelling way.
Set within a quiet enclave just off Pequot Avenue, the property reflects the same layered history found throughout the village—where every detail, even at ground level, contributes to a sense of place.
Along the edge of the property, the granite curbing reveals:
A natural split-face texture, characteristic of traditional quarrying methods
Subtle weathering, suggesting age and exposure
A clean, intentional alignment, indicating it has likely been carefully reset over time
This combination is especially appealing.
It offers:
The authentic materiality of historic Southport
With the stability and refinement of more recent stewardship
In other words, it’s not just original—it’s enduring.
Why These Details Matter to Buyers
For those drawn to Southport Village, the appeal is rarely about square footage alone.
It’s about:
Texture
Atmosphere
Authenticity
Granite curbing may seem like a small detail, but it signals something much larger:
✔ A commitment to preserving historic character ✔ A neighborhood that values continuity over convenience ✔ A setting where even infrastructure reflects craftsmanship
For buyers seeking more than just a home—for those looking for a sense of place—these details resonate.
The Quiet Luxury of Authenticity
In today’s world, where so much is newly built to look old, Southport offers something different:
The real thing.
Not replicated. Not manufactured. But lived-in, weathered, and quietly beautiful.
And sometimes, the most compelling evidence of that isn’t in the architecture above—
—but in the stone beneath your feet.
Explore More
If you’re exploring Southport Village real estate or are curious about the history and hidden details that make this coastal enclave so special, stay tuned for more posts in this series, or consider venturing over to the vibrant Fairfield Beach Area.
Or, if you’d like a private look at 494 Pequot Court, I’d be happy to share more about the home—and the story it continues to tell.
Because in Southport, even the smallest details are part of something much bigger.
Charming Pied-a-Terre in Connecticut’s Alluring Southport Village! Whether you’re looking for a permanent residence or your home away from home, welcome to the perfect vacation home or condo alternative. Leave without a care or immerse yourself in this historic maritime enclave. A rare find in the heart of the Village, this home is steps from eateries, shops, metro, pub, bakery, post office, the Equinox, Southport Harbor, and Southport Beach. -All an hour from NYC!
The covered front porch welcomes you and the enchanting rear stone terrace among lush gardens offers the ultimate private retreat. Inside, elegant interiors unfold. An inviting Living Room with hardwood floors, hidden TV, and a gas fireplace opens to the Dining Area. The renovated Chef’s Kitchen features a Caesarstone island, stainless appliances, and a light-filled eating area with built-ins and a banquette overlooking the garden. Upstairs is a serene Primary Suite and stunning spa bath, hardwood floors, and 9-foot ceiling. A Guest Bedroom, hall bath, laundry, and access to Attic Storage complete the second floor.
The Walkout Lower Level offers a versatile Home Office or Family Room with a cozy gas fireplace. It connects to a crafting area with a porcelain sink, storage, and a separate entrance to the quaint private terrace, offering guest-suite potential. Enjoy the perfect blend of character, privacy, and convenience in one of Connecticut’s most treasured seaside villages.
Renovated kitchen and baths, new cedar roof on the garage, new oil & stone driveway, new microwave with boost exhaust, new drinking water filter in kitchen, renewed gas fireplace in the lower level, and a full landscape refresh.
Whole-house generator, in-ground irrigation and garden pot-filler, Thermopane windows, and lower-level fireplace with heat blower.
Convenient second-floor laundry with an additional hook-up in the lower level. Central air, (on main two floors), auto lighting on exterior and inside closets, 200 AMP electrical service with underground cables, city water and sewer. Private road with granite curbstones.
If you would like more information about this home or would like to discuss your plans, please submit a request below.
Welcome to Southport Village, Connecticut—a rare and enchanting coastal enclave where deep-rooted history meets refined maritime charm.
With a population of fewer than 1,600 residents, Southport Village offers a uniquely peaceful and intimate lifestyle along the Long Island Sound. This highly sought-after Fairfield County neighborhood blends New England character, walkability, and waterfront beauty, making it one of the most desirable places to live on the Connecticut shoreline.
For buyers seeking a balance between coastal tranquility and proximity to NYC, Southport Village stands apart.
The Allure of Southport Village Real Estate
Southport’s origins as a thriving 18th- and 19th-century port town still shape its identity today. Once known for exporting onions—earning it the nickname “Onion Town”—the village became home to affluent sea captains who built many of the stunning residences still standing today.
Today, Southport Village is proudly listed on the National Register of Historic Places, and its architectural landscape includes:
Greek Revival homes
Federal-style estates
Georgian colonials
Victorian residences
At the heart of the harbor sits the iconic Pequot Yacht Club, while the village center offers:
Boutique shops
Upscale and casual dining
A charming post office
The Southport train station (Metro-North to NYC)
A boutique hotel and fitness options
Just minutes away along Pequot Avenue lies Southport Beach, one of the area’s most picturesque coastal escapes.
Tranquil Coastal Living & Everyday Lifestyle
Life in Southport Village unfolds at a slower, more intentional pace.
Residents and visitors alike are drawn to its serene harbor views, quiet streets, and natural beauty. A simple walk through the village offers:
Harborfront vistas with sailboats and gentle tides
Tree-lined streets with historic charm
A sense of calm rarely found in modern suburban life
Locals often gather at the harbor to unwind, whether during a lunch break or at sunset. Daily rituals might include:
Morning coffee at a local café
Evening cocktails or dinner in the village
Peaceful waterfront strolls
This is coastal living designed to restore and recharge.
Community, Culture, and Enduring Legacy
Southport Village is more than beautiful—it’s deeply rooted in community and tradition.
Signature local events and institutions include:
Pequot Library, home to rare books and cultural programming
The Southport Congregational Church, hosting the renowned Rooms With a View design event
The Southport Garden Stroll, showcasing private gardens
The annual House Tour
Live music at the historic Horseshoe Tavern
The Sasquanaug Association plays an active role in preserving the village’s historic integrity and quality of life.
Residents here don’t just live in Southport—they actively steward its legacy.
Walkability & Location: “At Your Doorstep”
One of Southport Village’s most compelling advantages is its exceptional walkability.
Within minutes, residents can access:
The Metro-North train station (direct to NYC)
Harbor and marina
Restaurants and cafés
Pequot Library
Fitness options and daily conveniences
Additionally, you’re just a short drive from:
Downtown Fairfield‘s, SportsPlex, Fairfield Theater Company, and trendy eateries
This combination of small-town charm + regional connectivity is incredibly rare.
Things to Do in Southport Village
Southport offers a lifestyle that blends outdoor recreation, culture, and relaxation:
Stroll Southport Beach or visit nearby coastal parks
Explore local shops for antiques, home décor, and gifts
Visit Ye Yacht Yard and the dog-friendly beach area
Kayak along the shoreline
Enjoy fine dining or casual waterfront meals
Take a quick train ride into New York City
Whether you want quiet reflection or vibrant experiences, Southport delivers both.
Why Buyers Are Drawn to Southport Village
From a real estate perspective, Southport Village appeals to buyers who value:
Historic charm and architectural integrity
Coastal proximity without overcrowding
Walkability and lifestyle convenience
Strong long-term property value
A true sense of place and community
Easy commuting to NYC
Inventory here is limited, and demand remains consistently strong—especially for homes within walking distance to the harbor and village center.
FAQs About Southport Village, CT
Is Southport Village a good place to live? Yes—it’s one of the most desirable coastal villages in Fairfield County, known for its beauty, walkability, and historic charm.
How far is Southport from NYC? Approximately 60–75 minutes via Metro-North Railroad.
Are homes in Southport Village expensive? Yes—due to limited inventory, historic significance, and coastal location, prices tend to be at the higher end of the Fairfield market.
What is the lifestyle like? Quiet, scenic, community-oriented, and centered around coastal living.
Final Thoughts: A Rare Coastal Opportunity
Southport Village isn’t just a place—it’s a lifestyle defined by history, beauty, and a deep connection to the shoreline.
For those seeking a home that offers timeless New England charm, coastal serenity, and everyday elegance, Southport represents a truly exceptional opportunity.
Living in Fairfield Beach, Connecticut: The Complete Guide
There are few places in Fairfield County where lifestyle, amenities, and location come together as seamlessly as they do in Fairfield Beach. With its coastal charm, walkable streets, and vibrant community, Fairfield Beach has become one of the most sought-after areas for full-time residents, second-home buyers and investors. Whether you’re considering buying a waterfront property, upsizing closer to the shoreline, downsizing into a more relaxed coastal lifestyle, or looking for an investment opportunity, Fairfield Beach offers a unique combination of envious coastal vibe and incredible convenience.
What Makes Fairfield Beach So Special?
Unlike most coastal areas, Fairfield Beach boasts five miles along the Long Island Sound shoreline and also offers proximity to town, the train, chic eateries, and endless local amenities within about a one mile radius! Fairfield Beach is known for its direct access to six beaches and a marina, top-rated schools, college town energy, abundant recreational activities, and a lifestyle that feels both relaxed and refined. Penfield Beach offers two catering facilities, lockers for rent, a snack bar, hot showers, life guards, and a boat rack. Morning walks downtown or on the beach, bike rides through quiet residential streets, and fine dining in open-air cafes are part of daily life here. No wonder, Fairfield Beach is such a desirable choice for commuters, weekenders, investors, and full-time residents of all ages!
Types of Homes in Fairfield Beach
On any of its streets, one can expect to see large new construction homes, homes being expanded or improved, and smaller older homes. Some sections close to the beach have a concentration of college rental properties. The whole area is in an ongoing state of evolution and growth. It’s not unusual to see a multi-million dollar new construction next to a small modest house! The housing mix in Fairfield Beach is diverse and evolving, which is part of its appeal. You’ll find:
Charming beach area home with an ADU
Classic beach cottages with character and history
Updated and expanded homes designed for modern living
Luxury waterfront properties with expansive views
New construction homes built to current coastal standards
Many properties are within walking distance to the beach, some offer direct waterfront or beachfront access, and others offer a shorter walk to downtown and the train.
Price Ranges and Market Trends
The town of Fairfield has something for everyone, from a 700 square-foot condo in the Fairfield Woods area for $280K to a $25M estate on 11 or more acres in the Greenfield Hill or Sasco Hill areas. Beach area properties currently range from ~$700K for a home needing work to $7M for a large home on a half-acre of direct beachfront. The current median sale price for single-family sales within the past year in the beach area is $1.689M. Most properties in the beach area are under a quarter of an acre in size. Home values in Fairfield Beach reflect its desirability and limited inventory. Waterfront and water-view properties tend to command premium pricing, while homes a few streets inland can offer more flexibility.
Market conditions can shift throughout the year, especially in coastal areas, so it’s important to understand current trends when buying or selling in this neighborhood.
Fairfield Beach appeals to a wide range of buyers, including:
Those looking for a primary residence with a strong lifestyle component
People looking for an excellent school system or great colleges
Buyers seeking a second home or weekend retreat
Down-sizers wanting to simplify while enhancing quality of life
Anyone drawn to coastal living within commuting distance to New York City
Investors looking to rent, renovate or build new homes, sell
Selling a Home in Fairfield Beach
For homeowners, Fairfield Beach presents a strong opportunity due to consistent demand and limited supply. Positioning, pricing, and presentation are especially important in this market, particularly for waterfront and coastal properties.
Fairfield Beach isn’t just a location — it’s a lifestyle. From the rhythm of the tides to the sense of community, it offers something that’s increasingly hard to find: a place that feels like an escape, without sacrificing convenience. Here’s a peek at why people flock to Fairfield, especially during the summer.
Thinking About Buying or Selling in Fairfield Beach?
If you’re considering a move to or from Fairfield Beach, I’m happy to share insights specific to your goals and timing. Coastal properties require a nuanced approach, and having the right guidance can make all the difference.
Feel free to reach out anytime for a confidential conversation.
March 15, 2026 Fairfield Beach Community, Fairfield CT Beach Area
Photo collage of sample dishes from Fairfield’s Chic Eateries
Your Local Summer Casual Dining Guide from Linda Raymond, Fairfield & Westport Realtor
There’s nothing like a summer evening in Fairfield— warm breezes off the Sound, good company, and even better food. Whether you’re a local foodie or showing off the town to visitors, these seven standout restaurants offer a delicious taste and easy summer vibe of what Fairfield has to offer in 2025. As a local Realtor, I know great neighborhoods and great places to dine — and these spots are as hot as the July sun ☀️.
Don’t let the hectic Brick Walk plaza fool you — Sophie’s packs big flavor and stylish charm with the perfect blend of indoor and outdoor dining space. From seasonal farm-to-table dishes to craft cocktails that feel like summer in a glass, this is the kind of place where the manager might just remember your name (and your favorite dessert). Perfect for date nights or catching up with friends on the patio. The eggplant parm is delicious!
📍1599 Post Rd A long-time Fairfield favorite, Quattro Pazzi delivers modern Italian cuisine in a warm, inviting space. Think homemade pasta, tender veal, and wines that pair like a dream. Whether you’re craving comfort or celebrating, this spot is a go-to for any reason. My three food-favorites are, (if I’m being bad), the Parpadelle with Wild Mushrooms, gorgonzola cream sauce, and white truffle oil (yum!), (if I’m being good), the delicious Grilled Atlantic Salmon with sautéed spinach, and anytime– the Orechiette with Broccoli Rabe & Cervelata Sausage, beans, garlic & oil. My husband’s go-to without fail is the Rigatoni Buterra with hot sausage, sweet peas and ricotta in a pink sauce.
3. Malibu Taco – West Coast Vibes on the East Coast
📍1177 Post Rd Tacos with a twist and cocktails that feel like vacation — Malibu Taco brings SoCal flavor to downtown Fairfield. With its breezy, beachy decor and playful menu, it’s a fun and flavorful stop for casual nights, family outings, or spontaneous summer margaritas. My favorite tacos are the Ahi Tuna Ponzu, and the Chipotle Chopped Shrimp!
4. Gabagool – Italian American With a Side of Sass
📍1215 Post Rd Newer on the scene and already a local legend, Gabagool offers an irreverent take on Italian-American classics — think spicy vodka rigatoni, “rice bwalls”, “meat bwalls”, and cheeky cocktail names. It’s bold, brash, yet elegant, festive, and cozy…and totally Instagram-worthy. Bring your appetite and your sense of humor. My favorite dishes are the spicy Gabagool Pizza, and the Salmon Piccata. The best cocktail ever is “Howyoudoin” (tough to have just one tho)!
📍1241 Post Rd If you’re craving sushi, Fin delivers a casual, relaxed, and friendly dining experience with a menu that offers authentic Japanese cuisine. Their signature rolls and ultra-fresh sashimi make it a favorite for both purists and culinary adventurers. I love the Jaguar Roll with spicy yellowtail and crunchy apple. Eat-in or take-out, and enjoy!
📍960 Post Rd, Southport More than a meal, Artisan offers an experience. Tucked into Southport’s chic Delamar Hotel with a menu that highlights seasonal, sustainable ingredients and an elegant and upscale New England setting, this spot is a destination for food lovers and design enthusiasts alike. Make a reservation, and make it special. I recommend starting off with the Farmstead Cheeses, usually curated from the Fairfield Cheese Company. P.S. Artisan’s new ‘sister’ restaurant is in the newWestport Delamar and is called Dandelion. It is also a must-try, featuring a contemporary Mediterranean menu and a funkier ‘interior-courtyard’ vibe with a subtle beat that adds an energized pulse to the experience. (See how I sneaked that in there?)
7. The Cottage – Westport Sophistication, Fairfield Flavor
📍256 Post Rd, Westport Okay, we’re bending the rules by hopping over to Westport, but The Cottage is too good to skip. This acclaimed restaurant blends refined New American cuisine with a cozy rustic elegance and an intimate vibe. It’s perfect for celebrating milestones, impressing out-of-town guests, or just treating yourself — because summer’s short and memories are meant to be made. The Wagyu Brisket Bao Bunswith napa kimchi – duck fat potato tempura, with squid ink is an appetizer not to be missed!
🍽️ Final Bite
From tacos to truffles, Fairfield’s dining scene is thriving — and just one more reason people fall in love with life here (in addition to the fact that it seems few in Fairfield like to cook!). Whether you’re a longtime local or new to town, I hope you enjoy exploring these delicious destinations.
Thinking about moving to or from Fairfield or Westport? Let’s talk homes and hometown favorites. I’m always happy to share the inside scoop!
CT Investment Opportunities, Fairfield County Real Estate, Fairfield CT Beach Area, Fairfield CT Beach Area Rental, Fairfield Summer Rental
From CT Realtors:
Rental Real Estate / Important New Law and Reminders
If you are a landlord, or if you include residential leasing as part of your real estate practice, please be aware of an important upcoming new law as well as reminders for laws enacted in earlier years:
1. New – Lease Summary Form Required April 1, 2026: Effective April 1, 2026, Connecticut law requires attaching a specific summary form entitled “Standardized Rental Terms Summary Form” as the first page of any new or renewal lease agreement for residential dwellings. That form was developed by the Connecticut Department of Housing (DOH). You can find it on the DOH site at this linkand it is being added to the CTR Forms library for April 1, 2026. Note: penalties for failure to provide this form include loss of one month’s rent.
2. Reminder – Late Fees: As noticed to you in earlier communications and as a reminder, effective as of October 1, 2023, the maximum late fee that landlords may charge is the lesser of 1) five dollars per day, up to a maximum of fifty dollars, or 2) five percent of the delinquent rent payment or, in the case of rent paid in whole or in part by a governmental or charitable entity, five percent of the tenant’s share of the delinquent rent payment. More than one late fee may not be assessed upon a delinquent rent payment, regardless of how long the rent remains unpaid. CTR is making this addition to the lease agreement in our CTR Forms library.
3. Reminder – Pre-Occupancy Walk-Through: As a reminder, as of January 1, 2024, after a rental agreement is signed but before a tenant takes occupancy, landlords are required to offer tenants a pre-occupancy walk-through. If a tenant opts for a walk-through, the landlord must use the pre-occupancy walk-through checklist prepared by Department of Housing (DOH) that can be found at this link.
March 16, 2026 CT REALTORS® | 90 State House Square, Suite 1120 | Hartford, CT 06103 US
Fairfield Beach Case Studies, Fairfield CT Beach Area, Fairfield CT Behind the Scenes, Real Estate Negotiations
Dear Neighbors, Our new beach area neighbor will be here soon!
Here is the story…
Your Neighbor Called Me Looking to make a move and wanting to maximize the value of their home.
We Got To Work Developed and implemented a targeted strategy for marketing and selling their home.
A Buzz-Worthy Launch Upon listing their home, we attracted 62 buyers. (You may have met me at an open house!)
Results in Record Time Contracts were signed in 49 days while the average market time for similar homes was 68 days, and the sellers achieved the excellent ROI they desired.
Impactful Marketing & Negotiation From marketing, showings, negotiations, and inspections, I collaborated with my clients and managed the process to achieve their best possible outcome!
So let’s congratulate Jennifer, Ken and their son and daughter who we’ll still see at all the same gatherings, and welcome our new neighbors, Jennifer, Zak, and their two little boys and little girl who will be our new beach area neighbors at the end of the month!
Key Strategies Implemented
Guided the sellers to optimize presentation of their home through staging, and updating a couple of light fixtures. We worked together to compile key assets to highlight, such as the phenomenal Fairfield Beach location and its walkability, the pool with lots of fun features, tons of space, landscaping and privacy.
Enlisted top photographers and videographers to capture the ‘picture perfect product’ and location, especially from above, given the vicinity to Fairfield’s Penfield Beach.
Contacted my vast network to get the word out fast.
Collaborated with a neighborhood eatery called Malibu Taco to create an incentive for buyers to visit the open house and talk about their favorite features in return for a free drink there.
Sent a letter to the neighbors announcing the listing.
Hosted broker tours, open houses, and showings, and even went door to door with a personal invitation to the nearby neighbors to the open house!
Published short clips on social media showcasing key features, wrote a blog post, and, of course shared the listing all over the web!
Fairfield and Westport CT Real Estate Guide 