Fairfield and Westport CT Real Estate Guide

Local insights on buying, selling, and living in Fairfield County

Category Archives: Real Estate


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Mastering the Hunt: Overcoming the Top 7 Challenges in Rowayton, CT Home Search


Searching for a home in Rowayton, CT, comes with its share of challenges. Let’s tackle the top 7 obstacles you will face as a buyer and the effective strategies to overcome them. By mastering these challenges, you’ll be well-equipped to find your dream home in this sought-after coastal community.

  1. Limited Inventory: Navigating Rowayton’s competitive market requires proactive measures. Work closely with a trusted agent who can access off-market listings and notify you of new properties as they become available. Your agent may know of an exclusive property that has not been listed yet, and you can get a head start on a competitive bid. There be new opportunities coming to the market after the July 4th holiday.
  2. High Housing Prices: Rowayton’s popularity means higher price tags. Determine your budget, secure your proof of funds or pre-approval, and consider alternative options within Rowayton.
  3. Competitive Bidding Wars: Prepare for bidding wars by crafting a strong offer strategy with your agent. Offer a competitive price, have financing in order, and be flexible with closing timelines.
  4. Property Criteria: Prioritize your must-haves, but be open to compromise. Your optimal choice may be the home that offers some of your top wishlist items and has the potential to add the remaining ones down the road.
  5. Understanding Location: Take time to explore Rowayton’s neighborhoods, evaluate the streets you are considering, and seek insights from residents. Do you want a quiet road? Do you want to be able to walk to the town and beach? Are water views a plus?
  6. Competitive Financing Strategy: Determine whether you need a pre-approval for a mortgage or proof of funds for a cash offer. This shows sellers you are a serious buyer. Year to date in Rowayton, 14 of the 26 homes sold were purchased by cash buyers (54 percent).
  7. Emotional Decision-Making: Stay objective and focused on your needs and priorities. Seek advice from your agent to make informed decisions.

Overcoming the challenges of Rowayton’s home search is possible with the right approach. Leverage your agent’s expertise, stay flexible, and if a home checks off your key boxes, do what you can to make a competitive offer. With determination and strategic decision-making, you’ll soon find your ideal home in Rowayton, CT.

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Home Warranty vs. Homeowner’s Insurance: What’s the Difference?

Ever wonder what the difference is between a home warranty and homeowners insurance? Here’s the scoop from our experts at William Raveis Insurance!

If you would like to see a brochure for the American Home Sheild Warranty and what it covers, send me a note below.

A home warranty is a great thing to have in your toolbox as a homeowner, especially if you have some older appliances. It can also be of great assistance when selling your home if your buyer’s inspection indicates that some appliances are working but past their indicated lifespan and your buyer wants some reassurance. Likewise, if you’re buying a home and you have concerns about older appliances, an annual home warranty plan can protect you from the expense of needing to repair or replace many elements in the house. Your negotiations will be more attractive if you ask for a credit toward a home warranty instead of a whole new appliance.

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Master the Market: List Your House 100 Days in Reverse!

Maybe you want the equity from your house in time to buy a new one before the school year starts in the fall.

Or you want to sell your home and want to time your closing to minimize capital gains tax.

Perhaps you’ve seen beautiful listings come and go quickly, and you wish you could close ASAP so you can make a competitive offer on the next one you fall in love with.

Whatever your ideal timing is, begin the count down and count backwards on your calendar 100 days (at least, depending on average market time!) from the time you want to close on your sale. That’s the day you should have your listing paperwork signed in this market.

You need to allow time for the listing and sale process to take place.

Home Prep

Most people need two weeks or more to prepare their home for sale. Maybe you need a dumpster to do some quality purging. Maybe there are a few deferred maintenance items you’ve put off. Your agent or stager may have told you that your best selling price will follow a fresh coat of paint. Or maybe you want a top-dollar sale and opt for the wow-factor, offered by quality home staging. Many people need more time, but 14 days for home prep is a reasonable estimate to start with if you feel your home is close to being ready.

Market Time

Every market is different, and the average days on market will also vary with the season and other external factors. Note that the market time refers to the day the listing goes live on the MLS until a purchase agreement is fully executed.

Ask your agent what the current market time is in your town. The the days on the market of homes currently under contract will give the most recent view. The average market time of 76 homes under contract in Fairfield as of today (6/16/23) is 39 days. In Westport, there are 85 contracts with an average market time of 62 days. If we are going to be super optimistic, and say your Fairfield home will have a signed purchase agreement in record time, we can figure at least 35 days for market time.

Buyer Financing

Sixty to seventy percent of buyers YTD have used financing to buy their homes in Westport and Fairfield, so you need to account for the time it takes for the mortgage process, and this is typically a minimum of 45 days for a loan commitment.

“Clear to Close“

This precious term comes from the lender when they have cleared all the contingencies in the buyer’s loan application. Typically the lender needs another week after the loan commitment to reach clear to close status.

… and BOOM, before you know it, 100 days have whizzed by! These are very conservative time blocks, and most markets have a much longer market time. So before you miss your mark and risk losing your next dream home start the process that serves your goal.

Unlock Your Sales Success: Begin the Countdown! Mark your calendar, and count backwards. Rewind 100 days (or more!) from your desired closing date. This strategic milestone is when your listing paperwork should be completed in today’s market. Then you can enjoy the leverage you will gain to move into your next castle!

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Local Real Estate Report – Fairfield & Westport Connecticut June 2023

Hello Fairfield and Westport!

I know many of you are thinking of making a move but may be trying to figure out the best timing. We are still in a seller’s market, and here’s the latest market update.

The charts below show a summary of what happened in May compared to May 2022. And my What Sold Reports show all the single-family homes that sold in May 2023 in Fairfield and Westport Connecticut.

FAIRFIELD SINGLE-FAMILY – MAY 2023


WESTPORT SINGLE-FAMILY – MAY 2023

Low inventory and strong buyer demand continue to push prices of many homes higher and also limit the overall market pace in Fairfield and Westport. Here are four key points to understand about the market in May this year compared to May 2022.

  1. UNIT SALES WERE DOWN in both towns.
  2. THE MEDIAN SALE PRICE WAS UP in both towns.
  3. MARKET TIME INCREASED from last May and averaged 41 days to contract in Fairfield and 83 days in Westport. However, the May Median days on market in both towns was less than in April!
  4. 30-40% of all sales in May were CASH deals.

The amount of cash offers nearly doubled since before the pandemic. Thirty-three percent of all sales in Fairfield from January through May were cash deals, versus 18% during the same months in 2019. In Westport, forty percent of the sales YTD through May were cash, up from twenty-two percent in 2019.

If you are buying, there’s a 30-40% chance you may be competing with cash offers, so you will want to do everything you can to present a competitive offer.

When you are buying in this market, you want to be prepared with a mortgage pre-approval or proof of funds in hand so you can make an offer quickly when you see a home you want! The good news is that you have a little more time to make a decision than you did last year, and new homes are coming to the market each day.

If you will be selling a home that you paid cash for, you will enjoy full equity and a high selling price!

There are multiple offers on some properties, while others receive just one. Homes on average, are selling close to the asking price. This means some are selling for full price, some above, and others below. It depends on the demand for the individual property.

Bottom line: Now is a still a great time to sell! The inventory is still low and buyer demand remains high.

Reach out to me anytime with your questions about the market and to talk about your plans. Not ready to think about your move yet? Please refer your friends to me using the form below. Referrals are a win-win!

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William Raveis Local Housing Data


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Near and Far Aid Designer House Tour 2023: Join Us!

Join me and Near and Far Aid for the highly anticipated Designer House Tour on June 2nd! Be part of this impactful fundraising charity event that promises an unforgettable experience. Together we can all help to target poverty and support healthy thriving communities!

After the wonderful afternoon, mix and mingle with the designers, architects, and sponsors.

Click the image on the right for a quick preview! =>

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Reach out below if you have questions!



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Fresh Start: Spring Purging Top 10 – Get Rid of it Now!

My husband likes to get a dumpster every year, or at least every other year right around this time. It’s funny, there always seems to be one of each in every home, the Pack Rat and the Purger. I’m definitely…the first one. Which one are you? 🙂

Our window above the kitchen sink looks out to the driveway, and one year I looked out and saw my bike in the dumpster! I said, “Hey, that’s my bike!” In truth, I hadn’t ridden it in years, maybe decades, so I didn’t have any strong arguments. Plus it turned out to make room for a nice new one that I actually do ride!

As hard as it is to part with…stuff, how much stuff do we really need to hold onto?

Although it takes a bit of time and effort, It is always refreshing to sort through and get rid of unneeded things. Not everything has to be thrown in the trash. Many things can be donated to GoodWill, Veterans of America, and other organizations, given to friends, family, or neighbors, or sold online.

You will also be glad you kept up with managing your clutter when it comes time to make a move.

Especially if you’re thinking of moving in the near future, you will have to put all that stuff somewhere anyway.

Doesn’t it make good sense to lighten the load before you have to pay to move it and then un-pack it again at your new home?

I have a client who put her dream move on hold for years simply because she didn’t want to face moving all the stuff in her attic that had been sitting in un-packed boxes since her previous move a decade earlier! Once she called me to help get the process going, she was de-cluttered, had some deferred maintenance done, plans made, and sold her house in a month! Her dream was to travel overseas for a year or so, and she’s been having a blast traveling ever since!

It’s always a good time for a fresh start.

1. “Revamp Your Closet: Toss Unworn Clothes & Shoes for Goodwill or Cash!”

2. “Digital Detox: Sell or Recycle Old Electronics – Phones, Computers, and More!”

3. “Clear the Shelf: Bid Farewell to Unwanted Books & Magazines!”

4. “Paws Off: Part Ways with Unused Pet Toys and Supplies!”

5. Kitchen Refresh: Clear Out Old Food & Supplies for a Fresh Start!

6. “Garage Transformation: Free Up Space by Purging Bikes and Toys!”

7. “Paperwork Be Gone: Discard Old Bills, Policies, and Tax Records!”

8. “Unclutter Your Vanity: Say Goodbye to Unneeded Toiletries and Makeup!”

9. “Farewell to Festive Clutter: Rid Yourself of Unused Holiday Supplies!”

10. “Banish the Misfits: Bid Adieu to Mismatched Socks, Sheets, and More!”

And that’ll do it! 😃 Reach out to me if you would like some resources or help getting started!

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Local Real Estate Report – Fairfield & Westport Connecticut May 2023

Hello May,🌷and hello home 🏡 sellers in Fairfield, Westport, and surrounding towns!

I know many of you are thinking of making a move but may be trying to figure out the best timing. We are still in a seller’s market, and here’s what you need to know.

The charts below show a summary of what happened in the month of April this year compared to 2022 and 2021. And my What Sold Reports show what single-family homes sold in April 2023 in Fairfield and Westport Connecticut.

Low inventory and strong buyer demand continue to push prices of many homes higher and also limit the overall markets in Fairfield and Westport. Here are four key points to understand about the market this April:

  • New Listings – are DOWN from the previous two years at this time but have been increasing since January.
  • The Median Sale Price – is UP from the past two years and from last month.
  • Pending Sales – are DOWN in April compared to April 2022 and 2021.
  • Months of Supply is UP.

There are multiple offers on some properties, while others receive just one. Some homes are selling on average, close to the asking price. This means some are selling for full price, and some above and others below. The time on market from list to contract is between 50 and 60 days in Fairfield and Westport, respectively, which is up from about 30 to 45 days last April. So buyers are enjoying a little more time and leverage in some cases. It depends on the level of activity on the individual property.

Bottom line: Now is a great time to sell! The inventory is low but has been increasing since January, so listing your house now gets you in front of buyers before peak competition. As a buyer, you have a little more time to make a decision than you did last year, and new homes are coming to the market each day.

FAIRFIELD

Fairfield April New Listings: DOWN 19.3%

Fairfield April Median Sale Price: Up 8.6%

Fairfield April Pending Sales: DOWN 27.8%

Fairfield April Months of Supply: UP 4.5%

WESTPORT

Westport April New Listings: DOWN 1.9%

Westport April Median Sale Price: UP 20%

Westport April Pending Sales: DOWN 40%


Westport April Months of Supply: UP 52.2%


So when you are buying, you want to be prepared with a mortgage pre-approval or proof of funds so you can make an offer quickly when you see a home you want!

Reach out to me anytime with your questions about the market and to talk about your plans. Not sure about your move yet? Please refer your friends to me using the form below.

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Data Source: SMARTMLS


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Beach Area Bliss: Dive into Luxury with this Stunning Fairfield CT Home for Sale, Complete with a Sparkling Pool!

New home for sale with a pool in the Fairfield, Connecticut Beach Area:
21 Rhoda Avenue, Fairfield, CT 06824! Click the image below for a quick video preview!

UPDATE: HOME SOLD OVER ASK FOR $2,225,000. CONGRATULATIONS TO MY SELLERS!! 🎉🎉

Get ready for pure joy! Move into this fabulous beach-and-town home and let the pool party begin!

Set on one of the most coveted streets a few blocks from the beach, within walking distance of the downtown train, and about an hour from NYC, you will relish your new home. Vibrant new landscaping with roses and custom greenery welcomes you. Take in a view of your treasured neighborhood from the spacious covered front porch before heading inside. The elegant foyer draws you into the open flow and stunning spaces.

Create a meal or snack in your white kitchen with a marble island and high-end stainless appliances. Enjoy it in your chic dining room or out on the deck overlooking the pool. After a day at the beach or in your heated pool, you can cozy up to the gas fireplace in the family room. Work hard in the study then unwind in the great room or poolside, on the patio.

Five bedrooms can accommodate everyone comfortably. The sumptuous primary suite includes a spacious spa bath and walk-in closet. Three more bedrooms, two guest baths, and a laundry room complete the second floor. The newly finished third level offers all the options you need. A fifth bedroom, extra family room, gym, office, and studio are a few ideas.

Check all your boxes here with the perfect location, space, and pool for the summer. Did I mention the home is FEMA-compliant with transferrable flood insurance for just ~$350/year?

The home that brings it all is Rhoda Avenue. Welcome to pure joy!

View the full listing and brochure. Click the image for a sneak peek!

Property Features Summary

Location

  • Fantastic Street and Location a Few Blocks from the Beach
  • Treasured, Peaceful, & Vibrant Neighborhood 
  • Walk to Penfield Beach, Town, Train, Library, Schools & Restaurants
  • Walk to Jennings Beach, Marina, & Multiple Parks
  • Five minute Drive to Two Additional Train Stations & I95
  • Fairfield Beach Neighborhood Near Abundant Amenities
  • Water Community with Beach Rights

Property

  • Level, Fenced Yard 
  • Heated In-Ground Pool with New Liner
  • Driveway with Belgian Block & Extra Parking Space
  • Professional Landscaping
  • Roses and Specimen Plantings
  • Irrigation System
  • FEMA Compliant

General

  • 9-Foot Ceilings
  • Oversized Windows on 1st Floor
  • Audio System with Sonos
  • Nest Thermostats, 3 Zones
  • Ample Natural Light
  • Tankless Hot Water
  • Hardwood Floors Throughout
  • Extra Insulation
  • All Closets Have Organizers

Exterior

  • Custom Walkway 
  • Cedar Shakes & Stone Siding
  • Mahogany Front Stairs & Deck
  • Custom Front & Rear Decks
  • Beautiful Sunset Views from Spacious Front Deck

1ST FLOOR

Foyer

  • Gracious Entry
  • Elegant Front Door with Transom and Sidelight Windows
  • Custom Light Fixture
  • Coat Closet

Great Room

  • Gas Fireplace 
  • Sliders to Rear Deck & Pool
  • Open to Kitchen

Rear Deck

  • Pool Views & Access
  • Accommodates Large Dining Table

Kitchen

  • Marble Breakfast Bar
  • Eat-In Area
  • White Cabinetry
  • Pantry
  • Custom Light Fixtures
  • View to Back Deck
  • Wolf Gas Range
  • Sub-Zero Refrigerator
  • Sub-Zero Wine Chiller
  • Miele Dishwasher
  • Microwave
  • Disposal

Formal Dining Room

  • Custom Light Fixtures
  • View to Front Yard

Powder Room

  • Vanity Sink with Storage
  • Circular Mirror
  • Custom Fixture

2ND FLOOR

Primary Bedroom

  • Walk-In Closet with Organizers & Lighting
  • Spa Bath, Marble Floor, Double Sinks, Whirlpool Tub

Bedroom 2

  • Ensuite Bath with Beachy Blue Tile & Shower
  • Built-Ins
  • Closet with Organizers

Bedroom 3

  • Closet with Organizers

Hall Guest Bath

  • Double Sinks & Vanity
  • Tub & Shower
    • Tile Floor

Bedroom 4

  • Closet with Organizers

THIRD FLOOR

Bedroom 5 – Flex Space!

  • Engineered Wood Floors
  • Walk-In Closet
  • Extra Closet
  • Window Seat

Garage

  • Electric Door Openers
  • Open to Backyard
  • Can Accommodate Three Cars

Utilities

  • Natural Gas
  • City Water
  • City Sewer
  • 200-AMP Service

Improvements in 2022

Exterior

  • New Pool Liner
  • Professional Landscaping
  • Freshly Painted Front Steps

Interior

  • Finished 3rd Floor with Extra Closets
  • New Custom Light Fixtures Throughout
  • New Custom Plumbing Fixtures Throughout
  • Extra Insulation
  • New A/C Evaporator Coils

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Behind the Scenes: Featured Home Tours

Each week there are specific days for each town when Realtors® can tour new listings on the market. Doing this enables us to help you best value your house when you’re ready to sell as well as guide your offer when you purchase.

I wanted to share three featured tours with you, because they are so special and completely different from one another! One is the bright condominium complex that is being constructed in the beach and downtown area. Another is a romantic antique in Greenfield Hill with property that dreams are made of, and the third is a grand and spectacularly renovated home near the Brooklawn Country Club!

Here’s a behind the scenes peek at The Reef at Fairfield Beach. The complex is within walking distance to the train, town, and beach and is comprised of nine townhouse-style units, each with elevator or elevator potential. One unit is under contract at the time of this post. (Click image for tour and tab through the clips.)

The next tour takes you back in time to an antique home in Greenfield Hill with this description in the listing introduction, “ENCHANTED GARDENS – With a magical setting created by renowned botanist and floral designer, Peter Stephens, this beautiful and enchanting 2.9 acre property is enveloped in secluded, private terraces, bubbling fountains, remarkable flower and vegetable gardens, whimsical secret vignettes and meandering pathways, garden sheds, barns (flowers, recreation, storage, poultry, ponies), twin paddocks, and meadows and river beyond.” Relax and enjoy the short video montage!

Last, but not least is a vintage home owned and decorated by an artist in the Brooklawn area of Fairfield. Brooklawn Park is a 69-lot subdivision that gets its name from the private sprawling Brooklawn Country Club founded in 1895. It was a prestigious development built in the early 1900s to serve the elite industrial businessmen at the time. The homes are palatial in size and each has its unique character.

If you would like more information or a tour of these properties, reach out to me using the form below!

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Happy April Housaversaries!

Happy April Housaveraries everyone!!

Celebrating my clients who have bought and sold during the month of April. It has been a pleasure helping you make your moves. Cheers!

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