Q1-2021 REPORTMARKET LUXURY NY & CT
With a wide selection of homes to choose from, this echelon of buyers are motivated by desire, not need, and tend to be highly selective about their purchase, unaffected by current market dynamics. Consequently, days on market are often higher than homes trading quickly in the lower end of the luxury Putnammarket.andDutchess
One year ago, when the country was in a COVID-19 lockdown, it was hard to imagine that residential real estate would experience a V-shaped recovery fueled by seismic shifts in consumer behavior.
AnthonySincerely,P. Cutugno Sr. Vice President, Director of Private Brokerage SUMMARY
The question on everyone’s mind is: How long will this last? Pending sales are up, showing activity is strong and days on market are down, pointing to a solid market through the summer. As we move toward long-awaited herd immunity, we are closely monitoring what changes are here to stay and those that will return to pre-pandemic norms.
Counties' luxury properties ($1M and higher) are increasingly on the radar of NYC buyers who are gravitating to the Hudson Valley for its rural charm, pastoral beauty, and relative value. This remains a second home purchase for many buyers, while other luxury buyers are putting down roots with their primary home purchase. In Greenwich ($3M and higher), closed and pended sales have increased at every price point. Darien, New Canaan, and Rowayton posted gains up to $5M price point.
EXECUTIVE
In Westchester, luxury sales ($2M and higher) skyrocketed this quarter. Interestingly, the ultra-luxury segment ($5M and higher) is the only price bracket to have more inventory post-COVID than pre-COVID.
2021Q1 REPORTMARKET
Luxury real estate north of NYC is the beneficiary of these well-documented changes. A substantially larger buyer pool coupled with declining inventory has generated a consistent rise in luxury sales since last summer. Most recently, Q1 closed luxury sales registered double- and triple-digit gains compared to Q1 2020. Robust buyer demand during the typically slow holiday period of late fall/ early winter yielded the strongest first quarter of closed sales in a decade.
With so many buyers competing for a limited number of luxury homes, well-priced listings are being quickly absorbed, many with multiple offers, especially in the lower end of the market. It is safe to assume that listings sitting on the market are being overlooked because buyers reject the price. Pricing matters, even in a supply-constrained environment. When the price is adjusted to align with market values, buyers respond positively.
TOTAL DOLLAR VOLUME $251,176,997 $127,867,500 96.4% $1,322,094,471 $896,876,868 47.4%
% SALE PRICE TO LIST PRICE 94.9% 91.6% 3.6% 96.3% 92.7% 3.9%
AVERAGE
LUXURY MARKET REPORT 1st QUARTER 2021
263 127 107.1% TOTAL DOLLAR VOLUME $386,862,970 $108,566,310 256.3% $1,323,201,337 $637,295,000 107.6% MEDIAN SALE PRICE $3,975,000 $3,650,000 8.9% $3,950,000 $4,060,000 -2.7% AVERAGE PRICE PER SQUARE FOOT $757 $683 10.8% $722 $733 -1.5% AVERAGE DAYS ON MARKET 180 340 -47.1% 274 329 -16.7% % SALE PRICE TO LIST PRICE 96.0% 92.2% 4.1% 93.6% 91.5% 2.3% Source: Hudson Gateway Multiple Listing Service, Mid-Hudson Multiple Listing Service and Greenwich Multiple Listing Service.
% SALE PRICE TO LIST PRICE 94.8% 88.7% 6.9% 96.0% 90.6% 6.0%
GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE% UNITS SOLD 70 27 159.3%
MEDIAN SALE PRICE $2,629,750 $2,750,000 -4.4% $2,525,000 $2,675,000 -5.6%
Westchester, Putnam and Dutchess counties (NY) and Greenwich (CT) posted the highest number of closed sales in 10 years In Putnam and Dutchess, median sale price rose 34% and total dollar volume grew by over 400% Days on market contracted in Greenwich by nearly half compared to Q1-2020
WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE% HOMES SOLD 82 45 82.2% 457 299 52.8%
PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE% HOMES SOLD 40 13 207.7% 121 32 278.1%
AVERAGE PRICE PER SQUARE FOOT $528 $503 5.0% $520 $522 -0.4% AVERAGE DAYS ON MARKET 107 143 -25.2% 111 131 -15.3%
TOTAL DOLLAR VOLUME $91,653,006 $17,635,000 419.7% $245,746,354 $53,063,864 363.1% MEDIAN SALE PRICE $1,602,615 $1,200,000 33.6% $1,525,000 $1,400,000 8.9% AVERAGE PRICE PER SQUARE FOOT $490 $386 26.9% $474 $404 17.3% DAYS ON MARKET 189 178 6.2% 207 288 -28.1%
MEDIAN
DARIEN LUXURY HOME SALES | $2M AND HIGHER 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE%
PRICE
TOTAL DOLLAR VOLUME $84,712,000 $28,440,000 197.9% $282,183,390 $118,045,000 139.0% SALE PRICE $2,600,000 $3,150,000 -17.5% $2,700,000 $2,572,500 5.0% FOOT $321 21.8% $396 $352 12.5%
2021Q1
UNITS SOLD 13 8 62.5% 109 55 98.2%
%
MEDIAN SALE PRICE $2,662,000 $2,670,000 -0.3% $2,650,000 $2,500,000 6.0%
ROWAYTON LUXURY HOME SALES | $2M AND HIGHER 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE% UNITS SOLD 4 1 300.0% 16 7 128.6%
TOTAL DOLLAR VOLUME $11,328,500 $2,500,000 353.1% $44,837,000 $20,760,750 116.0% MEDIAN SALE PRICE $2,644,250 $2,500,000 5.8% $2,300,000 $2,645,750 -13.1%
NEW CANAAN LUXURY $2M AND HIGHER 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE% 30 9 233.3% 95 44 115.9%
HOME SALES |
Source:
Closed sales and median sale price increased in Rowayton
LUXURY MARKET REPORT 1st QUARTER 2021 In Darien, closed sales increased sharply in Q1, and days on market declined
MLS.
% SALE PRICE TO LIST PRICE 95.9% 90.7% 5.7% 94.8% 91.9% 3.2%
%
AVERAGE PRICE PER SQUARE FOOT $489 $497 -1.6% $505 $549 -8.0% DAYS ON MARKET 161 234 -31.2% 141 205 -31.2%
New Canaan posted the highest number of closed sales in 10 years
AVERAGE DAYS ON MARKET 135 146 -7.5% 78 163 -52.1% SALE TO LIST 96.9% 93.5% 3.6% 97.9% 90.8% 7.8%
TOTAL DOLLAR VOLUME $37,543,500 $22,640,000 65.8% $322,988,476 $172,943,757 86.8%
UNITS SOLD
AVERAGE PRICE PER SQUARE FOOT $729 $745 -2.1% $739 $738 0.1%
AVERAGE PRICE PER SQUARE
$391
AVERAGE
PRICE
PRICE
AVERAGE DAYS ON MARKET 147 151 -2.6% 174 204 -14.7% SALE TO LIST PRICE 96.7% 92.0% 5.1% 94.1% 90.9% 3.5% Smart
In Westchester
4 0 Not Valid 15 7 114%
Source:
$3,000,000 - $3,999,999
26 12 116% 88 25 252%
21 5 320% 66 34 94%
experienced strong gains
WESTCHESTER COUNTY LUXURY HOME SALES
14 1 1300% 33 7 371%
$10,000,000 and up
2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE%
54 30 80% 325 207 57%
GREENWICH, CT LUXURY HOME SALES
22 14 57% 108 73 47%
$5,000,000 - $9,999,999
PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE%
$2,000,000 and up
Test County, every $10M
Hudson Gateway Multiple Listing Service, Mid-Hudson Multiple Listing Service and Greenwich Multiple Listing Service
2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR
$5,000,000 - $9,999,999
$4,000,000 - $4,999,999
posted sizable gains
CHANGE%
The high-end of market in Greenwich
$10,000,000 and up
6 1 500% 24 19 26%
$3,000,000 - $4,999,999
2021Q1
The $2M+ market in Putnam and Dutchess exploded in Q1
LUXURY
0 0 Not Valid 0 0 Not Valid
MARKET REPORT 1st QUARTER 2021
35 16 118% 136 60 126%
price range up to
$2,000,000 - $2,999,999
$1,000,000 - $1,999,999
10 6 66% 46 26 76%
3 1 200% 12 4 200%
SALES 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE%
DARIEN LUXURY HOME
1 0 Not Valid 3 3 0%
$3,000,000 - $4,999,999
registered triple digit gains in Q1
SALES 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE%
Rowayton
$3,000,000 - $4,999,999
0 0 Not Valid 0 0 Not Valid Source: Smart MLS.
$3,000,000 - $4,999,999
$2,000,000 - $2,999,999
0 0 Not Valid 3 0 Not Valid
SALES 2021Q1 2020Q1 CHANGE% FULL2020YEAR FULL2019YEAR CHANGE%
0 0 Not Valid 1 0 Not Valid
0 0 Not Valid 1 1 0%
9 6 50% 74 38 94%
19 4 375% 59 34 73%
$5,000,000 - $9,999,999
4 2 100% 33 11 200%
$10,000,000 and up
LUXURY MARKET REPORT 1st QUARTER 2021 Test Closed sales up to $5M in Darien grew from last year
$10,000,000 and up
0 0 Not Valid 1 5 -80%
$2,000,000 - $2,999,999
0 0 Not Valid 0 0 Not Valid
ROWAYTON LUXURY HOME
NEW CANAAN LUXURY HOME
11 5 120% 33 10 230%
$5,000,000 - $9,999,999
$10,000,000 and up
$2,000,000 - $2,999,999
posted strong Q1 gains
$5,000,000 - $9,999,999
New Canaan
LUXURY MARKET REPORT 1st QUARTER 2021 TOP NEW YORK LUXURY MARKETS Southern Westchester accounted for the lion’s share of luxury sales in Q1 Rhinebeck was leader in Dutchess County luxury sales WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER SCHOOL DISTRICT # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE SCARSDALE 19 $2,750,000 $7,150,000 RYE CITY 15 $2,728,000 $5,000,000 MAMARONECK 10 $2,294,750 $2,956,555 HARRISON 7 $2,644,500 $4,900,000 KATONAH-LEWISBORO 5 $2,750,000 $3,750,000 BEDFORD 4 $3,350,000 $5,425,000 BRONXVILLE 4 $3,550,000 $4,000,000 CHAPPAQUA 4 $2,850,000 $4,000,000 RYE NECK 2 $2,262,500 $2,425,000 DOBBS FERRY 2 $2,531,250 $2,537,500 EASTCHESTER 2 $2,150,000 $2,200,000 NORTH SALEM 2 $6,050,000 $9,800,000 TARRYTOWN 2 $2,655,000 $3,300,000 PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER SCHOOL DISTRICT/CITY/TOWN # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE GARRISON 2 $1,607,500 $2,125,000 HALDANE 2 $1,295,000 $1,480,000 CARMEL 2 $1,622,500 $1,995,000 DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER SCHOOL DISTRICT/CITY/TOWN # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE RHINEBECK 12 $1,727,500 $7,000,000 WASHINGTON 4 $1,400,000 $7,000,000 UNION VALE 3 $1,295,000 $2,750,000 CLINTON 3 $1,700,000 $2,560,000 STANFORD 2 $4,125,000 $4,300,000 MILAN 2 $1,727,615 $1,875,000 AMENIA 2 $5,010,863 $6,800,000 Source: Hudson-Gateway Multiple Listing Service and Mid-Hudson Multiple Listing Service.
LUXURY MARKET REPORT 1st QUARTER 2021 TOP CONNECTICUT LUXURY MARKETS A $45M Back Country estate was the highest sale in Q1 Westport and New Canaan rose to the top of the list with highest number of luxury sales GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE GREENWICH 58 $4,227,500 $45,000,000 RIVERSIDE 7 $3,900,000 $6,750,000 OLD GREENWICH 4 $3,712,500 $3,950,000 COS COB 1 $3,150,000 $3,150,000 SOUTHERN FAIRFIELD COUNTY, CT LUXURY HOME SALES | $2M AND HIGHER TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE WESTPORT 42 $2,850,000 $5,125,000 NEW CANAAN 30 $2,600,000 $4,590,000 FAIRFIELD 15 $2,675,000 $4,170,000 DARIEN 13 $2,662,000 $4,650,000 STAMFORD 6 $3,288,359 $4,200,000 WILTON 5 $2,500,000 $2,775,000 NORWALK 4 $2,644,250 $3,945,000 RIDGEFIELD 4 $2,175,000 $2,280,000 WESTON 3 $2,505,000 $4,900,000 NEW FAIRFIELD 1 $3,500,000 $3,500,000 REDDING 1 $2,075,000 $2,075,000 Source: Greenwich MLS and Smart MLS
49 10 5 32 6 5 53.1% 66.7%
$10,000,000 and up Not Valid 1000.0% 0.0%
DUTCHESS COUNTY | HIGHER OF MARCH 31, 2021 OF MARCH 31, 2020 2021 vs. 2020
AS
AS
49 12 4 67 5 13
Hudson-Gateway Multiple Listing Service and Mid-Hudson Multiple Listing Service.
$2,000,000 - $2,999,999
COUNTY | $2M
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% CHANGE%
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
PUTNAM COUNTY AND HIGHER OF MARCH 31, 2021 OF MARCH 31, 2020 2021 vs. 2020
$5,000,000 - $9,999,999
AS
PENDINGSIN
16 8 2 16 4
SNAPSHOT SOUTHERN
14 4 4 18 1
AS
$1,000,000 - $1,999,999 -26.9% 140.0% $2,000,000 and up 10 -4.9%
AS
11 1 11 1 0
IN LISTINGS CHANGE% PENDINGSIN
$1M AND
AS
COUNTY | $2M
AS
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE%
PRICE RANGE
77 42 2 73 18 4 5.5% 133.3%
AS
$3,000,000 - $4,999,999
$1,000,000 - $1,999,999 4 0.0% 100.0%
PRICE RANGE
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
2 1 2 2 0 Not Valid 0.0% 0.0%
$3,000,000 - $4,999,999
LUXURY MARKET REPORT 1st QUARTER 2021
124.4%
$2,000,000 - $2,999,999 -27.1%
$10,000,000 and up
RANGE
IN LISTINGS
20 2 10 16 0 Not Valid 25.0% 0.0%
| $1M
PRICE RANGE
SUPPLY/DEMAND WESTCHESTER AND HIGHER OF MARCH 31, 2021 OF MARCH 31, 2020 2021 vs. 2020
39 6 7 41 4
50.0% *Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
Source:
$5,000,000 - $9,999,999
$2,000,000 and up 18 -22.2% 300.0%
27 9 3 23 0 Not Valid 17.4% 0.0%
94 101 1 129 45 3
41 35 1 54 13 4 -24.1% 169.2%
NORTHERN WESTCHESTER AND HIGHER OF MARCH 31, 2021 OF MARCH 31, 2020 2021 vs. 2020 PRICE
IN LISTINGS CHANGE% PENDINGSIN
$3,000,000 - $3,999,999 -40.5%
$5,000,000 - $9,999,999 -1.3%
2020 2021 vs. 2020 PRICE RANGE LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
$5,000,000 - $9,999,999 0.0% 0.0%
50 32 2 84 18 5
IN LISTINGS
AS
$2,000,000 - $2,999,999
DARIEN HIGHER OF MARCH 31, 2021 OF MARCH 31, 2020 2021 vs. 2020
23 25 1 41 6 7 -43.9% 316.7%
5 4 1 7 0 Not Valid
$10,000,000 and up
$4,000,000 - $4,999,999 -40.8%
0 0 0 0 0 0
AS
77.8%
0 3 0 3 0
580.0%
$3,000,000 - $4,999,999 -44.4%
AS
ROWAYTON | $2 AND HIGHER OF MARCH 31, 2021 AS OF MARCH 31, 2020 2021 vs. 2020 PRICE RANGE
28 13 2 30 2 15 -6.7% 550.0%
29 12 2 49 1 49
AS
$2,000,000 - $2,999,999 -28.6% 0.0%
550.0%
AS
IN
$10,000,000 and up
SNAPSHOT GREENWICH, CT | $3M AND
SUPPLY/DEMAND HIGHER OF MARCH 31, 2021 OF MARCH 31, 2020 2021 vs. 2020
PRICE RANGE
8 1 8 7 1 7 14.3% 0.0%
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% LISTINGS CHANGE% PENDINGSIN
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE%
15 13 1 27 2 14
1100.0%
M
PRICE RANGE
AS
Valid
29 24 1 48 7 7 -39.6% 242.9%
$3,000,000 - $4,999,999
$5,000,000 - $9,999,999
0 0 0 1 0 Not Valid -100.0% 0.0%
$10,000,000 and up
22 3 7 28 2 14 -21.4% 50.0%
$5,000,000 - $9,999,999
77 34 2 78 5 16
$3,000,000 - $4,999,999 Not -100.0% 0.0%
NEW CANAAN | $2M AND HIGHER OF MARCH 31, 2021 OF MARCH 31,
6 1 6 4 0 Not Valid 50.0% 0.0%
LUXURY MARKET REPORT 1st QUARTER 2021
| $2M AND
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% CHANGE% PENDINGSIN
$10,000,000 and up 0.0% 0.0%
2 0 Not Valid 1 0 Not Valid 100.0% 0.0% *Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand Source: Greenwich MLS and Smart MLS.
0 0 0 0 0 0
AS
$2,000,000 - $2,999,999
LUXURY MARKET REPORT 1st QUARTER 2021 TEN-YEAR MARKET HISTORY WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER Source : Hudson Gateway Multiple Listing Service. *2021 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT 1st QUARTER 2021 TEN-YEAR MARKET HISTORY DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER Source : Mid-Hudson and Greenwich Multiple Listing Service. *2021 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT 1st QUARTER 2021 TEN-YEAR MARKET HISTORY DARIEN, CT LUXURY HOME SALES | $2M AND HIGHER ROWAYTON, CT LUXURY HOME SALES | $2M AND HIGHER Source : Smart MLS. *2021 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT 1st QUARTER 2021 TEN-YEAR MARKET HISTORY NEW CANAAN, CT LUXURY HOME SALES | $2M AND HIGHER Source : Smart MLS. *2021 homes sold are annualized based on actual sales year-to-date.
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