2021Q2
REPORTMARKET
LUXURY NY & CT
During the second quarter of 2020, the real estate markets in New York and Connecticut were greatly impacted as a result of the COVID-19 pandemic. Consequently Q2-2021 vs. Q2-2020 percent gains cited in this report render a skewed analysis of the luxury market in Westchester (sales $2M and higher); Dutchess and Putnam counties (sales $1M and higher); Greenwich (sales $3M and higher); and Darien and New Canaan, CT (sales $2M and higher). A more meaningful comparison is the number of closed sales in the first half of 2021 (post-Covid) vs. first half of 2019 (pre-Covid). In every area north of NYC, the number of luxury sales is higher in the first half of 2021 vs. the same period in 2019, indicating the Covid effect is still impacting our luxury markets.
Increasing vaccination rates and eased restrictions in NYC have led to euphoric feelings of life returning to “normal.” The energy has returned and NYC is back on the radar for buyers, an about-face from last year when NYC dwellers fled the city for less densely populated areas. Simultaneously, Wall Street is summoning its employees back to the office, voicing the competitive advantage of interacting and collaborating under one roof. It will be interesting to see how this affects the luxury housing market north of NYC and those buyers who purchased with the intent of commuting less and continuing to work from home more.
Approximately 30% of luxury sales closed over asking price in Westchester County since the beginning of 2021. Some luxury homes are still sitting on the market. Sellers who want to capture the momentum are reducing their price to be more attractive to price-sensitive buyers. The duality of the market – competitive bidding alongside price-sensitive buyers - appears contradictory. However, price is always a primary consideration in real estate decision making. Value has to be displayed even when supply is tight, and often, multiple offers signal to a potential buyer that strong demand now may be a precursor to future strong demand as well.
In closing, market conditions are healthy and all indicators point to more of the same for the remainder of the year. However, we are reminded that the speed with which a collapse occurred in early 2020, and the amazing recovery that followed, are unlike anything in recent history.
Pending sales, a forward-looking indicator, provide the most relevant data points to best analyze luxury markets in NY and CT. The absorption rate of homes for sale north of NYC is strong. Buyers are motivated and decisive due to limited supply, and competitive bidding is not uncommon.
AnthonySincerely,P. Cutugno Sr. Vice President, Director of Private Brokerage
EXECUTIVE SUMMARY
2021Q2 REPORTMARKET
LUXURY MARKET REPORT 2nd QUARTER 2021
PRICE
MARKET
MEDIAN
MARKET
%
TOTAL DOLLAR VOLUME $59,582,300 $33,338,250 78.7% $155,230,306 $50,973,250 204.5% MEDIAN SALE PRICE $1,662,500 $1,452,000 14.5% $1,650,000 $1,284,375 28.5% PRICE PER SQUARE FOOT $432 $482 -10.4% $466 $430 8.4% DAYS ON MARKET 173 296 -41.6% 185 232 -20.3% SALE PRICE TO LIST PRICE 93.4% 101.4% -7.9% 94.4% 96.6% -2.3%
HOMES
AVERAGE
AVERAGE
HOMES SOLD 30 11 172.7% 71 24 195.8%
PRICE $2,712,500
AVERAGE DAYS
PUTNAM AND DUTCHESS COUNTY LUXURY HOME | $1M AND HIGHER 2021Q2 2020Q2 CHANGE% YTD2021 2020YTD CHANGE%
SALES
%
SALES
HOME SALES |
Source: Hudson
GREENWICH, CT LUXURY HOME | $3M AND HIGHER 2021Q2 2020Q2 CHANGE% YTD2021 YTD2020 CHANGE%
TOTAL
Gateway Multiple Listing Service, Mid-Hudson Multiple Listing Service and Greenwich Multiple Listing Service.
UNITS SOLD 119 50 138.0% 189 77 145.5% DOLLAR VOLUME $606,481,850 $248,785,750 143.8% $993,344,820 $357,352,060 178.0% SALE PRICE $4,400,000 $3,725,000 18.1% $4,300,000 $3,700,000 16.2% PER SQUARE FOOT $730 $645 13.2% $740 $659 12.3% ON 190 421 -54.9% 186 392 -52.6% SALE PRICE TO LIST 96.6% 89.5% 7.9% 96.3% 90.3% 6.6%
%
AVERAGE DAYS
MEDIAN
AVERAGE PRICE
VOLUME
WESTCHESTER COUNTY LUXURY $2M AND HIGHER 2021Q2 2020Q2 CHANGE% YTD2021 YTD2020 CHANGE% SOLD 200 73 174.0% 284 118 140.7% DOLLAR $620,861,315 $213,384,575 191.0% $878,000,312 $341,252,075 157.3% SALE $2,452,000 10.6% $2,703,500 $2,530,000 6.9% FOOT $555 $501 10.8% $547 $502 9.0% ON 86 130 -33.8% 93 135 -31.1% SALE PRICE TO LIST PRICE 98.2% 95.2% 3.2% 97.3% 93.8% 3.7%
TOTAL
AVERAGE PRICE PER SQUARE
UNITS
UNITS SOLD 68
% SALE PRICE TO LIST PRICE
AVERAGE DAYS ON MARKET
PRICE
AND HIGHER 2021Q2 2020Q2
AVERAGE PRICE PER SQUARE
%
ROWAYTON LUXURY $2M AND HIGHER
MEDIAN
DARIEN LUXURY $2M AND HIGHER 2020Q2 CHANGE% YTD2021 YTD2020 CHANGE% SOLD 59 18 227.8% 72 26 176.9%
TOTAL DOLLAR VOLUME $182,420,751 $52,862,500 245.1% $219,964,251 $75,502,500 191.3% SALE $2,804,000 $2,825,000 -0.7% $2,802,000 $2,807,500 -0.2% FOOT $575 $488 17.8% $560 $491 14.1% 107 162 -34.0% 117 184 -36.4% SALE PRICE TO LIST PRICE 98.4% 91.3% 7.8% 98.0% 91.1% 7.6%
2021Q2 2020Q2 CHANGE% YTD2021 YTD2020 CHANGE% UNITS SOLD 11 0 0.0% 15 1 1400.0%
LUXURY MARKET REPORT 2nd QUARTER 2021
TOTAL DOLLAR VOLUME $28,869,360 $0 0.0% $40,197,860 $2,500,000 1507.9% SALE PRICE $2,389,000 $0 0.0% $2,462,500 $2,500,000 -1.5% PRICE PER SQUARE FOOT $709 $0 0.0% $714 $745 -4.2% DAYS ON MARKET 34 0 0.0% 61 146 -58.2%
NEW CANAAN LUXURY HOME SALES | $2M CHANGE% YTD2021 YTD2020 CHANGE% 18 277.8% 98 263.0% DOLLAR $51,615,150 296.2% $289,192,597 $80,055,150 261.2% SALE $2,675,000 0.5% $2,664,500 $2,700,000 -1.3% $393 3.3% $402 $369 8.9% 225 -55.6% 114 200 -43.0% 99.2% 89.5% 10.8% 98.4% 90.4% 8.8%
HOME SALES |
TOTAL
AVERAGE PRICE PER SQUARE FOOT $406
Source: Smart MLS.
2021Q2
MEDIAN
HOME SALES |
AVERAGE
% SALE PRICE TO LIST PRICE 99.9% 0% 0.0% 99.0% 93.5% 5.9%
27
VOLUME $204,480,597
MEDIAN
AVERAGE
AVERAGE DAYS ON MARKET 100
PRICE $2,689,000
COUNTY LUXURY HOME SALES 2021Q2
CHANGE% YTD2021
WESTCHESTER 2020Q2 YTD2020
$3,000,000 - $4,999,999
60 17 252% 83 31 167%
$5,000,000 - $9,999,999
43 11 290% 64 16 300%
GREENWICH, CT LUXURY
3 4 -25% 7 4 75% Source: Hudson Gateway Multiple Listing Service, Mid-Hudson Multiple Listing Service and Greenwich Multiple Listing Service
$2,000,000 - $2,999,999
COUNTY LUXURY HOME SALES 2021Q2 2020Q2 CHANGE%
$10,000,000 and up
23 7 228% 33 13 153%
$5,000,000 - $9,999,999
11 3 266% 26 4 550%
$10,000,000 and up
PUTNAM AND DUTCHESS YTD2021 2020YTD
$3,000,000 - $3,999,999
50 28 78% 85 44 93%
HOME SALES 2021Q2 2020Q2 CHANGE% YTD2021 YTD2020 CHANGE%
$4,000,000 - $4,999,999
CHANGE%
LUXURY MARKET REPORT 2nd QUARTER 2021
CHANGE%
Test
2 0 Not Valid 2 0 Not Valid
128 51 151% 183 81 125%
$1,000,000 - $1,999,999
10 5 100% 16 6 166%
19 8 137% 45 20 125%
$2,000,000 and up
CHANGE%
$5,000,000 - $9,999,999
CHANGE%
0 0 Not Valid 0 0 Not Valid
$3,000,000 - $4,999,999
NEW CANAAN LUXURY YTD2020
$2,000,000 - $2,999,999
44 14 214% 63 18 250%
$3,000,000 - $4,999,999
4 0 Not Valid 5 0 Not Valid
1 0 Not Valid 1 0 Not Valid
DARIEN LUXURY HOME SALES 2021Q2 2020Q2 CHANGE% YTD2021 YTD2020 CHANGE%
0 0 Not Valid 0 0 Not Valid
0 0 Not Valid 0 0 Not Valid Source: Smart MLS.
0 0 Not Valid 0 0 Not Valid
ROWAYTON LUXURY YTD2020
21 3 600% 32 8 300%
$5,000,000 - $9,999,999
$3,000,000 - $4,999,999
$10,000,000 and up
7 0 Not Valid 10 1 900%
Test
$10,000,000 and up
$2,000,000 - $2,999,999
LUXURY MARKET REPORT 2nd QUARTER 2021
HOME SALES 2021Q2 2020Q2 CHANGE% YTD2021
23 7 228% 27 9 200%
$2,000,000 - $2,999,999
HOME SALES 2021Q2 2020Q2 CHANGE% YTD2021
$10,000,000 and up
3 1 200% 3 1 200%
$5,000,000 - $9,999,999
35 11 218% 44 17 158%
LUXURY MARKET REPORT 2nd QUARTER 2021 TOP NEW YORK LUXURY MARKETS WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER SCHOOL DISTRICT # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE SCARSDALE 40 $2,689,500 $8,500,000 RYE CITY 33 $3,000,000 $13,000,000 MAMARONECK 29 $2,900,000 $4,850,000 HARRISON 20 $2,997,000 $5,400,000 BRONXVILLE 16 $2,847,500 $4,300,000 CHAPPAQUA 14 $2,450,000 $3,950,000 BEDFORD 13 $2,600,000 $10,500,000 BYRAM HILLS 10 $2,653,750 $6,250,000 RYE NECK 6 $2,785,500 $3,382,000 PELHAM 5 $2,245,000 $2,500,000 KATONAH-LEWISBORO 5 $2,275,000 $4,750,000 IRVINGTON 4 $2,575,000 $2,725,000 BLIND BROOK 2 $2,115,500 $2,225,000 PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER SCHOOL DISTRICT/CITY/TOWN # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE GARRISON 5 $1,350,000 $3,600,000 HALDANE 3 $1,300,000 $2,000,000 BREWSTER 2 $1,038,650 $1,050,000 PUTNAM VALLEY 2 $1,135,000 $1,225,000 DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER SCHOOL DISTRICT/CITY/TOWN # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE RHINEBECK 4 $1,687,500 $2,190,000 STANFORD 4 $2,962,500 $4,375,000 WASHINGTON 2 $2,200,000 $2,800,000 PLEASANT VALLEY 2 $1,168,000 $1,225,000 Source: Hudson-Gateway Multiple Listing Service and Mid-Hudson Multiple Listing Service.
LUXURY MARKET REPORT 2nd QUARTER 2021 TOP CONNECTICUT LUXURY MARKETS GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE GREENWICH 86 $4,712,500 $27,750,000 RIVERSIDE 18 $3,906,250 $7,800,000 OLD GREENWICH 13 $3,925,000 $6,580,000 COS COB 2 $3,675,000 $3,850,000 SOUTHERN FAIRFIELD COUNTY, CT LUXURY HOME SALES | $2M AND HIGHER TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE NEW CANAAN 68 $2,689,000 $7,850,000 DARIEN 59 $2,804,000 $7,450,000 WESTPORT 53 $2,499,000 $10,000,000 FAIRFIELD 20 $2,447,500 $4,995,000 NORWALK 11 $2,389,000 $3,495,000 WILTON 8 $2,132,500 $3,599,910 STAMFORD 6 $2,240,000 $3,600,000 RIDGEFIELD 4 $4,747,500 $6,600,000 REDDING 3 $2,400,000 $2,600,000 WESTON 3 $2,582,500 $2,815,000 NEW FAIRFIELD 2 $3,747,500 $4,295,000 BROOKFIELD 2 $2,631,250 $2,700,000 EASTON 1 $2,125,000 $2,125,000 Source: Greenwich MLS and Smart MLS
PRICE RANGE
AS
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN CHANGE%
52 31 2 68 19
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
$1,000,000 - $1,999,999 12 2 23 5 5 -8.7% 140.0%
AS
PRICE RANGE
56 38 1 82 22
Valid
$2,000,000 - $2,999,999 4 -23.5% 63.2%
$5,000,000 - $9,999,999 Not Valid 5.9% 0.0%
$1,000,000 - $1,999,999 23 2 71 11 6 -25.4% 109.1% $2,000,000 and up 6 6 47 3 16 -29.8% 100.0% Demand Ratio High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
$10,000,000 and up Not Not -50.0%
18 3 6 17 0
9
AS
0.0%
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
Source: and Mid-Hudson Multiple Listing
Service.
$2,000,000 - $2,999,999 2 -34.5%
$10,000,000 and up 1 9 2 0 Not Valid 350.0% 0.0%
LISTINGS
24 11 2 27 9
21
SNAPSHOT SOUTHERN WESTCHESTER COUNTY | $2M
27 15 2 36 4
DUTCHESS COUNTY | $1M AND HIGHER OF JUNE 30, 2021 AS OF JUNE 30, 2020 2021 vs. 2020
AS
33
$3,000,000 - $4,999,999 3 -11.1% 22.2%
$2,000,000 and up 3 5 21 4 5 -33.3% -25.0%
LUXURY MARKET REPORT 2nd QUARTER 2021
SUPPLY/DEMAND AND HIGHER OF JUNE 30, 2021 OF JUNE 30, 2020 2021 vs. 2020
14
53
Hudson-Gateway Multiple Listing Service
2 0
*Supply
$5,000,000 - $9,999,999 9 -25.0% 275.0%
46.3%
PUTNAM COUNTY | $1M AND HIGHER OF JUNE 30, 2021 AS OF JUNE 30, 2020 2021 vs. 2020 PRICE RANGE
Key 1-4:
PENDINGSIN
AS
$3,000,000 - $4,999,999 4 -31.7% 72.7%
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
|
NORTHERN WESTCHESTER COUNTY $2M AND HIGHER OF JUNE 30, 2021 AS OF JUNE 30, 2020 2021 vs. 2020 PRICE RANGE
Valid 4 0
91 117 1 139 80
DARIEN HIGHER OF JUNE 30, 2021 OF JUNE 30, 2020 2021 vs. 2020
2020 2021 vs. 2020 PRICE RANGE LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% IN LISTINGS CHANGE% PENDINGSIN
AS
7 3 2 7 0 Not Valid 0.0% 0.0%
2 0 Not Valid 0 0 0
$3,000,000 - $3,999,999 -43.7%
NEW CANAAN | $2 AND HIGHER OF JUNE 30, OF JUNE 30,
33 13 3 35 7 5 -5.7% 85.7%
3 0 Not Valid 1 0 Not Valid 200.0% 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.
$5,000,000 - $9,999,999 -27.3%
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE%
ROWAYTON | $2 HIGHER OF JUNE 30, 2021 OF JUNE 30, 2020 2021 2020 PRICE
M
$5,000,000 - $9,999,999
M AND
$2,000,000 - $2,999,999 -62.5% 400.0%
4 1 4 1 1 1
25 4 6 32 3 11
10 27 0 43 13 3 -76.7% 107.7%
$10,000,000 and up
58 37 2 103 31 3
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% CHANGE% PENDINGSIN
3 5 1 8 1 8
AS
$3,000,000 - $4,999,999
33 19 2 50 13 4 -34.0% 46.2%
IN LISTINGS CHANGE% PENDINGSIN
0 0 0 0 0 0
2021 AS
$2,000,000 - $2,999,999
17 12 1 41 4 10 -58.5% 200.0%
PENDINGSIN
SNAPSHOT GREENWICH, CT | $3M AND
PRICE RANGE
$10,000,000 and up -21.9%
$10,000,000 and up 0.0% 0.0%
11 0 Not Valid 9 0 Not Valid 22.2% 0.0%
| $2M AND
$4,000,000 - $4,999,999 -25.0%
AS
$2,000,000 - $2,999,999
0 0 0 2 0 Not Valid -100.0% 0.0%
$10,000,000 and up
19.4%
72 35 2 99 9 11
IN LISTINGS
$3,000,000 - $4,999,999 300.0% 0.0%
288.9%
RANGE
IN LISTINGS
LUXURY MARKET REPORT 2nd QUARTER 2021
vs.
$3,000,000 - $4,999,999
PRICE RANGE
77.8%
33.3%
AS
$5,000,000 - $9,999,999
$5,000,000 - $9,999,999 0.0% 0.0%
LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ LISTINGSACTIVESUPPLY: SALESPENDINGDEMAND: RATIO*DEMANDSUPPLY/ CHANGE% CHANGE%
AS
33 16 2 44 9 5
SUPPLY/DEMAND HIGHER OF JUNE 30, 2021 AS OF JUNE 30, 2020 2021 vs. 2020
AS
LUXURY MARKET REPORT 2nd 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 2nd 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 2nd 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 2nd 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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