LUXURY NY & CT
Market Report
Q2-2022
Q2 2022 MARKET REPORT
Executive Summary The luxury markets of NY and CT showed mixed results in the second quarter. Homes sold in Westchester County ($2M and higher) and Putnam and Dutchess counties ($1M and higher registered gains, while the CT markets of Greenwich ($3M and higher), Darien and New Canaan (sales $2M and higher) posted declines. After two years of eye popping increases in luxury sales, the market appears to be stabilizing. The pace of increases in NY is slowing, and the declines in CT are likely driven by a lack of inventory, not a lack of demand. The urgent need for more space and amenities in less dense areas that fueled our booming market the past two years has eased. Buyers remain motivated to purchase homes that are priced and presented to meet the market. A shortage of inventory continues to impact the market north of NYC. As supply declines, so too do pended sales (those scheduled to close within 60 to 90 days) and ultimately closed sales. Most buyers are sellers first, and the market is in favor of sellers. However, a confluence of events has convinced many luxury homeowners to stay put. Rising mortgage rates impact the decision to stay or move. The luxury buyer has the resources to absorb higher payments, however many would-be buyers who recently refinanced or purchased at a 3% mortgage are reluctant to trade their existing home and assume a significantly higher mortgage on a new purchase. Should their desire for a new home be stronger than practical implications, many don’t want to compete in such a supply-constrained market. Their inertia mounts when they consider the hurdles to overcome once they purchase a new home. Most new buyers want to put their personal mark on a new home, but material delays, supply chain issues and labor shortages keep homeowners out of the market. Low supply translates into competition, and sellers still have the upper hand. However, a sense of discipline has returned to the market as buyers contend with rising interest rates, stock market volatility and record high inflation.
Sincerely, Anthony P. Cutugno Sr. Vice President, Director of Private Brokerage
LUXURY MARKET REPORT 2nd QUARTER 2022
WESTCHESTER COUNTY LUXURY HOME SALES | $2 M AND HIGHER Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
230
205
12.2%
330
289
14.2%
TOTAL DOLLAR VOLUME
$714,174,254
$632,301,315
12.9%
$1,037,708,101
$889,440,312
16.7%
MEDIAN SALE PRICE
$2,676,000
$2,700,000
-0.9%
$2,700,000
$2,700,000
0.0%
$614
$554
10.8%
$602
$546
10.3%
AVERAGE DAYS ON MARKET
39
86
-54.7%
53
92
-42.4%
% SALE PRICE TO LIST PRICE
103.7%
98.1%
5.7%
102.0%
97.3%
4.8%
HOMES SOLD
AVERAGE PRICE PER SQUARE FOOT
PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES | $1 M AND HIGHER Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
47
31
51.6%
89
72
23.6%
TOTAL DOLLAR VOLUME
$85,759,800
$60,642,300
41.4%
$160,232,300
$156,290,306
2.5%
MEDIAN SALE PRICE
$1,500,000
$1,650,000
-9.1%
$1,400,000
$1,637,500
-14.5%
$468
$430
8.8%
$436
$465
-6.2%
AVERAGE DAYS ON MARKET
165
171
-3.5%
173
184
-6.0%
% SALE PRICE TO LIST PRICE
96.3%
93.5%
3.0%
96.6%
94.4%
2.3%
UNITS SOLD
AVERAGE PRICE PER SQUARE FOOT
GREENWICH, CT LUXURY HOME SALES | $3 M AND HIGHER Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
78
119
-34.5%
138
189
-27.0%
$405,195,452
$606,481,850
-33.2%
$703,157,827
$993,344,820
-29.2%
$4,533,213
$4,400,000
3.0%
$4,500,000
$4,300,000
4.7%
$803
$730
10.0%
$786
$740
6.2%
AVERAGE DAYS ON MARKET
76
147
-48.3%
104
149
-30.2%
% SALE PRICE TO LIST PRICE
99.1%
96.6%
2.6%
98.2%
96.3%
2.0%
HOMES SOLD TOTAL DOLLAR VOLUME MEDIAN SALE PRICE AVERAGE PRICE PER SQUARE FOOT
Source: Onekey MLS, Mid-Hudson MLS and Greenwich MLS.
LUXURY MARKET REPORT 2nd QUARTER 2022
DARIEN LUXURY HOME SALES | $2 M AND HIGHER Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
31
60
-48.3%
50
73
-31.5%
TOTAL DOLLAR VOLUME
$97,120,301
$185,995,751
-47.8%
$163,648,997
$223,539,251
-26.8%
MEDIAN SALE PRICE
$2,810,000
$2,827,000
-0.6%
$2,975,000
$2,804,000
6.1%
$621
$573
8.4%
$612
$558
9.7%
AVERAGE DAYS ON MARKET
27
108
-75.0%
50
118
-57.6%
% SALE PRICE TO LIST PRICE
104.8%
98.3%
6.6%
101.5%
97.9%
3.7%
HOMES SOLD
AVERAGE PRICE PER SQUARE FOOT
ROWAYTON LUXURY HOME SALES | $2 M AND HIGHER Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
7
11
-36.4%
8
15
-46.7%
TOTAL DOLLAR VOLUME
$16,925,000
$28,869,360
-41.4%
$20,725,000
$40,197,860
-48.4%
MEDIAN SALE PRICE
$2,300,000
$2,389,000
-3.7%
$2,400,000
$2,462,500
-2.5%
$725
$709
2.3%
$731
$714
2.4%
AVERAGE DAYS ON MARKET
10
34
-70.6%
13
61
-78.7%
% SALE PRICE TO LIST PRICE
107.7%
99.9%
7.8%
105.4%
99.0%
6.5%
Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
38
68
-44.1%
58
98
-40.8%
TOTAL DOLLAR VOLUME
$109,963,147
$204,480,597
-46.2%
$169,013,147
$289,192,597
-41.6%
MEDIAN SALE PRICE
$2,660,000
$2,689,000
-1.1%
$2,660,000
$2,664,500
-0.2%
$472
$406
16.3%
$463
$402
15.2%
AVERAGE DAYS ON MARKET
60
100
-40.0%
67
114
-41.2%
% SALE PRICE TO LIST PRICE
105.3%
99.2%
6.1%
102.9%
98.4%
4.6%
HOMES SOLD
AVERAGE PRICE PER SQUARE FOOT
NEW CANAAN LUXURY HOME SALES | $2 M AND HIGHER
HOMES SOLD
AVERAGE PRICE PER SQUARE FOOT
Source: Smart MLS.
LUXURY MARKET REPORT 2nd QUARTER 2022
WESTCHESTER COUNTY LUXURY HOME SALES Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
$2,000,000 - $2,999,999
152
133
14%
210
188
11%
$3,000,000 - $4,999,999
68
60
13%
100
83
20%
$5,000,000 - $9,999,999
8
10
-20%
18
16
12%
$10,000,000 and up
2
2
0
2
2
0%
PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
$1,000,000 - $1,999,999
36
20
80%
69
46
50%
$2,000,000 and up
11
11
0%
20
26
-23%
Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
$3,000,000 - $3,999,999
23
50
-54%
46
85
-45%
$4,000,000 - $4,999,999
26
23
13%
45
33
36%
$5,000,000 - $9,999,999
25
43
-41%
41
64
-35%
$10,000,000 and up
4
3
33%
6
7
-14%
GREENWICH, CT LUXURY HOME SALES
Source: Onekey MLS, Mid-Hudson MLS and Greenwich MLS
LUXURY MARKET REPORT 2nd QUARTER 2022
DARIEN LUXURY HOME SALES Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
$2,000,000 - $2,999,999
18
35
-48%
25
44
-43%
$3,000,000 - $4,999,999
10
24
-58%
20
28
-28%
$5,000,000 - $9,999,999
3
1
200%
5
1
400%
$10,000,000 and up
0
0
Not Valid
0
0
Not Valid
Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
$2,000,000 - $2,999,999
6
7
-14%
6
10
-40%
$3,000,000 - $4,999,999
1
4
-75%
2
5
-60%
$5,000,000 - $9,999,999
0
0
Not Valid
0
0
Not Valid
$10,000,000 and up
0
0
Not Valid
0
0
Not Valid
Q2 2022
Q2 2021
% CHANGE
YTD 2022
YTD 2021
% CHANGE
$2,000,000 - $2,999,999
28
44
-36%
42
63
-33%
$3,000,000 - $4,999,999
8
21
-61%
14
32
-56%
$5,000,000 - $9,999,999
2
3
-33%
2
3
-33%
$10,000,000 and up
0
0
Not Valid
0
0
Not Valid
ROWAYTON LUXURY HOME SALES
NEW CANAAN LUXURY HOME SALES
Source: Smart MLS.
LUXURY MARKET REPORT TOP NEW YORK LUXURY MARKETS
2nd QUARTER 2022
WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER SCHOOL DISTRICT
# OF SALES
MEDIAN LUXURY SALE PRICE
HIGHEST SALE PRICE
SCARSDALE
45
$2,600,000
$7,795,000
RYE CITY
38
$2,986,000
$13,370,000
MAMARONECK
29
$2,712,000
$4,400,000
BRONXVILLE
21
$2,850,000
$4,750,000
HARRISON
17
$2,900,000
$5,200,000
BEDFORD
17
$3,100,000
$24,150,000
BYRAM HILLS
14
$2,512,500
$7,350,000
CHAPPAQUA
8
$2,597,500
$3,000,000
PELHAM
7
$2,295,000
$4,000,000
RYE NECK
5
$2,412,000
$2,865,000
KATONAH LEWISBORO
5
$2,500,000
$2,974,000
TUCKAHOE
1
$2,185,000
$2,185,000
IRVINGTON
1
$2,675,000
$2,675,000
PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER SCHOOL DISTRICT
# OF SALES
MEDIAN LUXURY SALE PRICE
HIGHEST SALE PRICE
HALDANE
8
$1,525,000
$5,720,000
BREWSTER
1
$2,900,000
$2,900,000
CARMEL
1
$1,900,000
$1,900,000
DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER TOWN/CITY
# OF SALES
MEDIAN LUXURY SALE PRICE
HIGHEST SALE PRICE
WASHINGTON
6
$1,462,500
$1,700,000
CLINTON
5
$1,420,000
$5,600,000
RHINEBECK
5
$1,200,000
$2,995,000
PAWLING
2
$1,530,500
$1,735,000
RED HOOK
2
$1,337,500
$1,625,000
Source: Onekey MLS and Mid-Hudson MLS.
LUXURY MARKET REPORT 2nd QUARTER 2022
TOP CONNECTICUT LUXURY MARKETS
GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER TOWN/CITY
# OF SALES
MEDIAN LUXURY SALE PRICE
HIGHEST SALE PRICE
GREENWICH
57
$4,750,000
$17,616,666
RIVERSIDE
10
$4,205,771
$9,600,000
OLD GREENWICH
7
$6,360,000
$10,550,000
COS COB
4
$3,575,000
$4,200,000
SOUTHERN FAIRFIELD COUNTY, CT LUXURY HOME SALES | $2M AND HIGHER TOWN/CITY
# OF SALES
MEDIAN LUXURY SALE PRICE
HIGHEST SALE PRICE
WESTPORT
77
$2,831,000
$9,700,000
NEW CANAAN
38
$2,660,000
$7,100,000
DARIEN
31
$2,810,000
$6,150,000
FAIRFIELD
18
$2,925,000
$8,812,500
WESTON
10
$2,600,000
$3,499,000
STAMFORD
9
$2,375,000
$8,400,000
NORWALK
7
$2,300,000
$3,000,000
WILTON
5
$2,350,000
$2,800,000
RIDGEFIELD
3
$2,550,000
$2,725,000
REDDING
2
$4,125,000
$5,500,000
Source: Greenwich MLS and Smart MLS
LUXURY MARKET REPORT 2nd QUARTER 2022 SUPPLY/DEMAND SNAPSHOT SOUTHERN WESTCHESTER COUNTY | $2M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$2,000,000 - $2,999,999
83
97
1
89
119
1
-6.7%
-18.5%
$3,000,000 - $4,999,999
60
62
1
55
38
1
9.1%
63.2%
$5,000,000 - $9,999,999
37
10
4
28
15
2
32.1%
-33.3%
$10,000,000 and up
3
0
Not Valid
1
0
Not Valid
200.0%
0.0%
NORTHERN WESTCHESTER COUNTY | $2M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$2,000,000 - $2,999,999
39
21
2
54
31
2
-27.8%
-32.3%
$3,000,000 - $4,999,999
18
13
1
24
11
2
-25.0%
18.2%
$5,000,000 - $9,999,999
17
4
4
17
3
6
0.0%
33.3%
$10,000,000 and up
7
1
7
8
1
8
-12.5%
0.0%
PUTNAM COUNTY | $1M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$1,000,000 - $1,999,999
18
7
3
20
13
2
-10.0%
-46.2%
$2,000,000 and up
12
2
6
12
3
4
0.0%
-33.3%
DUTCHESS COUNTY | $1M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$1,000,000 - $1,999,999
61
14
4
52
23
2
17.3%
-39.1%
$2,000,000 and up
23
8
3
33
6
6
-30.3%
33.3%
*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
Source: Onekey MLS and Mid-Hudson MLS.
LUXURY MARKET REPORT 2nd QUARTER 2022 SUPPLY/DEMAND SNAPSHOT GREENWICH, CT | $3M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
AS OF JUNE 30, 2021 SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
DEMAND: PENDING SALES
2022 vs. 2021 SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$3,000,000 - $3,999,999
24
20
1
55
37
1
-56.4%
-45.9%
$4,000,000 - $4,999,999
19
19
1
36
16
2
-47.2%
18.8%
$5,000,000 - $9,999,999
49
32
2
68
35
2
-27.9%
-8.6%
$10,000,000 and up
29
1
29
24
4
6
20.8%
-75.0%
DARIEN | $2M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$2,000,000 - $2,999,999
13
12
1
10
25
1
30.0%
-52.0%
$3,000,000 - $4,999,999
13
9
1
16
12
1
-18.8%
-25.0%
$5,000,000 - $9,999,999
4
0
Not Valid
7
3
2
-42.9%
-100.0%
$10,000,000 and up
0
1
0
0
0
Not Valid
0.0%
0.0%
ROWAYTON | $2M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$2,000,000 - $2,999,999
6
3
2
4
5
1
50.0%
-40.0%
$3,000,000 - $4,999,999
2
2
1
3
1
3
-33.3%
100.0%
$5,000,000 - $9,999,999
1
1
1
2
0
Not Valid
-50.0%
0.0%
$10,000,000 and up
0
0
Not Valid
0
0
Not Valid
0.0%
0.0%
NEW CANAAN | $2M AND HIGHER AS OF JUNE 30, 2022 PRICE RANGE
SUPPLY: ACTIVE LISTINGS
AS OF JUNE 30, 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
SUPPLY: ACTIVE LISTINGS
2022 vs. 2021
DEMAND: PENDING SALES
SUPPLY/ DEMAND RATIO*
% CHANGE IN LISTINGS
% CHANGE IN PENDINGS
$2,000,000 - $2,999,999
19
14
1
32
19
2
-40.6%
-26.3%
$3,000,000 - $4,999,999
25
13
2
31
13
2
-19.4%
0.0%
$5,000,000 - $9,999,999
13
1
13
12
0
Not Valid
8.3%
0.0%
$10,000,000 and up
2
0
Not Valid
2
0
Not Valid
0.0%
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.
LUXURY MARKET REPORT 2nd QUARTER 2022 TEN-YEAR MARKET HISTORY WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER
PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER
Source : Onekey MLS.
*2022 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT 2nd QUARTER 2022 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.
*2022 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT 2nd QUARTER 2022 TEN-YEAR MARKET HISTORY DARIEN, CT LUXURY HOME SALES | $2M AND HIGHER
ROWAYTON, CT LUXURY HOME SALES | $2M AND HIGHER
Source : Smart MLS.
*2022 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT 2nd QUARTER 2022 TEN-YEAR MARKET HISTORY NEW CANAAN, CT LUXURY HOME SALES | $2M AND HIGHER
Source : Smart MLS.
*2022 homes sold are annualized based on actual sales year-to-date.
A SELECTION OF
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from one of Columbia County's highest points. shingled Nantucket-style Manor is impeccable. been re-designed for today's lifestyle. WEB# MR3001782 | 203.438.0455 WEB# MR3016172 | 914.234.9099 WEB# MR3021612 | 845.677.6161
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A SELECTION OF
Our Luxury Offerings
GREENWICH, CT · $16,900,000
GREENWICH, CT · $13,000,000
RYE, NY · $8,750,000
Luxuriate in resort-style living with pool,
One of the Great Estates of Greenwich offers
Exceptional estate on 3.88 sprawling acres in
pool house, tennis, party barn & guest house. grand 1917 Manor on 5.24 acres with pool.
walking distance to vibrant downtown Rye.
WEB# MR2880072 | 203.869.0700
WEB# MR3018032 | 203.869.0700
WO O D S TO C K , N Y · $ 4 , 9 5 0,0 0 0
B E D F O R D H I L L S, N Y · $ 4 , 5 0 0 , 0 0 0 CLINTON CORNERS, NY · $4,299,000
Five-star retreat with 72-acres of complete
Dramatic, stunning modern "treehouse" on 12
Gated and set back from the road surrounded
privacy, minutes from Woodstock Village.
spectacular acres of prime Bedford real estate.
in the peaceful countryside of Millbrook.
WEB# MR3001332 | 845.677.6161
WEB# MR3007002 | 914.234.9099
WEB# MR2898262 | 845.677.6161
O L D C H AT H A M , N Y · $ 2 , 6 5 0 , 0 0 0 K AT O N A H , N Y · $ 1 , 9 9 5 , 0 0 0 On 32 private acres with inspiring Catskill
Victorian turnkey on every level, Historical
views, modern 4-bedroom Farmhouse & barn. provenance. Sidewalks to all. Great location. WEB# MR3018022 | 845.677.6161
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WEB# MR3008362 | 914.232.5007
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WEB# MR3005292 | 914.967.7680
RHINEBECK, NY $1,950,000 This stone and stucco Colonial is ready for family-style entertaining on every level. WEB# MR1738303 | 845.677.6161
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HOULIHAN LAWRENCE PRIVATE BROKERAGE Designed expressly for our region's most exceptional properties, Houlihan Lawrence Private Brokerage offers discreet advisory and brokerage services to our valued luxury clients. Since its inception in 1990, our exclusive luxury program directed by Senior Vice President, Anthony P. Cutugno has earned a reputation for personalized boutique-style service and nuanced marketing that best serves the interests of our clientele. Known for our prudence and reliability, Houlihan Lawrence has worked with many of the area's most prominent families, charitable trusts, banks and estate trustees in facilitating the sale of the region's most prestigious properties. Based on the private banking model, Tony is personally involved in every transaction offering invaluable insight and advice honed by decades of experience in international trade and luxury real estate. What sets Private Brokerage apart is our ability to leverage Houlihan Lawrence's vast resources and impressive global partners to successfully position a property within the international marketplace. With a reach that extends to 6 continents, Houlihan Lawrence Private Brokerage understands the world of luxury and has cultivated relationships with international partners and high net-worth clients across the globe. These world-class connections supported by the personal oversight of Tony and his Private Brokerage team create a powerful combination that drives results year-after-year.
914.234.0308
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