Greenwich Report
RESEARCH | YEAR END 2025
Overview
SINGLE FAMILY/COOP/CONDO
Sold Dollar Volume
$2.47B
The Greenwich real estate market remained highly competitive in 2025, defined once again by limited inventory and sustained buyer demand Inventory constraints persisted, with 846 new listings available for sale throughout the year, down 3.5% YoY, continuing to place pressure on pricing and fueling competitive market conditions
Despite these headwinds, pricing metrics strengthened across the board. The median sale price rose 13.3% YoY to $2.55M, up from $2.25M in 2024, while the median price per square foot increased 8 3% to $792 Closed sales totaled 685 transactions, down 1.7% YoY, reflecting the ongoing impact of constrained supply rather than a lack of demand. Sellers continued to command strong outcomes, achieving an average of 101 6% of list price, only a modest 0 5% decline from last year and still indicative of competitive bidding on well-positioned properties. Notably, total dollar volume surged to $2 47 billion in 2025, representing a significant 20% increase YoY, a clear signal of the market’s strength at the upper end and continued confidence among high-net-worth buyers.
Looking ahead, modest improvements in inventory may emerge if interest rates ease and encourage more sellers to reenter the market. However, any meaningful shift is expected to be gradual. In this environment, strategic pricing, thoughtful preparation, and deep market expertise remain essential for both buyers and sellers. With strong fundamentals, limited supply, and persistent demand, Greenwich continues to stand out as one of the region’s most resilient and desirable real estate markets
Sales
Greenwich residential sales declined for the fourth consecutive year, down 1.7% YoY, largely as a result of ongoing inventory constraints. Within that total, singlefamily home sales increased 3%, while condo and co-op sales fell nearly 14%. Well-priced homes consistently attracted multiple offers throughout the year. Riverside led the market in activity, posting a 16% YoY increase in sales.
Inventory
Inventory levels continued to trend toward historic lows throughout the year, reaching their lowest point in Q4. Elevated mortgage rates and limited supply kept many sellers on the sidelines, as they weighed timing and alternative options. Overall, new listings declined 3.5% in 2025, marking the lowest year-end inventory level to date. Riverside and Old Greenwich were notable exceptions, with inventory increasing 11.1% and 12.4% YoY, respectively.
Annual Sales By Type
Annual Inventory By Type
Single-Family
Single-family sales increased 3% in 2025, with Q4 emerging as the strongest quarter of the year. A total of 125 sales closed in Q4, up 6.8% YoY from 117, underscoring sustained demand despite limited supply. The median sale price rose 9.9% YoY to $3,150,000, up from $2,866,300 in 2024. Inventory continued to tighten, with just 650 single-family homes available throughout the year, down 4% from 677 the prior year.
Median Sale Price for All of Greenwich
Condo/Coop
Condo and co-op sales declined 13.9% in 2025, falling from 194 to 167 closings. Despite the annual slowdown, Q4 emerged as the strongest quarter, with 46 sales, up 15% YoY, signaling renewed momentum toward year-end. The median sale price dipped modestly from $1,012,250 to $975,000, while price per square foot increased 13.5% YoY, rising from $624 to $708. Inventory remained relatively stable, edging down just 2% from 200 to 196 units.
Median Sale Prices for All of Greenwich
Luxury
Greenwich’s luxury market, defined as the top 10% of single-family sales by price comprised transactions above $7M in 2025 and delivered a standout year at the upper end of the market Sales activity strengthened significantly, with 38 transactions exceeding $10M, more than doubling from 17 in 2024, alongside 30 sales in the $7M–$10M range Pricing metrics reflected this momentum, as the median sale price rose 19 7% YoY from $8,775,000 to $10,500,000, while the average sale price increased 23 5% YoY from $9,939,697 to $12,277,045.
The year’s highest priced sale was a newly constructed residence at 214 Clapboard Ridge Road, which closed for $43,500,000 in August The second-highest transaction occurred at 579 Indian Field Road, which sold at $40,000,000, underscoring continued demand for premier properties at the very top of the market
Highest Priced Sale
214 Clapboard Ridge Road, Greenwich Closing Price: $43,500,000 | Date Closed: 8/25/25
Ultra-luxurious, newly built modern masterpiece showcases resort-style amenities indoors and out on 7 99 beautifully landscaped, gated acres Expertly designed by architect Rich Granoff and Ryan Korban Studios and built by Fletcher Dev This magnificent Transitional home allows for seamless entertaining and relaxed living revealing wraparound terraces with integrated screens, heating and sound off all the main rooms; 70' pool, fully equipped pool house with yoga studio, dining and cooking pavilions, 36' indoor pool which opens to the outdoors and serene spa room An unrivaled floor plan with extensive use of glass creates the perfect balance of indoor-outdoor West Coast style living, employing clean architectural lines, lavish materials, extraordinary custom millwork and top-quality craftsmanship throughout the nearly 27,000 sq ft interior
*LISTING AND BUYER REPRESENTATION COURTESY OF MICHELE TESEI OF HOULIHAN LAWRENCE AND GREENWICH MLS
Notable Sales Throughout Greenwich
The top sales in Greenwich in 2025 highlighted the breadth and depth of the luxury market, spanning both grand estates and newly constructed residences. Standout transactions included 214 Clapboard Ridge Road, which sold for $43,500,000 after an initial asking price of $55,000,000, and 579 Indian Field Road, which closed at $40,000,000. Greenwich’s luxury market characterizes the sustained demand for premier properties, with prices per square foot ranging from $657 to $3,478. The year’s highest-performing segment was characterized by a combination of scale, new construction, and irreplaceable locations, reinforcing Greenwich’s position as one of the nation’s most resilient luxury markets.
Greenwich
Single-Family
Greenwich Proper, the largest submarket within the Town of Greenwich, remained robust in 2025 despite modest shifts in activity. Total sales reached 304 transactions, a 1.3% decline from 308 in 2024, while market velocity held steady with days on market unchanged at 29 days. Pricing trends highlighted the market’s resilience, as the median sale price climbed 18.9% YoY to $3,812,500 from $3,206,250. The average sale price rose 26.1% YoY from $4,008,292 to $5,055,060, reflecting continued strength at the upper end of the market and sustained demand for well-located, high-quality homes.
Condo/Coop
There were 126 closed sales in 2025, down 15.4% YoY, with an average of 30 days on market up 7.1% from 28 days the prior year. The median sale price declined 3.9% YoY from $1,144,880 to $1,100,000. Despite softer activity, pricing remained relatively stable, signaling continued strength and resilience in this segment of the market.
Notable Greenwich Sale
382 North Street, Greenwich
Closing Price: $16,500,000 | Date Closed: 12/17/25
Exceptional commanding luxury estate under development in prime mid country location. The 2.39 acre gated & elevated site includes a 13,326 SF main house with 6 bedrooms / 8.3 bathrooms across 4 levels of custom crafted living space with indoor parking for 7 cars - plus an outfitted 800 SF luxury pool house with vaulted ceilings, heated floors, stone fireplace & full bathroom overlooking a large terrace, 50 ft. pool with integrated spa & sundeck plus a sprawling lawn area with sunken fire pit & Bocce court. Designed by the SOHO Group, this striking transitional home with soaring ceilings & tremendous light is perfectly layered in clapboard, hand chiseled fieldstone & oversize glass. A 3-stop elevator plus an amenity-filled lower level complete the offering
*LISTING INFO COURTESY KEVIN SNEDDON OF COMPASS AND GREENWICH MLS
BUYER REP: JEFF JACKSON OF CORCORAN CENTRIC REALTY
Cos Cob
Single-Family
Closed sales increased 5.4% YoY, rising to 59 from 56 in 2024. Inventory was largely unchanged, up just 1.6% from 64 to 65 listings. The median price climbed 4.4% YoY from $1,915,500 to $2,000,000, while the average price rose 5.9% from $2,049,533 to $2,171,996. Days on market fell sharply, down 23.8% YoY to just 16 days from 21, highlighting the competitive nature of this highly sought-after segment. These trends mirror the broader Greenwich market, where limited inventory and sustained buyer interest drove pricing strength across most neighborhoods in 2025.
Condo
Cos Cob’s condominium market shifted in 2025, with 18 closings, down 14.3% YoY. Inventory increased, with 24 properties listed for sale a 26.3% rise from 19 in 2024 providing buyers with more options. The median sale price remained relatively stable at $842,000, up 0.8% from $835,000 in 2024, while the average price edged down just 0.4% YoY.
Notable Cos Cob Sale
107 Cognewaugh Road
Closing Price: $3,061,250 | Date Closed: 3/21/25
Charming colonial with a putting green, tennis court and detached 1-car garage with 1-bedroom apartment above. The main house has 3 bedrooms on the 2nd floor with potential for a 4th in the playroom above the garage. First floor with open kitchen/family room, sunroom, formal living and dining rooms, office, 3 wood-burning fireplaces and 2 powder rooms. Breakfast room overlooks the terrace, putting green and tennis court. A mudroom opens to the attached 3-car garage. Second floor has a primary suite, 1 en-suite bedroom and 1 bedroom with a hall bath. Finished lower level with a 2nd family room/game room. Detached garage apartment has kitchenette, full bath and loft.
*LISTING INFO COURTESY JOSEPH BARBIERI OF SOTHEBYS INTERNATIONAL REALTY AND GREENWICH MLS
BUYER REP: MARLI MEIER & JEFF JACKSON OF CORCORAN CENTRIC REALTY
Riverside
Single-Family
The Riverside single-family market remained strong in 2025 with sales rising 16.9% YoY to 83 transactions, up from 71 in 2024. Homes continued to move quickly, as days on market declined 9.5% YoY from 23 to just 21 days. Inventory increased modestly, up 8% YoY with 94 listings compared to 87 the prior year. Despite the additional supply, pricing strengthened, with the median sale price climbing 8.2% YoY from $2,910,000 to $3,150,000.
Condo
The Riverside condo market remained active in 2025 with a 100% increase in
inventory. Listings doubled to 6 properties for sale compared to 3 in 2024, while closed sales held steady YoY with 4 transactions. Homes moved more quickly, as days on market declined 13.8% YoY from 33 to 28 days. Pricing softened modestly, with the median sale price down 8.5% YoY from $1,060,000 to $970,000, and the average sale price declining 6.4% YoY from $1,018,750 to $954,000.
Notable Riverside Sale
35 Club Road
Closing Price: $9,750,000 | Date Closed: 10/17/25
Sought after Riverside location showcases a stunning six-bedroom Colonial built by Sound Beach Partners with pool, porches, outdoor fireplace and grill on beautifully manicured .71 acres with private yard dotted with sequentially flowering trees. Offers easy access to trains, schools, water and Yacht Club. This pristine home exudes classic elegance with superb architectural details, wood floors, marble fireplaces and high ceilings. Dramatic double height entry leads into formal rooms with fireplaces, chef's kitchen with breakfast nook, family room with fireplace, library with wet bar and sunroom.
*LISTING INFO COURTESY ANDREW SMITH OF HOULIHAN LAWRENCE AND GREENWICH
MLS
BUYER REP: JEFF JACKSON OF CORCORAN CENTRIC REALTY
Old Greenwich
Single-Family
The Old Greenwich single-family market closed 2025 with 72 sales, a 5.9% increase from 68 in 2024. While average days on market rose 38.5% YoY from 13 to 18 days, homes continued to trade at a brisk pace, underscoring sustained buyer demand. Pricing remained firmly on an upward trajectory, with the median sale price increasing 7.7% YoY and the average sale price climbing 14.9% YoY from $3,150,105 to $3,620,424.
Condo
The condominium market closed 19 sales, down a modest 5% from 20 in 2024. Inventory expanded, rising 43.8% to 23 available units compared to 16 in 2024, offering buyers more options. Despite the increase in supply, market pace accelerated, with median days on market declining 29.6% from 27 to 19 days. Pricing trended upward, as the median sale price jumped 21.1% YoY, while the average sale price also increased from $750,775 to $882,000.
Notable Old Greenwich Sale
21 Binney Lane
Closing Price: $8,150,000 | Date Closed: 11/25/25
Extraordinary, turn-key modern home located in one of Old Greenwich's most desired and idyllic locations, within proximity to the beach at Tod's Point and the village. This exquisite home is set on an oversized flat lot in the Binney Lane Association, not in the Flood Zone. Incredible attention to detail is evident throughout the 8000+ sf of living space, spanning 4 floors. The main floor welcomes you with an abundance of natural light and 9'6'' ceilings. The family room and Christopher Peacock kitchen overlooking the custom pool with 2 lanes for swimming laps and spacious bluestone patio for seamless indoor/outdoor entertaining. *LISTING
INFO COURTESY JEFF JACKSON OF CORCORAN CENTRIC REALTY AND GREENWICH MLS
Methodology
METRICS
CLOSED SALES the number of properties sold in a given period
PENDING AND CONTRACTS SIGNED figures for the number of properties sold and newly under contract based on purchase contract date
DAYS ON MARKET (DOM) is the median number of days between when a property is listed and the contract date.
AVERAGE PRICE PER SQUARE FOOT is the average price divided by the average square footage.
MEDIAN PRICE AND PRICE PER SQUARE FOOT (PPSF) are the middle or midpoint price where half of sales fall below and half fall above this number
INVENTORY is a count of all newly listed properties for sale throughout the entire year
SOURCE
Figures in this report are based on publicly reported closed sales information via the Town of Greenwich Assessor, Domus Analytics, Greenwich Multiple Listing Service, and independent proprietary information and valuation tools
SPECIAL NOTE ON MARKET ACTIVITY
A meaningful portion of real estate transactions occur off-market and are not reflected in MLS statistics These private transactions can represent approximately 15-25% of total market volume and are confidential by nature As a result, they are not captured in the data in this report Corcoran Centric maintains deep, active participation in this segment of the market For a more comprehensive understanding of true market conditions and opportunities beyond MLS, we encourage you to consult with your Corcoran Centric advisor
DISCL AIMER
Real estate agents affiliated with Corcoran Centric Realty are independent contractors and are not employees of Corcoran Centric Realty Corcoran Centric Realty is a licensed real estate broker located at 103 Mason Street, Greenwich, CT 06830 All material presented herein is intended for information purposes only and has been compiled from sources deemed reliable. Though information is believed to be correct, it is presented subject to errors, omissions, changes or withdrawal notice
THE FOLLOWING MEMBERS MADE CONTRIBUTIONS TO THIS REPORT:
Sydney Hubbell I Jeffrey Jackson I Clare Bolduc
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