recent years, new-home developers have taken a keen interest in Greenwich—building exquisite, fresh and amenities-replete residences for buyers in the upper echelons of the market
Heading into the now-past Labor Day weekend, there were eight new-construction houses on the Greenwich market.
“This represents a slight decline from last year’s inventory,” observed Joy Kim Metalios, a Realtor with Houlihan Lawrence’s Greenwich brokerage and the founder of the Metalios Team of agents. “At this same time in 2024, we had 10 new-construction homes on the market, so we’re seeing about a 20% decrease in available new-construction inventory year-over-year.”
“Architecturally, there’s a clear design philosophy emerging across these properties. Builders are consistently incorporating soaring ceilings, expansive open floor plans, oversized windows that maximize natural light, and lighter-toned flooring that creates an airy, contemporary aesthetic. These elements reflect current buyer preferences for bright, flowing spaces that feel both grand and livable,” Metalios suggested.
She also noted that luxury-market buyers may be keenly interested in amenities like indoor sports and pickleball courts.
“What’s particularly noteworthy is the significant shift in the luxury tier we’re seeing,” Metalios reported “Last year, seven of the 10 new-construction homes were priced below $5 million making them accessible to a broader range of buyers. This year only one of the eight available homes is priced below $5.9 million, indicating builders are focusing primarily on the ultra-luxury segment. What we’re seeing in Greenwich actually mirrors a broader national trend that explains both the reduction in inventory and
the dramatic shift toward higher-end construction. Builders nationwide are exercising significant caution when it comes to breaking ground on new projects, and the data supports this hesitancy According to the National Association of Home Builders, construction industry growth is projected to slow dramatically from 6.6% in 2024 to just 1.4% in 2025, primarily due to the cost uncertainties and policy concerns.
“The core issue is margin protection in an unpredictable cost environment,” she continued. “Builders are facing an unprecedented situation, where they can’t accurately predict their final construction costs due to ongoing tariff discussions and material price volatility Nationally, 78% of builders report difficultly pricing their homes, because they simply don’t know what materials will cost by completion—or what price point the market will bear
“This uncertainty perfectly explains the shift we’re seeing toward higher-end construction in Greenwich. In the sub-$5 million market, these additional costs can completely erode a builder’s profit margin, but when you’re building a $6 million to $10 million home, there’s enough margin cushion to weather cost surprises,” she said.
Metalios’ team at Houlihan Lawrence will be debuting a newly constructed home in the near future, she said: “It will cater to a specific but important market segment—smaller-scale new-construction single-family homes designed with first-floor primary suites, targeted toward buyers 55 and older While I can’t disclose the location just yet, this development addresses the growing demand for right-sized luxury living in Greenwich.”
The hand-painted wallcoverings in the formal dining room at 358 Lukes Wood Road in New Canaan make a distinctive impression, transporting diners to the 4.78-acre grounds outdoors The wallpaper was designed by Gracie Studio. The seven-bedroom 16,008-square-foot luxury home is currently on the market for $9.995 million. Douglas Elliman Realtor Jennifer Crowley is the listing agent. Photo contributed.
‘in’ wallpaper
is‘in’again
WALLCOVERINGS ADD COLOR, TEXTURE, PROPORTION AND VISUAL INTRIGUE TO INTERIOR DESIGN
wallpaper perhaps overstayed its welcome after the 1980s and 1990s—heydays for wallcoverings in American homes, yet a trend that fizzled. But in recent years, wallpaper has made a comeback, particularly in well-designed luxury homes, where their applications make perfect design sense and create interior spaces that are distinctive and personality-rich.
Consider these four remarkable homes, currently on the market in Fairfield County—each a compelling case for wallpaper.
Leslie Razook, a Realtor with William Pitt Sotheby’s International Realty in New Canaan, has observed an uptick in wallcovering installations; however the applications vary greatly “from centerpiece of the house to accents,” she said.
Razook is the listing agent for 4800 Congress Street in Fairfield, Connecticut—on the market for $15 million. Affectionately named “Greenfield Hill,” this is a compound, with a seven-bedroom main house. The 36 8-acre setting is embraced by stone walls and
by Gretchen A. Peck
surrounded by nature-preserve land. It is the former home of Richard Rodgers, who composed “The Sound of Music.”
“The property is the consummate expression of modern ease and understated luxury—fun, easy to live in, connected to the beautiful outdoor surroundings, and amenities,” Razook said.
Among the 9,129-square-foot interiors of the main house, there are rooms designed with wallcoverings to add character or create a mood. Razook explained, “There are several rooms where [wallpaper] has been used in a wonderful way In the primary sitting room, the ceiling is papered giving the room a very cozy and intimate feeling. In a small bedroom, the lively paper gives the room definition and character. In the Moroccan bar the walls are upholstered with peacock velvet, adding depth and a sense of glamour In the entry powder room, the paper conveys warmth and elegance.”
In addition to the main house, the property features a pool house, an office pavilion, a guest house and a heated paddle court.
The Atmosphere at Sasco Point
“Absolutely, wallcoverings have made a major comeback,” according to Andrew S. Whiteley, founding member of Brown Harris Stevens’ brokerage in Southport, Connecticut. “Today’s homeowners are looking for ways to infuse more personality and dimension into their spaces, and wallpaper offers textures, patterns and finishes that flat paint simply can’t achieve. Luxury buyers, in particular, see it as a design investment that makes their homes feel more custom and curated.”
“Wallcoverings can add tactile richness—whether through grass cloth, metallics, or hand-painted patterns—that paint can’t replicate,” he added. “They also frame the architecture differently giving depth and definition to a room and creating a sense of layered luxury.”
Whiteley and his Brown Harris Stevens colleague Wendy Ryan are the listing agents for 1131 Sasco Hill Road in Fairfield, Connecticut. On the market for $25 million, this six-bedroom, 19,569-square-foot luxury home—“Sasco Point”—is situated on 11.12 acres, with 450-feet of frontage on Long Island Sound
Whiteley said this waterfront home has exceptional scale and flow—and spectacular water views.
“At 1131 Sasco Hill Road, our client used wallpaper very strategically,” Whiteley said. “For example, in the library, the walls are covered with burlap, hand-painted in a faded Ottoman design, the work of Patricia Arnillas. The wallcoverings act almost like architectural detailing, elevating the room beyond what paint alone could offer “Wallpaper creates atmosphere the moment you walk in,” he added. “In some rooms, it’s bold and energizing; in others, it’s subtle and serene At Sasco Hill, the choices strike a balance between sophistication and comfort, making each space feel intentional and emotionally resonant.”
CONTINUE wallpaper ON PAGE 6
Pictured: Sasco Point is a waterfront luxury home at 1131 Sasco Hill Road in Fairfield, Connecticut. Built in 2002, the house was designed based on a blend of Swedish, Dutch and Moorish architectural styles. The six-bedroom home is situated on 11.12 acres, waterfront on Long Island Sound. The owner chose artist-painted burlap for the wallcoverings in the library. The property is offered to the market for $25 million. Andrew S. Whiteley founding member of Brown Harris Steven’s Southport brokerage, is the seller’s agent. Photo contributed
OPENING THEDOOR to investment properties
I G i h & B d
RESTORED GREENWICHHOME 24 Nutmeg Drive,Greenwich
4Beds| 5.5 Baths| 4586SqFt |$2,865,000
Restoredunique home withcathedral celling'snestedinovertwo acresof parklikelandamong multi million$ homesonly45minutes from NYC and10minutesfromGreenwich TrainStation. Theversatilefloor plan offers roomfor familiestoplayorat-home workingsituations.Several light filledformal rooms, 4Bed rooms and 5full bathscan be used as needed. Primarysuitewithsitting room overlookinggardenand access to pool enjoys spa like bathand dressing room. Brand new chefkitchen withtop of the line appliances openstodelightfulPatioand poolareasurroundedby gardensand pondperfect forentertaining.Walkout lowerlevel has2 full baths, abed roomand large exercise/ yoga space. Heated driveway, All renovated withultimate craftmanship and best of materials
Jennifer Crowley, a Realtor with Douglas Elliman Real Estate, said “new design versatility, technological advancements, and a desire for more personalized, unique interiors” are why wallpaper is popular again
The quality and artistry of today’s wallcoverings are far removed from the outdated, mass-produced wallpaper of the past,” she said. “This allows homeowners to add value and individuality while giving spaces a refined, elegant feel.”
Crowley is the listing agent for 358 Lukes Wood Road in New Canaan. This seven-bedroom colonial was built in 1941 and today presides over 4.78 acres.
The owner chose wallpaper for the formal dining room and a powder room.
“This property offers old-world aesthetics with modern artistry,” Crowley said. “The craftsmanship of the millwork, finishes and features an unparalleled including reclaimed oak flooring imported from France, and Hope’s custom-designed steel windows and doors.
“In the dining room, Gracie wallpaper was used to create a bespoke and curated scene, unique to the house and property Gracie Studio used tree, plant and flower specimens from the property in the hand-painted creation of the dining room wallpaper, as well imagery of a neighboring pond and whimsical animals, including a squirrel that is native and a peacock, which is not,” Crowley said. “The current design movement embraces maximalism, color and texture, with homeowners looking for ways to make a bold, expressive statement.”
TOP TEAM
Aerial view of 358 Lukes Wood Road.
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Home Prices on the Rise in Greenwich
Roseanne Sarica Benedict is both a local Realtor and a champion for Greenwich She produces a popular video series, “Out & About in Greenwich.” For each episode she speaks with people on the streets of Greenwich, asking about their experiences living or visiting the town. She has an inherent appreciation for their thoughts on Greenwich, as a long-time resident and a Realtor who leads the Roseann Sarica Benedict team of agents at Compass’ Greenwich Avenue brokerage.
“The luxury segment in Greenwich has seen a substantial rise in home prices,” she observed “The median sale price for single-family homes has increased by 19% compared to the first half of 2024, reaching $3.5 million. In July 2023 the median home price was $2.195 million, which escalated to $3.12 million in July 2024 and further rose to $3.514 million in July 2025.”
With home prices escalating rather than merely holding steady, it’s no wonder developers are building here.
“To date, there have been 22 closed new-construction transac-
tions, with prices ranging from $1.6 million to $43.5 million. The sale of luxury homes, especially those over $10 million, has seen a remarkable surge, with 122 transactions exceeding $10 million since 2020,” Benedict reported.
“Developers are increasingly focusing on teardowns and rebuilds. Buyers still want traditional, classic architecture, and we also see modern farmhouse homes gaining popularity,” she added. “Buyers are showing a preference for energy-efficient features smart-home technologies and high-end finishes plus ‘wow factors,’ like indoor sports courts, massage rooms, second kitchens and over-the-top wine cellars—many of which have become standard in luxury homes. Currently, homes in Greenwich are selling after an average of 25 days on the market—a modest increase from 17 days the previous year A significant number of homes continue to sell at or above the full list price, highlighting strong demand and competitive bidding scenarios.”
Architectural Trends
Maria Rüggeberg is a Realtor with William Raveis brokerage in Greenwich and she produces a video series in which she drills down on Greenwich’s market data She also takes a close look at trends, including what buyers want and what developers are delivering.
“There have been quite a few new constructions with the farmhouse look, painted white, with black-rimmed windows. The majority have been classic architecture with a few contemporaries,” she said. “All have a more contemporary feel on the inside, with open floor plans Most have natural wood floors that are not stained as we saw in the past. The price point is generally between $4 million and $43 million, with a few in the $2 million to $3 million range.”
Rüggeberg cited one recent sale of a new construction home at 198 Shore Road in Old Greenwich: “It is situated right on the Sound, and the house has views from almost all the rooms. There is a pool, and the construction is more classic, but the ceiling heights and spacious gathering rooms are awesome. There is also a small ‘cottage.’ The main house also features a large exercise area in the lower level of the house. It feels like a backcountry estate, only on a smaller piece of land. It recently sold for $21 million.”
GreenwichBorn- Globally Connected
With past positionsfromGreenwich Magazine to theNYSE, JenDanzi brings a rare blendofmarketing prowess, financial discipline,and client-first service.
Sincelaunching herown brokeragein2024, shehas sold over $25M in real estate and currentlyrepresentsover$300M in inventoryasthe exclusivelisting agent.
Jen’smarketinsight,discretion, and strategicexecution consistently deliver exceptionalresults.A member of the Institutefor Luxury Home Marketing, Jen’s listings have been featured on NBCOpen House.
Licensed in CTsince1998 andsubsequently licensed in NY &FL, she’salsoa trusted communityleaderonthe Greenwich ChamberofCommerce, Transportation AssociationofGreenwich,and Pathway boards in addition to volunteering forThe American RedCross, YWCA amongst many others
Maria Rüggeberg is a Realtor and luxury-property consultant at William Raveis Real Estate’s Greenwich brokerage.
Photo contributed.
BespokeLuxury, Elevated Living
EE NW IC H, CT 12 Turner Drive
6B ED ∙ 8.1B AT H ∙ 11, 83 0S QF T PR IC EU PO NR EQ UE ST
This custom-built estate blends timeless design with modern indulgence.A striking glasselevator provides seamless access to allthree levels,enhancing both convenience andstyle.Highlights includea chef’s kitchenwithVikingappliances anddualislands,elegantlivingand dining spaces, ahomeoffice,and a4-car garage with lifts
Upstairs features four ensuitebedrooms, includinga lavish primarysuite with fireplace,dual closets, anda spabath. Thelower levelisdesignedfor indulgence andplaywitha golf simulator, mediaroom, wine andcigar lounges, gym, anda full indoor pickleball courtwithbasketballhoops
Luxury at everyturn—craftedfor thosewho expect theexceptional
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Irrefutableisthe intrinsicallure of this statelyfive-bedroom, 6+ bath center hall BrickGeorgiancolonial. Awarmelegant home builtof thefinestmaterials andcraftsmanship with approximately5,500 sq.ft. of livingareaencompassingbothlight-filledformaland informal roomsalike. Sure to please is thewelcoming Englishentrancehalland sweeping staircaseleading to thegenerousliving room with fireplace, formal dining room,and handsome pine-paneled library. In addition to theeat-inkitchen is thesolarium, office, family/gameroomand spawithdirectaccesstooutdoor recreation andentertainingspaces. Aspaciousprimary bedroomsuite with walk-inclosetand luxury bath,plus4 additional bedrooms,3 baths, laundryroomand rear staircasecompletethe second floor.
Wonderfullysituatedona peaceful dead-end lane in arguably oneofGreenwich’s most sought-after locations, presides this gracious 1941 classic. Proudlynestled on aprivate 1.79–acre parklike parcel enhanced by asemicirculardrive andlushmaturegrounds with broadlawn, towering specimen trees, establishedwalledgardens,expansive patio, oversizedheatedin-ground pool,tenniscourt,and 3-cargarage. Closeproximity to downtown –shopping, dining,parks,library,museum, beachferries,and convenient commuter options. $5,900,000
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eHiggins GroupPrivate Brokerageis widely recognized todayasone of Connecticut’spremier real estate firms, with nearly 30 yearsof success, tenoffices, andmorethan 400dedicated agents.But thestory of theHiggins family in real estate reachesbackmuchfurther—over acentury—rootedinresilience, entrepreneurship,and adeepbeliefin treating people with compassion
An extraordinary 7-bedroomturn-of-the-centuryEnglish-style granite and shingle home that has been masterfullyrenovated and expanded underthe supervision of notedarchitect,AlisbergParker.Stunning2014transitionincorporatesrelaxedgrandeurwithall modern-day luxuries.ImposingDutch door sets thereveal to this to this exquisiteManor House –a harmonious balance of formality andsubstancewithanunassumingrelaxed presence. Free flowingfirst floorseamlesslyconnects livingspaces that arecomplimented by refinedqualityand detailona grandscale. Well-proportioned roomswithhighceilingsthroughout, accented by quarter-sawn oak flooring,panelingand wainscoting,periodpocket doors, oversized one-over-one windows,exceptional millwork, stained glass windows,open3-story stairhall, 7 fireplacesand much more…Simplystunningand irreplaceable. Theultimate in privacy.Enjoy spectacular professional landscaped andmanicured groundswithtowering specimen trees, broadlawns and perennial gardens set atop this multi-lot 3.98-acrecompoundatend of private lane. Experiencecaptivating outdoor livingwithinviting pool, spa, tennis/ sports court, andnumerousentertainment areas.1-bedroom Carriage Housewithofficesuite, multi-media theaterand 3-cargarage Close proximity to schools, houses of worship andtransportation, just minutesfromdowntown Greenwich. $11,400,000
ceilings
designingthe fifthwall
TODAY, WHEN LUXURY-HOME
DESIGNERS & ARCHITECTS CREATE SPACES, THEY’RE LIKELY TO LOOK UP
by Gretchen A. Peck
long overlooked as little more than a blank expanse of white, the ceiling is stepping into the spotlight as one of the most expressive canvases in interior design. Architectural details like coffered, tray or beamed ceilings, subtle glows from illuminated surfaces, or the artistry of painted and papered treatments are redefining how designers and homeowners think about the “fifth wall.” These special finishes don’t just cap a room—they infuse it with character craftsmanship, and a touch of drama that turns everyday interiors into statement spaces.
The listing for 101 Perkins Road in mid-country Greenwich refers to the property with adjectives like chic, sophisticated, cozy, beautiful and triple-mint. The five-bedroom luxury home is for sale, with an asking price of $6.4 million. As the seller’s agent, Francine Ehrlich—a senior global real estate advisor for Sotheby’s Greenwich brokerage and a partner in The Barre Ehrlich Group of Realtors—offered some insight into the property
“The living room is designed with beautifully detailed wood, almost drawing the eye toward the lush property,” Ehrlich
CONTINUE ceilings ON PAGE 46
Pictured above: This striking formal reception hall at 544 Oenoke Ridge New Canaan, sets the tone of the quality and character of the beautifully renovated 1929-period luxury home. The 6.26-acre property is offered to the market for $12.4 million. Danielle Malloy, managing broker and founding partner for Serhant’s Connecticut brokerage, is the listing agent Photo contributed Featured below: The primary bedroom at 101 Perkins Road, Greenwich, Connecticut, has a vaulted, character-rich ceiling. The ceiling lines are carried through into the private en-suite bath, as well. Photo contributed. Below inset: 101 Perkins Road in mid-country Greenwich is listed for $6.4 million by The Barre Ehrlich Group at Sotheby’s International Realty The living room ceiling is coffered and clad in lightly finished hardwood, which provides a visual connection to the lush acreage outside. Photo contributed.
$2,700,000
described the relationship between the interiors and 2.64-acre setting. “The family room has a high, peaked ceiling, with wood in a different design, culminating in a multi-tiered chandelier Two of the bedrooms have interesting but subtle wallpaper, a color from which is pulled out for the ceiling
“There is also a bedroom with the same wallpaper on the walls and ceiling, creating a cozy yet sophisticated ‘cocoon.’ The primary bedroom’s ceiling is also peaked, with a painted wood design, enhancing the space. The primary bath has the same treatment, with shiny Venetian plaster walls and cool light fixtures,” Ehrlich noted.
Although the house debuted in 1973, significant improvements have been made at the discerning direction of the current homeowner, the listing agent said, including updating the interior décor for the 7,492-square-foot home, installing a new roof, converting the mechanicals from oil to propane, and adding a new air-conditioning system.
“The home sits high, giving it drama,” Ehrlich said. “The architecture is almost Zen-like and gives it a very peaceful feel The floor plan allows flexible lifestyle options, offering privacy for formal and informal gatherings.”
On Compo Cove
Elizabeth Steffen is a Realtor with The Higgins Group Private Brokerage and the listing agent for 260 Hillspoint Road in Westport. This Compo Beach luxury home was built in 2007 on a 0.81-acre lot with a lovely pool and spa and spectacular views out across Compo Cove.
“The dramatic ceilings in this luxury home, designed by the brilliant architect Peter Cadoux stand out as a major element of distinction,” the listing agent said. “The serene sky-blue barrel ceiling of the bedroom the wood coffered ceilings in the wine cellar and the piano room, and the open glass atrium ceiling in the eat-in area all highlight the incredible custom design and masterpiece of craftsmanship.
“The wine cellar exudes a sense of history and timelessness; the piano room a sense of richness and gathering. The eat-in area creates a sense of being one with the outdoors, and the bedroom has a sense of serenity.”
Besides its eye-catching ceilings, this home has a long list of compelling attributes: a chef’s kitchen, water-facing balconies, home gym, media room, recreation room, a lounge room and an outdoor kitchen. The next owner and residents will be able to enjoy access to a private beach and two tennis courts.
Steffen also commented on the home’s special location:
“This home is not only aesthetically beautiful, but was designed, engineered and built to last for generations in the coastal environment. Across from Long Island Sound, yet not in the flood zone Cadoux has sited the home to take advantage of the remarkable ocean views, comfortable and usable spaces, and a resort-like backyard with a pool.”
anelement ofdistinction
An Architectural Masterpiece
Danielle Malloy is the managing broker and founding partner of Serhant’s Connecticut brokerage She’s also the listing agent for the magnificent 1929-period European-style manor at 544 Oenoke Ridge in New Canaan. Known as “Orchard’s End,” this home was originally designed by Architect William B. Tubby In 2014, Architect Dinyar Wadia was enlisted by the current owners for a threeyear $6 million renovation.
Situated on 6.26 acres, the house now affords 12 bedrooms, 16 baths and 18,000 square feet of interior living space.
The ceilings serve as both architectural statement and artistic flourish,” Malloy said. “The main entryway known as the parlor immediately commands attention with its exquisite custom plaster moldings—an element designed to create a striking first impression the moment you step inside. Complementing this are the intricately detailed walls, each hand-carved by a master plaster artisan, underscoring a rare level of craftsmanship.
“Equally distinctive is the ‘Oval Room,’ which functions as a graceful transition between spaces. The perimeter is adorned with elaborate plasterwork sourced from the very same atelier responsible for the ceilings of Windsor Castle, giving the home a timeless grandeur.”
“Each room evokes a distinct sense of luxury, achieved not only through scale and proportion but also through the meticulous selection of materials,” Malloy remarked. “The finishes are of the highest caliber, and that quality is immediately perceptible—every space carries an atmosphere of refinement and understated opulence. Entering each room, it gives you a feeling of elegance and exclusivity and makes it feel expensive.”
This property also affords a wealth of amenities, including a billiards room, a recreation and gaming room, home gym, a home theater and a glistening pool and spa complemented by an expansive pool patio, complete with an outdoor fireplace and grill.
“The owners were intent on preserving the home’s architectural integrity while seamlessly introducing modern elements,” Malloy suggested. “The result is a residence of world-class design—one that balances heritage with contemporary living. To replicate this level of craftsmanship and detail today would require an investment nearly five times greater than the current offering. This property has an unmistakably multigenerational character In addition to the main residence, it includes a timeless guest house and a carriage house designed to accommodate wellness and recreation. Together, the spaces provide ample room for family living, entertaining and leisure, across generations.”
The asking price for Orchard’s End at 544 Oenoke Ridge is $12.4 million.
The five-bedroom, 10,800-square-foot luxury home at 260 Hillpoint Road, Westport is part of the Compo Beach community It was designed by Architect Peter Cadoux and is currently offered to the market for $11.8 million. The listing agent is Elizabeth Steffen, a Realtor with Higgins Group’s Bedford Square brokerage. Photo contributed.
The great room at 544 Oenoke Ridge in New Canaan—“Orchard’s End”—has a breathtaking beamed cathedral ceiling. It’s one of many distinctive spaces in the 18,000-square-foot residence that was originally designed by Architect William B. Tubby In 2014, a threeyear $6 million renovation was completed Architect Dinyar Wadia. Photo contributed.
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5Bedrooms 6/2Bathrooms
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st ingFORTHESEASONS
MEET LIZ PENSIERO, A LOCAL INTERIOR DESIGNER & STAGING EXPERT WHO WORKS WITH HOMEOWNERS & REALTORS IN FAIRFIELD COUNTY
by Gretchen A. Peck
with the waning days of summer homeowners may be looking around their homes, wondering how to give rooms a refresh and feel more in tune with the seasonal change. For homeowners who may be considering selling their homes in the months ahead, it’s a perfect time to consider how to prepare for and present your home to the market.
Liz Pensiero knows these dilemmas well She’s the owner and principal stager at Liz Pensiero Staging & Designs, LLC Pensiero’s team works with both Realtors and homeowners in lower Fairfield County—primarily in Greenwich, Stamford, Darien, New Canaan, Norwalk, Wilton and Weston.
“I have a lead stager who is primarily responsible for designing the aesthetic of each project. My junior assistant is her right hand, responsible for packing and prepping each project. I have a team of three to four warehouse employees that wrap, unwrap, put
together break down, load trucks, stage and de-stage And, of course, my business manager who keeps the back of the house accounted for each and every month,” Pensiero said.
There is a host of data that affirms that staging a home sees a return on the investment.
“According to a 2024 NAR statistic, staged homes sell 73% faster than un-staged homes,” Pensiero said. “Since the beginning of the year our top-three clients have sold for $611,000, $525,000 and $481,000 over asking as a result of choosing to stage the home rather than list it un-staged.
“In 2025, 20 of our most recent clients within the first five months have sold for over-asking price, totaling over $2.7 million in combined profits for Q1 and Q2 clients,” she continued. “The Fairfield County real estate market is one that demands excellence, and we have become a society of instant gratification. If the buyer
Photo by Abby Cole Photography
doesn’t have an emotional connection immediately the house becomes forgettable putting the listing at a huge disadvantage— ultimately, giving the buyer leverage over the seller Staging the home to listing will maintain seller leverage, ultimately reducing days on market. Remember, staging is usually far less than the first price reduction or continually carrying costs.”
Pensiero has a process for staging a space. She considers the likely buyer of the home and aims to use interior design to make an emotional connection with that buyer She draws design inspiration from a number of sources especially a home’s setting and the time of year
“A home situated in a waterfront community, such as Tokeneke, in the warmth of summer should evoke a very different feel than a Mid-Century Modern gem nestled among the fall foliage of backcountry Greenwich I take great pride in leaning into the colors, textures and tones of each season when designing my projects. I stay away from all-white designs. I love to design with different shades and textures of neutrals, but there must always be a nod to what mother nature has provided outside the window
“When our busy real estate season begins in early spring, I will use seasonal stems in all the arrangements or a brightly colored spring hue on the sofa,” she added “Summer calls for multishades of blues throughout a home. Fall florals in centerpieces, or large chunky bowls of seasonal produce always work. Deeper emerald tones or a fabulous faux fur blanket or pillow are perfect ways to highlight the winter-cozy vibe I do have one constant year-round, and that would be green. I always add something green because of what it does in photography Whether it be a large tree, an emerald blanket a sage-green pillow or even a sectional in a fabulous celadon hue. Green is my color of choice It brings a room alive I have a green upholstered bed that I am excited to unveil this fall.”
Color can be used strategically and often sparingly to bring visual intrigue to the room’s “experience.”
wallpaper FROM PAGE 2
“Linens and light cottons are perfect for warmer weather, while chunky wools and luxury faux furs are best for colder months. I like to use neutrals in the colder months but in heavier, interesting textures. Different shades of soft winter whites, caramels and taupe, mixed together in chunky textures creates a beautiful and comfortable look for the sofa this time of year.”—Liz Pensiero owner and principal stager at Liz Pensiero Staging & Designs. Photo contributed.
Asked what other colors she’s incorporated into recent room designs, Pensiero shared two of her favorites: “My two favorite whites are Benjamin Moore White Dove and Chantilly Lace. White Dove is a bit softer and can often read ‘warmer’ than Chantilly Lace, which is a beautiful neutral white that interjects a ton of light into the space. Also great for kitchen cabinets! I usually pair both with Benjamin Moore’s Simply White as trim. These combinations create a blank, light-filled space that is perfect for sales purposes.”
“There is an art to adding color to a staging design, and it can be tricky if not done properly,” Pensiero said. “As I said, I try to stay away from the uninviting and unrealistic all-white designs. I design for real buyers who live in real homes. In order to add color successfully it needs to look natural, subtle and unforced. Subtle colors in seasonal textures, real flowers, high-end luxury faux florals or fabulous pillows in seasonal shades and patterns and always green. Artwork is also a wonderful way to color—whether it be large statement pieces or a collection of smaller sizes, changing artwork can change the feel of any space and isn’t permanent.”
“Changing textures is a wonderful way to a subtle seasonal change,” advised Pensiero. “Linens and light cottons are perfect for warmer weather, while chunky wools and luxury faux furs are best for colder months. I like to use neutrals in the colder months but in heavier, interesting textures. Different shades of soft winter whites, caramels and taupe, mixed together in chunky textures creates a beautiful and comfortable look for the sofa this time of year.”
intentionality
Rooms with Personality
“Five to 10 years ago, many high-end homes leaned toward minimalism, with clean walls and neutral palettes,” recalled John Dunn, a Realtor with Compass and listing agent for 40 Oenoke Ridge in New Canaan.
“Today’s luxury buyer is more focused on individuality and personal expression, and wallpaper allows a homeowner to infuse character, pattern and texture in a way that paint simply can’t. It’s an instant layer of sophistication and warmth,” he said.
“At 40 Oenoke Ridge, wallcoverings were applied with great intentionality,” Dunn explained. “From the moment you step into the vestibule and foyer you’re welcomed by wallpaper that sets the tone for the home. In the dining room even the ceiling is adorned adding elegance and dimension to formal gatherings The living room, lounge and several bedrooms each carry their
own distinctive coverings—subtle in some spaces, more expressive in others. Every choice feels curated to complement the architecture, creating layers of interest without ever overwhelming the design.
“Each space evokes a unique response,” he added. “The dining room conveys intimacy and refinement, setting the stage for memorable entertaining. The foyer feels rich, layered and enveloping—an invitation to linger Bedrooms and the lounge take on a softer sensibility offering comfort, calm and personality It’s remarkable how each wallcovering establishes its own mood, while contributing to the cohesive design of the home.”
Situated on 2.03 acres 40 Oenoke Ridge is a seven-bedroom brick colonial built in 1929 and beautifully renovated for discerning luxury-market shoppers today The asking price is $5.995 million.
It’s remarkable how each wallcovering establishes its own mood, while contributing to the cohesive design of the home, said Compass Realtor John Dunn, the listing agent for 40 Oenoke Ridge, New Canaan. Photo contributed.
Builda landmark waterfront estate in theheart of oneof Greenwich’s most prestigiousgated communities.
Seton1.32private acreswithdirectaccess to theLongIslandSound,90OneidaDrive is approved andready to breakgroundwith award-winning builder, Greenwich Custom Homes.TheproposedGeorgianColonialspans over 16,000 finished square feet across four levels,offering8 bedrooms,soaring ceilingheights,and elegantinteriors designed fortimelessliving. InquiredirectlywithBrian Milton to explorethe vision forthislandmarkproperty.
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