Houlihan Lawrence Q4-2025 Greenwich Market Report

GREENWICH

Market Report

FULL YEAR 2025

3 3 H I G H L A N D F A R M R O A D, G R E E N W I C H

FULL YEAR 2025 MARKET REPORT

The Greenwich real estate market experienced a strong year in 2025, reflecting sustained demand for exceptional homes in some of the region’s most prestigious communities.

A total of 522 homes sold during the year, representing a 3.8% increase over 2024. Momentum carried through the fourth quarter, with sales rising 9.4% year over year.

The average sale price for the full year increased 20.6% to $4,310,085, highlighting continued demand for premium properties. Homes sold at an average of 98.3% of list price, while days on market averaged 62, slightly faster than the prior year.

Over the past decade, Greenwich has demonstrated remarkable long-term growth, with average sale prices nearly doubling. This sustained appreciation reflects both the enduring appeal of the community and the depth of demand within the luxury segment.

Looking ahead, the outlook for 2026 is positive, with sales activity and pricing expected to trend upward. We remain dedicated to guiding our clients with thoughtful insight, discretion, and unparalleled expertise at every stage of their real estate journey.

We extend our deepest gratitude to our agents, clients, and the communities we serve. We wish you and your families a joyful, healthy, and prosperous 2026.

With Warm Regards, Liz Nunan President and CEO

HIGHE S T PRI CES SA L E I N 2 02 5 | 2 14 C L A P BOA RD RI D GE ROA D, GREENWI CH, CT Sold for $43,500,000 | | M ichele Tesei | | M 203.536.3352

Source: 1/1/25 . 3/31/25, total sales both on and off MLS.

2 0 3 . 8 6 9. 0 7 0 0 · H O U L I H A N L A W R E N C E . C O M

TABLE OF CONTENTS FOURTH QUARTER 2025

GREATER GREENWICH

GREENWICH

Single Family Home Overview

South of the Post Road

GREENWICH

COS COB

North of the Parkway

GREENWICH

OLD GREENWICH

GREATER GREENWICH Condominium Overview

RIVERSIDE

South of the Parkway

HOULIHANLAWRENCE.COM

GREATER GREENWICH

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

128

117

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE 9.4%

522

503

3.8%

AVERAGE SALE PRICE

$4,584,464 $3,612,508

26.9%

$4,310,085

$3,573,319

20.6%

MEDIAN SALE PRICE

$3,060,000 $2,800,000

9.3%

$3,150,000

$2,866,300

9.9%

AVERAGE PRICE PER SQUARE FOOT

$944

$792

19.2%

$888

$798

11.3%

AVERAGE DAYS ON MARKET

71

69

2.9%

62

64

-3.1%

% SALE PRICE TO LIST PRICE

97.5%

100.2%

-2.7%

98.3%

100.1%

-1.8%

TEN-YEAR MARKET HISTORY

Average Sale Price

$2,203,756 $2,574,993 $2,393,006 $2,376,330 $2,667,708 $3,002,372 $3,050,065 $3,547,203

$3,573,319

$4,310,085 Average Sale Price

Average Price/SqFt

$564

$578

$563

$545

$557

$635

$696

$758

$798

$888

Average Price/SqFt

Days On Market

157

184

179

199

171

109

76

82

64

62

Days On Market

%Sale Price to List Price

94.1

92.5

93.7

92.4

94.4

97.4

99.7

98.0

100.1

98.3

%Sale Price to List Price

GREATER GREENWICH SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

$0 - $999,999

1

8

1

2

1

2

-50.0%

700.0%

$1,000,000 - $1,999,999

6

5

1

9

10

1

-33.3%

-50.0%

$2,000,000 - $2,999,999

11

9

1

13

11

1

-15.4%

-18.2%

$3,000,000 - $3,999,999

4

6

1

10

6

2

-60.0%

0.0%

$4,000,000 - $4,999,999

5

11

1

12

6

2

-58.3%

83.3%

$5,000,000 - $5,999,999

3

7

1

7

5

1

-57.1%

40.0%

$6,000,000 - $7,999,999

9

7

1

13

6

2

-30.8%

16.7%

$8,000,000 - $9,999,999

4

1

4

6

1

6

-33.3%

0.0%

PRICE RANGE

$10,000,000 and up

13

7

2

23

3

8

-43.5%

133.3%

Market Totals

56

61

1

95

49

2

-41.1%

24.5%

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

19

27

-29.6%

19

27

-29.6%

$1,000,000 - $1,999,999

117

132

-11.4%

117

132

-11.4%

$2,000,000 - $2,999,999

110

106

3.8%

110

106

3.8%

$3,000,000 - $3,999,999

80

83

-3.6%

80

83

-3.6%

$4,000,000 - $4,999,999

65

61

6.6%

65

61

6.6%

$5,000,000 - $5,999,999

36

25

44.0%

36

25

44.0%

$6,000,000 - $7,999,999

45

39

15.4%

45

39

15.4%

$8,000,000 - $9,999,999

12

13

-7.7%

12

13

-7.7%

$10,000,000 and up

38

17

123.5%

38

17

123.5%

Market Totals

522

503

3.8%

522

503

3.8%

Source: Greenwich Multiple Listing Service, Single-family homes

GREENWICH NORTH OF THE PARKWAY

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

21

17

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE 23.5%

73

58

25.9%

AVERAGE SALE PRICE

$6,286,218 $3,422,205

83.7%

$5,460,173

$4,066,552

34.3%

MEDIAN SALE PRICE

$4,950,000 $3,375,000

46.7%

$4,150,000

$3,620,000

14.6%

AVERAGE PRICE PER SQUARE FOOT

$881

$615

43.3%

$752

$680

10.6%

AVERAGE DAYS ON MARKET

91

100

-9.0%

92

94

-2.1%

% SALE PRICE TO LIST PRICE

93.6%

97.9%

-4.4%

94.0%

96.7%

-2.8%

TEN-YEAR MARKET HISTORY

Average Sale Price

$2,939,222 $3,590,745 $3,264,086

$3,156,247

$2,851,219

$3,919,488

$3,436,312 $5,210,226 $4,066,552 $5,460,173 Average Sale Price

Average Price/SqFt

$470

$501

$495

$503

$455

$553

$595

$662

$680

$752

Average Price/SqFt

Days On Market

237

310

210

251

231

167

100

166

94

92

Days On Market

%Sale Price to List Price

91.8

85.7

91.9

90.1

94.2

96.5

97.4

94.3

96.7

94.0

%Sale Price to List Price

GREENWICH NORTH OF THE PARKWAY SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

$0 - $999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$1,000,000 - $1,999,999

0

1

0

1

2

1

-100.0%

-50.0%

$2,000,000 - $2,999,999

2

3

1

3

1

3

-33.3%

200.0%

$3,000,000 - $3,999,999

2

0

Not Valid

3

0

Not Valid

-33.3%

0.0%

$4,000,000 - $4,999,999

3

3

1

2

0

Not Valid

50.0%

0.0%

$5,000,000 - $5,999,999

2

0

Not Valid

3

1

3

-33.3%

-100.0%

$6,000,000 - $7,999,999

2

6

1

7

1

7

-71.4%

500.0%

$8,000,000 - $9,999,999

1

1

1

3

0

Not Valid

-66.7%

0.0%

PRICE RANGE

$10,000,000 and up

3

0

Not Valid

9

0

Not Valid

-66.7%

0.0%

Market Totals

15

14

1

31

5

6

-51.6%

180.0%

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

0

0

Not Valid

0

0

Not Valid

$1,000,000 - $1,999,999

9

11

-18.2%

9

11

-18.2%

$2,000,000 - $2,999,999

14

10

40.0%

14

10

40.0%

$3,000,000 - $3,999,999

12

15

-20.0%

12

15

-20.0%

$4,000,000 - $4,999,999

8

7

14.3%

8

7

14.3%

$5,000,000 - $5,999,999

6

5

20.0%

6

5

20.0%

$6,000,000 - $7,999,999

15

5

200.0%

15

5

200.0%

$8,000,000 - $9,999,999

2

3

-33.3%

2

3

-33.3%

$10,000,000 and up

7

2

250.0%

7

2

250.0%

Market Totals

73

58

25.9%

73

58

25.9%

Source: Greenwich Multiple Listing Service, Single-family homes

GREENWICH SOUTH OF THE PARKWAY

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

40

38

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE 5.3%

177

182

-2.7%

AVERAGE SALE PRICE

$4,751,498 $3,797,789

25.1%

$4,975,526

$4,033,916

23.3%

MEDIAN SALE PRICE

$3,662,500 $2,867,500

27.7%

$3,775,000

$3,262,500

15.7%

AVERAGE PRICE PER SQUARE FOOT

$871

$730

19.3%

$879

$753

16.7%

AVERAGE DAYS ON MARKET

89

54

64.8%

58

69

-15.9%

% SALE PRICE TO LIST PRICE

99.0%

100.4%

-1.4%

98.4%

99.0%

-0.6%

TEN-YEAR MARKET HISTORY

Average Sale Price

$2,403,016

$2,769,791 $2,670,378 $2,537,605

$2,941,272

$3,212,533

Average Price/SqFt

$535

$550

$537

Days On Market

176

203

%Sale Price to List Price

94.0

93.0

$3,656,487 $3,647,901 $4,033,916 $4,975,526 Average Sale Price

$499

$530

$596

$676

$693

$753

$879

Average Price/SqFt

188

234

197

126

95

85

69

58

Days On Market

92.8

91.9

94.9

97.0

98.9

98.7

99.0

98.4

%Sale Price to List Price

GREENWICH SOUTH OF THE PARKWAY SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

$0 - $999,999

0

4

0

0

0

Not Valid

0.0%

0.0%

$1,000,000 - $1,999,999

0

2

0

3

1

3

-100.0%

100.0%

$2,000,000 - $2,999,999

4

3

1

5

5

1

-20.0%

-40.0%

$3,000,000 - $3,999,999

1

3

1

2

3

1

-50.0%

0.0%

$4,000,000 - $4,999,999

0

5

0

2

3

1

-100.0%

66.7%

$5,000,000 - $5,999,999

0

3

0

2

1

2

-100.0%

200.0%

$6,000,000 - $7,999,999

5

0

Not Valid

1

4

1

400.0%

-100.0%

$8,000,000 - $9,999,999

2

0

Not Valid

2

1

2

0.0%

-100.0%

PRICE RANGE

$10,000,000 and up

3

5

1

5

3

2

-40.0%

66.7%

Market Totals

15

25

1

22

21

1

-31.8%

19.0%

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

6

13

-53.8%

6

13

-53.8%

$1,000,000 - $1,999,999

32

31

3.2%

32

31

3.2%

$2,000,000 - $2,999,999

34

37

-8.1%

34

37

-8.1%

$3,000,000 - $3,999,999

25

26

-3.8%

25

26

-3.8%

$4,000,000 - $4,999,999

25

27

-7.4%

25

27

-7.4%

$5,000,000 - $5,999,999

12

10

20.0%

12

10

20.0%

$6,000,000 - $7,999,999

18

23

-21.7%

18

23

-21.7%

$8,000,000 - $9,999,999

5

7

-28.6%

5

7

-28.6%

$10,000,000 and up

20

8

150.0%

20

8

150.0%

Market Totals

177

182

-2.7%

177

182

-2.7%

Source: Greenwich Multiple Listing Service, Single-family homes

GREENWICH SOUTH OF THE POST ROAD

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

13

19

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE -31.6%

58

65

-10.8%

AVERAGE SALE PRICE

$4,820,384 $4,798,815

0.4%

$4,647,887

$3,955,840

17.5%

MEDIAN SALE PRICE

$1,075,000 $2,200,000

-51.1%

$3,150,000

$2,450,000

28.6%

AVERAGE PRICE PER SQUARE FOOT

$953

$979

-2.7%

$958

$913

4.9%

AVERAGE DAYS ON MARKET

79

116

-31.9%

89

78

14.1%

% SALE PRICE TO LIST PRICE

94.0%

99.6%

-5.6%

96.7%

101.4%

-4.6%

TEN-YEAR MARKET HISTORY

Average Sale Price

$2,545,622 $2,977,955

$2,371,594 $2,896,440 $3,458,830 $3,907,564 $3,288,974 $5,494,005 $3,955,840 $4,647,887 Average Sale Price

Average Price/SqFt

$623

$639

$666

$667

$676

$709

$752

$1,096

$913

$958

Average Price/SqFt

Days On Market

133

141

208

211

182

138

85

85

78

89

Days On Market

%Sale Price to List Price

92.3

91.5

94.5

92.6

91.1

95.5

99.6

93.6

101.4

96.7

%Sale Price to List Price

GREENWICH SOUTH OF THE POST ROAD SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

$0 - $999,999

1

1

1

2

0

Not Valid

-50.0%

0.0%

$1,000,000 - $1,999,999

3

0

Not Valid

0

2

0

0.0%

-100.0%

$2,000,000 - $2,999,999

3

1

3

2

2

1

50.0%

-50.0%

$3,000,000 - $3,999,999

1

1

1

1

1

1

0.0%

0.0%

$4,000,000 - $4,999,999

1

1

1

2

2

1

-50.0%

-50.0%

$5,000,000 - $5,999,999

0

0

Not Valid

0

1

0

0.0%

-100.0%

$6,000,000 - $7,999,999

2

0

Not Valid

5

1

5

-60.0%

-100.0%

$8,000,000 - $9,999,999

1

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$10,000,000 and up

7

0

Not Valid

7

0

Not Valid

0.0%

0.0%

Market Totals

19

4

5

19

9

2

0.0%

-55.6%

PRICE RANGE

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

11

10

10.0%

11

10

10.0%

$1,000,000 - $1,999,999

12

16

-25.0%

12

16

-25.0%

$2,000,000 - $2,999,999

5

9

-44.4%

5

9

-44.4%

$3,000,000 - $3,999,999

7

11

-36.4%

7

11

-36.4%

$4,000,000 - $4,999,999

4

9

-55.6%

4

9

-55.6%

$5,000,000 - $5,999,999

5

1

400.0%

5

1

400.0%

$6,000,000 - $7,999,999

8

3

166.7%

8

3

166.7%

$8,000,000 - $9,999,999

1

0

Not Valid

1

0

Not Valid

$10,000,000 and up

5

6

-16.7%

5

6

-16.7%

Market Totals

58

65

-10.8%

58

65

-10.8%

Source: Greenwich Multiple Listing Service, Single-family homes

COS COB

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

10

13

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE -23.1%

59

56

5.4%

AVERAGE SALE PRICE

$1,929,200 $2,248,865

-14.2%

$2,185,928

$2,049,533

6.7%

MEDIAN SALE PRICE

$1,792,500 $1,990,000

-9.9%

$2,000,000

$1,915,500

4.4%

AVERAGE PRICE PER SQUARE FOOT

$747

$740

0.9%

$742

$672

10.4%

AVERAGE DAYS ON MARKET

46

47

-2.1%

36

57

-36.8%

% SALE PRICE TO LIST PRICE

106.5%

100.8%

5.7%

103.4%

102.6%

0.8%

$1,815,667

$1,793,257

TEN-YEAR MARKET HISTORY

Average Sale Price

$1,321,116

$1,331,751

$1,564,416

$1,248,246 $1,408,910 $1,645,808

$2,049,533 $2,185,928 Average Sale Price

Average Price/SqFt

$490

$456

$486

$436

$444

$532

$583

$602

$672

$742

Average Price/SqFt

Days On Market

139

142

153

141

157

100

51

69

57

36

Days On Market

%Sale Price to List Price

96.0

95.0

95.4

94.4

96.1

98.1

101.0

102.2

102.6

103.4

%Sale Price to List Price

COS COB SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

$0 - $999,999

0

1

0

0

1

0

0.0%

0.0%

$1,000,000 - $1,999,999

0

1

0

0

0

Not Valid

0.0%

0.0%

$2,000,000 - $2,999,999

1

1

1

1

2

1

0.0%

-50.0%

$3,000,000 - $3,999,999

0

0

Not Valid

0

1

0

0.0%

-100.0%

$4,000,000 - $4,999,999

0

0

Not Valid

2

0

Not Valid

-100.0%

0.0%

$5,000,000 - $5,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$6,000,000 - $7,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$8,000,000 - $9,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$10,000,000 and up

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

Market Totals

1

3

1

3

4

1

-66.7%

-25.0%

PRICE RANGE

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

0

0

Not Valid

0

0

Not Valid

$1,000,000 - $1,999,999

29

33

-12.1%

29

33

-12.1%

$2,000,000 - $2,999,999

18

18

0.0%

18

18

0.0%

$3,000,000 - $3,999,999

7

4

75.0%

7

4

75.0%

$4,000,000 - $4,999,999

5

1

400.0%

5

1

400.0%

$5,000,000 - $5,999,999

0

0

Not Valid

0

0

Not Valid

$6,000,000 - $7,999,999

0

0

Not Valid

0

0

Not Valid

$8,000,000 - $9,999,999

0

0

Not Valid

0

0

Not Valid

$10,000,000 and up

0

0

Not Valid

0

0

Not Valid

Market Totals

59

56

5.4%

59

56

5.4%

Source: Greenwich Multiple Listing Service, Single-family homes

RIVERSIDE

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

23

15

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE 53.3%

83

71

16.9%

AVERAGE SALE PRICE

$4,393,174 $3,479,200

26.3%

$3,751,639

$3,329,028

12.7%

MEDIAN SALE PRICE

$3,450,000 $3,370,000

2.4%

$3,150,000

$2,910,000

8.2%

AVERAGE PRICE PER SQUARE FOOT

$960

$815

17.8%

$917

$881

4.1%

AVERAGE DAYS ON MARKET

64

54

18.5%

58

50

16.0%

% SALE PRICE TO LIST PRICE

99.0%

98.9%

0.1%

100.6%

101.3%

-0.7%

TEN-YEAR MARKET HISTORY

Average Sale Price

$2,121,616

$2,371,435

$2,353,592

$1,945,173

$2,587,852 $2,614,485 $2,507,628 $2,968,875 $3,329,028

$3,751,639 Average Sale Price

Average Price/SqFt

$601

$619

$595

$542

$618

$678

$757

$806

$881

$917

Average Price/SqFt

Days On Market

138

147

168

180

125

75

54

47

50

58

Days On Market

%Sale Price to List Price

93.9

94.7

94.9

94.1

94.3

99.7

102.0

101.2

101.3

100.6

%Sale Price to List Price

RIVERSIDE SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

0

1

0

0

0

Not Valid

0.0%

0.0%

$1,000,000 - $1,999,999

1

0

Not Valid

4

3

1

-75.0%

-100.0%

$2,000,000 - $2,999,999

0

1

0

0

1

0

0.0%

0.0%

$3,000,000 - $3,999,999

0

0

Not Valid

1

1

1

-100.0%

-100.0%

$4,000,000 - $4,999,999

1

0

Not Valid

1

0

Not Valid

0.0%

0.0%

$5,000,000 - $5,999,999

1

2

1

1

1

1

0.0%

100.0%

$6,000,000 - $7,999,999

0

1

0

0

0

Not Valid

0.0%

0.0%

$8,000,000 - $9,999,999

0

0

Not Valid

1

0

Not Valid

-100.0%

0.0%

$10,000,000 and up

0

0

Not Valid

1

0

Not Valid

-100.0%

0.0%

Market Totals

3

5

1

9

6

2

-66.7%

-16.7%

PRICE RANGE $0 - $999,999

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

0

2

-100.0%

0

2

-100.0%

$1,000,000 - $1,999,999

21

18

16.7%

21

18

16.7%

$2,000,000 - $2,999,999

19

16

18.8%

19

16

18.8%

$3,000,000 - $3,999,999

15

15

0.0%

15

15

0.0%

$4,000,000 - $4,999,999

8

10

-20.0%

8

10

-20.0%

$5,000,000 - $5,999,999

10

2

400.0%

10

2

400.0%

$6,000,000 - $7,999,999

4

5

-20.0%

4

5

-20.0%

$8,000,000 - $9,999,999

2

2

0.0%

2

2

0.0%

$10,000,000 and up

4

1

300.0%

4

1

300.0%

Market Totals

83

71

16.9%

83

71

16.9%

Source: Greenwich Multiple Listing Service, Single-family homes

OLD GREENWICH

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

21

15

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE 40.0%

72

68

5.9%

AVERAGE SALE PRICE

$3,892,428 $3,171,286

22.7%

$3,620,424

$3,150,105

14.9%

MEDIAN SALE PRICE

$3,180,000 $2,775,000

14.6%

$3,002,500

$2,787,500

7.7%

AVERAGE PRICE PER SQUARE FOOT

$1,216

$939

29.5%

$1,076

$932

15.5%

AVERAGE DAYS ON MARKET

33

46

-28.3%

43

36

19.4%

% SALE PRICE TO LIST PRICE

99.6%

105.2%

-5.3%

101.5%

103.6%

-2.0%

TEN-YEAR MARKET HISTORY

Average Sale Price

$1,997,289

$2,455,255 $2,166,274

$2,323,307

$2,284,319

Average Price/SqFt

$647

$709

Days On Market

132

%Sale Price to List Price

96.9

$2,624,038 $2,731,362

$2,502,622 $3,150,105

$3,620,424 Average Sale Price

$614

$637

$625

$751

$819

$845

$932

$1,076

173

159

153

113

58

46

51

36

43

Days On Market

94.7

94.2

93.6

96.3

99.3

102.3

103.5

103.6

101.5

%Sale Price to List Price

Average Price/SqFt

OLD GREENWICH SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

0

1

0

0

0

Not Valid

0.0%

0.0%

$1,000,000 - $1,999,999

2

1

2

1

2

1

100.0%

-50.0%

$2,000,000 - $2,999,999

0

0

Not Valid

1

0

Not Valid

-100.0%

0.0%

$3,000,000 - $3,999,999

0

2

0

3

0

Not Valid

-100.0%

0.0%

$4,000,000 - $4,999,999

0

2

0

3

1

3

-100.0%

100.0%

$5,000,000 - $5,999,999

0

2

0

1

1

1

-100.0%

100.0%

$6,000,000 - $7,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$8,000,000 - $9,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$10,000,000 and up

0

2

0

1

0

Not Valid

-100.0%

0.0%

Market Totals

2

10

1

10

4

3

-80.0%

150.0%

PRICE RANGE $0 - $999,999

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

YEAR-OVER-YEAR

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

2

2

0.0%

2

2

0.0%

$1,000,000 - $1,999,999

14

20

-30.0%

14

20

-30.0%

$2,000,000 - $2,999,999

20

16

25.0%

20

16

25.0%

$3,000,000 - $3,999,999

14

12

16.7%

14

12

16.7%

$4,000,000 - $4,999,999

15

7

114.3%

15

7

114.3%

$5,000,000 - $5,999,999

3

7

-57.1%

3

7

-57.1%

$6,000,000 - $7,999,999

0

3

-100.0%

0

3

-100.0%

$8,000,000 - $9,999,999

2

1

100.0%

2

1

100.0%

$10,000,000 and up

2

0

Not Valid

2

0

Not Valid

Market Totals

72

68

5.9%

72

68

5.9%

Source: Greenwich Multiple Listing Service, Single-family homes

GREATER GREENWICH CONDOMINIUMS

QUARTERLY MARKET OVERVIEW Q4 2025

Q4 2024

43

35

HOMES SOLD

% FULL YEAR FULL YEAR % CHANGE 2025 2024 CHANGE 22.9%

147

167

-12.0%

AVERAGE SALE PRICE

$1,256,388 $1,311,214

-4.2%

$1,448,084

$1,418,138

2.1%

MEDIAN SALE PRICE

$965,000 $1,200,000

-19.6%

$1,100,000

$1,160,000

-5.2%

AVERAGE PRICE PER SQUARE FOOT

$733

$760

-3.6%

$772

$709

8.9%

AVERAGE DAYS ON MARKET

52

44

18.2%

50

51

-2.0%

% SALE PRICE TO LIST PRICE

101.0%

102.1%

-1.1%

101.5%

101.9%

-0.4%

$1,090,806 $1,109,959

$1,185,880

$1,209,352

$1,418,138

TEN-YEAR MARKET HISTORY

Average Sale Price

$981,069

$1,030,294 $1,003,349

$959,215

$1,448,084 Average Sale Price

Average Price/SqFt

$488

$492

$509

$480

$528

$550

$625

$707

$709

$772

Average Price/SqFt

Days On Market

124

130

166

141

148

113

60

57

51

50

Days On Market

%Sale Price to List Price

96.5

95.0

96.0

95.4

95.4

97.6

101.1

99.9

101.9

101.5

%Sale Price to List Price

GREATER GREENWICH CONDOMINIUMS SUPPLY DEMAND ANALYSIS AS OF DECEMBER 31, 2025

AS OF DECEMBER 31, 2024

2025 vs. 2024

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

SUPPLY: ACTIVE LISTINGS

DEMAND: PENDING SALES

SUPPLY/ DEMAND RATIO*

% CHANGE IN LISTINGS

% CHANGE IN PENDINGS

$0 - $999,999

3

5

1

7

5

1

-57.1%

0.0%

$1,000,000 - $1,999,999

10

3

3

3

6

1

233.3%

-50.0%

$2,000,000 - $2,999,999

1

1

1

1

1

1

0.0%

0.0%

$3,000,000 - $3,999,999

1

4

1

3

1

3

-66.7%

300.0%

$4,000,000 - $4,999,999

0

1

0

0

0

Not Valid

0.0%

0.0%

$5,000,000 - $5,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

$6,000,000 - $7,999,999

0

1

0

0

0

Not Valid

0.0%

0.0%

$8,000,000 - $9,999,999

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

PRICE RANGE

$10,000,000 and up

0

0

Not Valid

0

0

Not Valid

0.0%

0.0%

Market Totals

15

15

1

14

13

1

7.1%

15.4%

*Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand

SOLD PROPERTIES YEAR-TO-DATE

01/01/2025 12/31/2025

YEAR-OVER-YEAR

01/01/2024 12/31/2024

% CHANGE 2025/2024

01/01/2025 12/31/2025

01/01/2024 12/31/2024

% CHANGE 2025/2024

$0 - $999,999

65

72

-9.7%

65

72

-9.7%

$1,000,000 - $1,999,999

59

65

-9.2%

59

65

-9.2%

$2,000,000 - $2,999,999

10

18

-44.4%

10

18

-44.4%

$3,000,000 - $3,999,999

5

6

-16.7%

5

6

-16.7%

$4,000,000 - $4,999,999

3

4

-25.0%

3

4

-25.0%

$5,000,000 - $5,999,999

2

0

Not Valid

2

0

Not Valid

$6,000,000 - $7,999,999

3

2

50.0%

3

2

50.0%

$8,000,000 - $9,999,999

0

0

Not Valid

0

0

Not Valid

$10,000,000 and up

0

0

Not Valid

0

0

Not Valid

Market Totals

147

167

-12.0%

147

167

-12.0%

Source: Greenwich Multiple Listing Service, Condominium

#

1

SELLING BROKERAGE IN GREENWICH FOR A DECADE & COUNTING

8 F OX RU N LA NE, GR EEN WICH , CT Ultra stylish 2024 custom-built Contemporary graces nearly 5.5 gated acres near town.

Jim Hoffman | M 203.517.8105 Offered at $22,000,000

1 6 WIN D ROS E WAY, G RE E NW I C H , C T Rare opportunity in gated Mead Point to renovate/ build new on two acres with 225' shorefront.

Amanda Miller | M 203.912.9233 Offered at $15,000,000

411 S TA NW I C H RD, G RE E NW IC H, C T Thom Filicia redesigned a storied Greenwich estate into a refined modern country retreat.

Amanda Bates Goodro | M 203.536.1195 Offered at $13,750,000

1 1 WIN TE R SET R D, GREEN WICH , CT A 10,000+ square foot Mid-Country estate blending modern luxury, pool, spa, and elegance.

Amanda Bates Goodro | M 203.536.1195 Offered at $8,995,000

2 V IS TA D R, G RE E NW I C H , C T Indian Harbor Association waterfront lot near town. 1.9 acres in half acre zone. Level lot, dock.

Barbara Wells | M 203.912.5644 Offered at $7,995,000

10 5 WO O DS I D E D R, G RE EN W IC H, C T Exclusive Milbrook Association offers renovated 1930 stone Manor on .88 lakefront acre.

Sarah Muir | M 203.219.1535 Offered at $7,950,000

28 THUNDER MOUNTAIN RD, GREENWICH CT Elegant modern stone and clapboard home with pool, spa + soaring ceilings near town.

BK Bates | M 203.536.4997 Offered at $6,650,000

2 0 CU TL E R RD, G RE E NW I C H , C T Stunning fully reimagined and fully renovated five.bedroom Colonial on four acres with pool.

BK Bates | M 203.536.4997 Offered at $5,995,000

6 REYNWOOD MANOR, GREENWICH, CT Modern Greenwich estate on four level acres offering open, sunlit, contemporary living.

Ryan Ciambriello & Sally Maloney | M 203.581.0021 Offered at $4,495,000

Source: GMLS, each year 2015.2025 total units sold of single family homes sold by company, Greenwich.

/G R E E N W I C H C T R E A L E S TAT E

@A RO U N D G R EEN W I C H

@A RO U N D G R EEN W I C H

2 0 3 . 8 6 9. 0 7 0 0 · H O U L I H A N L A W R E N C E . C O M