Market Report
Q1-2023
LUXURY NY & CT
EXECUTIVE SUMMARY
Closed luxury sales in Westchester (sales $2M and higher), Putnam and Dutchess counties (sales $1M and higher); Greenwich (sales $3M and higher), Darien and New Canaan (sales $2M and higher) posted declines in the first quarter. This downward trend was anticipated - fewer pended sales at the end of last year set the stage for a lackluster first quarter. Our once red-hot Covid-driven market is now simmering as the pandemic fades from buying decisions.
However, a myriad of after-effects of the pandemic are impacting real estate. Lack of inventory contributes to fewer sales – so many luxury buyers and sellers accelerated their plans during Covid that the current pool of buyers and sellers is understandably smaller than during Covid. Those who want to sell are holding on to their below 5% interest rate mortgage while waiting for a more favorable interest rate environment and new inventory from which to choose when they make their next purchase.
Nonetheless, there are buyers in the luxury market - well-priced, well-presented listings are selling. Persistent supply chain issues have increased demand for move-in condition, and aptly priced, updated luxury offerings are often rewarded with multiple offers at the lower end of the luxury market. Conversely, ambitiously priced, poorly presented listings are overlooked. Concerns of overpaying are on every buyer’s radar as the fear of a longer, deeper recession looms on the horizon as a result of the banking crisis.
North of NYC remains a resilient market and supply/demand underscores this outlook. In Westchester County, the luxury market still favors sellers. Putnam and Dutchess counties shows signs of softening after skyrocketing in popularity during the height of Covid.
Luxury buyers in Greenwich eagerly await new inventory, and sellers still have the upper hand. Inventory is building in the $10M+ price range, however Q-1 closed and pended sales indicate that 2023 should be able to match $10M+ sales achieved in 2022, even as, or perhaps because of, the uptick in supply.
Sincerely,
Anthony P. Cutugno Sr. Vice President, Private BrokerageQ1-2023
HOULIHAN LAWRENCE PRIVATE BROKERAGE | P. 914.234.0308 | PRIVATE-BROKERAGE@HOULIHANLAWRENCE.COM
MARKET REPORT
LUXURY MARKET REPORT
GREENWICH, CT LUXURY HOME SALES | $3 M AND HIGHER
WESTCHESTER COUNTY LUXURY HOME SALES | $2 M AND HIGHER Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE HOMES SOLD 76 100 -24.0% 673 652 3.2% TOTAL DOLLAR VOLUME $255,075,104 $323,533,847 -21.2% $2,084,952,896 $2,006,019,811 3.9% MEDIAN SALE PRICE $2,837,500 $2,750,000 3.2% $2,700,000 $2,683,500 0.6% AVERAGE PRICE PER SQUARE FOOT $606 $576 5.2% $606 $554 9.4% AVERAGE DAYS ON MARKET 91 85 7.1% 48 74 -35.1% % SALE PRICE TO LIST PRICE 96.0% 98.2% -2.2% 102.0% 98.0% 4.1% PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES | $1 M AND HIGHER Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE UNITS SOLD 15 42 -64.3% 151 153 -1.3% TOTAL DOLLAR VOLUME $22,265,000 $74,472,500 -70.1% $287,608,194 $303,828,806 -5.3% MEDIAN SALE PRICE $1,350,000 $1,287,500 4.9% $1,450,000 $1,600,000 -9.4% AVERAGE PRICE PER SQUARE FOOT $427 $401 6.5% $442 $474 -6.8% AVERAGE DAYS ON MARKET 137 182 -24.7% 157 173 -9.2% % SALE PRICE TO LIST PRICE 92.7% 97.0% -4.4% 94.8% 96.8% -2.1%
1st QUARTER 2023
Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE HOMES SOLD 37 60 -38.3% 256 368 -30.4% TOTAL DOLLAR VOLUME $192,062,750 $297,962,375 -35.5% $1,296,218,595 $1,949,660,354 -33.5% MEDIAN SALE PRICE $4,800,000 $4,225,000 13.6% $4,505,000 $4,300,000 4.8% AVERAGE PRICE PER SQUARE FOOT $773 $764 1.2% $807 $769 4.9% AVERAGE DAYS ON MARKET 122 139 -12.2% 86 137 -37.2% % SALE PRICE TO LIST PRICE 96.5% 96.9% -0.4% 99.0% 96.8% 2.3%
Source: Onekey MLS, Mid-Hudson MLS and Greenwich MLS.
LUXURY MARKET REPORT
st
LUXURY HOME SALES | $2 M AND HIGHER Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE HOMES SOLD 14 19 -26.3% 109 145 -24.8% TOTAL DOLLAR VOLUME $38,855,565 $66,528,696 -41.6% $350,815,933 $460,449,532 -23.8% MEDIAN SALE PRICE $2,586,782 $3,450,000 -25.0% $2,867,000 $2,895,000 -1.0% AVERAGE PRICE PER SQUARE FOOT $581 $598 -2.8% $614 $574 7.0% AVERAGE DAYS ON MARKET 28 88 -68.2% 45 92 -51.1% % SALE PRICE TO LIST PRICE 100.4% 97.1% 3.4% 101.9% 98.6% 3.3% ROWAYTON LUXURY HOME SALES | $2 M AND HIGHER Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE HOMES SOLD 3 1 200.0% 21 32 -34.4% TOTAL DOLLAR VOLUME $7,915,019 $3,800,000 108.3% $63,182,500 $88,957,235 -29.0% MEDIAN SALE PRICE $2,520,019 $3,800,000 -33.7% $2,825,000 $2,433,750 16.1% AVERAGE PRICE PER SQUARE FOOT $821 $773 6.2% $785 $731 7.4% AVERAGE DAYS ON MARKET 22 31 -29.0% 33 70 -52.9% % SALE PRICE TO LIST PRICE 100.4% 96.0% 4.6% 103.2% 98.2% 5.1% NEW CANAAN LUXURY HOME SALES | $2 M AND HIGHER Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE HOMES SOLD 12 20 -40.0% 123 171 -28.1% TOTAL DOLLAR VOLUME $38,864,000 $59,050,000 -34.2% $378,128,794 $504,890,597 -25.1% MEDIAN SALE PRICE $2,675,000 $2,650,000 0.9% $2,725,000 $2,695,000 1.1% AVERAGE PRICE PER SQUARE FOOT $475 $446 6.5% $496 $419 18.4% AVERAGE DAYS ON MARKET 84 79 6.3% 63 94 -33.0% % SALE PRICE TO LIST PRICE 97.4% 98.7% -1.3% 101.2% 99.0% 2.2% Source: Smart MLS.
1
QUARTER 2023 DARIEN
LUXURY MARKET REPORT
WESTCHESTER COUNTY LUXURY HOME SALES
PUTNAM AND DUTCHESS COUNTY LUXURY HOME SALES
1st QUARTER
2023
Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE $2,000,000 - $2,999,999 49 58 -15% 432 426 1% $3,000,000 - $4,999,999 19 32 -40% 201 178 12% $5,000,000 - $9,999,999 5 10 -50% 37 44 -15% $10,000,000 and up 3 0 Not Valid 3 4 -25%
Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE $1,000,000 - $1,999,999 13 33 -60% 117 105 11% $2,000,000 and up 2 9 -77% 34 48 -29% GREENWICH,
HOME SALES Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE $3,000,000 - $3,999,999 11 23 -52% 90 160 -43% $4,000,000 - $4,999,999 10 19 -47% 67 73 -8% $5,000,000 - $9,999,999 15 16 -6% 90 120 -25% $10,000,000 and up 1 2 -50% 9 15 -40%
CT LUXURY
Source: Onekey MLS, Mid-Hudson MLS and Greenwich MLS
DARIEN LUXURY HOME SALES
LUXURY MARKET REPORT
1st QUARTER
2023
Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE $2,000,000 - $2,999,999 10 7 42% 57 80 -28% $3,000,000 - $4,999,999 4 10 -60% 44 58 -24% $5,000,000 - $9,999,999 0 2 -100% 8 7 14% $10,000,000 and up 0 0 Not Valid 0 0 Not Valid
Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE $2,000,000 - $2,999,999 3 0 Not Valid 15 21 -28% $3,000,000 - $4,999,999 0 1 -100% 5 10 -50% $5,000,000 - $9,999,999 0 0 Not Valid 1 1 0% $10,000,000 and up 0 0 Not Valid 0 0 Not Valid NEW CANAAN LUXURY HOME SALES Q1 2023 Q1 2022 % CHANGE FULL YEAR 2022 FULL YEAR 2021 % CHANGE $2,000,000 - $2,999,999 7 14 -50% 80 109 -26% $3,000,000 - $4,999,999 3 6 -50% 37 58 -36% $5,000,000 - $9,999,999 2 0 Not Valid 5 4 25% $10,000,000 and up 0 0 Not Valid 1 0 Not Valid Source: Smart MLS.
ROWAYTON LUXURY HOME SALES
LUXURY MARKET REPORT
TOP NEW YORK LUXURY MARKETS
1
QUARTER 2023
WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER
PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER
DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER
st
SCHOOL DISTRICT # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE RYE CITY 14 $3,950,000 $12,250,000 SCARSDALE 14 $2,787,500 $7,500,000 MAMARONECK 8 $2,612,500 $4,225,000 HARRISON 6 $2,410,000 $3,350,000 BRONXVILLE 5 $2,555,000 $2,995,000 IRVINGTON 5 $2,175,000 $2,550,000 BEDFORD 5 $3,150,000 $13,550,000 BYRAM HILLS 5 $2,825,000 $3,100,000 CHAPPAQUA 3 $2,025,000 $2,475,000 KATONAH LEWISBORO 2 $6,275,000 $10,050,000 RYE NECK 2 $3,275,000 $3,600,000 PELHAM 1 $2,125,000 $2,125,000 NEW ROCHELLE 1 $4,695,000 $4,695,000 TUCKAHOE 1 $2,900,000 $2,900,000
SCHOOL DISTRICT # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE HALDANE 2 $1,662,500 $2,000,000 BREWSTER 1 $1,625,000 $1,625,000
TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE WASHINGTON 5 $1,300,000 $1,350,000 CLINTON 1 $1,705,000 $1,705,000 RHINEBECK 1 $1,410,000 $1,410,000
Source: Onekey MLS and Mid-Hudson MLS.
LUXURY MARKET REPORT
1st QUARTER 2023
TOP CONNECTICUT LUXURY MARKETS
GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER
SOUTHERN FAIRFIELD COUNTY, CT LUXURY HOME SALES | $2M AND HIGHER
TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE GREENWICH 31 $4,800,000 $13,500,000 RIVERSIDE 4 $5,267,500 $6,250,000 OLD GREENWICH 2 $3,212,500 $3,375,000
TOWN/CITY # OF SALES MEDIAN LUXURY SALE PRICE HIGHEST SALE PRICE WESTPORT 22 $3,114,500 $5,550,000 DARIEN 14 $2,586,782 $4,100,000 NEW CANAAN 12 $2,675,000 $5,995,000 FAIRFIELD 5 $2,650,000 $4,400,000 NORWALK 3 $2,520,019 $2,895,000 RIDGEFIELD 3 $2,625,000 $2,719,000 STAMFORD 2 $2,270,000 $2,365,000 WILTON 2 $2,465,550 $2,631,100 WESTON 1 $2,199,000 $2,199,000
Source: Greenwich MLS and Smart MLS
LUXURY MARKET REPORT
2023
SUPPLY/DEMAND SNAPSHOT
1st QUARTER
WESTCHESTER COUNTY | $2M AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $2,000,000 - $2,999,999 54 61 1 54 111 1 0.0% -45.0% $3,000,000 - $4,999,999 49 33 1 58 49 1 -15.5% -32.7% $5,000,000 - $9,999,999 33 11 3 26 9 3 26.9% 22.2% $10,000,000 and up 2 0 Not Valid 3 0 Not Valid -33.3% 0.0% NORTHERN WESTCHESTER COUNTY | $2M AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $2,000,000 - $2,999,999 27 16 2 19 22 1 42.1% -27.3% $3,000,000 - $4,999,999 19 6 3 16 10 2 18.8% -40.0% $5,000,000 - $9,999,999 12 3 4 12 2 6 0.0% 50.0% $10,000,000 and up 6 0 Not Valid 5 1 5 20.0% -100.0% PUTNAM COUNTY | $1M AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $1,000,000 - $1,999,999 14 6 2 17 6 3 -17.6% 0.0% $2,000,000 and up 6 1 6 11 2 6 -45.5% -50.0%
$1M AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $1,000,000 - $1,999,999 45 11 4 37 17 2 21.6% -35.3% $2,000,000 and up 22 4 6 25 6 4 -12.0% -33.3% *Supply Demand Ratio Key 1-4: High Demand 5-6: Balanced 7-9: Low Demand 10+: Very Low Demand
SOUTHERN
DUTCHESS COUNTY |
Source: Onekey MLS and Mid-Hudson MLS.
SUPPLY/DEMAND SNAPSHOT
GREENWICH, CT | $3M
MARKET REPORT
2023
ROWAYTON | $2
LUXURY
1st QUARTER
AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $3,000,000 - $3,999,999 28 17 2 21 22 1 33.3% -22.7% $4,000,000 - $4,999,999 22 12 2 17 16 1 29.4% -25.0% $5,000,000 - $9,999,999 31 19 2 42 19 2 -26.2% 0.0% $10,000,000 and up 24 4 6 19 3 6 26.3% 33.3% DARIEN | $2M AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $2,000,000 - $2,999,999 6 10 1 6 9 1 0.0% 11.1% $3,000,000 - $4,999,999 13 3 4 2 6 1 550.0% -50.0% $5,000,000 - $9,999,999 5 1 5 2 1 2 150.0% 0.0% $10,000,000 and up 2 1 2 1 0 Not Valid 100.0% 0.0%
AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $2,000,000 - $2,999,999 1 2 1 2 7 1 -50.0% -71.4% $3,000,000 - $4,999,999 2 1 2 1 0 Not Valid 100.0% 0.0% $5,000,000 - $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%
M
$2M AND HIGHER AS OF MARCH 31, 2023 AS OF MARCH 31, 2022 2023 vs. 2022 PRICE RANGE SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* SUPPLY: ACTIVE LISTINGS DEMAND: PENDING SALES SUPPLY/ DEMAND RATIO* % CHANGE IN LISTINGS % CHANGE IN PENDINGS $2,000,000 - $2,999,999 14 9 2 9 16 1 55.6% -43.8% $3,000,000 - $4,999,999 21 7 3 14 7 2 50.0% 0.0% $5,000,000 - $9,999,999 10 0 Not Valid 9 2 5 11.1% -100.0% $10,000,000 and up 1 0 Not Valid 2 0 Not Valid -50.0% 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.
NEW CANAAN |
LUXURY MARKET REPORT
1st QUARTER 2023
TEN-YEAR MARKET HISTORY
WESTCHESTER COUNTY LUXURY HOME SALES | $2M AND HIGHER
PUTNAM COUNTY LUXURY HOME SALES | $1M AND HIGHER
*2023 homes sold are annualized based on actual sales year-to-date.
Source : Onekey MLS.
LUXURY MARKET REPORT
TEN-YEAR MARKET HISTORY
DUTCHESS COUNTY LUXURY HOME SALES | $1M AND HIGHER
GREENWICH, CT LUXURY HOME SALES | $3M AND HIGHER
st
1
QUARTER 2023
Source : Mid-Hudson and Greenwich Multiple Listing Service. *2023 homes sold are annualized based on actual sales year-to-date.
LUXURY MARKET REPORT
1st QUARTER 2023
TEN-YEAR MARKET HISTORY
DARIEN, CT LUXURY HOME SALES | $2M AND HIGHER
ROWAYTON, CT LUXURY HOME SALES | $2M AND HIGHER
Source : Smart MLS. *2023 homes sold are annualized based on actual sales year-to-date.
TEN-YEAR MARKET HISTORY
NEW CANAAN, CT LUXURY HOME SALES | $2M AND HIGHER
st QUARTER
LUXURY MARKET REPORT 1
2023
Source : Smart MLS. *2023 homes sold are annualized based on actual sales year-to-date.
Q1-2023
LUXURY MARKET REPORT
PAWLING, NY · $17,000,000
A magical 558+ acres parcel of land, 90 mins from NYC, offering endless possibilities.
Shaylene Neumann Kelley | M 203.948.4655
GREENWICH, CT · $15,900,000
Luxuriate in resort-style living with pool, pool house, tennis, party barn & guest house.
Maria Kelce Crowley | M 203.536.5534
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GREENWICH, CT · $6,645,000
Five-bedroom Colonial with pool and water views. Private association close to town.
BK Bates | M 203.536.4997
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Yonkers. Targeted renovations have kept all original character while offering 21st century comfort.
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Custom Farmhouse plus superb facilities equal one of North Salem’s top equestrian estates.
Shaylene Neumann Kelley | M 203.948.4655
PURCHASE, NY · $3,450,000
A post-modern Colonial house, on lush 2.5 acres with a 30’ Wagner pool & tennis court. Donna McElwee 914.282.3274
HOULIHANLAWRENCE.COM / HOULIHANLAWRENCE @ HOULIHANLAWRENCE @ HOULIHANRE
Q1-2023
LUXURY MARKET REPORT
GREENWICH, CT · $13,000,000
One of the last Great estates of Greenwich has a private setting on 5.24 acres in Mid-Country
Julie Church | M 203.561.9373
GREENWICH, CT · $12,950,000
Extraordinary custom stone & clapboard home on 2.46 acres with pool & pool cabana.
Ellen Mosher | M 203.705.9680
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Custom 6,000+ square foot Colonial with 5 bedrooms, 7 baths, and a professional suite.
Lisa Murphy | M 914.391.2655
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A private hilltop estate with 173-acre of countryside views of pastures and forests.
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Incomparable stone & clapboard country home in Bedford’s foremost estate location.
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KATONAH, NY · $1,995,000
Colorful, impeccably restored Victorian, steps from Katonah’s hip town & train station.
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Mid-Century home by architect R. Rapson, close to Albany, Troy, Saratoga.
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HOULIHANLAWRENCE.COM / HOULIHANLAWRENCE @ HOULIHANLAWRENCE @ HOULIHANRE
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 HOULIHANLAWRENCE .COM