7 Hidden Brook, Riverside, $1.650 million.
Filed under Uncategorized
On an original 2.2 ask.
12/04/14 Listing removed $1,799,000
09/16/14 Price change $1,799,000
07/30/14 Price change $1,895,000
04/09/14 Price change $1,995,000
02/19/14 Listed for sale $2,195,000
What’s the max far on this small lot?
If this area is R-7, then you can expand to approx to 3100 sq ft
If this area is R12, then you can expand to approx to 2750 sq ft.
Either one is on the small side and reflected in the final price.
and you can build a nice big 1300 – 1400 square foot basement in addition to that and end up with plenty of space.
Convinced that finished basements exist solely for realtors to inflate SFage figures and for teenagers to soil. Who on earth enjoys spending time underground? Let alone having 1/3 of your entire house in Molesville? Gross.
Basements are wonderful for teenagers and great for storage. We bought a home without a basement and though I agree with you about spending time in basements…. I miss the storage. My teen prefers the over the garage hang out though, definitely. Because it is not attached to the house!
Had a lot of fun in basements as a teenager…
Accolay, all of your posts have to do with swinging or wanting to swing or swinging in the past or Greenwich people swinging. Just noting for the record
Nothing wrong with swinging
Toonces, I think that’s just where your mind went. Definitely was NOT swinging in basements as a teenager, sorry. Clearly you haven’t been reading all my other posts about houses – you know, the topic of this blog.
I am just noticing all your posts that talk about Greenwich residents cheating on spouses. But it could just be where my mind is wandering! I suspect that you sell real estate in Westchester
“But it could just be where my mind is wandering!”
Cold weather will do that: think, “Ice Storm”
Probably because the few times I mentioned cheating, people responded. No one responded to my post about Belle Haven earlier. And most definitely do not sell real estate or live in Westchester.
Local schools and cheating spouses seem to outdraw all other comments on this blog, by a factor of 10.
Love the photo CF
Could it have been taken @ Plage de Gouverneur perhaps?
just build a 3,000 sq foot finished basement and you are good to go
ps – CC, you talkin’ to yourself?
Yes, I find myself doing it in the car and around the house along with CF’s blog. Not a good sign.
I responded to your Belle Haven comment, Accolay. I can’t understand why anyone would leave it for Stepford, but maybe they won’t be spending much time in town.
I believe its R 7
Buyer got a very good deal!
Yeah, this looks like a steal in this neighborhood and the house looks pretty nice inside. What gives here?
Deals to be had if you are patient perhaps
It’s a decent deal but not great. The interior needs extensive updating and it clearly has old mechanicals (I spy radiators). But it’s so rare to see a pretty, tasteful house in Riverside, so this is cause for celebration.
Again the land is worth the price so everything else is a bonus
I don’t think this land is worth 1.695….. but maybe I am wrong.
Probably not but pretty close to that I would guess
Check out 2 Ledge rd in OG. Half an acre on a great private road at 1.79m — far allows 6,000+ sf. A much better deal in terms of land value.
Does the price include a sump pump?
That’s a very good price for that location.
I love Ledge Road.
Ledge Road ferry
Buyers got a very good deal. 26 Meadow, right next door, that you reported yesterday sold for 1.9 has the same lot size and looks like it needs much more updating. Both cute charming homes.
Both were good deals, in my humble opinion. I think Meadow will require less updating, but either way, nice homes.
Don’t think its in a flood zone. Very near Shore rd.
2 Ledge has to be in the flood zone or the price would be higher.
Ledge is totally flood zone
For builders, flood zones mean zero. In fact, new homes that are built fully FEMA compliant will sell at a premium. Therefore, there is no discount for flood zone properties that have good FAR potential. After all the best properties in OG and Riv are in flood zones.
I agree, though it will be a difficult transition as new houses soar over their older neighbors. Eventually, our town’s P&Z will have created entire neighborhoods on stilts, and then it won’t look as bad. Tough luck for those who don’t like carrying babies and groceries up fifteen feet, but hey – if it save the life of one polar bear, …
Isn’t there a fear that the kids will fall off the 15foot porch/steps and be injured?
No discount for only being permitted to build a house that requires having to climb a staircase to enter your front door? Okay, sure.
Comps are there to support the fact that the flood zone homes are not being discounted. Check out 16 Mortimer to see what a flood zone home,new construction, commands. High price! No basement and a climb to get to first floor. I loved the house myself. Being up high like that has advantaged because you get a great view!
As long as you don’t have kids, it never snows, and all of your elderly relatives are dead, it’s great!
does it count for FAR purposes if you put your house on stilts and park underneath? If not, that’s OG in 10 years. Can’t wait.
True anonymous, the best ones are in flood zones. They are in the neighborhoods that are safest/best for kids and very quiet! No merit, no train, no I95 and close to Tod’s
Sounds like you’re talking about Lucas Point
lucas point, vista, keofferam, shore acre, ledge, meadowbank, etc.. etc. Lots of beachy streets.
^- Love them all. See, perfectly capable of liking places not in Westchester. ; )
Greenwich is all about the beaches for me Accolay. Although I have to say I seriously considered back country and having it be all about horses. PS: NOPO has the best elementary school. Just thought I’d mention that since no one has mentioned it in at least 24 hours.
I really pity anyone who thinks living in Greenwich is about the beach. You must be from flyover country.
Really? I think Tod’s Point is the absolute best thing about Greenwich. Not so much in the summer, but for 9 months of the year, it provides quasi-solitude (much more so back in the 60s), and wonderful walks, plus clamming!
I really pity snooty people who are such losers they make dumb comments anonymously.
I grew up on the water in New England and OG is an exceptionally poor substitute in terms of beauty, boating, fishing, water quality, and beach quality. I’d rather not settle for a pale imitation and instead go someplace like Nantucket or Watch Hill in season. Also, I’m shocked that anyone eats clams out of the western Sound today and lives.
we”d rather you go someplace else anyway
CF – are u aware that p&z has amended their building regs for flood zones? They are now allowing folks to regrade their properties with almost unlimited fill. Take a drive down Ledge or Meadowbankto see the effect on older/owed neighbors.
I’m not readily familiar with those streets, but what’s the alternative anyway? Its either regrade or look at stilts. Most would rather see regrading as stilts create a Hampton Dunes/ NJ Shore look.
Dumb question, but how can you regrade 15 feet – the number Chris mentioned above – on a small, flat property without a steep driveway. Even with a steep driveway, seems impossible unless we’re only talking 5 or so feet.
You regrade 5-7 feet, the rest is a solid foundation, no basement, and 6-10 steps to the front door.
They’ve figured it out, and it’s working.
No basements allowed, people climbing 10 steps up to enter their homes, all to satisfy a well-meaning idiot like Katie Blankley, our new Town Planner. It astonishes me that the well educated, prosperous citizens of Greenwich have given such power and control over their property to nitwits.
Fems dictated the numbers. Greenwich only added 2 feet to them. Which is ridiculous. I am surprised that a group of homeowners hasn’t gotten together to sue. There must be more than a few homes that are Fema compliant but not Katie compliant
And this looks good?
When a property needs to be at 15 feet – it typically isn’t starting off at 0. Usually a property is already at 10 feet, so the regrading is only 5 feet which is doable. Some are lower than 10 feet though and then the house looks really high in the air when it gets raised. There is one like that going up in our old ‘hood. When I see those flying homes I just think about how difficult it will be to get a stroller up the stairs – or an older person.
You’re right, Toonces; most houses don’t need to be raised a full 15′, but between the inability to renovate a house that sits lower than than the Katie Blankley minimum, and the loss of a basement, plus those stairs, I don’t think a lot of Old Greenwich homes are going to be worth all that much, over time.
Then again, I’ve also thought Riverside was wildly oversold for the past five years, so what do I know?
I hope you’re wrong! But time will tell. I think that the town needs to be sued by someone. Use one of the disability acts and say that the requirement that houses be so high eliminates the possibility that disabled or older people can live in them. Discrimination!
What hood? In Greenwich? Haven’t seen something like that yet!
If that’s true, what do you think are the ‘gold’ neighborhoods that will appreciate the most, but are still nice to live in today. No, I don’t want to buy in NOPO even if that will be the best return on my investment. : )
What’s NOPO? North of Port Chester? North of Post Road..where? Is it just a more hip way of saying North Mianus/Havenmeyer Park?
Its north mianus/havenmeyer park. As in, NOrth of the POst road.
I’d like to claim credit for inventing the term, but in fact it was the brainchild of a friend and fellow-lawyer (and OG native, then living behind Balducci’s), David Shields, when we were kicking around funny stories way back when. David didn’t have a newspaper column at the time, but I did, so ….
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