Tag Archives: 54 Rock Maple

What a difference 2 1/2 years make

54 Rock Maple

 

May, 2007: $12,450,000 

December 10, 2009: $5,950,000 

Assessment: $4,071,000 

UPDATE: went back for the open house today and 2 1/2 years and, more important, a $6.5 million price cut does make a difference. This house is not my cup of tea (it’s huge) but you couldn’t build it for less today and it would probably cost far more. Beautiful trim level inside and, this amateur thought the exterior quality matches that inside. I think it’s a good price now, for what it is, and if large houses are what you want, you should check this out.

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Great moments in real estate pricing

54 Rock Maple Road

54 Rock Maple Road

This is a nice house, if you like this sort of size, that was purchased when new in 2002 for $5.3 million. For reasons I never understood, the buyers priced it at $12.450 in 2007 and, even then at the crest of the bubble, that just wasn’t going to work. It’s a nice house, but not twelve-and-a-half million nice. So, it didn’t sell, and its price has been dropping ever since with a change in brokers along the way. Yesterday, it was asking $6.950 but it’s a good thing you didn’t buy then because today it dropped another million. New price, $5.950, which certainly makes it look a lot better than it did in 2007.

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Expired listings

Two properties whose price and sales histories have not been cleaned up (yet) expired unsold today, for the very good reason that they were over-priced (attention B.J. O’Rourke, lawyer attorney and member of the bar: the marketplace determined that conclusion, not I).

12 Doubling Road, originally a 6.68 acre parcel with a great old, tired house on it was listed in ’04 for $14.5 million. The house and 3.75 acres of the land it sat on were carved off and sold for $7.575 in ’05 and the remaining land met a similar fate in 2006, when it sold for $4.130.  The house was renovated and put back up for sale at $13.5 million last September and never dropped its price, despite the resounding silence of the market to its presence. It expired today and whether it will come back again or the owners have decided to stay put and enjoy the work they put into the place, time will tell.

A ridiculous example of over-pricing, 54 Rock Maple Road (off Stanwich) also expired today. Purchased new in 2002 for $5.3 million, the owners made no improvements worth mentioning yet put it back up for sale in September, 2007, at $11.750 million. When I speak of houses that aren’t seriously for sale, this one comes first to mind. Five price-cuts and two or three brokers later, it finally reached $6.950, which would probably have been a good place to start two years ago. Now that it has sat and been laughed at since then and the market for homes in its price range has evaporated, I predict an out-of-pocket conclusion to this sales experiment.

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