In this market it doesn't matter what you say about a house or how badly you say it; if the price, structure and location are right, it'll go

34 1/2 Orchard Street, a rear lot, as the address might suggest, was listed at $1.895 million in May and has sold to a Long Island City couple (hey, I’d leave there, too) for $2,022,000. The owners tried for $1.795 million in 2023 and dropped it to $1.590 before giving up that year. It was worth their wait.

The listing agent will win no Pulitzer here, unless there’s a category for real estate cliches, but she did get the commission, so what does she care?

If your wishlist sounds something like: ''Greenwich, updated, bright, great for entertaining, and close to everything'' than 34 1/2 Orchard St. in beloved Cos Cob is what you've been waiting for. Nestled on a 1/4 acre, this stone & sustainable shingle colonial feels welcoming from the moment you enter.

Just out of curiosity, what do you suppose a “sustainable shingle colonial” is?