Riverside waterfront land contract

73 willowmere.jpg

73 Willowmere Circle, currently asking $5.950 million, reports a contingent contract. Maximum house size seems to be limited to around 5,200 sq.ft., and whatever's built here is going to have to be raised significantly higher than the current structure, but Willowmere Circle's a fabulous street, this lot offers a great view down Old Greenwich Harbor, and if you're nice to him, Scott Frantz will probably let you swim off his beach; or hell, maybe if you just promise to vote for him.

It was originally listed in July, 2015, at $7.950, which proved overly optimistic, but the slow adjustment of the heirs' expectations has now produced a buyer.

How important is location? We were just dismissing the prospects of 16 acres and a half-finished house up at Conyers asking $6.750 million, yet I don't think that, say, $5.5 for this building lot in Riverside is particularly crazy.

An opportunity to bail out a failed builder awaits in Conyers Farm

2 cowdray.jpg

2 Cowdrey Park Dive, an unfinished renovation project purchased out of foreclosure of $3.8 million, is offered today for $6.750, estimated cost to finish, $2.5 million.

(You can find original interior pics of the property during foreclosure here.)

Listing remarks:

 ''QUIMBY LANE FARM'' RARE OPPORTUNITY. FOR THE BUYER WITH VISION, CLASS AND WANTS ONLY THE VERY BEST. IMPRESSIVE PALATIAL ESTATE THAT COULD BE PURE PARADISE WITH INTERIOR BEING COMPLETED BY THE BUYER, OR IN JUNCTION WITH THE SELLER. ESTIMATED ADDITIONAL COST OF $2 MILLION TO $2,500,000. OWNER HAS OVER $8M INVESTED IN PROP.PERMITS APPROVED. MAGNIFICENT STONE EXTERIOR WITH NEW WOOD SHINGLE ROOF, NEW COPPER GUTTERS AND NEW LEADERS WITH AZEK TRIM. SIGNIFICANT INVESTMENT WAS MADE IN NEW FOUNDATIONS AND EXTERIOR WALLS IN ORDER TO DRAMATICALLY EXPAND THE INTERIOR LAYOUT. GRAND PUBLIC SIZE ROOMS, HIGH CEILINGS, NEW WINDOWS, NEW FRENCH DOORS AND MORE! ARCHITECT HAS ENHANCED THIS TRADITIONAL GEORGIAN WITH DETAILS. YOU CAN PUT YOUR SIGNATURE/TASTE/DECOR WHEN YOU CUSTOMIZE THIS SHOWCASE.

I can't remember the name of the high flyer who paid $8.999 for this place back in 1999 (damn the loss of my archives: we certainly covered his financial woes while the process took its course) but he eventually lost it to People's United Bank, which returned the then-tired, neglected property to the market in 2013 for $7.2 million; the land-holding divisions of banks are notorious for doing that sort of thing. In the event, this owner bought it in 2015 for $3.8, and if you believe the listing agent, put an additional $4.2 into it before throwing in the towel this week.

Abandoned projects never command anything close to what's been sunk into them, and why anyone would pay $7 million for this one, with millions more required to finish it, in a declining neighborhood, sure beats me.

Pass.

Who is "Invisible Greenwich" and why is it aiming to take over our RTM?

Last refuge of a scoundrelJoanne Swomley, pres. of indivisiblegreenwich.

Last refuge of a scoundrel

Joanne Swomley, pres. of indivisiblegreenwich.

There's a huge gap in the RTM ranks and a local branch of a George Soros group, "Indivisible Greenwich" vows to fill it.

This national group claims to be "non-partisan". but check out its "partners" page, and you'll find nothing but a nest of the most extreme, far-left organizations roaming our countryside. I'm told that Soros's flagship, "Moveon.Org" is funding and spearheading the application drive for Indivisible Greenwich and 6,000 other branches across the country: it's every citizen's (and, according to Greenwich Indivisible, every "undocumented citizen" 's) right to run for public office, but if an earnest young person appears at your door, asking for support for an RTM candidate, it's your right to ask who sent her. 

What were we thinking?

(No, this is not our "stadium")

(No, this is not our "stadium")

[Once] Lovable Whack Job Bill Effros has pretty much put the GHS playing fields off-limits, but the town agreed to it. 

Judging from the almost-daily email copies I receive, Old Church Road resident Effros spends most of his life filing warning notices and contempt motions concerning the high school playing fields, which is probably amusing to everyone except parents of student athletes. The latest hit comes from the new, delayed school start time, which is pretty much eliminating the time after-school sports can be conducted.

I can certainly understand those parents' frustrations, but their ire might better be directed, and just as fruitlessly, because they're all long-gone, the various town bodies that gave this one-man-asylum complete veto power over activities conducted on the Hillside Road campus.

Note, in the passage below, that the Superior Court judge hearing Effros' original suit was clearly concerned that the parties would be back, repeatedly, so he ordered every single town agency with a say on the matter to sign on. And every single one of them did. 

“The Effros Stipulation” is not a single judgment, but rather hundreds of deed restrictions attached to the Greenwich High School Site Plan, as part of three Court Ordered Judgments and Stipulations handed down by Stamford Superior Court on July 22, 2003.
Each of the stipulated deed restrictions was approved by The Town of Greenwich, The Board of Selectmen, Greenwich Public Schools, The Board of Education, Planning and Zoning Commission, Zoning Board of Appeals and the RTM as part of the settlement. The Court ordered the defendants to vote to approve the stipulations, with the understanding the deed restrictions could not be overturned, and would be honored by the Town of Greenwich in perpetuity.
Following are some of the deed restrictions:
  • A minimum of 750 on-site parking spaces
  • A “dark school” from sunset to sunrise
  • A “green oasis” that must remain a wetlands in its natural state forever
  • No outside sanitation facilities–school must remain open whenever field is in use
  • Maximum number of days field can be used: 180
  • Maximum number of nights field can be used: 3
  • No structure can be more than 35 feet above grade level (except 4 light poles)
  • No additional variances permitted
  • No additional deed restrictions permitted without P&Z review
  • 30 day notice via certified mail to abutting neighbors of all proposed site plan changes
  •  

Poor market for back country subdivisions

216 John.jpg

Joan Warburgs' 43-acre estate on John Street is on the market for $11 million — 8 approved lots.

One of my mother's close friends,she was a remarkable woman, though, on the few times we met, I carefully avoided her causes.

A friend notes that, if rural back country Greenwich, 1745 housing isn't your thing, you can lob at an offer at her apartment at 34 E. 70th Street, asking $32 million.

A sad day, for some of us

Pass 

Pass 

A reader sends along the news that we can now buy, in honor of the ninth-anniversary of Lehman Bros.' demise, a scotch labeled "Lehman's Ashes."

That might well be a blend worth raising a toast with in the wine cellars of a number of empty Greenwich mansions these days, because Lehman's collapse stamped the fun out of Greenwich's high end market, and those grand times have never returned. I remember speaking up (who, me?) at a sales meeting at my brokerage firm a few days later, while a number of fellow-agents were cheering the news, and asking "you're happy about this? Forget how many of these people are our friends, who are we going to sell their houses to?" Turns out, that epoch was one of my most profitable periods, because I ended up selling those houses to other  Wall Streeters, at huge discounts, but still, there's not much pleasure to be derived from others' misery.

And Lehman had some great people buried in the 25,000 employees fired that day. Ignoring Greenwich's own Dick Fuld, who kept his wealth, and his manse on North Street, I imagine almost all of them were. I had several personal friends here in town who worked there, and they were great people, but mostly I knew the firm's litigation staff, notably, its director Ted Krebsbach.  Ted was a rock star, fresh from winning a huge Supreme Court case upholding binding arbitration for customer claims (best thing that ever happened to stock brokerage customers, in my lonely claimants advocate's opinion), I was a nobody, solo lawyer from the 'burbs, but we established early on in one particular case that we were both honest professionals, and a relationship grew from there: he treated me as a professional peer; a respect I happily returned, because that's indeed what he was. Ted seems to have done just fine for himself after Lehman's collapse, and I just hope that the rest of his colleagues have done as well.

It's an anniversary well worth marking in the Greenwich real estate market, but not one I'll celebrate.