And how's the market in general doing? Not so well, I'd say

I’m still catching up on the real estate activity that was reported while I was away, and here are three “pending” sales that caught my eye.

45 Midwood Road

45 Midwood Road

45 Midwood Road (Deer Park) last asking $3.695 million, started at $4.750 way back in 2016. The sellers paid $3.375 for it in 2012, at what was ostensibly the bottom of the market, and sunk a fortune into renovating it between 2013 and 2014. Bad decision.

110 Shore Road

110 Shore Road

110 Shore Road, Old Greenwich, $2.795 million (ask), took over four years to fall from the $3.895 looked for in 2014, and down considerably from its 2006 purchase price of $3,919,316 in 2006. That’s a long time to Move On.

Nice house, mind you.

599 Lake Avenue

599 Lake Avenue

599 Lake Avenue, started in 2017 at $4.199 million, dropped to $2.995 before it found a buyer, but find one it has. I note that the town’s been carrying this property on the tax rolls at an appraised value of $5.620 million: too many of these, and our Grand List is going to take a whacking.

Just sayin’.

But there are still buyers out there, buying

cat rock.jpg

134 Cat Rock Road sold for almost full price: $3 million on a $3.195 price, down a bit from the $3.237 the seller paid for it in 2012, but still an impressive sum.

To my taste, this house is an example of the execrable style of late-90s spec house design, and its location near Cat Rock’s intersection with Bible Street is less than ideal, but it sold after less than two months on the market, so so much for my taste.

Hell’uva kitchen to wake up to

Hell’uva kitchen to wake up to

Let’s be kind, an assume it was the stager who introduced a ship’s propeller into this mess

Let’s be kind, an assume it was the stager who introduced a ship’s propeller into this mess

I'll stand by my advice to rent, not buy an expensive house in Greenwich for the next few years, but this one's tempting

Northern lights in Greenwich? How special!

Northern lights in Greenwich? How special!

42 Mooreland Road, off Rogues’ Hill, is now bank-owned and offered for $6.599 million, a considerable discount from its 20012 price of $26.080 (the agent who set that original price, Tamar Lurie, is a wonderful person who sold houses at wildly improbable prices for decades, but I don’t think she heard the music stop back in 2008).

Mooreland was an ego project of Joey Beninati, co-partner in the now crashed and burned Antares Boyz, real estate wunderkind-idiots who looked like geniuses until the scheisse hit the fan ten years ago. A New Yorker writer did a fine profile of the arrogant fool back in 2008, and it’s still fun reading. Beninati divorced, fled to New York, where he got embroiled in a number of law suits brought by investors who thought he’d defrauded them, and who knows where he is now? In any event, we know where his dream castle is: 42 Mooreland Road, and the bank has it.

Is it worth, say, $6 million? In better times, I’d say yes, but do you want to sink that much money into an illiquid asset in Connecticut? My father had a friend who lived in the same NYC residence from 1935 to 1955 and furnished it entirely in fold-up camp furniture so that he’d be ready to go when the city failed. Turned out, he did well on his real estate when he finally cleared out, and the same thing could happen here, but I’d keep expensive decorating to a minimum.

The fellow who last September paid $8.4 million for 37 Mooreland, one of the two side-by-side spec houses just up the street from this one, may be feeling a bit disconcerted by 42’s new low price. He did pay a discount from 37’s original price of $11.950 million, and 42 is older and a different style, but a similarly-sized, 12,000 sq. ft. house selling in the $5s isn’t going to boost his own property’s value.

As an aside, I think this listing illustrates what I’ve been predicting for years: the collapse of our high end market will put downward pressure on lesser priced homes. There are currently 77 active listings above $6.5 million. Two are shown as pending. Though this house may eventually sell in the mid-$5s — if the bank’s lucky — it’s sitting in that $6.5+ bracket now, offering silent reproof to similar houses priced at millions more. Similarly, the Selden Lane Property discussed below has fallen from $7.5 million to $2. If more of our over priced white elephant inventory drops down to meet competitors’ prices, won’t that make houses now priced at, say, $5 million, look wildly overpriced? So what happens, then, to the $4 million class? And so on.

Checking up on real estate news that occurred during my time away, I found this

selden.jpg

25 Selden Lane, off Riversville, has been reduced to $2.295 million. I never thought much of this house: on 7 acres (including an extra building lot), but that was back in 2008, when its first agent had priced it at $7.5 million. Knock $5.2 off that price and, valuing that extra lot at $500,000, there’s some value here now.

If you can stand living in our increasingly-undesirable western frontier.

Our changing demographics

Democrat Stephen Meskers defeated Mike Boccino for the state representative position by 19 votes. Mr. Boccino is probably relieved: when first elected, he tried to change the legislature rules so as to permit voting by phone, rather than drive the 90 minutes to Hartford to cast meaningless votes in a Democratic body. Still, he did run for reelection, so it’s possible I underestimate his enthusiasm for the position.

Regardless, Greenwich will now be represented in Hartford by a Democrat who labels himself a “fiscal conservative”, yet has plans for expanding spending on almost every social issue that so concerns his Pussy Hat friends, so I have my doubts.

What struck me about this Greenwich Time article is that Meskers’ win is attributed to the Hispanics in Byram, who, as of 2016, comprise 39.4% of the population, up from 28.5 in 2010, and undoubtedly more today. 70% of those Hispanics are foreign born, mostly from Mexico and parts south. Neighborhoods change, and the Italians began fleeing Byram long ago, so this isn’t all that surprising.

What did surprise me, however, is that the United Way has set $85,000 as the minimum “household survival budget” for Fairfield County, with Greenwich’s budget is surely higher than that; say, $100,000? Even $85,000 must sound like a lot of money to our fellow citizens in more distant parts of the state. Did I mention that we have a huge budget problem looming? It’s not too hard to imagine where the state’s going to look for the solution to that problem.

Brace yourself, Bridget

That’s the definition of Irish foreplay, but it also serves as a warning of what awaits Greenwich taxpayers. The state’s facing a $2 billion dollar defict next year, and an additional $2.4 billion deficit the year after. Supposedly, there’s a roadblock to “solving” that problem: a statutory requirement that raiding the $1.2 billion “rainy day” fund requires a vote of 60%, and the Democrats will (barely) fall short or that number.

Despite their biggest gains in a decade, majority Democrats in the General Assembly have almost no margin for error if they hope to solve Connecticut’s next budget crisis without Republican votes.

How can this be when Democrats outnumber the GOP by 33 votes in the House and by 12 in the Senate, based on unofficial election results?

The answer rests with a multi-billion-dollar budget deficit and a little known rule, called the volatility cap, that is designed to force the state to save more money.

More specifically, it would take 60 percent – and not a simple majority – of the new legislature to tap hundreds of millions of dollars stashed away this year that could play a crucial role in solving a $4.4 billion problem.

Connecticut currently has $1.2 billion socked away. And while Gov.-elect Ned Lamont has said he doesn’t plan to tap those funds, lawmakers from both parties have said privately the new governor has almost no chance of keeping the legislature from tapping those funds.

Comptroller Kevin P. Lembo is projecting the current budget will close with a $170 million surplus, and that also could be used to mitigate the impending deficit.

But even if a $4.4 billion, two-year deficit is reduced to $3 billion by emptying the rainy day fund and this year’s surplus, that smaller potential gap — equal to roughly $1.5 billion per year — still is large enough to force major spending cuts, tax increases, or both.

There’s one more piggy bank legislators could break into, but that’s when the second variable — the new rule to promote savings — comes into play.

Legislators voted last November, by a large, bipartisan margin, to create what has become known as the “volatility cap.”

It requires the state to save, rather than spend, any income tax receipts from quarterly filings which are derived chiefly from capital gains and other investment earnings — in excess of $3.1 billion per year. 

[Greenwich, are you listening?]

This segment of the state tax stream tends to surge rapidly in good times and shrink drastically in bad times. The volatility cap is in place to stop the state from spending too much of these revenue surges on new programs — only to find the surge has vanished, and the program must go on without it, a year or two later.

Connecticut has another $648 million in this volatility cap piggy bank, but lawmakers cannot crack it open until the end of next September — three months after the fiscal year has ended — when Lembo’s office completes its audit of the 2018-19 fiscal year.

If this money could be applied to the deficit, the potential biennial shortfall would fall to $2.4 billion, or $1.2 billion per year. 

That’s still high. But coming off an election season in which all gubernatorial candidates announced plans for major tax cuts, reducing the potential budget pain often is top priority.

And there is a loophole in the volatility cap rules that allows legislators to tap the funds early. This can be done only if: 

  • The governor signs a declaration of fiscal exigency, which is essentially a budget emergency.

  • And if 60 percent of both the House and Senate agree.

To achieve a 60 percent endorsement, that means 91 votes in the House and 22 in the Senate. And now the Democrats’ new majorities — 92-59 in the House and 24-12 in the Senate — appear much slimmer.

If a few moderate or conservative Democrats don’t like a proposed budget, or if the party’s most liberal wing objects, then Democrats might need Republican votes to get a budget done.

Even without the volatility cap, neither party could assemble enough votes alone in 2017 to pass a budget that Gov. Dannel P. Malloy would sign. It took a nine-month debate before the two parties settled on a budget compromise last year.

Democratic legislative leaders opted Wednesday not too look too far ahead. But both Aresimowicz and Looney said the prospect of another bipartisan budget debate was real — but not necessarily scary….

And here’s the brace yourself bit:

When asked two days before the election about the prospect of needing another bipartisan compromise to solve the impending deficit, the top Republicans in the legislature said, if necessary, it certainly could be done.

“We can always do a bipartisan budget,” Senate Republican leader Len Fasano of North Haven said….

“I think you always have to be open to compromise,” said House Minority Leader Themis Klarides, R-Derby. “Everyone has to put out their own vision for the budget, but then we certainly could try to work together.”

Yes, the Republicans will fold, with the enthusiastic prodding of Greenwich’s Alex (transgender name adopted for political purposes?) Bergstein, but that will solve only the 2019 problem. Once that problem is “solved”, there will be a $1.2 billion deficit to fund in 2020, and the seed corn will have been exhausted.

And these numbers are for just the current budget deficit. Nothing is being done to address the $80 billion CT owes to its state employees’ pension fund; in fact, legislators are already calling for a reduction in the already grossly inadequate funding for that boondoggle.

Lucky us.

And we're back

Both Bambi and his butterfly friend are safe, though a week spent humping many miles up and down hills put me in far better shape than a relatively inactive summer had left me, so well worth the time.

I came back to find that Scott Frantz was turned out of office in favor of a wildly liberal wife of a multi-millionaire who wants to give our money away to her fellow Democrat friends in Hartford for redistribution (I’m sure that she and her hubby took steps to protect their own money, long ago). Scott was one of the last voices of sanity in Hartford, and his loss is our loss. Greenwich already supplies 38% of the state’s revenue; with a $2 billion deficit looming, it’s pretty obvious where Hartford and its looters will turn for succor. Hint: it’s not Derby.

Although it hurts me professionally to say so, I suggest that anyone who must live in Greenwich for professional reasons and is contemplating buying an expensive house in Greenwich should rent instead, at least for the next few years, to see how this all settles out (I can tell you, but …). We can expect another couple of years of the financial film-flam and accounting tricks that Hartford’s used to paper over previous deficits, but each year that deficit has increased exponentially, and the fraud gets harder to continue: what can’t go on, won’t.

Connecticut voters rejected Republicans and gave control of both the Senate and the House to the very same people who have long looked to Greenwich to fund their wildest spending schemes. Anyone with anything left to be taxed would be a fool to stick around for the coming rapine. The barbarians are not just at the gate, they’ve breached it, nd nothing good will come of this.

To quote the French, “Run Away!”

Speaking of game laws. Gone for the week to the wilds of Maine

No Internet, not even cellphone service, though I’ll drive somewhere on Wednesday morning to find out whether either Barbra Streisand will be heading to Canada or I’ll be heading to Switzerland to buy gold. No fear: I filed an absentee ballot last week.

In the meantime, and just in case the Democrats win and the country’s going to be thrown into a cataclysmic dysphoria, here’s a link to videos showing how to field dress, skin, butcher and preserve your deer. With luck you won’t need it, but if you do, at least take comfort from the fact that the urban intellectuals and suburban soccer moms who voted for disaster will starve to death long before you do.

While I’m gone, feel free to post comments on whatever you wish including, of course, the election.

Keelhaul him

Commercial NY fisherman caught with dozens of blackfish, way over the limit, and many undersized.

He’s still in the pokey, as of the date of Greenwich Free Press’s article, unable to post a $75,000 bond (a bondsman charges just 10% of that, so presumably this is not a very successful professional), and i’m glad to hear it. There aren’t that many blackfish and, while delicious, most recreational fishermen keep at most one or two, and always release the undersized ones. While there are certainly plenty of A-hole fishermen and hunters, the vast majority are ethical, and violators of game laws are despised.