It just keeps getting better

16 boulder.jpg

On Tuesday, discussing the merits of a new listing at 8 Boulder Brook Road, I mentioned that the listing for a similar home at 16 Boulder Brook had just expired, and I suggested that bargain hunters who like the 10,000 sq.ft. newish construction look might look there, in addition to number 8, and possibly save a couple of million..

Today 16 Boulder Brook is back, now owned by People’s Bank, and asking $4.295 million — the former owners paid $5.872 million for it back when it was new in 2007. Usually, banks don’t want to own houses, so a low offer here might be well received.

(Check back later for interior photos, which have yet to be posted)

Uh huh

14 Hycliff.jpg

14 Hycliff Road, a backwater off Riversville, dropped its price today to $3.999 from $4.295. Other than a paint job, it seems unchanged since June, 2018, when it sold for $3.8 million, so the premium for one year’s aging seemed misplaced to some of us. Nevertheless, the listing claims that the house is “priced below market value, according to town” and that’s technically accurate: the town still shows an appraised value of $4.8. But that number was surely arrived at before the $3.8 sale, and while sweet memories of this one’s $5.8 sale in 2002 still lingered.

In fact, this property sat on the market from October, 2011, when David Ogilvy started it off at $7.4 million (tee hee), until last year, when this buyer finally established its market price as $3.8. Given the Riversville Road neighborhood’s continued decline in popularity, I doubt that same value prevails today. Regardless, the market value is obviously not higher than $3.999, because it wouldn’t sell above that.

Like the house itself, this price may be from another era

8 broad .jpg

8 Broad Road, a gracious old 1926 home in Belle Haven, is new to the market today, “first time in 45 years”, and priced at $11.5 million. It’s an interior lot, albeit 1.67 acres with pleasing water views, and is going to need a lot of expensive work to make it current. I’m guessing that the days of even Belle Haven commanding this much money for a house like this are gone, if indeed they ever existed.

Local Democrats sanctioned for violating campaign election laws

Tony did what? I’m shocked, shocked to hear that!

Tony did what? I’m shocked, shocked to hear that!

Oberlander, her fellow lawyer Jeff Ramer, and the rest of the Democrats on our BET have each consented to $1,000 fines. That’s far less than they could have been (should have been) fined, but that’s why people enter into consent settlements in the first place.

The original findings of the SEEC against BET member and Greenwich Democratic Party Chair Tony Turner can be found here. Today’s report has not yet been officially released, but we’ll post it when it is. Boiled down, Turner spent $353,000 of someone’s money on the 2017 election campaign in order to ensure that his fellow candidate, Jill Oberlander, would receive a vote total sufficient to gain her the chairmanship, and thus control of, the Greenwich Board of Estimate and Taxation. Turner announced his plans to his fellow Democrats even before the campaign began, and proceeded to stage six barbecues for Greenwich voters, the invitations to which read “paid for and approved by Greenwich Board of Estimate and Taxation Democrats”, spent $71,000 on mass mailings, and the balance on hiring staff, buying materials, etc. Oberlander and the other BET candidates, together with their party’s candidates for other positions, attended these events and were fully aware of and approved the mailings.

State election law forbids campaign contributions from business entities and limits contributions to an individual’s campaign to $1,000, so the only way Turner could have spent $353,000 on “his” campaign (the law, remember, barred him from contributing more than $1,000 to the other individuals) was to dig into his own pocket. Did Turner have the resources to afford that? Oberlander and her colleagues don’t have an opinion on that because, they claim, they had no idea he was spending so much money:

In a joint statement released on Wednesday morning, Oberlander, Krumeich, Moriarty, Ramer and Weisbrod … placed the blame for the mistake on Turner, though he was not mentioned by name in the statement.

“During the campaign we relied on the statements of our fellow candidate who indicated he had SEEC approval for his campaign plans,” the statement read. “Only during the SEEC investigation did we learn that the SEEC had not approved his plan and that he had spent an unusually large amount of his own money.”

What, they thought that all those events and mailings were free? According to Greenwich Time, “Turner has … insisted that his Democratic BET colleagues supported his plans for the campaign through frequent emails.

On Wednesday, Turner said he stood by his previous comments.”

But today, Oberlander issued her own statement again putting the blame on Turner and stating her support for the SEEC’s work.

“The SEEC acknowledges that I was misled by a colleague and that I had no intention to violate the requirement to change my filing status,” Oberlander said. “I take full responsibility. I was shocked to learn that I was implicated by a colleague's actions; I will be far more careful in the future.”

Uh huh.

UPDATE: Greenwich Time has updated its report to include an additional quote from Tony Turner, so I’m doing the same. It seems that Mr. Turner is miffed that Oberlander is tossing him to the wolves. Hey, Tony, no one ever accused Jill of being a warm and cuddly woman. Think of that fable involving the scorpion.

“I was the rookie, I was proactively helping them,” Turner said. “These are all veteran participants in campaigning and had a responsibility for their own campaign compliance. Never once was I questioned about any aspect of the campaign. Any attorney worth their salt and based on experience, would have both trusted and verified the campaign mechanics vs. campaign laws. Their actions, and denial of them, are shameful.”

I had the same thought, but the paper of record beat me to it

Nirvana

Nirvana

States demand that California also impose a travel ban on them

U.S.—After California added Iowa to its growing list of states to which the government will not fund trips, all the other states began clamoring to get added to this ban list.

"Wait---there's a way to get Californian politicians banned from traveling here? Where do we sign up?" said one state legislator in Georgia. "Is there a waiting list? Wait---all we have to do is refuse to fund gender transition surgeries!?! That's amazing!"

While just eleven states are currently on the list, dozens more are applying. Soon, almost every state except Oregon and New York will be on the list, and peace and utopia will break out across the nation as CA politicians will no longer be able to go there and say weird things and do even dumber things.

Now if we can just persuade New York and Massachusetts to impose their own bans ….

Back story here:

Iowa becomes the latest addition to a list that also includes Alabama, Kansas, Kentucky, Mississippi, North Carolina, Oklahoma, South Carolina, South Dakota, Tennessee, and Texas under a 2016 law, Assembly Bill 1887, which bans state-sponsored travel to states that enact laws perceived as discriminatory on the basis of sexual orientation or gender identity or expression.

Iowa’s sin? It’s enacted a law excluding genital mutilation surgery from Medicaid coverage.

This seems ambitious

(Original photo of back yard has been swapped out, because I’m a nice guy. The original may still be up on the listing, at least for now, and you can go there to make sense of some of the comments)

(Original photo of back yard has been swapped out, because I’m a nice guy. The original may still be up on the listing, at least for now, and you can go there to make sense of some of the comments)

8 Boulder Brook Road, new construction, has hit the market at $6.495 million. It’s your standard 8,500 sq. feet above ground, 2,500 below, on an acre-plus. Nice enough, if this sort of thing is your taste, but if it is, I’d look next door to 16 Boulder Brook, which sold new in 2007 for $5.8 million and whose listing just expired September 3rd at $4.495, after starting off in 2016 at $5.795. It was in excellent condition last time I peeked, and at, say, the low-fours, you could get what’s essentially the same house as number 8 without paying the new house premium. And 16 has a pool.

Marketing evolution

35 Windsor Lane

35 Windsor Lane

35 Windsor Lane, Cos Cob, sold in just 21 days back in 2005, for $925,100. This time around, priced at $1.250, it took 18 to reach signed contracts, and that despite it’s being put up for sale July 26, a pretty slow time of year. Given what’s happened to the prices in the high end of the market since 2005, this tranche seems to be doing just fine.

Of historical interest, to me at least, is the transformation of the photography and presentation techniques used to sell homes in the past 14 years. These owners did a beautiful job renovating their house after they purchased it, so it’s not surprising that it would photograph well. But still, the agent either hired a professional or is herself a talented photographer, because the house shows off its appeal very well. Not that long ago, despite the importance even then of luring buyers via the internet, a lot of agents simply showed up with a cheap digital camera or Instamatic — the iPhone didn’t make an appearance until 2007 — shoved the worst of the homeowners’ trash under the sofa, if they felt ambitious, and snapped away. As noted, that lack of effort didn’t stop this sale in 2005; it sold quickly regardless, but who knows? The house was listed at $975,000, and maybe better pictures would have brought in better bids. In any event, here are some before and after shots:

2005

2005

2019

2019

2005

2005

2015

2015

And as a parting shot ….

Screen Shot 2019-09-17 at 3.25.59 PM.png


Old Greenwich waterfront

You certainly couldn’t do this fill job today

You certainly couldn’t do this fill job today

7 Meadow Place, asking $6.495 million, is reported as pending. I’m surprised that this land is going for so much, because, while Meadow Place is a fine street, and Old Greenwich Harbor is a very nice place to front on, the view from here is across the water to Willowmere Circle; pleasant, but hardly spectacular.

And the highest elevation here seems to be about 7 1/2 feet. The new house will have to be perched a long way into the air if it’s to meet FEMA and town codes, and I personally would find that off-putting. On the other hand, what do I know? My great-grandfather, a builder in the city back in the 19th Century, turned down an opportunity to buy a parcel of land in Manhattan because it was located across the street from a swamp, “and anything you build here will have a wet basement”. That swamp became Central Park Pond, and the spurned lot is now home to the Plaza Hotel which, I’m told, has pumps in its basement running 24-hours a day. Can’t fool a Fountain!