The Address Index

Greenwich listing time is down 14 days from a year ago

The Address Index — Sat, 08 Aug 2026 16:48:52 GMT

Are Greenwich listings really taking longer to sell this summer?

The broader Greenwich ZIP composite averaged 51.4 median listing days over the 12 months through July 2026, versus 65.7 days in the preceding 12 months. July itself measured 49.7 days. Greenwich Realtors separately reported 37 average days for homes sold in June 2026; the two series measure different populations.

For buyers: Summer listings are taking longer than they did in spring, but the seasonally steadier comparison remains faster than a year ago.
For sellers: A summer month-to-month slowdown is not the same as a broken market; compare with the same season and price band before reacting.
For brokers and advisers: Keep median listing time separate from average days for homes that sold, and use the trailing line when discussing the underlying trend.

Chart of the week

Explore this chart interactively →

How Long Greenwich Homes Take to Sell. Greenwich single-family homes averaged 37 days on market in June 2026, versus 48 a year earlier. The trailing 12-month average was 61 days. A separate Realtor.com ZIP composite extends the directional history to July 2016; it measures median listing time, not GAR’s average for sold homes. Its latest 12-month average was 51 days, versus 66 a year earlier.

This is the week’s main finding. Open the interactive version to inspect the full history and its source notes.

The public-record tape

This week’s official-source sweep found 8 planning applications above our publication threshold.

The source links below are the record. Verify any item before relying on it.

Greenwich market dashboard

Explore this chart interactively →

The Address Index Greenwich dashboard, through June 2026. The main chart follows quality-adjusted same-property sales from 2001; the dashed ending is a transparent nowcast after complete public transaction coverage. The separate market-level chart retains recent monthly dollar context.

Address Index: 105.7, -1.7% year over year, with 2024 = 100. The latest point is labeled nowcast.
12-month market level: $3.25M. This is the stable headline signal.
Latest reported monthly median: $3.81M. This is shown as mix-sensitive context, not as the index.
Supply and speed: 122 active single-family homes and 37 average days on market.
Market heat: 52/100 — Balanced.

View the latest underlying market report.

The Address Index reconciles 24,114 public transaction records with parcel sale histories and estimates price change from 5,136 filtered same-property pairs. Direct state transaction coverage runs through 2024 Q3; later quarters are visibly marked reconstructed or nowcast. The 12-month market level is reported separately because it remains sensitive to the mix of homes sold. Neither measure is a property appraisal.

Synthetic Twin of the Week

Explore this chart interactively →

343 Riversville Road sold for $615K on February 4, 2025. That was 38.3% below the $997K model expectation and outside the 80% broader range. The tighter likely zone was $843K–$1.18M; the broader range was $761K–$1.31M.

Paid members get the adjusted earlier twins, model construction, public inputs, diagnostics, and known unknowns below.

Three items to know

1. PLPZ202600115: 241 Hamilton Avenue

No longer listed · Planning applications

Set aside one residential unit in a 3-unit dwelling under 8-30g and make site improvements, expanding parking

Why it stands out: The proposed unit count and affordability component make this a notable density and land-use matter.

Property baseline: Three Family; assessed at $635,110; 0.17 acres; 4,232 square feet; last reported sale $925,000 on October 20, 2020.

Source: Greenwich pending planning applications.

2. PLPZ202600266: 1205 East Putnam Avenue

No longer listed · Planning applications

Pre-Application Review for proposed demolition of an existing 2-family home and two-car garage and reconstruction of 2-three 1/2 story buildings, 33 parking spaces with 1 ADA space, Bldg A = 6 town houses, Bldg B =7 town houses. 15.38%, or two units, will qualify as Moderate Housing under Sec. 6-110

Why it stands out: A demolition-and-rebuild proposal represents a material potential change to the site, which is why it clears the weekly significance threshold.

Property baseline: Two Family; assessed at $681,450; 0.65 acres; 1,491 square feet.

Source: Greenwich pending planning applications.

3. PLPZ202600229: 29 Doubling Road

No longer listed · Planning applications

Oversized residence

Why it stands out: The proposed scale is the reason this filing stands out from routine property work.

Property baseline: Single Family; assessed at $5,071,570; 2.80 acres; 9,026 square feet; last reported sale $6,100,000 on December 8, 2020.

Source: Greenwich pending planning applications.

Paid subscribers continue with the historical comparison, the full Synthetic Twin evidence, and the practical decision rule behind this week’s chart.

Why Greenwich's headline median can mislead you

The Address Index — Mon, 03 Aug 2026 15:55:27 GMT

Is the high end driving Greenwich’s headline price?

In the trailing year through 2025 Q1, 30.4% of deduplicated public single-family sales cleared $4M, including 6.5% at $8M or more. A richer mix can lift the median even when like-for-like prices move differently.

For buyers: Do not infer appreciation from a median pulled upward by more high-end closings.
For sellers: Use comparable properties and the repeat-sales index before anchoring to the headline median.
For brokers and advisers: Separate price-band mix from price change in every client conversation.

Chart of the week

Explore this chart interactively →

The Luxury Mix · Where Greenwich Sales Are Clearing. In the trailing year through 2025 Q1, 30.4% of 596 deduplicated public sales cleared at $4M or more, including 6.5% at $8M+. This chart measures sales mix, not appreciation.

This is the week’s main finding. Open the interactive version to inspect the full history and its source notes.

The public-record tape

This week’s official-source sweep found 1 Planning & Zoning calendar item above our publication threshold. A posted calendar item records a meeting—not an approval, denial, or withdrawal.

The source links below are the record. Verify any item before relying on it.

Greenwich market dashboard

Explore this chart interactively →

Address Index: 105.7, -1.7% year over year, with 2024 = 100. The latest point is labeled nowcast.
12-month market level: $3.25M. This is the stable headline signal.
Latest reported monthly median: $3.81M. This is shown as mix-sensitive context, not as the index.
Supply and speed: 122 active single-family homes and 37 average days on market.
Market heat: 52/100 — Balanced.

View the latest underlying market report.

Synthetic Twin of the Week

Explore this chart interactively →

Paid members get the adjusted earlier twins, model construction, public inputs, diagnostics, and known unknowns below.

One item to know

1. Planning and Zoning Commission Briefing Meeting

New · Planning & Zoning calendar

Agenda posted for August 3, 2026.

Why it stands out: The record scored above the publication threshold and will be tracked for later changes.

Source: Greenwich Planning & Zoning agendas.

Paid subscribers continue with the historical comparison, the full Synthetic Twin evidence, and the practical decision rule behind this week’s chart.

What an Address Index reading of 105.5 actually means

The Address Index — Sun, 26 Jul 2026 14:46:36 GMT

A reader asked a simple question about the Greenwich chart: why was 2024 selected as the baseline?

It is worth answering because an index can be easy to misread. The 100 line is a measuring reference—not a declaration that 2024 was a normal year, a fair-value year or the beginning of the Greenwich market.

THE SHORT ANSWER

The Greenwich Address Index is set so that the average level during 2024 equals 100. The latest reading of 105.5 therefore means the quality-adjusted market level is approximately 5.5% above the 2024 average.

It does not mean the typical Greenwich home costs $105.50. It is not a score out of 100. And it does not mean every home has gained 5.5% since January 1, 2024.

WHY USE 2024?

An index needs a reference period so its values are easy to read. We chose 2024 because it is recent and familiar, and it keeps current readings near 100 rather than producing an arbitrary-looking number such as 263.7.

We did not choose 2024 because we believe it represents a perfectly balanced or historically normal market. It is simply the ruler.

The index could instead be set so that 2019, 2010 or 2001 equaled 100. Every displayed level would change, but the underlying market history would not. The decline after the mid-2000s peak, the post-2020 rise, the turning points and the year-over-year changes would all remain identical.

Renumbering the mile markers does not change the road.

HOW TO READ THE CHART

The horizontal 100 line represents the average quality-adjusted market level during 2024.

The dark green line is the four-quarter trend derived from same-property sales. The lighter quarterly line shows more of the short-term movement. The shaded area represents model uncertainty. The dashed gold ending is the transparent nowcast used while complete public transaction records catch up.

The latest reading is 105.5. That is 5.5% above the 2024 average, but 1.7% below the comparable level a year earlier. Those statements can both be true: Greenwich remains above its 2024 reference level while recent momentum has softened.

WHAT THE INDEX ADDS

Greenwich’s reported June median sale price was $3.81 million. That is useful, but a monthly median can rise simply because more expensive homes happened to close.

The Address Index asks a different question: after accounting for the properties that sold, how did the underlying market level move?

To answer it, the current Greenwich model reconciles 24,114 public transaction records and estimates price change from 5,111 filtered same-property sale pairs. The index is therefore designed to reduce the effect of a changing mix of homes—not to estimate the value of every individual property.

We report the stable 12-month dollar market level separately, currently approximately $3.25 million, because readers also need an intuitive dollar reference. The index and the dollar level answer related but different questions.

WHAT REBASING WOULD—AND WOULD NOT—CHANGE

Changing the baseline would change:

• The number printed beside every point.

• The location of the 100 line.

Changing the baseline would not change:

• The percentage gain or decline between two periods.

• Whether the market was rising or falling.

• The timing of peaks and troughs.

• The current 1.7% year-over-year change.

That is why 2024 is not a hidden assumption about value. It is a presentation choice that makes the chart easier to understand.

THE BOTTOM LINE

Read 105.5 as: the quality-adjusted Greenwich market level is about 5.5% above its average 2024 level. Then look separately at momentum—the current reading is 1.7% below a year ago—and at the uncertainty around the latest nowcast.

The interactive chart lets you inspect every period from 2001 onward:

https://greenwich.theaddressindex.com/market/greenwich-home-price-index?utm_source=substack&utm_medium=post&utm_campaign=sunday_index_baseline

Forwarded this briefing? Subscribe free to receive the next Greenwich update:

METHOD

The Address Index is a quality-adjusted repeat-sales measure built from public transaction and parcel records. Direct state transaction coverage currently runs through 2024 Q3; later periods are visibly marked reconstructed or nowcast. It is a market indicator, not an appraisal or a prediction for an individual property.

Greenwich has 2.8 months of supply—and the raw listing count misses the point

The Address Index — Fri, 24 Jul 2026 11:15:15 GMT

Public-record activity observed July 16–July 23, 2026.

How much choice do Greenwich buyers actually have?

Greenwich ended June 2026 with 122 active single-family homes, equal to 2.8 months of supply at the trailing closing pace. Seasonality makes the pace-adjusted view more useful than the listing count alone.

For buyers: Choice has improved, but the useful question is whether it improved in your price band.
For sellers: More competing listings make launch timing and initial pricing more consequential.
For brokers and advisers: Frame inventory against the closing pace and season, not as an isolated count.

The public-record tape

The highest-signal records in this week’s sweep center on 2 & 10 Greenwich Avenue and 10-12 West Putnam Avenue Greenwich, CT 06830, June 2026 Greenwich Sales and Second Quarter Market Update 2026. The system captured 8 planning applications, 1 Planning & Zoning calendar item, and 2 market reports above our publication threshold.

The source links below are the record. Verify any item before relying on it.

Greenwich market dashboard

Explore this chart interactively →

Address Index: 105.5, -1.7% year over year, with 2024 = 100. The latest point is labeled nowcast.
12-month market level: $3.25M. This is the stable headline signal.
Latest reported monthly median: $3.81M. This is shown as mix-sensitive context, not as the index.
Supply and speed: 122 active single-family homes and 37 average days on market.
Market heat: 52/100 — Balanced.

View the latest underlying market report.

The Address Index reconciles 24,114 public transaction records with parcel sale histories and estimates price change from 5,111 filtered same-property pairs. Direct state transaction coverage runs through 2024 Q3; later quarters are visibly marked reconstructed or nowcast. The 12-month market level is reported separately because it remains sensitive to the mix of homes sold. Neither measure is a property appraisal.

Greenwich since 2001

Explore this chart interactively →

The Address Index uses 24,114 public transaction records and 5,111 filtered same-property pairs. Direct observations run through 2024 Q3; later periods are visibly reconstructed or nowcast.

Synthetic Twin of the Week

Explore this chart interactively →

115 Old Church Road sold for $6.00M on March 3, 2025. That was 21.8% above the $4.92M model expectation and outside the likely zone but inside the 80% broader range. The tighter likely zone was $4.37M–$5.55M; the broader range was $3.58M–$6.77M.

Paid members get the adjusted earlier twins, model construction, public inputs, diagnostics, and known unknowns below.

Chart of the week

Explore this chart interactively →

Inventory Runway · Months of Supply. At the recent closing pace, Greenwich’s 122 active single-family homes represented 2.8 months of supply in June 2026. This is a pace estimate, not a prediction that every listed home will sell.

The image carries the week’s headline result. Open the interactive version to inspect every period or property and compare it with the rest of the dashboard library. The analysis below remains part of the paid weekly edition.

Three items to know

1. PLPZ202600241: 2 & 10 Greenwich Avenue and 10-12 West Putnam Avenue Greenwich, CT 06830

Updated · Planning applications

Pre-Application Review for proposed demolition of all structures, consolidation of the 3 lots and development of a single mixed-use building consisting of retail below grade and at the ground floor, and residential apartments on the 2nd and 3rd floors (14 total units)

Why it stands out: A demolition-and-rebuild proposal represents a material potential change to the site, which is why it clears the weekly significance threshold.

Property baseline: Mixed - Use; assessed at $2,604,630; 0.02 acres; 7,165 square feet; last reported sale $8,850,000 on October 14, 2016.

Source: Greenwich pending planning applications.

2. June 2026 Greenwich Sales

Updated · Market pulse

58 single-family closings (-1.69% year over year); single-family median $3,812,500 (-2.24%); 37 average days on market; 22 condo/co-op closings (+57.14% year over year); condo/co-op median $970,000 (+23.17%).

Why it stands out: This official market-wide report helps separate individual-property noise from the broader Greenwich direction.

Source: Greenwich Realtors market reports.

3. Second Quarter Market Update 2026

Updated · Market pulse

144 single-family closings (-8.9% year over year); single-family median $3,655,000 (+15.1%); 49 average days on market; 49 condo/co-op closings; condo/co-op median $1,075,000 (+20.1%).

Why it stands out: This official market-wide report helps separate individual-property noise from the broader Greenwich direction.

Source: Greenwich Realtors market report

Greenwich homes are selling faster—even as price momentum cools

The Address Index — Mon, 20 Jul 2026 00:01:59 GMT

Greenwich homes are selling faster than they were a year ago. The underlying price trend, however, is slightly softer.

The Address Index is 105.5—5.5% above the 2024 average and 1.7% below a year ago. Solid green reflects completed repeat-sale evidence; dashed gold is the latest estimate while public records catch up.

That tension—healthy activity without broad price acceleration—is the clearest signal in the latest data.

Welcome to The Address Index, an independent, source-linked view of Greenwich real estate for buyers, owners, and the broker community.

The market in 60 seconds

Address Index: 105.5. The current reading is 1.7% lower than a year ago.
12-month market level: $3.25 million. This is the steadier headline signal.
June median sale price: $3.81 million. Useful context, but sensitive to which homes happened to close.
Active inventory: 122 homes.
June closings: 58.
Average time on market: 37 days, down from 48 days a year earlier.
Market heat: 52 out of 100—Balanced.

Bottom line: Greenwich is active, but it is not showing broad, runaway price momentum. Homes are moving faster, inventory is no longer exceptionally scarce, and the underlying price level is broadly stable to slightly softer year over year.

Inventory, closings, and speed tell a more active story than price momentum alone. Greenwich ended June with 122 active single-family homes, 58 closings, and an average 37 days on market.

Explore every chart in the live Greenwich dashboard →

Synthetic Twin: 218 Clapboard Ridge Road

One sale shows what property-level context can add. 218 Clapboard Ridge Road sold for $15.4 million on February 14, 2025. Using only information available before the sale, the model estimated $12.5 million. The final price was 23.1% above that center estimate but still within the middle 50% range.

The public record describes a 12,386-square-foot home on 5.10 acres, with eight bedrooms, 9.5 bathrooms, and an effective year of 1929.

The $15.4 million sale landed near the top of the $10.1–$15.6 million likely zone. That is a strong result—not an inexplicable one.

Explore 218 Clapboard Ridge—and every modeled sale—in the interactive dashboard →

What paid members receive

Every weekly edition in full, including adjusted comparable sales and model diagnostics.
A monthly State of Greenwich deep dive.
The complete paid archive, methodology notes, and subscriber-only updates as new markets launch.

Paid subscribers can see the three closest earlier sales, how each was adjusted, and how this method performed across more than 2,000 held-out transactions.