201 Shore Rd · Greenwich, CT 06830

$2,350,000

5 bd · 4.0 ba · 3,598 sqft · SingleFamily public records · 245 Days on market

Built 1963 0.62 ac lot $653/sqft · 24% below area Est $3075k · 24% under

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Cash flow +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

1st house on Belle Haven peninsula offers bucolic commuter convenience in a most sought-after enclave overlooking Greenwich Harbor. Positioned atop slope with outstanding Harbor views, this 5 bed, 3 full & two half bathroom residence spans 3,598 sqft. Cleverly renovated to maximize water views with upgraded systems & interior improvements, this home marries smart functional privacy with today's luxury expectations. Amplifying exceptional waterside position, house's Great Room/kitchen features wall of glass opening to comfortable balcony showcasing morning sunrise. Nature can be fully embraced from center island seating six. Light-filled living room with wood-burning fireplace maximizes entertaining ease. DR has adjoining butler's pantry with second dishwasher, sink & warming drawer. Powder room adjacent. Sliding glass doors open to the spacious level backyard featuring flowering tree & side yards. Lower level can live as a stand-alone apartment featuring antique mahogany entry door with Parisian hardware. Adjoining main room space (can be a separate office) is large bedroom with double closets. Stone tile bathroom. Upstairs primary suite as well as another bedroom. A second upstairs level features two more large light-filled bedrooms each with double closets. Double sink bath with separate area shower/toilet/tub & sizable; study overlooking harbor. Laundry room & pantry. Attached two car garage; stone walls and botanical plantings. .62 acre. 4 minute walk to train.

Key facts

• Expansive island
• Custom cabinetry
• Wall of windows

Tags

• GREENWICH HARBOR VIEWS
• GOURMET CHEF'S KITCHEN
• EXPANSIVE ISLAND
• CUSTOM CABINETRY
• WALL OF WINDOWS
• WOOD BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $2.35M.

Deal economics

• At list price, monthly cash flow is $-10k ($-115k/yr) — negative.
• To cash-flow at today's rent, offer at most $656k (72.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $606k (74.2% below list).
• Recommended offer: $606k (74.2% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 1.1% in Greenwich — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#23 in CT, #1,655 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 127 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $6,056/mo this rent would consume 50% of the median local household income ($147k/yr) (locally 1088% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $178k of equity ($16k loan paydown + $162k appreciation (6.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$285k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 245 days — a 12% lower offer ($2.07M) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $149k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $525k; list at $2.35M implies a 348% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $605,591 (74.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 74% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.26% ✗
• Cap rate: 1.40%
• Cash-on-cash: -17.49%
• DSCR: 0.22
• GRM: 32.3

CMA / ARV

• ARV (median comp): $3,074,725
• List price: $2,350,000
• Delta: -23.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Shore Rd	0.12mi	4/4.0 (-1)	3,242 (-10%)	2mo	$3,000,000	$925	71
1 Sound View Ter	0.32mi	5/3.5	3,424 (-5%)	5mo	$2,825,000	$825	71
151A Hamilton Ave	0.47mi	4/4.0 (-1)	3,400 (-6%)	1mo	$1,990,000	$585	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.89% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $195,283
• Equity at exit: $1,611,902

10-year hold

• IRR: 6.8%
• Equity multiple: 2.56×
• Total profit: $1,028,835
• Equity at exit: $3,046,981

Cash invested: $658,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06830

• Home prices YoY: 4.1%
• Rents YoY: 3.4%
• Active inventory: 127
• Price-to-rent: 32.3×

Monthly cashflow live

• Estimated rent: $6,056 medium
• Mortgage (P&I): −$12,324
• Tax from tax record: −$1,073 /mo · $12,873/yr
• Insurance: −$979
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,272
• Net cashflow: $-9,591

Break-even live

Break-even rent $18,197

Max offer price $655,638

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $587,500
• Closing costs: $70,500
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 Havemeyer Pl Greenwich, CT	4.0	3.0	3077	$18,000	$5.85	23d	1	0.56mi
80 Brookside Dr Greenwich, CT	5.0	4.5	3327	$14,750	$4.43	3d	1	0.61mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	44d	1	0.66mi
155 Milbank Ave Greenwich, CT	4.0	3.5	2794	$25,000	$8.95	44d	1	0.81mi
146 E Elm St Unit B Greenwich, CT	4.0	3.5	2809	$9,700	$3.45	19d	1	0.84mi
24 Cassidy Park Greenwich, CT	4.0	3.5	3780	$8,000	$2.12	3d	1	1.11mi
63 Sherwood Pl #63 Greenwich, CT	5.0	5.5	3072	$17,500	$5.70	3d	1	1.13mi
9 Park Pl Greenwich, CT	4.0	5.0	4163	$22,500	$5.40	3d	1	1.36mi

Listing history 29 events

1. 2026-06-18
   days on market $2,350,000 Active 245 DOM
2. 2026-06-17
   days on market $2,350,000 Active 244 DOM
3. 2026-06-16
   days on market $2,350,000 Active 243 DOM
4. 2026-06-15
   days on market $2,350,000 Active 242 DOM
5. 2026-06-13
   days on market $2,350,000 Active 240 DOM
6. 2026-06-10
   days on market $2,350,000 Active 237 DOM
7. 2026-06-09
   days on market $2,350,000 Active 236 DOM
8. 2026-06-08
   days on market $2,350,000 Active 235 DOM
9. 2026-06-07
   days on market $2,350,000 Active 234 DOM
10. 2026-06-03
    days on market $2,350,000 Active 230 DOM
11. 2026-06-03
    days on market $2,350,000 Active 229 DOM
12. 2026-06-01
    days on market $2,350,000 Active 228 DOM
13. 2026-05-31
    days on market $2,350,000 Active 227 DOM
14. 2026-04-12
    status Under Contract 1514-char remark

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

15. 2026-04-12
    status Pending 1176-char remark

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

16. 2025-11-10
    price $2,350,000 1514-char remark

    Show marketing remark (1514 chars)

    1st house on Belle Haven peninsula offers bucolic commuter convenience in a most sought-after enclave overlooking Greenwich Harbor. Positioned atop slope with outstanding Harbor views, this 5 bed, 3 full & two half bathroom residence spans 3,598 sqft. Cleverly renovated to maximize water views with upgraded systems & interior improvements, this home marries smart functional privacy with today's luxury expectations. Amplifying exceptional waterside position, house's Great Room/kitchen features wall of glass opening to comfortable balcony showcasing morning sunrise. Nature can be fully embraced from center island seating six. Light-filled living room with wood-burning fireplace maximizes entertaining ease. DR has adjoining butler's pantry with second dishwasher, sink & warming drawer. Powder room adjacent. Sliding glass doors open to the spacious level backyard featuring flowering tree & side yards. Lower level can live as a stand-alone apartment featuring antique mahogany entry door with Parisian hardware. Adjoining main room space (can be a separate office) is large bedroom with double closets. Stone tile bathroom. Upstairs primary suite as well as another bedroom. A second upstairs level features two more large light-filled bedrooms each with double closets. Double sink bath with separate area shower/toilet/tub & sizable; study overlooking harbor. Laundry room & pantry. Attached two car garage; stone walls and botanical plantings. .62 acre. 4 minute walk to train.

17. 2025-10-16
    price $2,350,000
18. 2025-10-15
    listed $2,499,000 Active
19. 2025-10-13
    price $2,350,000 1176-char remark

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

20. 2025-04-16
    status Active 1176-char remark

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

21. 2025-04-16
    historical

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

22. 2025-03-23
    status Active 1514-char remark

    Show marketing remark (1514 chars)

    1st house on Belle Haven peninsula offers bucolic commuter convenience in a most sought-after enclave overlooking Greenwich Harbor. Positioned atop slope with outstanding Harbor views, this 5 bed, 3 full & two half bathroom residence spans 3,598 sqft. Cleverly renovated to maximize water views with upgraded systems & interior improvements, this home marries smart functional privacy with today's luxury expectations. Amplifying exceptional waterside position, house's Great Room/kitchen features wall of glass opening to comfortable balcony showcasing morning sunrise. Nature can be fully embraced from center island seating six. Light-filled living room with wood-burning fireplace maximizes entertaining ease. DR has adjoining butler's pantry with second dishwasher, sink & warming drawer. Powder room adjacent. Sliding glass doors open to the spacious level backyard featuring flowering tree & side yards. Lower level can live as a stand-alone apartment featuring antique mahogany entry door with Parisian hardware. Adjoining main room space (can be a separate office) is large bedroom with double closets. Stone tile bathroom. Upstairs primary suite as well as another bedroom. A second upstairs level features two more large light-filled bedrooms each with double closets. Double sink bath with separate area shower/toilet/tub & sizable; study overlooking harbor. Laundry room & pantry. Attached two car garage; stone walls and botanical plantings. .62 acre. 4 minute walk to train.

23. 2025-03-23
    status Under Contract 1514-char remark

    Show marketing remark (1514 chars)

    1st house on Belle Haven peninsula offers bucolic commuter convenience in a most sought-after enclave overlooking Greenwich Harbor. Positioned atop slope with outstanding Harbor views, this 5 bed, 3 full & two half bathroom residence spans 3,598 sqft. Cleverly renovated to maximize water views with upgraded systems & interior improvements, this home marries smart functional privacy with today's luxury expectations. Amplifying exceptional waterside position, house's Great Room/kitchen features wall of glass opening to comfortable balcony showcasing morning sunrise. Nature can be fully embraced from center island seating six. Light-filled living room with wood-burning fireplace maximizes entertaining ease. DR has adjoining butler's pantry with second dishwasher, sink & warming drawer. Powder room adjacent. Sliding glass doors open to the spacious level backyard featuring flowering tree & side yards. Lower level can live as a stand-alone apartment featuring antique mahogany entry door with Parisian hardware. Adjoining main room space (can be a separate office) is large bedroom with double closets. Stone tile bathroom. Upstairs primary suite as well as another bedroom. A second upstairs level features two more large light-filled bedrooms each with double closets. Double sink bath with separate area shower/toilet/tub & sizable; study overlooking harbor. Laundry room & pantry. Attached two car garage; stone walls and botanical plantings. .62 acre. 4 minute walk to train.

24. 2024-10-21
    listed $2,499,000 Active
25. 2024-10-16
    listed $2,499,000 Active 1514-char remark

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

26. 2024-10-16
    listed $2,499,000 Active 1176-char remark

    Show marketing remark (1176 chars)

    Conveniently located near town: on sought-after Belle Haven Peninsula, this 2008 expansion 5-bed, 5-bath home boasts breathtaking views of Greenwich Harbor. Perfectly designed for harborside living & entertaining, the sunlit gourmet chef's kitchen & great room feature an island, custom cabinetry, and a wall of windows with glass doors opening to a deck overlooking the harbor & park. The spacious living room, complete with fireplace & built-in shelves, adds to the home's charm. The elegant dining room, with an adjacent butler's pantry and second dishwasher, is ideal for hosting gatherings. The upper level includes a primary suite along with three additional bedrooms, while the lower level features a private in-law suite with a separate entrance, large living area & bedroom w/ full bath. The attached two-car garage is conveniently located next to the pantry and laundry room. Set on . 62 acres, the property is enhanced by beautiful stone-walled perennial gardens and a spacious backyard. Ideal for NYC commuters, it's within close distance to the train, shopping, restaurants, a dog park, marina, and the Greenwich Boat and Yacht Club.

27. 2002-01-15
    soldstatus $525,000
28. 2000-11-20
    listed $529,000
29. 1995-11-02
    soldstatus $1,100,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $12,873 · $1,073/mo
• Projected year-2 tax: $31,582 · $2,632/mo
• Expected delta: +$18,708/yr (+$1,559/mo · 145.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,671
• − Mortgage interest: −$131,637
• − Property taxes: −$12,873
• − Insurance: −$11,750
• − Repairs & maintenance: −$5,814
• − Management: −$5,814
• − Depreciation: −$68,364
• Taxable loss: −$163,580
• Est. tax savings @ 24.0%: +$39,259
• After-tax cash flow: $-75,838/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Greenwich

• Score: 80/100
• State rank: #23
• US rank: #1655

Category grades

Amenities D Commute A- Cost of living F Crime A+ Employment A+ Housing C Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwich, CT
• County: Fairfield County · 765,532 people
• City population: 47,954
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 24,880
• Household income: $146,654
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1088.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 10% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.89%
• Current HPI: 173.5938
• Rent YoY: ▲ 3.36%
• Metro: Bridgeport-Stamford-Norwalk, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

+113.6% since first listed

16 events — show timeline

• 2026-04-12 Pending — Smart MLS
• 2026-04-12 Pending — GMLS
• 2025-11-10 Price Changed $2,350,000 Smart MLS
• 2025-10-16 Price Changed $2,350,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-15 Listed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $2,350,000 GMLS
• 2025-04-16 Relisted — GMLS
• 2025-04-16 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2025-03-23 Relisted — Smart MLS
• 2025-03-23 Pending — Smart MLS
• 2024-10-21 Listed $2,499,000 OneKey® MLS as Distributed by MLS Grid
• 2024-10-16 Listed $2,499,000 GMLS
• 2024-10-16 Listed $2,499,000 Smart MLS
• 2002-01-15 Sold (MLS) $525,000 GMLS
• 2000-11-20 Listed $529,000 GMLS
• 1995-11-02 Sold (Public Records) $1,100,000 Public Records

Property tax history

-1.8%/yr

Latest (2023): $12,873 · +0.9% YoY. Source: county tax records.