Greenwich, CT 06831 Real Estate Market Report

ZIP Code: 06831
Report Date: May 2026
Market Temperature: HOT
Scope: This ZIP code analysis focuses on single-family residential (SFR) properties. Metrics are calculated from recent sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Hot market indicates strong buyer demand with limited inventory, typically characterized by rising prices, quick sales (low days on market), and inventory levels below historical averages.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Greenwich, CT are 6.35%, reflecting a stable market environment for property owners in this area compared to early 2026 benchmarks.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The primary market indicator, median sold price $2,847,500, shows realized market value for recent transactions and anchors pricing expectations in Greenwich ZIP 06831; hot market temperature and upward price trend suggest appreciation pressure despite other frictions.

2. There is a notable gap between median listing price $3,795,000 and the median sold price, which may indicate seller pricing above recent transaction levels and pricing friction between ask and achieved prices.

3. The median days on market 382 points to slower sales velocity for the analyzed sample and may indicate that properties—particularly at higher price tiers—require longer marketing time even as the market remains hot.

4. Market fundamentals show a median price per square foot $673, rising rents with median market rent $4,900, and continued upward rent pressure; combined with moderate interest rate pressure (current 30‑year fixed ≈ 6.35%) this suggests sustained demand for income-supporting properties but a cautious financing environment for buyers.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.

Greenwich, CT 06831 Real Estate Market Report

ZIP Code: 06831
Report Date: May 2026
Market Temperature: HOT
Scope: This ZIP code analysis focuses on condominium properties. Metrics are calculated from recent condo sales and active listings within the past 90 days.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Hot market indicates strong buyer demand with limited inventory, typically characterized by rising prices, quick sales (low days on market), and inventory levels below historical averages.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Greenwich, CT are 6.35%, reflecting a stable market environment for property owners in this area compared to early 2026 benchmarks.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The primary market indicator, $1,275,000 for median sold price, confirms recent transaction-level strength in Greenwich 06831; this representative recent sale level suggests pricing power for sellers and should be used as the benchmark when valuing comparable SFR and condominium listings. upward price direction

2. Despite a strong median sold price, the market shows slower sales velocity with 336 median days on market, which may indicate pricing friction or that higher-priced inventory requires more time to find matched buyers; price positioning and concession strategy should be prioritized for timely closings. moderate sales pace

3. At $639 median price per square foot and $6,950 median market rent, investors and owners should treat per‑sqft valuation and rent levels as high-end benchmarks for underwriting and rent-setting decisions; comparable adjustments and effective rent marketing will be important to justify premium pricing. high per‑sqft valuation

4. Market context remains strong: price year-over-year trend is up and market temperature is hot, while interest rate pressure is moderate (current 30‑year fixed mortgage rates at 6.35%), so sellers can expect continued demand but should factor financing sensitivity into pricing and contract terms; buyers may face competition and should prepare stronger offers and financing contingencies. hot market with moderate rate pressure

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Notable Properties

The following 6 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.