Greenwich, CT 06831 Real Estate Market Report

ZIP Code: 06831
Report Date: April 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The real estate market in Greenwich, CT as of April 2026 is characterized by a median sold price of $2,504,475, reflecting stable to slightly appreciating values. This price indicates a healthy market activity, especially considering the median days on market of 390, which suggests a slower sales velocity. The neighborhood has shown resilience, with prices trending up year-over-year, indicating a positive shift in market dynamics despite the longer time properties are taking to sell.

Inventory conditions reveal elevated levels of supply relative to sales activity, suggesting a more balanced market environment. The median listing price stands at $3,197,450, which may indicate some pricing friction as sellers adjust expectations to align with the market reality. Additionally, the rental market is experiencing significant increases, with a median market rent of $3,880, reflecting strong demand in the rental sector. Overall, the market appears to be in a state of cautious optimism, with moderate interest rate pressure impacting buyer sentiment.

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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 Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in Greenwich, CT are averaging 6.38%, which is 0.29% higher than the 6.09% average seen in early 2026.

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 median sold price of $2,504,475 reflects a stable market with potential for appreciation.

2. With a median days on market of 390, the market is experiencing slower sales velocity, indicating a need for strategic pricing.

3. The median listing price of $3,197,450 suggests potential pricing friction as sellers adjust to market conditions.

4. The rental market shows strength with a median market rent of $3,880, indicating robust demand for rental properties.

5. Overall market temperature is neutral, suggesting a balanced environment with elevated inventory levels relative to sales.

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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.