Greenwich, Connecticut is not one housing market. A town-wide median compresses waterfront lots, in-town houses on smaller sites, Cos Cob and Glenville price bands, and northern acreage that does not compete with a Riverside lot. Those are housing-stock, lot-utility, and location splits. Waterfront and view enter the analysis as physical and site factors — frontage, exposure, elevation, flood and bulkhead condition — not as a ranking of the address. A Riverside closing cannot support a Round Hill estate without a location adjustment that the market actually makes, and the reverse is also true.

In this briefing, price bands, inventory, days on market, sale-to-list, and closed-sales volume are the only performance metrics used. This is a current-values snapshot by neighborhood. It is distinct from the firm’s Greenwich appraisal service page and from any Greenwich Village (Manhattan) piece.

Town Snapshot: 2026 Prices, Inventory, and Absorption

Town-wide prints disagree because the filters disagree: single-family versus single-family-plus-condo, July versus Q2 versus year-to-date, Greenwich MLS versus a national listing portal. The figures below were checked on the source pages in late August 2026. Where two sources disagree, both are shown.

Read together: Greenwich MLS single-family medians in mid-2026 cluster near $3.5–$3.66 million (William Pitt July $3.5 million; GAR July $3,602,000; GAR Q2 $3,655,000). Sotheby’s Q2 combined single-family-and-condo median is lower at $3.1 million because condos are in the mix. Realtor.com’s June listing median ($4.25 million) is an asking-price print, not a closing median, and its sold median ($2.575 million) sits well below the MLS single-family medians — another filter mismatch, not a secret second market. Houlihan Lawrence’s Q1 median of $3.8 million is a different quarter. Redfin’s Greenwich, CT housing-market page could not be loaded independently in late August 2026 (robot-check). Do not average these into one “Greenwich price.”

Riverside

Sotheby’s Q2 2026 Riverside print (single-family and condos, Greenwich MLS) is the cleanest village-level closed-sale table available: median sales price $3.71 million, up 55% from $2.39 million in Q2 2025; average close $3.68 million; 31 closed sales, up 29% from 24; inventory 11, down 15%; average days on market 26, down 59% from 64; months of supply 1.1, down 37%. Closed-sales mix in Q2 2026: 7 under $2 million, 10 at $2–$4 million, 12 at $4–$7.5 million, and 2 over $7.5 million. Source: Sotheby’s Riverside Q2 2026 (updated July 6, 2026).

Realtor.com’s June 2026 ZIP table puts 06878 (Riverside) at a $3,295,000 median listing price ($861/sq ft) and 13 median days on market — the shortest ZIP-level DOM on that Greenwich table. The Metalios Team at Houlihan Lawrence, citing year-to-date figures through July 1, 2026, reported a Riverside median sale price of $3.8 million, up 20%, on 38 sales (up 19%), price per square foot $945, and a median 58 days on market. Source: Metalios Team / Houlihan Lawrence, 2026 Greenwich neighborhood figures.

Those DOM prints do not match: Sotheby’s Q2 average 26 days, realtor.com listing DOM 13 days, Metalios YTD median 58 days. Different clocks and different samples. The price band is more stable across shops — roughly $3.3 million listing to $3.7–$3.8 million closed. Waterfront along the Riverside shoreline is a site factor (frontage, bulkhead, flood zone, view corridor) and trades in a different band than an inland Riverside lot. Inland and waterfront are not substitutes without a site adjustment.

Old Greenwich

Sotheby’s Q2 2026 Old Greenwich: median $3.05 million; average DOM 24; 25 closed sales; inventory 17. Source: Sotheby’s Greenwich Q2 2026 community table.

Realtor.com June 2026 ZIP 06870 (Old Greenwich): median listing $3,145,000 ($934/sq ft); 28 median days on market. Metalios / Houlihan Lawrence YTD through July 1: 34 homes sold, median $3.5 million (up 13%), average sale price $4.4 million (up 38%), median days on market 9, median price per square foot $1,035. William Pitt’s Old Greenwich Market Tracker page did not return a usable July 2026 table on fetch (the town-wide tracker above did). Houlihan Lawrence Q1, via Westfair: Old Greenwich homes sold up 116.7%, median sale price up 13.4%.

Q2 closed median ($3.05 million, mixed tenure) versus YTD single-family median ($3.5 million) versus listing median ($3.145 million) is a tenure-and-mix split, not a three-way argument about the “right” number. The average-versus-median gap on the Metalios tape ($4.4 million average versus $3.5 million median) is the upper-end mix: a few high-dollar closings pull the average. Waterfront and harbor-adjacent sites in Old Greenwich are physical characteristics. They do not make an inland Old Greenwich colonial a waterfront comparable.

Cos Cob

Sotheby’s Q2 2026 Cos Cob: median $2.1 million; average DOM 32; 22 closed sales; inventory 13. Realtor.com June 2026 ZIP 06807: median listing $1,685,000 ($719/sq ft); 25 median days on market. Metalios / Houlihan Lawrence YTD through July 1: 17 homes sold, average and median $2.2 million (up 6%), median DOM 12, price per square foot $742; that write-up also reported a 39% drop in the number of sales and framed it as supply, not demand. Houlihan Lawrence Q1, via Westfair: Cos Cob homes sold down 60%, median sale price up 20.3%.

Volume down, median up, short marketing time: that pattern is a thin-inventory print. Cos Cob’s closed median on the Sotheby’s Q2 table ($2.1 million) and Metalios YTD ($2.2 million) sits well below Riverside’s $3.71 million and Old Greenwich’s $3.05–$3.5 million. It is a different housing-stock and lot-utility band. A Cos Cob comparable set does not migrate to a Riverside waterfront lot, or to northern acreage, without location and site support.

Central Greenwich / Greenwich Proper

Sotheby’s labels the remainder “Greenwich Proper”: Q2 2026 median $3.1 million; DOM 60; 105 closed sales; inventory 83. That is the largest slice of the Sotheby’s community table, and the slowest average DOM of the four (60 days versus 24–32 in the villages). Realtor.com’s neighborhood table (charts through May 2026) is a different map: Central Greenwich median listing $2,497,499 ($889/sq ft), 58 listings, 30 DOM; Downtown Greenwich median listing $3,187,500 ($1,123/sq ft), 15 listings, 25 DOM. ZIP 06830 (central Greenwich) listing median $2,930,000, 37 DOM.

Houlihan Lawrence Q1 split the town by highway, not by village: Greenwich south of the Merritt Parkway, homes sold up 19.2%, median sale price down 10.8%; south of Post Road, homes sold up 33.3%, median down 39%. A Q1 median decline in those highway bands can sit next to a Q2 town median that is up 15% on the Sotheby’s combined-tenure table. Mix, sample window, and geography all move the number. In-town lots are typically smaller; that is lot utility, not a lifestyle label.

Backcountry, Round Hill, and Northern Acreage

Northern Greenwich is acreage, larger lots, and a different marketing period. Realtor.com June 2026 ZIP 06831: median listing $6,790,000 ($853/sq ft); 33 median days on market. Mid Country West listing median $9,500,000 ($1,072/sq ft), 21 listings, 49 DOM; Mid Country East $9,250,000 ($979/sq ft), 13 listings, 30 DOM. Those are asking-price prints on large-lot inventory. They are not a Round Hill closed median.

Houlihan Lawrence Q1: Greenwich north of the Merritt Parkway, homes sold up 14.3%, median sale price down 6.9%. A lower Q1 median with more sales is often mix — fewer ultra-high-dollar closings, not a unit-level decline. A Greenwich Sentinel neighborhood recap (July 21, 2026) described first-half backcountry sales with a high sale of $11 million versus $19.5 million a year earlier; the full table was not independently captured from that page, so it is noted only as direction, not as a median to use.

Comps cannot jump from a Riverside lot to a backcountry estate without location support. Lot size, road frontage, wetlands, and utility of the remaining acreage are the adjustment items. A $3.7 million Riverside closing does not measure a $6–$9 million asking band on 06831, and a backcountry listing does not measure Cos Cob.

Glenville, Byram, and What Could Not Be Verified

Metalios / Houlihan Lawrence YTD through July 1 put Glenville’s median “closer to $1.685 million.” That is the only 2026 Glenville median found on the pages checked; Sotheby’s Q2 community table does not break out Glenville or Byram. Realtor.com’s neighborhood rows do not include Byram. No sourced 2026 Byram closed median, inventory count, or days-on-market print was verified. If a later Greenwich MLS extract publishes Byram, it belongs here. Until then, Byram is not assigned a number.

What This Means for Appraisal Work

Town medians are briefing statistics. They are not a value opinion for a specific house.

A Greenwich median is not a value opinion. Comps have to stay inside the competitive set — same village, same lot utility, same waterfront or inland site. A Riverside lot and a Round Hill estate can close in the same month and still have nothing to say to each other.

Reading 2026 Greenwich Stats in an Appraisal

  • Identify the filter: single-family versus condo/co-op; village versus town; listing versus closed; month versus quarter versus year-to-date
  • Do not import GAR’s $3,602,000 July single-family median as a Riverside, Cos Cob, or backcountry time adjustment
  • Bracket Sotheby’s Q2 village medians (Cos Cob $2.1 million, Old Greenwich $3.05 million, Greenwich Proper $3.1 million, Riverside $3.71 million) as closed mixed-tenure prints
  • Treat waterfront as a site characteristic with its own comparable set
  • Support days on market from the subject’s village and price band (village Q2 averages 24–32 days on Sotheby’s; Greenwich Proper 60; GAR July single-family average 36)
  • Leave Byram unpriced until a Greenwich MLS neighborhood extract is available

Final Thoughts

For attorneys, fiduciaries, and owners, the practical point is narrower than a town headline. As of late August 2026, Greenwich single-family medians on the local MLS sit near $3.5–$3.66 million, with July inventory of 113 single-family listings and average marketing time in the mid-30s. Village closed medians on the Sotheby’s Q2 table already run from $2.1 million in Cos Cob to $3.71 million in Riverside. Old Greenwich sits in between on that table and higher on some YTD single-family reads. Northern listing medians on realtor.com are a different band. Condo and co-op medians are a different product. Those splits are housing stock, lot utility, and location. They are not a ranking of the town.

Whether the purpose is estate settlement, tax grievance support, divorce, financing, or a gift-tax valuation, a defensible Greenwich appraisal is built from matched sales in the subject’s village and site type. It is not imported from a town median, and it is not borrowed from Greenwich Village in Manhattan.

Related reading: Appraising Backcountry Greenwich Estates · Greenwich Waterfront Estate Appraisal · Westchester Housing Market vs the U.S. · Certified Greenwich, CT residential appraisals.

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