Greenwich, the long way up.
The median single-family house in Greenwich sold for $3.00M in 2025, up 76% since 2016. Measured on the same houses and after inflation, the Town passed its 2006 peak only in 2025, by 2.8%. Every figure here comes from recorded sales, not listing reports.
- Median, 2025
- $3.00M
- Since 2016
- +75.9%
- Recorded sales
- 501
- On record
- 2003–25
A decade of drift, then four years that reset the level.
The Town’s single-family median drifted through the 2010s: $1.60M in 2012, $1.70M in 2016, $1.75M in 2019. It then rose every year, to $2.0M in 2020, $2.24M, $2.40M, $2.48M, $2.74M and $3.0M in 2025. The 2007 high of $2.125M was not passed until 2021.
Adjusted for inflation, the +75.9% since 2016 is +31.1%. The median and the same-house measure agree here: both rose about 9% in 2025. A blank year in the chart is a gap in the state’s sales file that town records could not fill, not a missing market.
A primary-residence market at resort-level prices.
Just 756 of the Town's 25,613 homes are held for seasonal or occasional use (Census ACS 2020–2024), against 39% in Palm Beach and 47% in East Hampton. Greenwich is predominantly a primary-residence market; second homes are a small share of its housing.
Recorded single-family sales in 2025, against 956 at the 2021 peak and 645 in 2015. Fewer trades, at higher prices.
Median price per square foot in 2025, up from $538 in 2016. The assessor records a house's current size, so earlier years understate price per square foot where houses were enlarged.
The same house against its 2006 peak, after inflation. It fell 27% by 2011 and did not get back above the peak until 2025.
Twenty-two years of recorded sales.
- 2003–2007The run-up
The median single-family sale rose from $1.14M in 2003 to $2.125M in 2007, an 87% gain in four years.
- 2006–2011The correction
Houses that sold twice lost 18% between the 2006 peak and 2011, and 27% after inflation. The median fell to $1.60M by 2009.
- 2012–2019Flat for eight years
The median moved from $1.60M to $1.75M. After inflation, the same house was worth the same in 2019 as in 2012.
- 2020–2021The volume surge
Recorded single-family sales reached 731 in 2020 and 956 in 2021, the most of any year since 2003. The median passed its 2007 high in 2021, at $2.24M.
- 2022–2025Fewer sales, higher prices
Sales fell back to 470 in 2024 and 501 in 2025 while the median rose from $2.40M to $3.0M. After inflation, the same house finally passed its 2006 peak in 2025.
- 2012–2019 · Fairfield CountyEight years of leakage
The number nobody puts in a Greenwich pitch: Fairfield County ran a NEGATIVE net adjusted-gross-income balance from migrating tax returns every single year from 2012 to 2019 — minus $1.38 billion in tax year 2011-12, minus $1.62 billion in TY2015-16, minus $578 million as late as TY2018-19. The county was losing income to out-migration for eight straight years; IRS migration data is not published for Greenwich alone, so the town's own balance is not known. The county did not turn positive until TY2019-20, and only barely.
Greenwich by neighborhood, 2025
Recorded sales from 2001 through 2025. Villages and neighborhoods are counted by the boundary tagged beside each name: a U.S. Census Bureau place, north of the Merritt Parkway, or a postal ZIP. None is a legal boundary. “Same house” tracks homes that sold more than once, so it is not moved by a shift toward larger or newer houses; it is shown where enough of them resold.
| Place | Median sale | Sales | Per sq ft | Past year | Since 2016 | Same house vs 2000s peak, after inflation |
|---|---|---|---|---|---|---|
| Greenwich backcountryNorth of Merritt Parkway | $4.15M | 66 | $704 | — | — | — |
| Old Greenwich (Greenwich)Census place | $3.11M | 69 | $1,065 | — | +80.3% | — |
| Greenwich | $3.00M | 501 | $851 | +9.3% | +75.9% | +2.8% |
| Riverside (Greenwich)Census place | $2.98M | 76 | $904 | +2.3% | +60.6% | — |
| Cos Cob (Greenwich)Census place | $1.93M | 50 | $772 | — | — | — |
| Glenville (Greenwich)Census place | $1.49M | 20 | $680 | — | — | — |
| Pemberwick (Greenwich)Census place | $1.13M | 11 | $650 | — | — | — |
| Byram (Greenwich)Census place | $1.08M | 13 | $611 | — | — | — |
Recorded single-family sales of $50,000 or more between unrelated parties, including new construction. Sources: Connecticut Office of Policy and Management, real estate sales file; town assessor records, for periods missing from the state file and for October–December 2025; U.S. Census Bureau place boundaries and road centerlines (2020), for the village and neighborhood lines. Analysis: The Roebling Team at Compass. Medians count every recorded sale, on or off the multiple listing service, so they can differ by a few percent from listing-service reports. Price per square foot divides by the house's current living area in the assessor's record. A house enlarged or rebuilt after it sold carries its new size, so earlier years read low where rebuilding is common. The same-house index tracks the same houses sold more than once (2025 = 100), so a shift toward larger or newer houses does not move it. Villages and neighborhoods are counted by the boundary named beside each: a U.S. Census Bureau place boundary, north of the Merritt Parkway, or a postal ZIP. None is a legal boundary, and a sale at an address that could not be placed inside its town is left out of the village figures, though it stays in the town's. Blank years had too few recorded sales to report, or a gap in the state file that town records could not fill. Prices are in dollars at the time of sale; the same-house comparison with the 2000s peak is adjusted for inflation with the consumer price index (CPI-U), in 2025 dollars.
Old Greenwich, Riverside, Cos Cob, Byram, Glenville and Pemberwick are counted by U.S. Census Bureau place boundary. The Town draws Glenville and Pemberwick as one district; the Census draws two places, and the Index follows the Census. The backcountry is every address north of the Merritt Parkway, the market’s working line; the Town has no backcountry district. A village with only a few dozen sales a year shows a median and no change figures. None of these lines is a legal boundary. Compare Greenwich with the rest of Fairfield County →
Buying or selling in Greenwich?
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