Greenwich took nineteen years to pass its 2006 peak after inflation
2.8% is the margin by which Greenwich’s same-house measure exceeded its 2006 peak in 2025, after inflation. It took nineteen years to cross that earlier level.
Same-house change follows properties that sold more than once, keeping a shift toward larger or newer houses from driving the result. After inflation means adjusted with the consumer price index. That is a different comparison from the dollar price printed on a closing statement.
The downturn was deeper in purchasing power
Between 2006 and 2011, the same-house measure fell 18% in dollars and 27% after inflation. From 2012 through 2019, the inflation-adjusted series was flat. The recent rise followed a long period in which an owner’s nominal price and the purchasing power of that price could tell different stories.
The 2025 crossing is therefore a useful historical marker. It is not a claim that every Greenwich property recovered its own purchase price in that year. Renovation, maintenance, transaction costs and the condition of a particular house remain outside the area price series.
The median follows another path
Greenwich’s median sale—the middle price of the year’s single-family sales—was $3.0M in 2025, or $2,995,000 before rounding. It had been $1.14M in 2003 and reached $2.125M in 2007 before falling to $1.60M in 2009.
By 2019 the median was $1.75M. It then rose to $2.0M in 2020, $2.24M in 2021, $2.40M in 2022, $2.48M in 2023 and $2.74M in 2024. The 2025 median was 75.9% above 2016, or 31.1% after inflation.
Those median gains do not contradict a more modest margin above the old same-house peak. One series describes the homes that changed hands in each year. The other tracks repeat sales, and the long comparison begins in 2006 rather than 2016.
A record needs a definition
Calling the market a record without naming the measure leaves too much out. Greenwich can post a high annual median while only recently clearing an older peak in the inflation-adjusted repeat-sale series. Both facts matter to an owner deciding how much of a gain reflects the market and how much reflects the house.
For buyers, the practical comparison begins with the property: land, condition, layout, location and the work required after closing. For sellers, an area index supplies context rather than an automatic percentage to add to a past purchase price.
The Greenwich Index presents the annual sale record beside the longer history. Read the series together before treating a new dollar record as a new purchasing-power record.
Source: Connecticut’s recorded sales and town assessor records; analysis by The Roebling Team at Compass.
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