Since I was wrong about Arch Street, let me try again on this new house around the corner

19 South End Court

19 South End Court, Old Greenwich, has yet to start construction, but its builder is offering it at $3.850 million. I predict that that price will prove aspirational, but not achievable. 

3,650 sq.ft., plus a finished basement, on a street that has never commanded a price above $2 million seems a stretch. It is true that 20 W.End, behind this one, fetched $3.825 a couple of years ago, so I understand the target, but 20 West was stunning architecture and 5,914, square feet, all above ground. 

This price could work, but I'm skeptical. Fortunately, the builder paid just a million bucks for this land last year, so there's plenty of margin for him to adjust, if I'm right, and a juicy profit if I'm wrong. He can't lose.