Beacon Hill Condos in Greenwich, CT

Beacon Hill Condos for Sale

With only 9 units total, Beacon Hill does not produce listings on a predictable schedule. This is a small, privately held condominium community built in 2018, and owners here do not turn over quickly. When a unit does come to market, buyers who are already tracking the building have a real advantage over those who are searching cold. No verified active listings are confirmed at the time of this writing. If you are watching Beacon Hill, the most useful step is to contact The Engel Team’s Greenwich real estate desk directly so you are positioned before a unit hits the open market. Off-market awareness is not a bonus here. Given the size of this community, it may be the only way to get in.

Recently Sold at Beacon Hill

MLS data shows one verified sale at Beacon Hill. Unit PHE closed on August 7, 2020 at $3,100,000 for a 3-bedroom, 4-bathroom townhouse measuring 2,306 square feet. That works out to approximately $1,344 per square foot, a figure that sits well above the Fairfield County townhouse average but is consistent with what Greenwich commands for new construction product in a small, well-positioned community. Annual property taxes on that unit were $25,717, reflecting Greenwich’s 12.04 mill rate applied to an assessed value at this price tier.

One sale is a thin comp base. It establishes a price anchor, but it does not tell you how the market has moved since 2020 or what a unit would trade for today in a Greenwich market where the town-wide median has reached $3.8 million across all property types. Buyers should request any subsequent off-market or unreported transfers when conducting due diligence, and should commission an independent appraisal rather than relying solely on this single data point to establish value.

About Beacon Hill

Beacon Hill is a 9-unit townhouse condominium community located at 70 Sound View in Greenwich, CT, built in 2018. The building is contemporary construction, which means buyers are not inheriting the deferred maintenance problems that affect older buildings in this market. The Sound View address places the community in the southern Greenwich corridor, close to the water and within range of the beach access and open space that define this part of town. Nine units is genuinely small. Beacon Hill functions more like a private residential enclave than a conventional condo development. That scale shapes everything from parking to common-area management to the interpersonal dynamic among residents. It is not anonymous. Buyers considering Greenwich CT condos who want new construction, a compact community, and a Sound View address will find few direct competitors at this building’s specific intersection of size, vintage, and location.

Homes and Layouts at Beacon Hill

The verified MLS record shows a 3-bedroom, 4-bathroom townhouse layout spanning 2,306 square feet. That is a substantive footprint for a condominium unit, reflecting the townhouse style that defines the building. Townhouse-format units at Beacon Hill are configured vertically rather than as single-floor flats, which typically means separated living, dining, and sleeping levels, more defined room separation, and a private entry experience that reads closer to a single-family home than a traditional condominium. The 4-bathroom count on a 3-bedroom unit suggests thoughtful layout design with en-suite baths plus an additional half or full bath for common use. Outdoor space and parking specifics are not verified in available MLS data and should be confirmed directly with the listing agent or association before making any offer. Buyers should ask specifically about private outdoor space per unit, garage versus surface parking, and whether storage is deeded or assigned.

What Buyers Need to Know

HOA fees for Beacon Hill are not available in verified MLS data. Given that this is a 2018-built community with 9 units, buyers must request the full condominium disclosure package, which should include monthly fee structure, reserve fund balance, reserve study, operating budget, and any special assessment history since the building opened. A 9-unit association has a narrow base of owners to fund reserves. If one major capital item comes up, the per-unit share is significant. Ask for a current reserve study and verify the percentage funded before committing.

The resale package review is non-negotiable at a building this size. Buyers should examine the governing documents for rental restrictions, pet policy, owner-occupancy requirements, and renovation approval procedures. Any buyer planning to modify interior finishes or systems needs to understand what the association allows and what requires board sign-off. Given the small community scale, renovation activity can affect neighbors more directly than in a large building, and boards in small associations tend to enforce rules with more visibility.

The Sound View location warrants a flood zone review. Buyers should confirm the current FEMA flood zone designation for 70 Sound View and obtain flood insurance quotes before finalizing financing. Waterfront-adjacent properties in Greenwich can carry elevated flood insurance costs depending on zone classification and first-floor elevation. This is not a reason to walk away. It is a due diligence step that affects carrying cost and resale value and must be resolved before closing, not after.

Property taxes at $25,717 per year are confirmed from the verified sale. That figure will track with any reassessment cycle under Greenwich’s 12.04 mill rate and will change if the town conducts a revaluation. Buyers should verify the current assessed value and confirm whether any exemptions apply to their situation. At the $3.1 million price point, this tax figure is relatively competitive within the Greenwich market, where the town-wide median across all property types has reached $3.8 million.

Buying or Selling at Beacon Hill

A 9-unit building with one verified sale and no current active listings is exactly the kind of market where working with a team that tracks off-market inventory makes a material difference. The Engel Team monitors Greenwich homes for sale including small condominium communities where MLS activity is sparse. If you are a buyer targeting Beacon Hill, the right move is to register your interest with us so we can flag any movement before it goes public. If you own a unit and are thinking about selling, the one-sale comp base makes accurate pricing more complex than in a larger building. Pricing off a single 2020 transaction without accounting for market movement since then is a mistake that costs sellers money in either direction. We will run a full valuation that accounts for the 2020 sale, current Greenwich market conditions, and comparable townhouse product across the southern Greenwich corridor. Contact The Engel Team to start that conversation.