East Hills Condos in New Canaan, CT

East Hills: What the Numbers Actually Say

Seven verified MLS sales across several years. Six total units. That math tells you something immediately: this is not a complex where buyers get multiple shots. Closed prices at East Hills have ranged from $280,000 to $690,000, with a median of $355,000 and a median price per square foot of approximately $372. For context, the town-wide median across all property types in New Canaan real estate sits at $2,080,000. East Hills sits at the most accessible price point you will find in this town, and it does not come up often.

East Hills Condos for Sale

With only six units in the complex, availability at East Hills is genuinely rare. There is no rolling inventory here. When a unit trades, it trades because something changed in the owner’s life, not because the market produced a wave of listings. Buyers watching the New Canaan condo market should understand that East Hills functions more like a small co-operative in practice than a conventional condominium complex in terms of how infrequently it turns over. If no active listings appear in a search right now, that is the normal state of this property, not a gap in coverage. Contact The Engel Team directly to monitor for off-market movement or pre-list opportunities at East Hills.

Recently Sold at East Hills

MLS records show seven sales at East Hills across a range of years. The most recent closed in December 2024 at $690,000 for a 3-bedroom, 2-bath unit of 1,280 square feet, which is the highest recorded sale price for this complex. Prior to that, unit 23 sold in January 2024 at $499,000 for a 3-bedroom, 2-bath layout at 1,088 square feet. The two most recent sales establish a clear ceiling and mid-range for 3-bedroom units. The 2-bedroom units, all recorded at 864 square feet, have traded between $280,000 and $355,000 in the data set, though those sales run from 2017 through 2022 and should not be treated as a current price guide without adjustment.

The full verified sales history:

Unit	Date	Price	Bed/Bath	SqFt	HOA/mo	Tax/yr
35	12/24/2024	$690,000	3/2	1,280	$320	$6,424
23	01/19/2024	$499,000	3/2	1,088		$5,959
34	06/29/2022	$355,000	2/2	864	$320	$3,534
34	07/09/2021	$321,000	2/2	864	$295	$3,534
32	09/17/2019	$302,500	2/2	864		$3,550
34	03/23/2017	$280,000	2/2	864		$3,431
33	02/24/2016	$430,000	3/2	1,640		$4,790

Unit 33’s 2016 sale at $430,000 for a 1,640-square-foot 3-bedroom is worth noting. That unit is the largest recorded in the complex, and its sale predates the broader run-up in Fairfield County values. A comparable unit today would need fresh comparable analysis to price accurately given how thin the data set is for that specific footprint.

About East Hills

East Hills is a small condominium community at 35 Hills Road in New Canaan, CT, built in 1968. With six total units, it is one of the smaller attached-housing communities in the town. The complex dates to an era when townhouse-style construction in Fairfield County favored compact footprints and direct exterior access rather than the corridor-and-elevator format that came later. It sits within a town that covers roughly 22 square miles and has approximately 21,000 residents, which means East Hills represents a very small fraction of available housing stock. That is not incidental. It shapes pricing, turnover, and the due diligence process every buyer must run.

Homes and Layouts at East Hills

East Hills offers two unit configurations based on verified MLS data: 2-bedroom, 2-bath units at 864 square feet, and 3-bedroom, 2-bath units ranging from 1,088 to 1,640 square feet. The complex is townhouse style, meaning units are vertically oriented with direct entry rather than a shared interior lobby. That format generally provides more separation between neighbors and a distinct exterior presence compared to flat-style condominiums. Outdoor space and parking specifics should be confirmed unit by unit before making an offer, as configuration and access can vary within a six-unit community built in 1968. The largest confirmed unit in the sales record is 1,640 square feet, which sold as a 3-bedroom in 2016.

What Buyers Need to Know

The HOA fee recorded in recent sales is $320 per month. That figure covers standard community amenities and operating costs, but buyers should request the full reserve fund disclosure and the most recent budget before submitting an offer. A six-unit association has very little margin for large capital expenditures. If the roof, common systems, or shared infrastructure need attention, the cost is spread across six owners rather than sixty. That concentration of exposure is the most important financial variable in a community this small, and it is not something to evaluate casually.

Buyers should also request the full resale package, which in Connecticut includes the condominium association’s declaration, bylaws, meeting minutes from the past two years, and any disclosed pending or recent special assessments. East Hills was built in 1968, which means the building systems are entering the range where replacement cycles matter. HVAC, plumbing, and roofing age should be independently verified for any specific unit under contract.

Rental restrictions and pet policies should be confirmed with the association directly, as these rules are not uniform across small New Canaan condominium communities and are not always reflected in MLS data. Owner-occupancy ratio matters if the buyer is financing. Most conventional lenders require a minimum owner-occupancy threshold in a condominium project, and a six-unit community where one or two units are rented can sometimes trigger lender scrutiny. Verify the current occupancy breakdown with the association before locking a loan.

Property taxes at East Hills have ranged from approximately $3,431 to $6,424 annually depending on unit, based on the verified MLS sales record. Buyers should confirm the current assessed value and mill rate with the New Canaan tax assessor for any specific unit, as assessments can differ between units within the same complex.

Buying or Selling at East Hills

East Hills is a thin-comp environment. Seven recorded sales over multiple years, six units, and a price range that spans $280,000 to $690,000 means that no two sales are directly comparable without adjustment for unit size, condition, and market timing. Pricing a unit here correctly requires someone who understands how to weight sparse data against current market conditions in New Canaan homes for sale broadly, not just someone who pulls a simple average from the table above.

For sellers, the December 2024 sale at $690,000 is the relevant ceiling, and it is recent enough to be useful. But it represents a 3-bedroom unit, and not every unit in the complex matches that footprint. Presentation and condition carry disproportionate weight in a community where buyers have no comparable active inventory to reference. Every dollar invested in preparation is working against a very short list of comps.

For buyers, the value proposition at East Hills is straightforward: it is one of the few ways to own a condominium in New Canaan at a price point well below the town median, in a townhouse format, with low taxes on the 2-bedroom units. The trade-off is that availability is rare, the due diligence window matters, and financing in a six-unit association requires some extra legwork.

The Engel Team works in the New Canaan condominium market full time and tracks off-market movement in small communities like East Hills. If you are a buyer looking for early notice on a unit coming available, or a seller who wants an accurate valuation before going to market, reach out directly. The data set here is thin enough that the conversation matters before any number is put on paper.