Old Hill Condos in Westport, CT

Address: 9 Ludlow Road, Westport, CT
Total Units: 16
Year Built: 1988
Bedrooms: 2
Style: Townhouse
HOA Fee: $432/month (current estimate)
Property Tax: $5,724/year (estimated)
Verified Sale Range: $476,000 – $775,000
Median Sale Price: $519,000
Median Price Per Square Foot: ~$451/SF

Old Hill Condos for Sale

Old Hill is a 16-unit townhouse condominium community in Westport, CT. With only 16 units and low historical turnover, availability here is genuinely limited. Verified MLS data shows just four sales since 2015, which means units rarely come to market. When they do, they tend to move. No active listings are verified at this time, but the pipeline at a community this size can shift quickly. If you are watching Old Hill specifically, contact The Engel Team’s Westport real estate desk directly. Waiting for a public listing to appear is not a reliable strategy at a 16-unit complex with multi-year gaps between sales.

Recently Sold at Old Hill

MLS data shows four recorded sales at Old Hill. Closed prices ranged from $476,000 to $775,000, with a median of $519,000. Every unit in the sales record measures 1,150 square feet with a 2-bed, 3-bath configuration. The median price per square foot across all four sales was approximately $451. The most recent sale, Unit A in April 2025, closed at $775,000, a significant premium over the 2020 sale of Unit B at $476,000. That gap reflects both market appreciation in Westport over the intervening years and the importance of unit-specific condition when buying into a small complex where renovation investment varies widely between owners.

Four data points over a decade is a thin comp set. Any buyer or seller pricing a unit at Old Hill should treat the 2025 sale as the most relevant reference point and weigh the condition of the specific unit carefully against it. The spread between the lowest and highest recorded sale is nearly $300,000 on identical square footage. Condition and renovation quality are doing most of that work.

About Old Hill

Old Hill is located at 9 Ludlow Road in Westport, CT, a waterfront setting in the southwestern Connecticut suburbs. The complex was built in 1988 and contains 16 townhouse-style condominiums. Its waterfront position distinguishes it from the majority of Westport condo inventory, most of which sits further inland. As a purpose-built condominium community rather than a converted structure, Old Hill has consistent unit footprints across the complex, which simplifies comparison between units when one does come available. The small unit count and waterfront address put it in a narrow category within Westport’s condo market, where the town median across all property types sits near $2,000,000.

Homes and Layouts at Old Hill

All verified sales at Old Hill show a consistent unit profile: 2 bedrooms, 3 bathrooms, and 1,150 square feet. The townhouse style means buyers get a vertical layout with multiple floors rather than a single-level flat, which typically translates to more separation between living and sleeping areas and a different traffic pattern than a standard condominium unit. Townhouse-format units in small waterfront complexes like this often include private exterior access and at least a small outdoor area, though buyers should verify the specific outdoor space, parking arrangement, and storage for each unit before making an offer. Floor plan details and parking type are not uniform across sales records and should be confirmed with the listing agent or association.

What Buyers Need to Know

The HOA fee at Old Hill runs approximately $432 per month based on current records, with the most recent sale reflecting an HOA of $465 per month. Annual property taxes are approximately $5,724 on recent records, though the 2025 sale unit carried $6,437 in annual taxes. Buyers should request a full resale package from the association before going to contract. The resale package will include financials, reserve fund balance, meeting minutes, any pending or recent special assessments, and the association’s rules on rentals, pets, and renovations.

Old Hill’s waterfront location puts it in a flood zone, and that has direct consequences for insurance and carrying costs. Buyers should obtain a flood zone determination for the specific unit, confirm whether flood insurance is covered under the master policy or required individually, and factor that cost into their monthly budget. Flood insurance requirements and premiums can vary significantly depending on the unit’s elevation relative to base flood elevation. This is not a minor line item at a waterfront complex built in 1988.

The complex is 37 years old. Buyers should ask specifically about the status of major building systems, including roofing, siding, windows, and any shared infrastructure. A healthy reserve fund relative to the age of the building is a meaningful data point. If reserves are underfunded, a special assessment for capital repairs becomes a realistic possibility. The four-sale history does not indicate a pattern of distress, but the building’s age makes reserve review non-negotiable due diligence.

Renovation variation between units at Old Hill appears to be real. The $299,000 price gap between the 2020 and 2025 sales on identical square footage suggests that unit condition and finishes are doing significant pricing work. Buyers should not assume that all units reflect the same level of improvement. A unit priced at a discount relative to the 2025 comp may be priced correctly given its condition, or it may represent an opportunity. Either way, a thorough inspection and a realistic renovation budget estimate are essential before committing.

Buying or Selling at Old Hill

Pricing a unit at Old Hill correctly requires judgment, not just math. Four sales over a decade, a $299,000 spread between the lowest and highest recorded price, and a 2025 comp that reset the ceiling all mean that automated valuation tools will struggle with this complex. A seller who prices against the 2020 sale leaves money on the table. A buyer who anchors to the 2025 sale without accounting for unit condition overpays on a renovation project.

The Engel Team works this segment of the Westport market directly. For sellers, that means a valuation built on actual comp analysis, condition adjustment, and an understanding of where waterfront townhouse inventory sits relative to single-family demand in the current market. For buyers, it means off-market monitoring at a complex that rarely lists publicly and early access when a unit does come available. If you are serious about Old Hill, a conversation with The Engel Team now is worth more than a saved search alert later.

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