Orchard Hills Condos in New Canaan, CT

Opening Overview

Orchard Hills is a 23-unit townhouse condominium complex on Richmond Hill in New Canaan, CT. Units have closed anywhere from $609,375 to $1,550,000 across verified MLS history, with a median sale price of $899,000 across all recorded transactions. Recent sales have moved well above that median. The July 2025 sale of Unit 20 closed at $1,350,000. Unit 16, a 4-bedroom with 2,919 square feet, closed at $1,550,000 in June 2024. Buyers entering this market today should expect pricing in the $1,100,000–$1,550,000 range for larger or recently updated units, with smaller 2-bedroom units starting closer to $1,000,000 when they appear. This is not a complex where buyers have much time to think. With only 23 units and turnover measured in single digits per year, Orchard Hills is one of those New Canaan CT condos where availability is the primary constraint, not price.

Orchard Hills Condos for Sale

Availability at Orchard Hills is limited by the math. Twenty-three units. Turnover of two to four per year in active markets, sometimes less. The complex does not generate a steady drip of inventory the way a 200-unit building would. When a unit lists here, it tends to move quickly, particularly in the 3- and 4-bedroom range where demand from buyers looking to right-size without leaving New Canaan CT real estate has been consistent. If you are watching Orchard Hills and waiting for a listing to appear on the public portals, you are probably already behind. Contact The Engel Team directly to be notified of units as they come available, including any off-market conversations.

Recently Sold at Orchard Hills

MLS data confirms 23 sales at Orchard Hills across recorded history. Closed prices ranged from $609,375 to $1,550,000. Median sale price across all transactions was $899,000. Median price per square foot was approximately $455/SF. Unit sizes ranged from 1,584 to 2,919 square feet.

The recent sales tell a clear story about where pricing has moved. The four most recent transactions, all from mid-2023 through mid-2025, closed between $1,065,000 and $1,550,000. The compression between 2-bedroom and 3-bedroom pricing has narrowed as larger units have become harder to find. Unit 21, a 2-bedroom with 2,472 square feet, closed at $1,130,000 in June 2024. Unit 1, a 3-bedroom at 1,869 square feet, closed at $1,425,000 just two days later, a result that reflects condition and position as much as raw square footage.

Earlier in the sales history, the same Unit 16 with 4 bedrooms and 2,687–2,919 square feet transacted twice, at $609,375 in September 2020 and again at $1,300,000 in October 2022, then once more at $1,550,000 in June 2024. That trajectory in four years tells you more about Orchard Hills than any general market commentary could.

Unit	Date	Price	Bed/Bath	SqFt	HOA/mo	Tax/yr
20	07/30/2025	$1,350,000	3/5	2,678	—	$12,861
21	06/28/2024	$1,130,000	2/3	2,472	—	$9,411
16	06/04/2024	$1,550,000	4/5	2,919	—	$12,919
1	06/03/2024	$1,425,000	3/4	1,869	—	$11,698
7	09/11/2023	$1,065,000	2/3	1,776	$662	$9,224
8	08/30/2023	$1,050,000	2/3	1,786	$660	$9,075
18	01/12/2023	$901,000	2/3	2,206	$668	$9,195
16	10/18/2022	$1,300,000	4/5	2,687	—	$12,530
3	09/23/2022	$806,000	2/3	1,961	$438	$10,475
11	08/18/2022	$1,180,000	3/3	1,746	$717	$9,968
7	12/10/2021	$899,000	2/3	1,776	$550	$8,844
21	06/17/2021	$775,000	2/3	2,472	$266	$9,023
2	03/16/2021	$770,000	3/3	1,869	—	$10,543
15	09/24/2020	$665,000	3/3	1,944	$202	$10,082
7	09/18/2020	$775,000	2/3	1,776	—	$8,844
16	09/10/2020	$609,375	3/3	1,869	$646	$9,960
20	05/26/2020	$828,000	3/4	2,678	$217	$11,200
1	06/27/2019	$975,000	3/4	1,972	$241	$7,787
6	12/22/2017	$684,000	2/3	1,584	$285	$6,207
21	09/20/2017	$680,000	2/3	2,472	—	$7,282
7	08/07/2015	$761,000	2/3	1,776	—	$6,668
13	06/19/2015	$1,050,000	3/3	1,632	—	$6,636
15	05/28/2015	$885,000	3/3	1,944	—	$7,875

About Orchard Hills

Orchard Hills is a small townhouse condominium community at 123 Richmond Hill in New Canaan, built between 1970 and 1980. It contains 23 units, which puts it firmly in the category of a boutique complex, the kind where you know your neighbors and the association is not run by a large management corporation. The community includes a pool. The complex sits within New Canaan’s roughly 22-square-mile footprint, in a town of about 21,000 residents where single-family homes set the pricing baseline at a town-wide median of $2,080,000. Orchard Hills, as a condominium complex within that market, represents a different entry point than the single-family inventory, though recent 4-bedroom sales at $1,550,000 are narrowing that gap. Irwin Park is the named open space in this area of town. For buyers who want to be inside New Canaan without the maintenance demands of a full property, Orchard Hills is one of the few options that offers multi-bedroom townhouse scale within that market.

Homes and Layouts at Orchard Hills

Units at Orchard Hills come in 2-, 3-, and 4-bedroom configurations, all in townhouse style. Square footage across verified sales ranged from 1,584 to 2,919 square feet, which is a meaningful spread within a 23-unit complex. The 2-bedroom units tend to fall in the 1,584–2,472 square-foot range. The 3-bedroom units range from approximately 1,746 to 2,206 square feet across recorded sales. The 4-bedroom units, represented primarily by Unit 16, have run as large as 2,919 square feet. Bathroom counts ranged from 3 to 5, which suggests some units have been expanded or updated to add baths over time. As a townhouse-style condominium, expect vertical layouts with stairs between floors rather than flat single-level living. Buyers should verify parking configuration, storage, and any outdoor space attached to a specific unit directly, as these can vary within the complex even across similar floor plans.

What Buyers Need to Know

The HOA fee for Orchard Hills is listed at $494 per month, though recorded sales show variation across units, with fees as high as $717 per month and as low as $202 per month in older transactions. Buyers should confirm the current fee for any specific unit and verify what the fee covers, typically exterior maintenance, common areas, pool upkeep, and master insurance. Property taxes vary meaningfully by unit: the range across recorded sales runs from $6,207 to $12,919 annually. Buyers should request the current tax bill for the specific unit under consideration, not a complex-wide average.

Because Orchard Hills was built between 1970 and 1980, buyers should request the reserve fund study, the most recent reserve fund balance, and any history of special assessments. Buildings of this age often require capital expenditures on roofs, windows, mechanical systems, and common area infrastructure. A well-funded reserve protects owners from large one-time assessments. If the reserve study is unavailable or outdated, treat that as a material fact in your offer strategy.

Renovation variation between units is likely in a complex of this age, where some owners have updated kitchens, baths, and finishes over decades while others have not. Price per square foot can swing significantly based on condition. The $455/SF median across all sales masks a range that reflects real differences between units. Buyers should request the resale package, review the declaration and bylaws for rental restrictions, pet policies, and any pending litigation before submitting an offer. Ask specifically whether the association has engaged any contractors for building envelope work in the past five years.

Orchard Hills is not a waterfront complex, so flood zone and shoreline insurance are not concerns here. The relevant due diligence for a 1970s-era townhouse condominium is age-related: building systems, reserves, and unit-specific condition relative to price.

Buying or Selling at Orchard Hills

If you are buying at Orchard Hills, the challenge is not qualification or financing. It is timing. With 23 units and a handful of sales per year, this complex does not offer many second chances. The Engel Team tracks Orchard Hills directly and can alert buyers when a unit is approaching the market, sometimes before it lists publicly. For buyers comparing this complex to other New Canaan homes for sale, we can help you weigh the trade-offs between townhouse condominium ownership and single-family options at similar price points.

If you own at Orchard Hills and are considering a sale, pricing requires a careful read of the recent comp set. Unit 16 has now traded three times across four years at prices ranging from $609,375 to $1,550,000. That spread is not noise. It reflects condition, timing, and how the unit was presented. Getting pricing right at Orchard Hills means understanding which recent sale is actually comparable to your specific unit, not averaging across the full transaction history. Contact The Engel Team for a unit-specific valuation and a conversation about how to position your sale in the current New Canaan market.

Data sourced from MLS records. Buyers and sellers should verify current fees, taxes, and availability directly. The Engel Team at Douglas Elliman. New Canaan, CT.

Read more about the broader market context on the New Canaan Sentinel, where John Engel writes a weekly real estate column. For district and school information relevant to buyers with children, the New Canaan Public Schools district site is the authoritative source.