Palmer Hill does not carry a long list of active listings at any given moment. With 195 units and a buyer pool that includes relocating executives, downsizers leaving larger Greenwich properties, and second-home buyers, turnover is steady but not abundant. Units in the 2-bedroom range move quickly when priced correctly. The larger half-duplex and penthouse-style units take longer to find the right buyer, but they also hold value well when they do sell. If you are actively looking at Palmer Hill, availability changes fast enough that waiting for a listing to sit is usually the wrong strategy. Contact The Engel Team’s Greenwich real estate practice to monitor off-market movement and incoming inventory before it hits the public feeds.
The MLS record at Palmer Hill covers 141 sales. Closed prices have ranged from $492,500 to $1,775,000, with a median sale price of $890,501 across the full history. Median price per square foot runs approximately $450. Unit sizes span from 1,100 square feet on the compact 2-bedroom end to over 5,300 square feet in the largest half-duplex configurations.
Recent transactions show a clear upward trend in the 3-bedroom segment. Unit 23 closed at $1,775,000 in February 2025 at 3,455 square feet. Unit 97 sold for $1,525,000 in May 2025 at 3,940 square feet. Unit 90 reached $1,597,000 in October 2025 at 2,894 square feet. The 2-bedroom penthouse units in the 400-series have traded between $675,000 and $1,425,000 depending on floor, square footage, and finish level. Unit 420 sold for $1,425,000 in March 2026 at 2,077 square feet, while Unit 313 sold for $675,000 in November 2025 at 1,100 square feet, illustrating the wide spread even within the same bedroom count.
For buyers looking at the full Greenwich homes for sale picture, Palmer Hill sits well below the overall town median, which makes it one of the more accessible entry points into a gated Greenwich condominium address.
Palmer Hill is a gated condominium community at 77 Havemeyer Lane in Greenwich, CT, developed in phases between 2008 and 2014. The 195-unit community is one of the larger purpose-built condominium developments in Greenwich, which is a market where standalone luxury homes dominate and high-quality condo inventory is genuinely limited. The gated format, the on-site amenities, and the scale of the complex distinguish it clearly from the smaller boutique condo buildings scattered across Greenwich’s residential neighborhoods. This is a full-service community with infrastructure to match, not a converted house or a small association operating on tight margins.
Palmer Hill offers a range of condominium configurations across two primary formats: penthouse-style flats and half-duplex units. The 2-bedroom units start at approximately 1,100 square feet and extend to around 2,077 square feet in the larger penthouse configurations. Three-bedroom units cover a wide range, from roughly 1,979 square feet up to over 5,300 square feet in the most expansive half-duplex layouts. Four-bedroom units have also traded at Palmer Hill, with sizes documented at 3,127 to 5,133 square feet and prices reaching $1,222,000 to $1,650,000 in recent years.
The half-duplex format gives buyers more of a townhouse feel than a traditional flat: vertical living, distinct entry, and the privacy separation that many downsizers from single-family homes are looking for. Penthouse units offer single-floor living with the larger square footages and premium positioning within the building. Parking and outdoor space details vary by unit and should be confirmed directly with the listing or association. Finish levels across units differ noticeably depending on the original build phase and subsequent owner renovations, which matters more at Palmer Hill than at newer builds where interiors are more uniform.
HOA fees at Palmer Hill currently start at $690 per month and have been documented as high as $970 per month depending on unit type and building. The fee range reflects both the phased development history and the unit-specific cost structure. Buyers should confirm the exact monthly assessment for any specific unit before making an offer, as the variation is significant enough to affect carrying cost calculations.
Annual property taxes at Palmer Hill range from approximately $10,400 to over $22,000 per year, tied closely to unit size and assessed value. Greenwich’s tax rate of 12.04 mills applies, but the actual tax bill varies enough between units that buyers should pull the specific assessment for any unit they are seriously considering.
Reserve fund health is worth scrutinizing at Palmer Hill. The community was built in phases across a six-year window, meaning different sections of the complex may be on different capital replacement timelines. Ask for the most recent reserve study and determine whether funding levels are adequate for roofing, mechanical systems, and exterior maintenance cycles. A well-funded reserve is one of the most important things to verify before closing on any condominium in Greenwich.
Renovation variation between units is real here. Because Palmer Hill attracted buyers across its build-out period, some units were upgraded by original purchasers at contract, others were bought as standard and later renovated, and others remain in original condition. When comparing two units at similar square footages, the finish gap can be substantial and not always reflected proportionally in list price.
The resale package, which includes the association’s governing documents, budget, reserve study, and meeting minutes, should be reviewed by your attorney before closing. Resale value at Palmer Hill has proven durable over the full MLS history, with closed prices rising steadily from the low $500,000s in the community’s early years to $1.7 million-plus in recent transactions. That trajectory is a positive signal, but it does not eliminate the need for standard condominium due diligence. Confirm rental rules, pet policy, and owner-occupancy ratio directly with the association if any of those factors affect your plans for the unit.
Pricing a unit at Palmer Hill correctly requires working through the comp set carefully. The wide square footage range, the two distinct unit formats, and the finish variation mean that a surface-level price-per-square-foot comparison will lead buyers and sellers to the wrong number. A 1,100-square-foot 2-bedroom and a 3,940-square-foot half-duplex both carry the Palmer Hill address, but they are not comparable in any meaningful way. The right pricing framework drills into the specific tier, floor, condition, and configuration.
The Engel Team handles both buyer representation and listing strategy at Palmer Hill. For sellers, that means a comparative analysis built on the 141-sale MLS history and current market conditions, not a generic Greenwich condo estimate. For buyers, it means access to off-market conversations, advance notice of incoming inventory, and offer strategy informed by how this complex actually trades. Browse available Greenwich CT condos or reach out directly to discuss Palmer Hill specifically. The right unit at the right price does not stay available long.
© 2025 DOUGLAS ELLIMAN REAL ESTATE. ALL MATERIAL PRESENTED HEREIN IS INTENDED FOR INFORMATION PURPOSES ONLY. WHILE THIS INFORMATION IS BELIEVED TO BE CORRECT, IT IS REPRESENTED SUBJECT TO ERRORS, OMISSIONS, CHANGES OR WITHDRAWAL WITHOUT NOTICE. ALL PROPERTY INFORMATION, INCLUDING, BUT NOT LIMITED TO SQUARE FOOTAGE, ROOM COUNT, NUMBER OF BEDROOMS AND THE SCHOOL DISTRICT IN PROPERTY LISTINGS SHOULD BE VERIFIED BY YOUR OWN ATTORNEY, ARCHITECT OR ZONING EXPERT. EQUAL HOUSING OPPORTUNITY. 
Made By The Speculo Group
