Palmer Point Condos in Greenwich, CT

Address: 15 River Road, Greenwich, CT
Total Units: 74
Year Built: 1979–1988
Bedrooms: 1 and 2
Style: Townhouse
Median Sale Price: $860,000
HOA Fee: $695–$813/month
Property Tax: Approximately $3,800–$6,000/year depending on unit

Palmer Point Condos for Sale

Palmer Point does not have a deep bench of active listings at any given time. With 74 units and a buyer pool that consistently comes back to this address, availability moves quickly when something does hit the market. Two-bedroom units at the top of the price range have cleared above $860,000 in 2025 and 2026, which means buyers waiting to “see what comes up” often find themselves reacting too late. If you are tracking Palmer Point specifically, contact The Engel Team directly. We monitor off-market interest and know the building well enough to get ahead of the listing cycle.

Recently Sold at Palmer Point

MLS records show 35 sales at Palmer Point across the full sales history. Among the most recent: Unit 210 closed at $860,000 in March 2026, a 2-bed/2-bath unit at 1,104 square feet. That same unit had also sold in December 2025 at $870,000 and in June 2025 at $865,000, which tells you something about how consistently buyers price this floor plan. Unit 411 closed at $819,000 in November 2025 at 1,125 square feet. Unit 408, a 1-bed/1-bath at 1,069 square feet, sold in October 2025 for $610,000.

Earlier in 2025, Unit 201 sold for $799,000 at 1,205 square feet, and Unit 210 again transacted at $865,000 in June. Across the verified sale history, closed prices ranged from $52,000 to $875,000. The wide range reflects a mix of residential units and separately deeded boat slips, which have sold between $52,000 and $100,000. Stripping out the slip sales, residential units have traded in a tighter band. Median price per square foot across all residential sales runs approximately $626/SF. For current Greenwich homes for sale and pricing context across the broader market, that figure is a useful anchor but not a guarantee on any specific unit.

About Palmer Point

Palmer Point sits at 15 River Road in Greenwich, a waterfront address that positions it differently from the majority of condominium inventory in town. The complex was built in phases between 1979 and 1988, which means the physical plant is now well into middle age. At 74 units, it is a mid-size community by Greenwich standards. The townhouse configuration and the water setting are the two facts that matter most when comparing it against other Greenwich condominium options. Most buyers who end up here were not looking at a downtown high-rise or a suburban garden-style building. They wanted something with a specific character, and Palmer Point has it. The complex also includes separately deeded boat slips, which trade independently and add a dimension most Greenwich CT condos do not offer.

Homes and Layouts at Palmer Point

Units at Palmer Point are configured as 1-bedroom and 2-bedroom townhouse-style condominiums. Verified sale records show residential unit sizes ranging from approximately 930 to 1,668 square feet. Most 2-bedroom units land between 1,080 and 1,270 square feet, with a smaller number of larger floor plans reaching into the 1,600s. One-bedroom units run approximately 1,021 to 1,069 square feet, which is a respectable size for a 1-bed in this market. The townhouse layout means vertical living, stairs between floors, and typically a more private feel than a flat condominium. Some units carry 2 full bathrooms, others 3, depending on the floor plan. Parking and outdoor space details vary by unit and should be confirmed directly with the association or through your agent before writing an offer.

What Buyers Need to Know

HOA fees at Palmer Point have ranged from approximately $630 to $813/month across verified sales, with more recent transactions clustering between $755 and $813. That range reflects both unit size and the passage of time. Buyers should request the current fee schedule, the most recent reserve study, and a full accounting of any pending or recently completed special assessments. A building constructed between 1979 and 1988 has had time to accumulate deferred maintenance items. Roof, siding, mechanical systems, and common-area infrastructure all require periodic capital investment. The reserve fund health is the most important financial document you will review in this purchase.

Because Palmer Point is a waterfront property, flood zone status and insurance are not routine questions here. They are the due diligence. Request the FEMA flood zone designation for the specific unit you are considering. Understand whether flood insurance is included in the master policy or carried separately by individual owners. Waterfront exposure also means exterior maintenance cycles are more demanding than at inland buildings, and that cost shows up somewhere, either in HOA fees, special assessments, or both.

For resale, the boat slip inventory at Palmer Point adds complexity. Slips are separately deeded and have sold between $52,000 and $100,000. If you are purchasing a unit that includes a slip, confirm that the slip conveys clearly in the sale documents and understand the slip’s HOA obligations independently. Resale value for residential units has held reasonably well against the broader Greenwich real estate market, but unit-to-unit condition variation is real in a building this age. Some units have been substantially renovated; others have not. Pricing reflects that difference, and buyers should not assume comparable square footage means comparable condition.

Rental rules, pet policy, and owner-occupancy ratio are not confirmed in the verified data available. Request these directly from the association before committing to a purchase, particularly if you are financing. Lender underwriting on condominium purchases is sensitive to owner-occupancy ratios and certain association financial metrics. Know those numbers before you are under contract, not after.

Buying or Selling at Palmer Point

Palmer Point is a specific building with a specific buyer profile, and pricing it correctly requires genuine knowledge of how individual units have traded, not just what the MLS says the median is. The same floor plan has sold at $799,000 and $875,000 in overlapping time windows. That spread is almost entirely explained by condition and presentation. If you are selling, the right strategy starts with a unit-by-unit comparison, not a blanket price-per-square-foot calculation. If you are buying, you need to know which units have been updated, which carry higher flood insurance obligations, and whether any slips are available with the unit you want.

The Engel Team works Greenwich condominium inventory closely and can provide a current valuation, off-market monitoring, and offer or listing strategy specific to Palmer Point. Reach out directly to get a clear picture of where this building sits in the market right now.

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