Portal Rock Condos in Greenwich, CT

Address: 98 Valley Road, Greenwich, CT
Total Units: 14
Year Built: 1930–1975
Bedrooms: 2–3
Unit Style: Ranch / Community
HOA Fee: $489/month (current benchmark)
Property Tax: $3,661/year (benchmark unit)
MLS Sale Price Range: $430,000–$725,000
Median Sale Price: $530,000
Median Price Per SF: ~$454/SF

Portal Rock Condos for Sale

Portal Rock is a 14-unit condominium community in Greenwich, and at that size, availability is genuinely limited. Units do not come to market on a predictable schedule. When they do, the window is short. Based on MLS history, most units here spend minimal time on the market before going under contract, which reflects the broader Greenwich reality: demand for entry-level condominiums in this town consistently outpaces supply.

If you are monitoring Greenwich CT condos in the $500,000–$700,000 range, Portal Rock sits at the lower end of what the Greenwich market offers, and that price point attracts motivated buyers. Contact The Engel Team directly to be notified of any Portal Rock unit coming to market, including off-market opportunities that never reach public listings.

Recently Sold at Portal Rock

MLS records show 13 confirmed sales at Portal Rock. Closed prices ranged from $430,000 to $725,000, with a median sale price of $530,000. Unit sizes ran from 936 to 2,032 square feet, and the median price per square foot came in at approximately $454/SF. That figure gives buyers a useful baseline, though condition, floor position, and renovation level vary considerably across individual units.

The sales table below reflects the full verified MLS history for this complex:

The $295,000 spread between the lowest and highest confirmed sale reflects how much renovation status and unit size drive value here. At 936 square feet, Unit 24 sold for $530,000. Unit 20 delivered 2,032 square feet at the same price. That kind of variance means comp selection for any future appraisal or offer requires precise unit-level matching, not complex-level averages.

About Portal Rock

Portal Rock is a small condominium community located at 98 Valley Road in Greenwich, CT. The complex spans 14 units total, with construction occurring across a broad period from 1930 to 1975. That construction window matters for buyers: it means individual units were built or substantially modified across several decades, and building systems, finishes, and structural conditions will vary accordingly.

The ranch-style configuration gives Portal Rock a lower-profile footprint than the mid-rise condominiums found elsewhere in Greenwich CT real estate. This is not a high-rise building with elevator access and a lobby. It is a small-scale community with a residential feel, which is part of what draws buyers who want a Greenwich address without the scale or cost of the town’s larger condominium developments.

Homes and Layouts at Portal Rock

Verified MLS sales confirm that Portal Rock units range from 936 to 2,032 square feet. The bedroom mix includes 2-bedroom and 3-bedroom configurations. Bath counts across verified sales ranged from 1 to 3, with several 2-bedroom units offering either 1 or 2 baths depending on the specific unit and renovation history.

The ranch style means buyers should expect single-level or low-profile layouts rather than vertical townhouse configurations with multiple staircases. For downsizers or buyers with mobility considerations, that is a real practical advantage. Unit 20 at 2,032 square feet represents the largest confirmed sale, while Units 11 and 24 at 936 square feet represent the compact end of the range. With only 14 total units in the complex, no two units are interchangeable. Floor plan specifics, ceiling heights, outdoor access, and parking arrangements should be confirmed for each individual unit before writing an offer.

What Buyers Need to Know

The benchmark HOA fee is $489/month, though verified sales show fees across individual units ranging from $372 to $555/month. That variation across a 14-unit complex is meaningful. Before closing, buyers should request the current fee schedule for the specific unit under contract, not a complex-wide average. Fees fund common area maintenance, insurance on the building structure, and reserves. The scope of HOA-covered expenses versus owner-paid expenses needs to be confirmed in the association’s governing documents.

Property taxes across verified sales have ranged from approximately $2,407 to $4,948 per year, which reflects both assessment differences and the timing of reassessments across different sale periods. Greenwich applies a tax rate of 12.04 mills, so buyers should verify the current assessed value on any specific unit rather than projecting from historical tax figures shown in this data.

Because Portal Rock was built across a span from 1930 to 1975, reserve fund adequacy is the most important financial due diligence item. Buyers should request the association’s reserve study and the last two years of meeting minutes. A 14-unit association has limited ability to absorb large unexpected capital expenditures without a special assessment. Building systems in the older sections of the complex, including roofing, electrical, and plumbing, should be reviewed during inspection with particular attention to any deferred maintenance flagged in the reserve study.

Renovation variation between units is significant. The $295,000 price range in MLS sales data reflects units in substantially different condition. Buyers comparing Portal Rock to other Greenwich homes for sale should budget for unit-level updates if purchasing a lower-priced unit. Renovation scope, permit history, and what previous owners may have modified without association approval should all be confirmed before closing.

Resale potential here tracks directly to the Greenwich condominium market overall. The town’s median price across all property types is well above what Portal Rock units command, which makes these units accessible entry points into the market. That entry-level positioning has supported consistent demand across the 13 verified sales. However, because the complex is small and turnover is infrequent, resale timelines can be difficult to predict. Buyers planning to hold for fewer than five years should discuss exit strategy with their agent before committing. A full resale package review, including any right-of-first-refusal provisions and the association’s approval process for new buyers, is standard due diligence at any community-style condominium.

Rental rules, pet policy, and owner-occupancy ratio should be confirmed directly with the association. These are not publicly documented in MLS records, and they affect both lifestyle and financing options. Certain loan products require a minimum owner-occupancy percentage that smaller associations sometimes do not meet.

Buying or Selling at Portal Rock

With 13 recorded MLS sales and only 14 total units, The Engel Team has tracked every documented transaction at Portal Rock. That transaction history gives our clients a genuine pricing advantage, whether they are writing an offer or preparing to list.

For buyers, the combination of limited inventory and consistent demand means preparation matters more than patience. Units priced correctly at Portal Rock move without extended negotiation. Having financing confirmed and comparable sale analysis ready before a unit appears publicly listed is the most reliable way to compete here.

For sellers, the $430,000 to $725,000 range in verified sales shows that presentation and condition drive realized price at this complex. The spread is not random. It reflects buyer perception of move-in readiness. A seller who prices strategically and presents well can capture the upper end of that range. Contact The Engel Team for a unit-specific valuation and listing strategy for Portal Rock.

Videos