Short Beach Stratford CT
- Address: 115 Short Beach, Stratford, CT
- Total Units: 72
- Year Built: 1984
- Building Style: Mid-rise, Ranch, Elevator
- Bedrooms: 1
- Verified Sale Price Range: $123,000 to $262,500
- Median Sale Price: $210,000
- HOA Fee: $380/month (current)
- Property Tax: approximately $2,822/year
Short Beach Condos for Sale
Units at Short Beach do not sit on the market long. With only 72 condominiums in the building and a consistent pool of buyers drawn to the price point and location, availability changes quickly. No active listings are verified at time of writing. If you are watching this complex, the right move is to track it actively rather than wait for something to appear on a public search. The Engel Team monitors Stratford CT condos including off-market movement at buildings like Short Beach. Contact the team directly to get notified when a unit becomes available before it hits the open market.
Recently Sold at Short Beach
MLS data shows 26 recorded sales at Short Beach across the full sales history on file. Closed prices ranged from $123,000 to $262,500, with a median sale price of $210,000. Unit sizes ran from 604 to 707 square feet, all 1-bedroom, 1-bath configurations. Median price per square foot came in at approximately $325.
The most recent sales tell the clearest story about where pricing sits right now. Unit 304 closed at $240,000 in April 2026. Unit 206 closed at $210,000 in April 2026. Unit 304 also sold in March 2026 at $230,000. Earlier in 2025, units moved between $205,000 and $225,000, with unit 312 reaching $225,000 in October 2025 and unit 109 closing at $212,500 in July 2025.
The HOA fee shown in recent 2025 and 2026 closings is $380 per month, up from the $205 per month reflected in sales from 2021 through early 2023. That increase is material for buyers budgeting total monthly carrying costs. Annual property taxes across recent sales ranged from roughly $2,200 to $3,470 depending on the unit.
| Unit | Date | Price | Bed/Bath | SqFt | HOA/mo | Tax/yr |
|---|---|---|---|---|---|---|
| 304 | 04/28/2026 | $240,000 | 1/1 | 647 | $380 | $3,062 |
| 206 | 04/08/2026 | $210,000 | 1/1 | 646 | $380 | $2,794 |
| 304 | 03/13/2026 | $230,000 | 1/1 | 646 | $380 | $3,059 |
| 207 | 10/08/2025 | $205,000 | 1/1 | 646 | $380 | $2,203 |
| 312 | 10/01/2025 | $225,000 | 1/1 | 663 | $380 | $3,256 |
| 305 | 09/16/2025 | $210,000 | 1/1 | 647 | $380 | $3,062 |
| 109 | 07/03/2025 | $212,500 | 1/1 | 604 | $380 | $2,822 |
| 210 | 07/02/2025 | $210,000 | 1/1 | 646 | $380 | $2,794 |
About Short Beach
Short Beach is a 72-unit mid-rise condominium complex at 115 Short Beach in Stratford, CT, built in 1984. The building is elevator-served and constructed in a ranch style, meaning units are single-level flats rather than multi-floor townhouses. That layout matters for buyers who want no interior stairs, and it is one of the features that makes this building a recurring choice for downsizers and first-time buyers alike.
The complex sits in Stratford’s Short Beach neighborhood, an area of the town defined by its proximity to Long Island Sound. At the Stratford town median of $427,500 for all property types, Short Beach condominiums trade at a meaningful discount, which keeps demand consistent. For buyers evaluating Stratford CT real estate at an accessible price point with a specific building type in mind, Short Beach is one of the more established options in the inventory.
Homes and Layouts at Short Beach
Every unit at Short Beach is a 1-bedroom, 1-bath condominium. Square footage across verified MLS sales ranged from 604 to 707 square feet, with most units clustering between 640 and 665 square feet. These are single-level flats in a mid-rise building with elevator access, which means no stairs between the parking level and the unit front door.
The size range is tight enough that floor plan differences between units are modest, but buyers should verify the specific square footage for any unit under consideration, since the spread from 604 to 707 represents a meaningful difference in usable space at this price point. Individual units vary in condition, renovation level, and finishes based on ownership history. Some units have been updated; others have not. Condition drives real price variation here, and buyers should view comparably priced units side by side rather than relying on price per square foot alone.
What Buyers Need to Know
The HOA fee at Short Beach increased substantially between early 2023 and 2025, moving from $205 per month to $380 per month. That is a jump worth scrutinizing before closing. Buyers should request the current budget, reserve fund balance, and any history of special assessments. A nearly 85 percent HOA fee increase over roughly two years warrants a direct question to the association about what drove it and whether the reserve fund is now fully funded or still catching up.
The building was constructed in 1984, which puts it at over 40 years old. Buyers should review the most recent reserve study if one is available, and confirm the status of major building systems, including roof, elevator, common area mechanicals, and exterior envelope. Renovation variation between units is real, as the MLS data shows, and buyers should factor in the cost of updating a non-renovated unit against the purchase price differential.
For resale, the 26-sale transaction history provides a reasonable comp base, but the price spread from $123,000 to $262,500 is wide. Resale value at Short Beach is closely tied to unit condition and the direction of HOA fee adjustments. Buyers entering at current pricing in the $210,000 to $240,000 range should understand that fee trajectory affects resale appeal to future buyers as well.
Because Short Beach is in Stratford’s coastal area near Long Island Sound, buyers should verify whether individual units or the property as a whole falls within a FEMA flood zone and confirm flood insurance requirements before closing. This affects both annual carrying costs and mortgage eligibility for certain loan types. Homeowner’s insurance structure, including what the master policy covers versus what the individual unit owner is responsible for, should be confirmed in the association documents before committing to purchase.
Rental rules, pet policies, and owner-occupancy ratios should all be requested from the association directly. Conventional financing eligibility for this building depends in part on the owner-occupancy percentage and whether the complex meets agency guidelines. Buyers using conventional or FHA financing should have their lender conduct a condo project review early in the process.
Buying or Selling at Short Beach
If you are buying at Short Beach, the transaction record gives you real pricing data to work from, but condition and HOA fee trajectory make this a building where comparable sales require more interpretation than a simple price-per-square-foot calculation. The Engel Team can walk through the verified sales history with you, flag units with renovation upside, and help you structure an offer that reflects actual market conditions rather than list price alone.
If you are selling a unit at Short Beach, pricing correctly relative to the recent $210,000 to $240,000 range in 2025 and 2026 is the starting point, but condition and timing within that band matter. The team can provide a current valuation and help you position the unit against active competition in the broader Stratford homes for sale market. Contact The Engel Team at Douglas Elliman to discuss strategy for this building specifically.
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