The Carriage House Condos in Norwalk, CT

The Carriage House Condos for Sale

Turnover at The Carriage House is limited. With 66 units total and a building that attracts buyers who tend to stay, active listings surface infrequently. The MLS shows 19 total recorded sales across the complex’s history, which tells you something about how rarely owners leave. When a unit does come available, it rarely sits long, particularly the 1-bedroom floor plans, which are priced well below the broader Norwalk CT real estate market median. If you are watching this building, waiting for the right moment is a strategy with real costs. Contact The Engel Team directly to monitor availability and get notified before units hit the open market.

Recently Sold at The Carriage House

The MLS records 19 closed sales at The Carriage House. Prices ranged from $210,000 to $319,000, with a median of $285,000. The median price per square foot came in at approximately $278. One-bedroom units, which run 756 to 908 square feet, sold between $210,000 and $250,500. Two-bedroom units, ranging from 1,050 to 1,159 square feet, sold between $273,400 and $319,000. The spread between the lowest 1-bedroom sale and the highest 2-bedroom sale is roughly $109,000, which reflects the meaningful jump in square footage and bath count between the two configurations.

Most of the recent activity occurred between 2019 and 2022. The highest recorded sale, Unit 1302 at $319,000 in September 2019, was a 2-bedroom/2-bath unit at 1,127 square feet. The lowest, Unit 2403 at $210,000 in November 2015, was a 756-square-foot 1-bedroom. Note that Norwalk’s broader condo market has softened recently, with sales volume down and activity contracting over the past six months. Buyers should verify current pricing against recent comparable sales before making an offer.

About The Carriage House

The Carriage House is a 66-unit condominium community at 105 Richards Avenue in Norwalk, CT. The building was constructed in 1998 and 1999, which puts it in a comfortable middle ground: newer than the city’s older converted stock, and without the premium pricing that comes with post-2010 construction. The building sits on the Sound, giving it a water position that is genuinely uncommon at this price point in Fairfield County. The setting includes access to views and an outdoor environment that the comparable inland buildings simply cannot match. The community is organized as a mid-rise and high-rise structure with elevator access, covered parking, and shared amenities consistent with a purpose-built condominium of this era.

For buyers browsing Norwalk CT condos, The Carriage House occupies a distinct position: it is not a converted building, not a luxury tower, and not a townhouse complex. It is a clean, purpose-built community with a waterfront location that most buildings at this price cannot offer.

Homes and Layouts at The Carriage House

The Carriage House offers 1-bedroom and 2-bedroom units across a ranch-style floor plan configuration. Based on verified MLS sales, 1-bedroom units range from 756 to 908 square feet, and 2-bedroom units range from 1,050 to 1,159 square feet. Both configurations include 1 and 2 bathrooms respectively. The building has elevator access, which matters for buyers who prefer or require single-level living without stairs. Garage parking is included in the building, which is not universal in Norwalk’s older condo inventory. The ranch-style layout means no interior stairs within individual units, making the floor plans practical for a range of buyers, from first-time owners to those downsizing from larger single-family homes.

Unit condition varies. At a building constructed in 1998 and 1999, some units have been updated, others have not. Buyers should inspect kitchens, baths, flooring, HVAC, and windows carefully. The difference between an updated and unrenovated unit at The Carriage House can represent meaningful value, particularly in 2-bedroom layouts where the spread in historical sale prices is $45,000 or more across comparable configurations.

What Buyers Need to Know

The listed HOA fee is $432 per month, though recorded sales show some units carrying fees of $356 per month for 1-bedroom configurations and $445 per month for 2-bedroom units. Buyers should confirm the current fee schedule directly with the association before closing. Annual property taxes on recorded sales have ranged from $3,113 to $5,275 depending on unit size and assessed value. Verify the current mill rate and your specific unit’s assessment with the Norwalk assessor’s office.

For a building on the Sound, flood zone designation is a critical due diligence item. Buyers must confirm whether individual units or the building as a whole fall within a FEMA flood zone, and what flood insurance is required above the master policy. Waterfront buildings in Connecticut have seen meaningful increases in flood insurance costs in recent years. Understand whether flood coverage is embedded in the HOA master policy or whether individual unit owners carry supplemental policies separately.

Reserve fund health is the other question to press before making an offer. A 25-year-old building with 66 units should have a funded reserve study. Request the most recent reserve study, the current reserve balance, and any history of special assessments. Buildings at this age are often approaching capital expenditures on roofs, elevator systems, and HVAC. A well-funded reserve protects your resale value. A depleted one does not. Resale package review, which typically includes the most recent financial statements, meeting minutes, and any pending litigation or assessments, is standard practice and worth completing before waiving contingencies. Ask for at least two years of meeting minutes to identify any unresolved maintenance or governance disputes within the association.

Rental rules, pet policies, and owner-occupancy ratio should all be confirmed with the HOA directly. These details are not always reflected in MLS data and can affect both your financing options and your ability to rent the unit in the future. Buyers using conventional financing should confirm that the building meets lender requirements for owner-occupancy ratios before proceeding.

Buying or Selling at The Carriage House

The Carriage House does not trade frequently. Nineteen sales across the building’s full recorded history means pricing any individual unit requires careful analysis of configuration, floor, condition, and current market conditions. The broader Norwalk condo market has seen softening recently, with sales volume declining and activity contracting. That context matters when setting expectations on both sides of a transaction.

If you are buying, The Engel Team can help you evaluate current availability, run a detailed comparable analysis against the 19 recorded sales, and identify any off-market opportunities in the building before they become public listings. If you are selling, accurate pricing at The Carriage House requires understanding exactly where your unit sits within the range, specifically whether your configuration, condition, and floor support a price near $285,000 or meaningfully above or below it.

For a broader look at what is available across the market, see Norwalk homes for sale or reach out to The Engel Team directly for a current valuation of your unit. This is a building where pricing precision matters, and where the difference between a well-priced listing and a mispriced one is measured in months on market, not days.

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