Vine Meadows Stamford CT
Address: 865 High Ridge Road, Stamford, CT
Total Units: 10
Year Built: 2003
Style: Townhouse
Bedrooms: 2–3
Verified Sale Price Range: $510,000–$910,000
Median Sale Price: $543,500 (all recorded sales)
HOA Fee: $412/month (verify current amount)
Property Tax: ~$9,602/year
Vine Meadows Condos for Sale
With only 10 units in the complex, availability at Vine Meadows moves quickly and unpredictably. There is no rotating inventory here. When a unit comes to market, it typically represents the first opportunity at this address in months, sometimes longer. The gap between Unit 1’s sale in October 2025 and its resale in March 2026 is the exception, not the rule. If you are tracking Stamford CT condos in this price range, Vine Meadows is the kind of small-footprint community that requires active monitoring rather than passive search alerts. Contact The Engel Team directly for current availability and off-market awareness at this complex.
Recently Sold at Vine Meadows
MLS records show 10 sales at Vine Meadows across recorded history. Closed prices ranged from $510,000 to $910,000, with a median sale price of $543,500. Unit sizes spanned 2,078 to 3,186 square feet, and the median price per square foot across all sales was approximately $253/SF. The most recent transaction, Unit 1 closing at $910,000 in March 2026, represents a significant step up from the $809,500 that same unit fetched in October 2025, just five months earlier. That 12.4% gain on a single flip cycle signals real demand compression in this building. Earlier sales from 2021 were clustered in the $520,000–$557,000 range, and the two 2023 sales came in at $646,900 and $650,000, reflecting steady price appreciation across the post-pandemic period.
| Unit | Date | Price | Bed/Bath | SqFt | HOA/mo | Tax/yr |
|---|---|---|---|---|---|---|
| 1 | 03/20/2026 | $910,000 | 2/4 | 2,785 | $9,756 | |
| 1 | 10/15/2025 | $809,500 | 2/4 | 2,785 | $500 | $9,756 |
| 5 | 10/04/2023 | $650,000 | 2/4 | 2,523 | $10,251 | |
| 6 | 08/01/2023 | $646,900 | 2/4 | 2,123 | $10,251 | |
| 7 | 08/30/2021 | $525,000 | 2/4 | 2,078 | $9,584 | |
| 2 | 08/20/2021 | $525,000 | 2/4 | 2,078 | $9,584 | |
| 10 | 06/07/2021 | $557,000 | 3/4 | 3,186 | $325 | $9,621 |
| 8 | 04/01/2021 | $520,000 | 2/4 | 2,078 | $9,338 | |
| 1 | 09/27/2018 | $530,000 | 2/4 | 2,363 | $9,142 | |
| 3 | 03/09/2018 | $510,000 | 2/4 | 2,728 | $8,816 |
Property taxes in the complex have ranged from roughly $8,816 to $10,251 annually depending on unit and assessment year. Buyers should confirm current mill rate and individual unit assessment with the Stamford assessor before closing.
About Vine Meadows
Vine Meadows is a 10-unit townhouse condominium community at 865 High Ridge Road in Stamford, CT, built in 2003. At 10 units, it is one of the smallest condominium associations in the Stamford CT real estate market, which cuts both ways. There is no anonymity here. The community is intimate, and the association dynamics reflect that. The location on High Ridge places it near the Bartlett Arboretum and Gardens, which offers wooded walking trails on its grounds, and within roughly a 15-minute drive of the Long Island Sound shoreline. The complex also carries water and waterfront characteristics that buyers should factor into insurance and due diligence planning. Garage parking is included. A fitness center and tennis are part of the community amenity set.
Homes and Layouts at Vine Meadows
Units at Vine Meadows are townhouse-style condominiums, meaning buyers get vertical square footage, private entry, and a degree of separation from neighbors that flat-style condo buildings do not offer. Recorded sales show 2-bedroom, 4-bathroom configurations as the dominant unit type, with one confirmed 3-bedroom, 4-bathroom unit (Unit 10) that closed at 3,186 square feet. Two-bedroom units have ranged from 2,078 to 2,785 square feet in MLS records, which is a meaningful spread. That range reflects real variation in layout and unit position within the building, not just minor differences. Buyers should verify which units correspond to which floor plan before making price comparisons. Garage parking is included in the complex. Outdoor space is tied to the townhouse format; confirm private patio or deck configuration for any specific unit prior to contract.
What Buyers Need to Know
The HOA fee at Vine Meadows is listed at $412/month in available data, though one recorded sale showed a $500/month figure and another showed $325/month. Those discrepancies are common in MLS records and may reflect different assessment periods, special assessments included in monthly figures, or data entry variation. Buyers must request a current fee schedule directly from the association, along with a full reserve study, the most recent two years of meeting minutes, and any pending or recent special assessment history. In a 10-unit association, reserve funding is a real concern. A single building system failure, roof replacement, or driveway repair gets divided among 10 owners, not 80. Ask for the reserve balance and compare it against deferred maintenance exposure before you commit.
The waterfront and water-view characteristics of this complex mean flood zone status and insurance structure require specific attention. Confirm the FEMA flood zone designation for the parcel, whether the association carries flood insurance at the building level, and what coverage individual unit owners are responsible for carrying. In Stamford, waterfront properties in certain flood zones carry materially higher insurance costs than buyers accustomed to inland condominiums typically anticipate.
Renovation variation between units is significant. The 2018 sales at $510,000–$530,000 and the 2026 sale at $910,000 for a same-address unit reflect both market appreciation and condition differences. A unit that sold in 2018 and has not been updated will present and price very differently from one renovated before its 2025 or 2026 listing. Review the condition history for any unit carefully before using a comp from a different renovation cycle.
Resale packaging at a 10-unit association is less formal than at larger complexes. Confirm that the association has a current resale certificate process in place, and that governing documents, including the declaration, bylaws, and rules and regulations, are current and accessible. Rental rules and pet policy should be confirmed directly with the association; these are not always reflected accurately in MLS data for small communities.
Buying or Selling at Vine Meadows
Vine Meadows does not price itself against the Stamford homes for sale market broadly. It prices against itself, because there are only 10 units and comp selection requires care. The March 2026 sale at $910,000 sets a ceiling for current market expectations, but unit-level differences in square footage, condition, layout, and position within the building mean that ceiling does not apply uniformly. If you are selling, pricing strategy here depends on an honest comparison to the specific units that have traded, not just the most recent high.
If you are buying, off-market awareness matters more at a 10-unit building than at a 200-unit complex. Units here do not sit. The October-to-March resale of Unit 1 happened in a five-month window. The Engel Team tracks small-footprint associations like Vine Meadows specifically because the buyers who wait for Zillow notifications typically lose to the buyers who had a conversation first. Reach out for a current valuation, a comp analysis built on the actual sales table above, or to be added to the off-market watch list for this complex.
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