Waterford Condos in Greenwich, CT

Address: 4 Sound Shore Drive, Greenwich, CT
Total Units: 30
Year Built: 1991
Bedrooms: 3
Price Range (verified sales): $2,750,000 – $3,997,500
HOA Fee: $2,450/month
Property Tax: $21,804/year (estimated)

Waterford Condos for Sale

Waterford is a 30-unit complex. It does not trade often. With only two verified MLS sales on record, turnover here is genuinely rare, and availability at any given moment is not guaranteed. If you are watching this building, you are watching a thin market. Units do not sit. When something comes available at Waterford, buyers who are already pre-approved and familiar with the building move faster than those who are not. Contact The Engel Team’s Greenwich condo specialists directly to get on the notification list for Waterford. That is the only reliable way to track this building.

Recently Sold at Waterford

MLS data shows two verified sales at Waterford. The price range runs from $2,750,000 to $3,997,500, with a median sale price of $3,373,750. Unit sizes in those two transactions were 3,072 and 3,372 square feet. Median price per square foot was approximately $1,040.

Two sales spanning several years is a thin comp set by any standard. That matters for pricing. Buyers should not assume the 2019 sale at $3,997,500 is a direct ceiling or floor for today’s market. Greenwich pricing has moved since 2019, and Sound Shore waterfront product is not repriced on a predictable schedule. Any offer strategy here needs to account for the absence of recent comps and should lean on current market conditions rather than outdated closed prices. An agent who knows this building specifically, not just Greenwich condos generally, is essential.

About Waterford

Waterford sits at 4 Sound Shore Drive in Greenwich, CT. Built in 1991, it is a 30-unit condominium community occupying a waterfront position on Sound Shore Drive, one of Greenwich’s most direct addresses along Long Island Sound. The location is not a metaphor. Units here look toward the water, and the address itself carries a premium that has nothing to do with finishes or floor plans. Sound Shore Drive is among the most recognizable waterfront corridors in lower Fairfield County.

Thirty units is a small association. That scale affects everything from how the building is managed to how assessments are distributed to how quickly the ownership composition can shift. Buyers accustomed to larger Greenwich condominium buildings should expect a different dynamic here. Decisions move through the association quickly, and individual owners carry more relative weight in the governance structure than they would in a 150-unit building.

For buyers exploring Greenwich real estate broadly, Waterford represents a narrow category: waterfront, small-scale, three-bedroom units built in the early 1990s. That combination does not overlap with many other complexes in town.

Homes and Layouts at Waterford

Verified sales data shows units ranging from 3,072 to 3,372 square feet. Bedroom counts in the two sold units were 3 bedrooms with 3 bathrooms, and 2 bedrooms with 4 bathrooms, which suggests the building may carry some variation in how bedrooms and bathrooms are configured across units. Buyers should not assume all 30 units follow an identical floor plan.

At over 3,000 square feet per unit, Waterford is not a compact pied-à-terre building. These are full-scale residences. The square footage range is consistent with layouts that include multiple living areas, generous primary suites, and dedicated dining space. For buyers downsizing from larger Greenwich single-family homes, the square footage at Waterford is competitive with what they are leaving. That is intentional. Buildings on Sound Shore at this price point are not selling convenience to people who want less space. They are selling a different relationship to maintenance and waterfront proximity.

Parking, outdoor space, and specific floor plan details should be confirmed through the listing documents for any available unit, as verified data for those specifics is not available in MLS records reviewed here.

What Buyers Need to Know

The HOA fee at Waterford is $2,450 per month. At that level, buyers should request a full breakdown of what the fee covers, the current reserve fund balance, and the association’s reserve study. A 30-unit building constructed in 1991 is over 30 years old. Building systems, roofing, common area infrastructure, and any waterfront-related structural components are all at an age where capital expenditures are likely either scheduled or overdue. The reserve fund position matters more here than it would at a newer building.

Special assessments are always a possibility in a small association with aging infrastructure. Ask for at least five years of meeting minutes and any history of assessments before making an offer. A thin ownership base means any major repair or capital project gets divided across fewer units, and the per-unit cost of a large assessment at a 30-unit building is substantially higher than at a 150-unit complex.

Waterfront positioning on Sound Shore requires specific flood zone and insurance due diligence. Buyers should determine the flood zone designation for the specific unit being purchased, confirm whether the unit requires separate flood insurance beyond what the master association policy covers, and understand how the association manages shoreline maintenance and storm exposure. Insurance costs for waterfront condominiums in Connecticut have shifted in recent years, and the full insurance picture affects carrying cost calculations beyond the stated HOA and tax figures.

Renovation variation between units is likely in a 1991 building. Some units have almost certainly been updated since construction; others may not have been. The $925,000 gap between the two verified sales, even accounting for the four-year difference in sale dates, suggests that unit condition and finish level are pricing factors here. A resale package review, including the condominium documents, association financials, and any pending litigation or known deficiencies, should be completed before any offer is finalized. The resale value of your unit will depend on its specific condition relative to what else is available in the building at the time you sell, not just on the Sound Shore address.

Rental rules, pet policy, and owner-occupancy ratio should be confirmed directly with the association. These details are not available in MLS records and are material to both lifestyle fit and long-term financing eligibility.

Buying or Selling at Waterford

With two MLS sales on record and no verified active listings, pricing a unit at Waterford is not a comp exercise. It is a judgment call that requires a direct understanding of current demand, the Sound Shore waterfront market, and what buyers at this price point are comparing Waterford against. That context does not come from a Zestimate.

If you are considering a purchase at Waterford, The Engel Team tracks off-market activity in Greenwich and can provide a current read on what this building is worth and what it would take to secure a unit when one becomes available. If you own at Waterford and are considering a sale, the thin comp history is an argument for precise pricing, not aggressive pricing. Overpricing in a building with two known comparables does not create a bidding war. It creates a stale listing.

Browse current Greenwich homes for sale or reach out directly to discuss Waterford specifically. The Engel Team operates at Douglas Elliman in Greenwich and handles both buyer representation and listing strategy for condominium sales at this price point.

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