Greenwich remains one of the few NYC suburbs where inventory is actually up—4.2 months versus 2.9 last spring—because sellers finally accepted that 2021 bidding-war premiums are gone. Cash deals dropped from 42 % to 29 %, creating opportunity for financed buyers who can close quickly. Median sale price has held steady at $1.3 million, but the average days-on-market ticked to 67, giving buyers room to negotiate 5-7 % off ask. Interest-rate volatility pushed jumbo 30-year fixed to 7.25 % in October, yet NMHL’s 5/6 ARM jumbo starts at 6.375 % with a 0.875 % lender credit—saving $1,240 per month on a $1 million loan. Conforming loan limits in Fairfield County top out at $715,900, so most purchases here fall into jumbo territory; however, we frequently structure piggy-back HELOCs to keep the first mortgage at the conforming cap and avoid stricter jumbo underwriting.

• Single-family inventory strongest in Back Country (+18 % YoY)
• Condos under $1 million moving fastest—avg 34 DOM
• New construction spec homes offering 3-2-1 rate-buydowns

Downtown Greenwich (06830) delivers walk-to-train condos and a vibrant restaurant scene; expect HOA fees of $0.65/sq ft but a 38-minute express to Grand Central. Young families gravitate to Riverside (06878) for its blue-ribbon elementary and trick-or-treating on leafy cul-de-sacs—median home $1.45 million but you can still find 3-bed split-levels for $1.1 million if you’re willing to renovate. Old Greenwich (06870) feels like a seaside village: residents ride bikes to Tod’s Point beach and watch July 4th fireworks over Long Island Sound; entry-level capes start at $950 k. For privacy seekers, Back Country offers 2- to 10-acre zones where you can build a 12,000-sq-ft mansion without a variance; lenders price these as "estate" loans and NMHL keeps them in portfolio, allowing asset-based qualifying. Byram and Pemberwick serve the budget-conscious: multifamilies trade at 12-14x gross rent, perfect for house-hackers using FHA 3.5 % down—monthly rents on a $700 k duplex can offset 70 % of the mortgage payment.

Greenwich’s 2023 mill rate of 11.59 ranks among the lowest in Connecticut—Bridgeport is 43.9 and even neighboring Stamford is 26.35—so a $1 million assessed home here incurs $11,590 in annual taxes versus $26,350 across the border. Properties are revalued every five years; 2022’s grand list bumped assessed values 15-25 %, but owners who appealed by February 1st shaved an average $142 k off their assessment, saving $1,645 yearly. When NMHL pre-approves you we build in the current assessed value plus a 5 % cushion so your debt-to-income ratio survives an unexpected hike. If you plan to renovate, note that the assessor caps interior improvements at 70 % of cost for the first year—a $200 k kitchen reno only adds $140 k to assessed value. Senior homeowners 65+ can freeze their assessment at current levels, protecting future purchasing power if you’re downsizing and want to keep monthly costs predictable.

• Tax bills mailed June 30; first installment due July 1, second January 1
• 8 % interest accrues after 30-day grace period
• Auto-pay from escrow avoids the 2.5 % credit-card convenience fee

Greenwich sticker shock scares plenty of renters, but CT’s CHFA HFA Advantage pairs with conventional 97 % LTV up to a $715,900 loan—enough to cover a $738 k purchase with only 3 % down ($22.1 k) plus closing costs. If your household income is under $108,680 (120 % AMI for Fairfield County) you can layer on Down Payment Assistance Program for $25 k at 0 % interest, forgiven monthly over ten years. Veterans can go zero-down with a VA loan up to county limit $715,900, but we also offer VA Jumbo to $1.5 million with 25 % down on the excess—recently closed a $1.2 million purchase on 27 Havemeyer Place with only $121 k down. Teachers, police, and EMTs earning ≤150 % AMI qualify for HUD’s Good Neighbor Next Door, giving 50 % off list price on select HUD-owned homes; inventory is scarce but last year a Riverside 3-bed sold for $375 k (half of $750 k market). NMHL’s Community Hero program adds a 0.25 % rate reduction and $1,500 closing credit on top of state aid.

Hedge-fund analysts with W-2s sail through underwriting, but Greenwich has plenty of consultants, restaurateurs, and boutique-shop owners who write off everything. NMHL’s Bank-Statement Plus uses 12- or 24-month personal or business statements to calculate income; we add back depreciation and one-time expenses so a café owner who shows $42 k on Schedule C can qualify with $138 k annual cash-flow. For credit dings, our Non-Prime Jumbo goes to $2 million with scores as low as 600 at 85 % LTV—recently approved a $1.35 million loan on 8 Deer Ridge Lane for a borrower with 612 mid-score, 24 months clean credit, and 9 % down. If you’re rebounding from a short-sale or foreclosure, portfolio guidelines require only a 36-month seasoning versus seven years for Fannie; we price it at a 1-1.5 % premium to prime jumbo, still beating hard-money. Veterans with 580-619 scores can use the VA Legacy program; funding-fee drops from 2.15 % to 1.25 % if disability rating ≥10 %.

• One-year tax return option for newly self-employed
• 1099 contract workers welcome with 20 % down
• No prepayment penalty—refinance into conventional once score hits 700

National Mortgage Home Loans funds more purchase volume in the 06830-06878 corridor than any non-bank lender because we combine Wall Street capital with Main Street relationships. Our Greenwich office at 245 Greenwich Avenue overlooks the Apple store—drop in for a same-day pre-approval letter printed on watermarked paper that local listing agents recognize. We own the entire process: processing, underwriting, closing, and funding happen in Stamford, so a last-minute condo questionnaire doesn’t sit in a California queue. Our proprietary Greenwich Jumbo Index tracks private-school enrollment, hedge-fund hiring, and NYC relocation patterns—data that lets us price loans more aggressively than national competitors who still think 30-year fixed should be 7.5 %. From FHA 580-score purchases on Milbank Avenue to $10 million bridge loans on Meadow Lane, NMHL closes on time and keeps your earnest money safe. Ready to see what you qualify for? Tap the Apply Now button, upload three months of statements, and receive a digital pre-approval letter you can attach to tonight’s offer.