$1,495,154Average Value$697Average Price per Sq Ft12Homes For Sale
A lush Greenwich suburb with side-by-side homes and several green spaces
Just east of the New York border is Pemberwick, a Greenwich suburb teeming with walkability and metropolitan conveniences. Locally owned delis and pizzerias in standalone Colonial Revival storefronts dot residential streets. The Pemberwick Glenville Association hosts springtime cleanups of the Byram River and the annual Valley Jam Festival at Western Greenwich Civic Center Park, also home to a Greek Revival-style community center. Pemberwick Park stretches across the neighborhood’s core, offering a playground, athletic facilities and a hilly hiking trail. Irish pubs and seafood spots are about a mile-and-a-half away in the Italianate-style storefronts of neighboring downtown Port Chester, New York. “Aside from a couple of gated subdivisions, Pemberwick has smaller lots and less square footage than the average Greenwich house,” says Charles Vinci, a Realtor with Compass who has sold several homes in the area. “But the price tags are typically lower, and they’re easier to maintain, all while still being close to important Greenwich places like the beach, the Connecticut Turnpike and the train.”
Pemberwick has single-family homes, gated subdivisions and condos
Most of Pemberwick’s sidewalk-lined roads were developed between the 1920s and ‘60s. Concrete staircases lead to three-bedroom bungalows atop grassy knolls. Asphalt driveways run alongside vinyl-façade Cape Cod cottages. Stone walls surround raised ranch styles on quarter-acre lots often dotted with crimson king maple trees and ornamental shrubs. Private swimming pools sit behind century-old Tudor Revival estates on 1-acre lots in the Calhoun Drive subdivision, while early 2000s Colonial Revivals have six bedrooms in the Stillman Lane community. Buying in Pemberwick typically costs between $1 million and $5 million, a range similar to a Greenwich home’s average $3 million selling price. The neighborhood also has several condo complexes built in the ‘70s. Two-bedroom Colonial Revival units in Greenwich Hills start at $950,000, and three-bedroom contemporary-style units in West Lyon Farms can reach $2 million. Pemberwick experiences frequent flash floods as the Bryam River stretches across its western region.
Three-bedroom contemporary-style units in West Lyon Farms gated community can reach $2 million.
Raised Ranch style homes are typically found along hills in Pemberwick.
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Standalone delis and walkability to downtown Port Chester
Chalkboard menus hang on the walls of Castle View Deli, a takeout bagel, sandwich and empanada spot on Morgan Avenue. New York-style pies sit atop the red-brick counter at Glenville Pizza, on Glenville Road since 1976. Doctors, realtors and financial consultants work in Greenwich Office Park’s eight brick buildings spread across 21 acres on Weaver Street. Grocery stores like Whole Foods Market and Stop & Shop are about 3 miles away on Putnam Avenue. “Pemberwick isn’t far from Greenwich Avenue, but people here actually walk to downtown Port Chester more often because there’s a really up-and-coming restaurant and nightlife scene,” Vinci says. Young oak trees and vintage lamp posts line Port Chester’s Main Street. Guinness is on tap behind the all-wood bar at McShane’s, where the kitchen serves fish and chips until 4 a.m. Saltaire is an oyster bar and craft cocktail lounge housed in a former early 1900s grain warehouse. Upscale retailers like Tiffany & Co. and Saks Fifth Avenue are 3 miles east on Greenwich Avenue, the city’s half-mile-long downtown district.
Glenville Pizza, just around Pemberwick, has served New York-style slices since 1976.
Pemberwick residents have additional shipping and dining options on Greenwich Avenue.
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High grades for Greenwich Public Schools
Children here can attend Glenville School and Western Middle School, both of which have an A grade from Niche. Then, students may continue to A-plus-rated Greenwich High School, where they are randomly organized into one of five houses: Bella, Cantor, Clark, Folsom or Sheldon. Each house has its own administrator, guidance counselor and hang-out area in the student center.
Students from Pemberwick begin their education at Glenville School.
Pemberwick students continue their education at Western Middle School.
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Locals can hike through Pemberwick Park and go sledding at Western Greenwich Civic Center Park
Locals can walk to Pemberwick Park, a 44-acre green space along Pemberwick Road. Chain link fencing encloses the rubber basketball court, popular for pick-up games. The red and blue playground has two slides, monkey bars and a rope climbing structure. Shallow streams and rock formations surround the mile-long trail looping around the park’s forested section. When snow falls, kids wear their parkas and head to Western Greenwich Civic Center Park, known for its sledding hill. Parents cheering and bat cracks fill the air during youth baseball games every summer Saturday at the park’s diamond. The community center’s dance studio regularly hosts Zumba and toddler gymnastic classes. Open basketball shootarounds are every Saturday and Sunday in the gymnasium, which also has an adult volleyball league during the winter. A Long Island Sound sand beach and town marina are 2 miles south of Pemberwick at Byram Park, where summer season passes cost $175 per car. “Greenwich is known for country clubs, and there isn’t one in Pemberwick, which is actually why some people like living here,” Vinci says. “There isn’t pressure to join anywhere, but you still have places like the Round Hill Club and The Milbrook Club about 10 minutes away.”
The Western Greenwich Civic Center Park offers a playground and a community center.
Pemberwick Park is the neighborhood's central green space and has sport courts and a playground.
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Valley Jam Festival is a community carnival
Since 2008, The Pemberwick Glenville Association has transformed the Western Greenwich Civic Center Park into a carnival for the Valley Jam Festival at the end of September. Local musicians perform on a stage in the community center’s parking lot. Bounce houses, inflatable slides and face-painting tents cover the park’s grassy terrain, while taco and ice cream trucks park on the surrounding streets. A free shuttle service picks up festivalgoers along Pemberwick Road all day long.
Easy access to the Connecticut Turnpike and the Port Chester Train Station
Though Pemberwick is walkable, it's also convenient for several other types of travel. The Connecticut Turnpike is 3 miles south, making New York City another 30-mile drive south and New Haven 50 miles north. Locals can hop on the Metro-North Railroad about 2 miles away at the Port Chester Train Station off Broad Street. Numerous Connecticut Transit bus stops are on Putnam Avenue. The Westchester County Airport is 5 miles north, and the Greenwich Hospital is 3 miles east.
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Pemberwick Demographics and Home Trends
On average, homes in Pemberwick, Greenwich sell after 44 days on the market compared to the national average of 53 days. The median sale price for homes in Pemberwick, Greenwich over the last 12 months is $1,391,500, up 38% from the median home sale price over the previous 12 months.
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