$1,075,543Average Value$594Average Price per Sq Ft5Homes For Sale
An industrial and residential enclave on the Long Island Sound
Bordered by the Long Island Sound to the east, Waterside is a Stamford neighborhood that combines coastal beauty and an industrial setting. Locals will walk past midcentury single-family homes, toy manufacturers and tech companies as they head to John J. Boccuzzi Park, a 12-acre green space with a small sand beach. Waterfront restaurants and new-build apartment complexes are along Southfield Avenue. A portion of Innis Arden Golf Club’s 18-hole course and shingle-style clubhouse span the neighborhood’s western region. “It’s not uncommon for people to live and work in this area, but you’re also just minutes from the Connecticut Turnpike and Old Greenwich train station if you need to commute,” says Charles Vinci, a Realtor with Compass, who has sold several homes in the area.
Single-family homes, waterfront estates and high-rise apartment complexes
Homes along Waterside’s sidewalk-lined streets were built between the 1950s and early 2000s. Vinyl-façade Cape Cod cottages sit on quarter-acre lots, often dotted with ornamental shrubs and pin oak trees. Asphalt driveways run alongside four-bedroom Colonial Revivals with chain link fence-enclosed backyards. Inland homes typically cost between $500,000 and $800,000, a range similar to a Stamford home’s average $700,000 selling price. On Waterside’s southeastern tip, wooden boat slips and private beaches stretch behind six-bedroom Mediterranean-influenced and shingle-style estates. Rising sea levels and severe weather put properties closest to the water at a greater risk of flooding. Waterfront homes often cost between $1 million and $3 million. The neighborhood is 63% renters with several high-rise and contemporary-style apartment complexes along Southfield Avenue. “The housing stock is diverse, but that’s what makes it a really up-and-coming and fast-selling area,” Vinci says. “There’s a style and price point for almost everyone here.”
Cape Cod cottages under $1 million are also common in the Waterside neighborhood.
Over half of Waterside is renters with several apartment complexes along Southfield Avenue.
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Waterside has office buildings, car dealerships and waterfront restaurants
Brutalist-style office buildings house financial consulting firms and the Conair corporate headquarters on the neighborhood's southernmost tip, while a U.S. post office, car dealerships and construction supply manufacturers take up the northwestern region. “Walkability to different restaurants is a big thing here,” says Vinci. “People will spend the day at Boccuzzi Park and then walk up Southfield Street to a waterside restaurant.” Prime is a steakhouse and sushi spot where white-linen-covered tables on the patio overlook catamarans docked at Ponus Yacht Club across the sound. A ShopRite grocery store is just north of the neighborhood on Main Street. Less than 2 miles away, Stamford Town Center is an indoor mall with stores like Macy’s and Barnes & Noble.
Prime: An American Kitchen & Bar is a good option for lunch or dinner by the water in Waterside.
For larger shopping, locals go to ShopRite which is just north of the neighborhood in Waterside.
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John J. Boccuzzi Park is a small waterfront green space
Flowering pink dogwood trees surround the playground, baseball diamond and tennis courts at John J. Boccuzzi Park. Asphalt sidewalks lead to the park’s lifeguard-protected beach and a town marina, where sailboats and center console powerboats are parked in wooden slips. Costing $27 per car, a season pass is required to enter any Stamford beach. Locals traverse red metal bridges over streams and hike up granite ledges at 14-acre Rosa Hartman Park, bordering Greenwich and Stamford. Go-karts zoom around the 3,000-foot-long track RPM Raceway, an indoor facility with an arcade and bowling alley. Youth boxing classes and slime-making sessions are regular events at the West Side Branch, Stamford’s newest public library in a former community center.
John J Boccuzzi Park has a playground, softball field, basketball & tennis courts, and a marina.
Some of the best views in Stamford are here at John J Boccuzzi Park.
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AP classes at Westhill High School
Children may attend Roxbury Elementary School, rated a B-minus by Niche, and Turn of River Middle School, earning a C-plus. Students may continue to B-plus-graded Westhill High School, where the 27 Advanced Placement classes include macroeconomics, music theory and French. Fusion Greenwich Academy is a private middle through high school along Gatehouse Road with a B-plus rating.
Children in Waterside can attend Roxbury Elementary School, rated a B-minus by Niche.
Students in Waterside may continue to B-plus-graded Westhill High School.
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Greenwich’s Innis Arden Golf Club is in the neighborhood
With a $70,000 initiation fee, Innis Arden Golf Club is an invitation-only facility spanning 56 across Tomac Avenue. Light blue umbrellas shade lounge chairs around the Olympic-sized swimming pool, where the diving and synchronized swimming teams practice throughout the summer. Red maple trees and sand bunkers dot the 18-hole bent grass fairway running alongside a separate turf practice facility. The racquet sports complex has seven dark green clay tennis courts, covered by a heated tent every winter. Members have numerous dining options, from the all-wood cocktail lounge to the patio overlooking the golf course. “You get to live near one of Greenwich’s country clubs without paying for a Greenwich house, which can cost way over $4 million,” says Vinci.
Innis Arden Golf Club has an 18-hole course, a swimming pool and a tennis complex.
Innis Arden Golf Club is located in nearby Old Greenwich.
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Easy access to several public transportation options and the Connecticut Turnpike
Though Waterside is walkable, it’s also convenient for several other types of travel. The Connecticut Turnpike spans the neighborhood’s northern region, making New York City a 40-mile drive south and New Haven equidistant to the north. A commuter rail station is about a mile-and-a-half away on Sound Beach Avenue in Old Greenwich. Numerous Connecticut Transit bus stops are in the area. The Stamford Hospital is a mile north, and the Westchester County Airport is about 13 miles northwest of Waterside.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Are you familiar with the Waterside neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Waterside
US
Homicide
4
4
Sexual Assault
4
4
Assault with Weapon
4
4
Robbery
3
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
5
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Waterside Demographics and Home Trends
On average, homes in Waterside, Stamford sell after 35 days on the market compared to the national average of 57 days. The median sale price for homes in Waterside, Stamford over the last 12 months is $810,000, down 47% from the median home sale price over the previous 12 months.
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