MARKET RESEARCH LOWER FAIRFIELD COUNTY
2023
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| LUXURY REPORT Q3 2023 | 2
R ESEARCH | LUXURY REPORT Q3 2023 | 3
LOWER FAIRFIELD COUNTY
-18% YOY
32% YOY
The top 10% of real estate sales represents the luxury market in Lower Fairfield County. The price points across towns vary significantly. As a whole, the luxury housing market in Lower Fairfield County remained strong in the 3rd quarter despite high interest rates. Inventory levels in this segment stayed steady up 2% YoY. However, the number of luxury home sales dropped 18% with 204 sales vs 248 sales in Q3 2022. The continued low inventory since the pandemic played a major factor in adding urgency to the purchasing process and drove days on market down from 87 to 77 YoY. The $4.2M average sale price exceeded Q3 2022 by 35% from $3.1M. Luxury real estate buyers continue to seek out space, privacy, amenities and turnkey properties.
GREENWICH WESTPORT DARIEN
35% YOY
11% YOY
NEW CANAAN WESTON
WILTON FAIRFIELD RIDGEFIELD REDDING EASTON
2.17% YOY
UNCHANGED YOY
NORWALK STAMFORD
SOURCES: Data is deemed reliable but not assured as exact. Assessor Records, DOMUS Analytics, MLS Databases, Proprietary Info & Valuation Tools.
R ESEARCH
| LUXURY REPORT Q3 2023 | 4
Below are the top ten priciest properties that sold throughout Lower Fairfield County in Q3. Some have sold at a small discount to their original ask and others were heavily discounted after being somewhat stagnant on the market.
499 Indian Field Road, Greenwich
$ 150,000,000
$138,830,000
-7%
8/2/2023
174
13,519
1896
$10,269
50
8
8
2
18 Close Road, Greenwich
$ 40,000,000
$ 35,000,000
-13%
8/17/2023
668
14,887
2020
$ 2,351
27.19
6
8
2
1 Indian Chase, Greenwich
$ 27,950,000
$ 22,890,000
-18%
9/26/2023
286
11,465
1913
$ 1,997
1.81
7
5
3
280 & 278 Otter Rock Drive, Greenwich
$ 20,000,000
$ 15,125,000
-24%
8/16/2023
281
7,170
1945
$ 2,109
2.36
5
5
3
18 Pilot Rock Lane, Riverside
$ 15,995,000
$ 14,650,000
-8%
9/19/2023
41
7,400
1958
$ 1,980
1.2
5
6
1
187/185 Umpawaug, Redding
$
9,990,000
$ 11,500,000
15%
9/26/2023
56
9,720
2014
$ 1,183
40.95
7
6
3
5 Hedley Farms Rd, Westport
$ 11,995,000
$ 11,050,000
-8%
8/17/2023
49
13,128
2013
$
842
7.27
8
8
4
42 Midwood Road, Greenwich
$
8,995,000
$
9,850,000
10%
8/17/2023
19
7,520
1936
$ 1,310
2.23
6
6
1
15 Lismore Lane, Greenwich
$
8,995,000
$
9,650,000
7%
8/16/2023
7
8,375
2009
$ 1,152
2.41
5
7
1
36 Andrews Farm Road, Greenwich
$ 12,250,000
$
9,400,000
-23%
8/31/2023
280
9,750
2008
$
4.2
7
10
3
964
R ESEARCH | LUXURY REPORT Q3 2023 | 5
Luxury home sales were down 18% YoY, yet the market remained strong due to low
Buyer demand remained steady in Q3 forcing the market to remain competitive in the
inventory and high demand. The average price per square foot was up 32% across
luxury division with 352 active listings across lower Fairfield County up 2% YoY. Inventory
Lower Fairfield County at $686/SF vs $520/SF YoY. With inventory levels still on the
levels were highest in Redding with 17 listings, a 30% increase YoY while they were lowest
lower end, we expect this trend to continue into Q4 despite the record high interest
in Wilton, declining 20% with 8 listings.
rates.
GREENWICH
32
22
33
-3%
GREENWICH
88
88
103
-14.6%
WESTPORT
11
13
16
-31.3%
WESTPORT
25
22
26
-3.8%
DARIEN
12
6
10
20%
DARIEN
19
22
17
11.8%
NEW CANAAN
11
7
16
-31.3%
NEW CANAAN
40
40
40
0%
WESTON
8
4
11
-27.3%
WESTON
8
10
8
0%
WILTON
6
10
11
-45.5%
WILTON
8
8
10
-20%
FAIRFIELD
30
30
32
-6.3%
FAIRFIELD
45
53
36
25%
RIDGEFIELD
10
11
11
-9.1%
RIDGEFIELD
16
21
13
23.1%
REDDING
3
5
7
-57.1%
REDDING
17
8
13
30.8%
EASTON
4
3
1
300%
EASTON
8
8
8
0%
NORWALK
39
24
54
-27.8%
NORWALK
23
21
28
-17.9%
STAMFORD
38
38
46
-17.4%
STAMFORD
55
62
60
-8.3%
R ESEARCH | LUXURY REPORT Q3 2023 | 6
Average Sale Price $14,000,000.00 $12,000,000.00 The graph to the right represents the average sale price of luxury
$10,000,000.00
homes by town for Q3 2023 compared to Q3 2022, a year over year
$8,000,000.00
comparison. The average sale prices in both Greenwich and Redding nearly doubled. While the average sale prices in the rest of
$6,000,000.00
the area remained relatively close YoY. The average sale price
$4,000,000.00
across the luxury market for 2023 was $4,224,028 up 35% from
$2,000,000.00
$3,125,912 YoY.
$-
Q3 2022
Q3 2023
Sale Price/Original List Price Ratio
The chart to the right represents the sale to original list price ratio for the sales of luxury homes in Q3 2023 vs Q3 2022, a year over year comparison. There is a variation of ratios here by town with the largest difference YoY seen in Easton with 99.3% of list price received in 2022 and 91.9% in 2023. The average sale price to original list price ratio across all areas was 100.6% in 2022 and
106 104 102 100 98 96 94 92 90 88 86 84
100.2% in 2023.
Q3 2022
Q3 2023
R ESEARCH | LUXURY REPORT Q3 2023 | 7
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
88
88
103
-14.6
CLOSED
32
22
33
-3%
PENDED
27
24
15
80%
outlier driving this number is the record-breaking sale at 499 Indian Field Road
AVG DOM
85
32
65
30.8%
which spans 50 acres of shorefront and traded for a whopping $138,830,000 in
AVERAGE SIZE
7,682
8,733
8,869
-13.4%
AVERAGE PRICE
$12.7M
$7.68M
$6.93M
83%
AVERAGE PPSF
$1,454
$868
$818
77.8%
Greenwich’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that includes all sales above $5.2M in Greenwich. There were 5 sales above $10m in Q3 2023 vs 2 in Q3
2022. The average price in Q3 jumped 83% YoY to $12.7M from $6.9M. The
early August. The second highest priced sale was 18 Close Road, closing for $35,000,000 also in August. Average PPSF increased 78% while the average size decreased by 13.4%.
499 Indian Field Road Closing Price: $138,830,000 | Date Closed: 8/2/2023 Copper Beech Farm is the largest waterfront parcel in Greenwich. Situated on a private peninsula, the estate spans over 50 acres with an unprecedented expanse of shorefront. From a vantage point of 40 ft above mean high water, the meticulously restored and tastefully expanded 8-bedroom main house enjoys scintillating views of Long Island Sound. The property includes spectacular walled gardens, a swimming pool with spa, a pool house, a grass tennis court and 2 private beaches. Acres of rolling lawn surround the auxiliary buildings including a 1-bedroom carriage house, 3-bedroom gatehouse and 2 greenhouses. The crown jewel of the Greenwich coastline, Copper Beech Farm is minutes from downtown Greenwich and 35 miles from New York City. *LISTING INFO COURTESY JOSEPH BARBIERE, LESLIE MCELWREATH AND GREENWICH MLS
R ESEARCH | LUXURY REPORT Q3 2023 | 8
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
Westport’s luxury market is defined as the top 10% of all residential
ACTIVE INVENTORY
25
22
26
-3.8%
transactions in terms of price. In the last year that includes all sales above
CLOSED
11
13
16
-31.3%
PENDED
7
16
9
-22.2%
months supply in Q2 2023. 2 Owenoke Park was the highest priced listing for
AVG DOM
81
122
108
-25%
sale at the end of Q3 – a Compo Beach contemporary new construction on the
AVERAGE SIZE
8,005
8,638
8,290
-3.4%
AVERAGE PRICE
$6,127,955
$5,301,923
$5,798,844
5.7%
AVERAGE PPSF
$874
$668
$726
20.4%
$4.1M. There were 11 sales in Q3 down 31% from 16 sales in Q3 2022. The absorption rate increased YoY by 9% with 7.1 months supply and 31% vs the 5.4
water. Listed for $8,795,000, the property offers water views, 5 beds over 3 floors with an elevator, pool and kayak/paddle board launch. The chart below represents the Q3 inventory of homes for sale $4.1M and above over the last 6 years.
Westport Luxury Homes for Sale 38
40 35
33 30
30
27
26
25
Q3 2022
Q3 2023
25 20 15 10 5 0 Q3 2018
Q3 2019
Q3 2020
Q3 2021
Homes for Sale
5 Hedley Farms Road, Westport Closing Price: $11,050,000 | Date Closed: 8/17/2023 *LISTING INFO COURTESY CYD HAMMER + SMART MLS
R ESEARCH | LUXURY REPORT Q3 2023 | 9
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
Darien’s luxury market is defined as the top 10% of all residential transactions in
ACTIVE INVENTORY
19
22
17
11.8%
terms of price. Over the last year that includes all sales above $3.5M. There
CLOSED
12
6
10
20%
PENDED
7
8
9
-22.2%
for the third quarter was $4,497,917 also up 13% YoY. There was 7.8 months
AVG DOM
54
88
29
86.2%
supply of inventory at the end of the quarter, a 40% jump YoY. The massive
AVERAGE SIZE
6,117
7,650
7,152
-14.5%
AVERAGE PRICE
$4,497,917
$17,582,500
$3,994,500
12.6%
AVERAGE PPSF
$751
$1,603
%575
30.6%
were 12 sales in Q3 up 20% vs 10 YoY and up 100% compared to Q2 2023. Inventory levels were also up 12% YoY with 19 listings vs 17. The average price
126% average price increase vs Q2 2023 is due to the largest sale to date of 19 Great Island, a private 60-acre island accessible via causeway with over a mile of pristine shoreline on the Long Island Sound. The below chart represents the homes available for sale $3.5M or above over the last 6 years.
Darien Luxury Homes for Sale 40
35
32
34
34
30 25 19
20
17
19
15 10 5 0 Q3 2018
67 Salem Straits, Darien Closing Price: $7.2M | Date Closed: 8/18/2023 *LISTING INFO COURTESY TEAM AFA + SMART MLS
Q3 2019
Q3 2020
Q3 2021
Homes for Sale
Q3 2022
Q3 2023
R ESEARCH | LUXURY REPORT Q3 2023 | 10
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
40
40
40
0%
CLOSED
11
7
16
-31.3%
PENDED
14
8
12
16.7%
the third quarter was 85 W Hills Road closing at $5,695,000 in mid July. The
AVG DOM
73
73
78
-6.4%
second highest sale, not far from W Hills Road, was 499 Country Club Road
AVERAGE SIZE
8,900
9,192
7,957
11.8%
AVERAGE PRICE
$4,346,818
$3,857,143
$4,662,125
-6.8%
AVERAGE PPSF
$503
$546
$596
-15.6%
New Canaan’s luxury market is defined as the top 10% of all residential transactions in terms of price. YTD, that includes all sales above $3.2M. Closed sales were down 31% with 11 transactions compared to 16 YoY. With no change
in inventory, there were14 pending sales up 17% YoY. The highest priced sale in
closing at $5,075,000 also in mid July. The below chart represents active inventory over the last 6 years in the third quarter at or above $3.2M.
New Canaan Luxury Homes for Sale 60
57
55
50
46
44 40
40
Q3 2022
Q3 2023
40 30 20 10 0 Q3 2018
Q3 2019
Q3 2020
Q3 2021
Homes for Sale
85 W Hills Road, New Canaan Closing Price: $5,695,000 | Date Closed: 7/18/2023
*LISTING INFO COURTESY JAMIE SNEDDON AND SMART MLS
R ESEARCH | LUXURY REPORT Q3 2023 | 11
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
8
10
8
0%
CLOSED
8
4
11
-27.3%
PENDED
3
7
3
0%
average transaction price was down 6% YoY from $2,941,317 to $2,755,625 in
AVG DOM
44
65
68
-35.3%
Q3. 35 Kettle Creek was the highest prices sale for the quarter closing for
AVERAGE SIZE
8,315
5,709
7,749
7.3%
AVERAGE PRICE
$2,755,625
$2,376,708
$2,941,317
-6.3%
AVERAGE PPSF
$386
$581
$383
0.8%
Weston’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $2.1M. There were 8 closed sales in the third quarter down 27% vs 11 YoY. Active inventory
and pending sales were unchanged with 8 and 3 listings respectively. The
$3,750,000 in July. Months supply of inventory was on a steady decline resulting in an all time low at the start of 2023. Q2 and Q3 have begun to see a stable increase. The below chart represents the months supply of Q3 inventory.
Weston Absorption Rate 14
12.7
12 10 10
8.9
8.5
8 6
4.7
4
2.8
2 0 Q3 2018
Q3 2019
Q3 2020
Q3 2021
Months Supply 35 Kettle Creek Road, Weston Closing Price: $3,750,000 | Date Closed: 7/21/2023 *LISTING INFO COURTESY JACKIE DAVISE AND SMART MLS
Q3 2022
Q3 2023
R ESEARCH | LUXURY REPORT Q3 2023 | 12
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
8
8
10
-20%
CLOSED
6
10
11
-45.5%
PENDED
6
11
6
0%
YoY. There was no change in pending sales for the quarter YoY. The chart below
AVG DOM
41
52
52
-21.2%
represents the luxury homes for sale during the quarter over a six-year period.
AVERAGE SIZE
6,500
5,919
6,518
-0.2%
AVERAGE PRICE
$2,181,500
$2,306,395
$2,216,746
-1.6%
AVERAGE PPSF
$340
$403
$352
-3.4%
Wilton’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $1.8M. There were 8 homes for sale in Q3 2023 down 20% from 10 YoY. There was also a sharp decline in closed sales down 45% with 6 transactions in the third quarter vs 11
Wilton Luxury Homes for Sale 18
16
16
14
14
15 13
12
10
10
8
8 6 4 2 0 Q3 2018
192 Sturges Ridge Road, Wilton Closing Price: $2,950,000 | Date Closed: 8/7/2023 *LISTING INFO COURTESY AND SMART MLS
Q3 2019
Q3 2020
Q3 2021
Homes For Sale
Q3 2022
Q3 2023
R ESEARCH | LUXURY REPORT Q3 2023 | 13
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
45
53
36
25%
CLOSED
30
30
32
-6.3%
PENDED
28
23
26
7.7%
developed gated enclave of Sasco Point. The second highest sale during Q3
AVG DOM
56
80
55
1.8%
was a close neighbor (one of 6 recently divided lots in Sasco Point) located at
AVERAGE SIZE
4,399
4,410
4,486
-1.9%
AVERAGE PRICE
$2,905,473
$2,905,473
$2,271,797
27.9%
AVERAGE PPSF
$865
$601
$553
56.4%
Fairfield’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $1.7M. The third quarter saw one of the highest priced sales in Fairfield in almost two years at 1143 Sasco Hill Road, reining in at a $9,375,000 sale price in the newly
1151 Sasco Hill Road, which traded for a clean $8,000,000.
1143 Sasco Hill Road, Fairfield Closing Price: $9,375,000 | Date Closed: 7/26/2023 1143 Sasco Hill Road was built in 1936 and originally designed by Henry C Pelton, best known for building the Cloisters and Riverside Church in Manhattan. With unrivaled views of the Long Island Sound the property sits on nearly 3 acres of prime real estate and offers 18,000+ square feet of living space. The main residence offer 30+ rooms over 4 levels, 9 bedrooms, 10 full and 5 half baths, 11 fireplaces and an elevator. Additionally, there is a 6-car garage, 2-bedroom guest house and sprawling lawns with panoramic views. *LISTING INFO COURTESY ANDRW WHITELY AND SMART MLS
R ESEARCH | LUXURY REPORT Q3 2023 | 14
RESEARCH Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
16
21
13
23.1%
CLOSED
10
11
11
-9.1%
PENDED
11
8
13
-15.4%
average sale price dropped 10% from Q2 2023 at $4,029,087 to $2,043,500 in
AVG DOM
108
133
49
120.4%
Q3 2023. This significant decrease is a result of the record-breaking sale in Q2
AVERAGE SIZE
5,515
6,199
7,535
-26.8%
AVERAGE PRICE
$2,043,500
$4,029,087
$2,274,000
-10.1%
AVERAGE PPSF
$389
$560
$324
20.1%
Ridgefield’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $1.6M. Inventory was up 23% YoY in Q3 with 16 active listings for sale while new listings were also up 31% YoY with 17 new listings in the luxury segment. The
at 7-11 Old Stagecoach Road, an 87-acre state of the art equestrian property. The highest priced sale in the third quarter was 93 Silver Hill Road pictured below.
93 Silver Hill Closing Price: $3,195,000 | Date Closed: 7/12/2023
Young turn-key modern waterfront home located in a desirable Old Greenwich neighborhood, walkable to the beach and village. Two lots were combined to create a unique 0.71 acre west-facing site on Greenwich Cove. A remarkable collaboration between architects Brooks & Falotico, designer Lynn Morgan and renowned builder Hobbs has produced the perfect blend of art & function for waterfront living. A superior level of architectural design and craftsmanship reveals itself in this 5/6 BR and 5.2 BA 7304 SF residence. The sleek chef's kitchen is outfitted with professional-grade appliances, 9-foot Dolomite marble island and custom-built cabinetry by master crafter Stephen Gamble.
*LISTING INFO COURTESY KARLA MURTAUGH AND SMART MLS
R ESEARCH | LUXURY REPORT Q3 2023 | 15
RESEARCH REDDING
Redding’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $1.3M. In the third quarter the sale to list price ratio dropped to 99.7% from 100.5% in Q3 2022. Closings steadily trended downward 57% with 3 sales vs 7 in 2022.
Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
17
8
13
30.8%
CLOSED
3
5
7
-57.1%
PENDED
2
4
8
-75%
AVG DOM
69
31
37
86.5%
Pending sales were also down from 8 in 2022 to 2, a 75% drop. However, the
AVERAGE SIZE
7,959
4,772
4,725
68.4%
average price increased an incredible 231% from $1,526,429 in 2022 to
AVERAGE PRICE
$5,058,333
$1,543,000
$1,526,429
231.4%
AVERAGE PPSF
$568
$335
$344
65.1%
$5,058,333.
RESEARCH EASTON
Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
8
8
8
0%
CLOSED
4
3
1
300%
PENDED
3
6
2
50%
AVG DOM
52
13
51
2%
AVERAGE SIZE
5,488
5,515
6,151
-10.7%
AVERAGE PRICE
$1,637,500
$1,943,333
$1,485,000
10.3%
AVERAGE PPSF
$324
$334
$241
34.4%
Easton’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $1.3M. Easton also saw an increase of 10% in the average transaction size from $1,485,000 in Q3 2022 to $1,637,500 in Q3 2023. Active inventory remained stable while closed sales were up 300% 4 to 1 YoY. There was 5 months supply of inventory at the end of the quarter down 9% YoY.
R ESEARCH | LUXURY REPORT Q3 2023 | 16
RESEARCH NORWALK
Q2 2023
Q3 2022
Q3 2023
%CHG (YR)
ACTIVE INVENTORY
23
21
28
-17.9%
CLOSED
39
24
54
-27.8%
PENDED
16
20
33
-51.5%
inventory in Norwalk for the period. The market remains strong with buyer
AVG DOM
42
29
42
0%
demand. Sale to list price ratio increased from 101.6% to 104.1% YoY.
AVERAGE SIZE
3,652
3,641
3,882
-5.9%
AVERAGE PRICE
$1,733,747
$2,164,979
$1,951,696
-11.2%
AVERAGE PPSF
$512
$624
$541
-5.4%
Norwalk’s luxury market is defined as the top 10% of all residential transactions in terms of price. In the last year that included all sales above $1.2M. While
inventory was still low with only 23 listings, there was 3.3 months supply of
RESEARCH STAMFORD
Q3 2023
Q2 2023
Q3 2022
%CHG (YR)
ACTIVE INVENTORY
57
62
60
-5%
CLOSED
38
38
46
-17.4%
PENDED
33
34
44
-25%
5.1 months supply of inventory at the end of Q3 2023 up 20.3% YoY from 4.3 in
AVG DOM
41
54
52
-21.2%
Q3 2022. The average sale to list price ratio increased from 102.6% to 104.4%
AVERAGE SIZE
4,641
4,605
5,031
-7.8%
AVERAGE PRICE
$1,418,307
$1,520,782
$1,463,370
-3.1%
AVERAGE PPSF
$322
$358
$305
5.6%
Stamford’s luxury market is defined as the top 10% of all residential transactions
in terms of price. In the last year that included all sales above $1.1M. There was
YoY, while the average sale price of remained fairly stable at $1,418,307, down just a mild 3.1% from $1,463,370 YoY. Pending sales were down 25% from 44 in Q3 2022 to 33 in Q3 2023.
R ESEARCH | LUXURY REPORT Q3 2023 | 17
METRICS
SOURCE
LUXURY MARKET represents the top 10% +/- recent real estate
Figures in this report are based on publicly reported closed sales
sales in a given area.
information via the Town of Greenwich Assessor, Domus Analytics, Greenwich Multiple Listing Service, Fairfield County Tax Assessor,
CLOSED SALES the number of properties sold in a given period.
PENDING AND CONTRACTS SIGNED figures for the number of properties sold and newly under contract based on purchase contract date.
SMART MLS, an independent proprietary information and valuation tools.
DISCL AIMER Real estate agents affiliated with Corcoran Centric Realty are
DAYS ON MARKET ( DOM)
is the median number of days
between when a property is listed and the contract date.
independent contractors and are not employees of Corcoran Centric Realty. Corcoran Centric Realty is a licensed real estate broker located at 103 Mason Street, Greenwich, CT 06830. All material presented herein is intended for information purposes only
PRICE PER SQUARE FOOT ( PPSF) are the calculations are
and has been compiled from sources deemed reliable. Though
based on sold data. Prices do not account for seller concessions.
information is believed to be correct, it is presented subject to
Median represents the point at which half of the homes that sold in
errors, omissions, changes or withdrawal notice.
a given month were priced higher and half were priced lower, divided by the number of finished square feet. Average is the mean sales price for homes sold in a given month divided by the number of finished square feet.
INVENTORY is a count of all currently listed properties for sale at the end of the month, based on the contract date.
ABSORPTION RATE
is the inventory of homes for sale at the end
of a given month, divided by the average monthly Pending Sales from the last 12 months. Also known as absorption rate.
THE FOLLOWING MEMBERS MADE SIGNIFICANT CONTRIBUTIONS TO THIS REPORT: Sydney Hubbell
I
Jeffrey Jackson
I
Clare Bolduc