Sonoran Foothills is located on 800 acres in the rising foothills of North Phoenix. The rich abundance of amenities include the 4000 square foot clubhouse and community park. There is a splash fountain, lap & leisure pool, children’s wading pool, shade ramadas, picnic pavilion, playground/sand lot and a big green grassy lawn for homeowner gatherings and activities. Sports enthusiasts will love the basketball, soccer fields, volleyball & illuminated tennis courts. Neighborhood pocket parks provide owners with nearby play areas. |
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The Truth about Sonoran Foothills Home ValuesPosted on: 2011-10-15As a resident of Sonoran Foothills since 2005, I've closely watched the housing values of our neighborhood to see how it compares to the national stats as well as our valleywide stats. Since Phoenix is extremely subdivision oriented, each community has it's own unique qualities and value driven indicators.
Sonoran Foothills arose during the height of the economic boom and therefore took a massive hit initially. The decline will appear to be more than in some areas of the valley simply because the values were ballooned to a level they were never meant to be, due to the fact our community was built at the height of the boom. The neighborhood has been resetting itself since 2009 as more and more original homeowners have sold their homes through short sale, trustee sale (foreclosure) and even some traditional sales!
As we've seen our neighborhood turn over with new neighbors, the values have held steady for the past year now. Below are links to annual sales summaries from 2005 through October 15, 2011. You'll notice the Average Dollar per Sq Ft of homes sold from 2009 to 2011 remains tight in comparison to the large dips seen from 2005 to 2009.
* 2011 - $89/sq ft.
* 2010 - $91/sq ft
* 2009 - $94/sq ft
* 2008 - $114/sq ft
* 2007 - $171/sq ft
* 2006 - $170/sq ft
* 2005 - $171/sq ft
Keep in mind that these are homes in Sonoran Foothills that were sold through the MLS. These stats do NOT include trustee sales and some of the new builds that builders sold outside of the MLS at the higher range of the $/sq ft. The MLS is a good birds eye representation of how values are doing.
They DO include investor-bought properties at trustee sales where they cleaned up the home and often enhanced the features and resold it as a move-in ready, upgraded home. We're seeing quite a few of these 'fix-and-flips' in 2011. Contrary to some opinions, it's not a bad thing. The majority of buyers I work with do not want to look at fixer upper homes because they either can't afford it or they're beyond those years in their life and want a nice, move-in ready home. Those investors brought these buyers into our neighborhood by selling these exact homes with enhanced features for higher prices than a bank-owned house would sell for.
Sonoran Foothills was built during the infamous real estate bubble. What does this mean? Values were never meant to be that high and history tells us, they will never be that high again during our lifetime. The facts and history shows us that the realistic value of your home is likely going to be between $100-$120 per square foot within the next 5-10 years. Again, many factors (some unforeseen!) affect our home values, and each builder in Sonoran Foothills has a different product from entry level to semi-custom, so KEEP THAT IN MIND
*** I can provide you a with a custom value assessment of your subdivision by builder. Just send an email request or call me. ***.
We live in a new, thriving area. Location is on our side. With the addition of W.L. Gore, we will undoubtedly continue to see positive growth. I am already working with employees looking in Sonoran Foothills who are being relocated from other states to work at the new campus which I've been told will initially employ over 800 people. Guess where they want to live? You got it, close to work!
I've also had an increased number of Canadian buyers looking in our neighborhood. We have the perfect location: beautiful Sonoran Desert views, hiking trails, new shopping and dining, and easy access to downtown Phoenix for sporting events or nearby golf courses .
Feel good about our growing, magnificent community, neighbors! Now we just need a Whole Foods or Trader Joes!
Each subdivision and builder within Sonoran Foothills has varying value analysis, so if you have a question about your specific builder's neighborhood or your home value, just let me know.
As always, call me with questions. I'm here to help!
All information should be verified by the recipient and none is guaranteed as accurate by ARMLS. Data pulled is as accurate as the listing agent entered it.
Website:www.PhoenixPropertyValues.com - 8 Ways Vino 100 Wine Bar in Phoenix Could Help You Survive a Zombie OutbreakPosted on: 2011-09-09
8 Ways Vino 100 Wine Bar in Phoenix Could Help You Survive a Zombie Outbreak
1) Where else would you rather be during a zombie outbreak?
Value (2)
You’ll be able to stick it out with affordable wines. If you live in the North Phoenix- North Scottsdale area and you like to drink wine, then you must experience the Vino 100 Wine Shop. Located in the Tuscany Village Center next to Tatum Ranch Community, this lovely little wine bar and shop whose claim to fame is “100 great wines for $25 or less” truly is “a new way to buy wine simply based on flavor and body.”
My husband and I love to learn about wine and certainly enjoy drinking it. We’ve visited many wineries and attended wine seminars around the world on cruises and at Four Seasons Resorts. We were even married at Ponte Winery & Estate in Temecula, CA! Our friends and family still rave about how much fun that was. Wine Education and Personality (3,4)
Why not learn something while you’re there? What we love about Vino 100 is that this charming little wine bar/wine shop is personable and inviting. The owners and employees make the wine buying experience as enjoyable as drinking it. They pride themselves on their casual, comfortable approach in assisting their customers in selecting a wine that’s right for your pallet. You will not find snobby, intimidating people here! They have built a following of local wine lovers who get together for wine dinners, tastings or entertainment at Vino 100.
Community and Live Entertainment (5,6)
They care about you and want to hang out with you. Their philanthropic attitude engages them in the community. You will see them hosting chamber events and involved in various charitable activities. They support local business owners and you will find a local Chef preparing an outstanding dinner or pairings for one of their events. Vino 100 is your neighborhood wine bar where you can sit and chat with friends, meet new friends and learn about wine in a cozy, fun atmosphere. You can often catch live music on Friday or Saturday nights from local musicians such as Dan Emrey.
Local Wine Club and Wine Tastings (7,8)
Join the Vino 100 wine club for all kinds of goodies and benefits, stop in for a wine tasting and meet new friends today! By the way, they introduced me to my new wine obsession, the Petite Petit by Michael David Winery.
Support local business owners. Every one hundred dollars spent at a locally owned business keeps $73 in the community versus $43 if spent at big box or chains (Thank you Local First and LocalLily). Supporting local businesses and agriculture enriches our individual neighborhoods, greater communities.* In no way, shape or form does Kelli Grant or this blog meant to convey that I condone under age drinking of alcholic beverages or an overconsumption of any kind.
Featured Tatum Ranch Family Home For Sale
- Sonoran Foothills Real Estate Sales Activity -30 Day ReviewPosted on: 2011-07-27Sonoran Foothills Real Estate Sales Activity -30 Day Review
The 3 page report summarizes housing activity in the Sonoran Foothills neighborhood.
SF July 27_2011 Market Activity
Click FULL SCREEN icon to view even better - When will I qualify for a mortgage after a short sale or foreclosure?Posted on: 2011-07-20
When will I qualify for a mortgage after a short sale or foreclosure?
Many clients who have gone through a short sale or foreclosure after 2007 are now asking me the question, “When will I qualify for a mortgage?” Housing is once again affordable and people want to take advantage of rock bottom deals. Prices in Phoenix, Arizona are hovering around the bottom. You can see from this chart that there haven’t been any drastic plunges or spikes over the past 9-12 mths as shown in previous years. Now is the time to buy a house and become a homeowner once again.
Another reason people are asking if they qualify to purchase a home again is because the FHA loan limits are said to be dropping significantly October 1, 2011. That means the buying power in the 3.5% down payment price range is much lower. In Maricopa County Arizona, the loan limit is currently $346,250. As of October 1st, it will be $271,050. That’s a decrease of $75,200 in buying power! Learn more about FHA Loan Limits.
Others questioning, 'When will I qualify for a mortgage?' are homeowners who elected to do a strategic default because the equity is so upside down. These homeowners are hundreds of thousands upside down in a property and are well aware that the value will never rebound in their lifetime to what they originally paid, so they cut their losses short. They are now looking to invest in properties. Interest rates are low, prices are at bottom and there are several opportunities to fix up a foreclosed house and flip it - or buy and hold it to take advantage of the booming rental market.
Finally, the answer to the question: When will I qualify for a mortgage after a short sale or foreclosure?
The Waiting Period to Qualify for a Home Mortgage after a Short Sale, Foreclosure or Bankruptcy
* JUMBO waiting periods vary by lender
* Waiting period time frames may be less in situations with extenuating circumstance
*For LTV’s greater than 80% ‐ mortgage insurance guidelines may differ
Call Kelli Grant to set up your custom web portal of MLS listings that match the property criteria, location and price range you’re interested in researching. You’ll receive notification emails up to once a day when there are price changes or new listings to see. Call Mark Taylor for your free loan consultation about which loan programs best suit your needs. Kelli Grant specializes in short sales, pre-foreclosure options such as the HAFAprogram, and strategic default options in the cities of Phoenix, Scottsdale, Cave Creek, Anthem, Glendale, and Peoria. Kelli Grant is the neighborhood specialist for Sonoran Foothills and Tramonto. If you need to speak to a reputable, reliable real estate attorney or CPA about the legal and tax consequences of a short sale or strategic default, contact Kelli Grant.
- Dixileta Rd Has Cops Giving TicketsPosted on: 2011-07-08They closed the road over a month ago and waited until people started getting brave enough (and late for an appointment) to take the road anyway. This morning, they were handing out $176 tickets to every vehicle who turned onto the road to get to I-17....even the landscaping trucks that were going to the dump. Someone reportedly saw 3 landscaping trucks issued tickets. A cop told someone that you can access the dump ONLY from I-17 (how convenient). He also said that they are not enforcing the 'Do Not Enter' signs from I-17 to the parkway because the signage is past the dump. How very interesting. Isn't this a private road?
Thoughts??
http://sonorancitizens.com/2011/05/03/alert-friday-may-6-dixileta-road-will-be-closed-to-public-indefinitely/ -
Sonoran Boulevard Construction PausedPosted on: 2011-06-20Sonoran Boulevard was discussed at length (for about 80 minutes) at the recent City of Phoenix Council session.
After hearing from many residents, including SCIA President Clif Freedman and Vice President Bryan Cazier, District 2 City Councilman Bryan Jeffries made a motion to pause construction on the section of Sonoran Boulevard east of Sonoran Foothills and west of where current maps show Sonoran Boulevard and Sonoran Desert Drive intersecting. The reason for the pause is so that the matter can be arbitrated.
The motion was seconded and approved in a 7 to 1 vote. Councilman Michael Johnson (who was a member of Peggy Neely’s Mayoral Exploratory Committee) was the only one who opposed to the plan to pause construction while the matter is arbitrated. Over the next few weeks, parties will meet with an experienced arbitrator, David C. Tierney, who has offered to work pro-bono to help resolve the issue.
The plan is to have representatives from, but not limited to, the following stakeholders involved in the arbitration:
Carefree Crossings HOA
Sonoran Foothills HOA
Amber Hills HOA
Sonoran Citizens Improvement Association
MAG (Maricopa Association of Governments)
Phoenix Mountain Preserve
North Gateway Village Representatives
Westcor
Gore
The City of Phoenix
Website:sonorancitizens.com/ - New Plans Call For a Hospital Instead of Auto MallPosted on: 2011-05-12PHOENIX- The City of Phoenix Planning Commission unanimously approved plans to develop a piece of prime real estate in north Phoenix.
The members voted to allow development on the desert land off Interstate 17 and Sonoran Boulevard near the Carefree Highway.
Westcor, which runs most of the big malls in the Valley, originally got the go-ahead to build an automall on the site in 2006.
Those plans were shelved when the economy soured but they've now been brought back to life.
Instead of an automall, new plans call for a hospital and other businesses.
Residents have been watching the plans for years and are concerned about their peace and quiet disappearing while traffic backups become frequent.
'You're creating a bottleneck rivaled by a World Series game between the Yankees and Mets in New York City,' said Clif Freedman.
by Jared Dillingham
azfamily.com
Posted on May 11, 2011 at 9:59 PM
- Dogs!!!Posted on: 2011-04-29If you are a dog owner, do not leave your dogs outside during the day. Not only is it dangerous as the temperatures rise, dogs are prone to bark. This annoys your neighbors and is a violation of a municipal ordinance.
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Sonoran Foothills Residents Give Back to the CommunityPosted on: 2010-12-22Sonoran Foothills Residents Give Back to the Community
2010 Holiday Food & Toy Drives
Thank you to the residents of Sonoran Foothills who have been so generous in their contributions to this year’s food and toy drives!!
F O OD D R I V E T O B E N E F I T
St Mary’s Food Bank Alliance
We filled five of the large food drive boxes – each box holds approximately 300 pounds of food. Desert Springs gets bragging rights for donating the largest amount of food based on weight followed closely by Desert Vista and Desert Crest. The food was picked up by St. Mary’s Alliance Food Bank truck on Tuesday, December 21, 2010.
TOY D R I V E T O B E N E F I T
Salvation Army’s Project Hope
Staff from the Salvation Army’s Project Hope picked up two large boxes that Residents filled with a myriad of toys to be given to children served by Project Hope. Many of the children come to the Program with little more than the clothes on their back. Toys such as the ones donated should bring some joy into the lives of these children.
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FROM YOUR FRIENDS AT NORTERRA FAMILY MEDICINE!Posted on: 2010-12-15The Physicians and Staff at Norterra Family Medicine want to wish you and yours a very safe, healthy and happy holiday season!
Some helpful hints for staying healthy include taking a break just for yourself, even if it is only 10 minutes and Just Breathe! The STRESS of the Holiday Season can take its toll. Make sure you have received your flu shot, drink plenty of water and get some exercise. It is not critical that you sample every Goodie! They’ll be available all year round. And remember to Love, Laugh and Live!
LAST CALL FOR FLU SHOTS!!
Did you know that you can be an influenza carrier and give it to others without getting ill yourself? We recommend a flu shot to protect yourself and your family. Did you know that in Arizona our Flu season can stretch into March? We still have plenty of flu vaccine available. Schedule your appointment today!
CONGRATULATIONS!
Dr. Kristine Sarna has completed her Board Certification in Integrative Holistic Medicine! She can offer more natural options for healing and preventing illness. Holistic and Integrative Medicine is the wave of the future in health care. We are so proud of Dr. Sarna for this amazing accomplishment!
Make a resolution this New Year to make 2011 a Healthy and Happy year!
Call our office to schedule your appointment today! 623.565.5060
BE WELL!
The Norterra Family Medicine Staff
Website:norterrafamilymedicine.com/ -
Holiday Season Crime PreventionPosted on: 2010-12-14By Officer Tim Mitten, Community Action Officer
Phoenix Police Department, Black Mountain Precinct
Once again the holiday season is fast approaching. The weather has turned nice and we are emerging from our summer hibernation and the scorching heat to enjoy one of the main reasons why we all love this part of the country. This month, with the recent passing of the Halloween holiday leads us into the busy holiday season, a time for friends and family but also a time for crime to occur and people to be taken advantage of. I want to take a few moments to go over some crime prevention and safety awareness reminders.
1. When walking to and from stores, mall, etc keep your head up and be aware of your surroundings, Walk with a purpose, do not divert your attention by texting or talking on the phone, digging for car keys or be burdened with too many bags or packages.
2. If you get lost or do not remember where you parked your car, return to the store and ask for assistance from a security officer or store employee. Do not wander around looking lost; you can be targeted as a victim. If someone you don’t know is on or near your car, do not approach it, walk back to where you came from and call police or security. When you do get to your car, look around it and inside before you get in to make sure no one is around or in it.
3. Park in a well lit area, do not park in dark or far away places. I know it is difficult to find good parking, but do the best you can. If you go in at daylight hours and think you might be inside until it is dark, park as if it were dark.
4. Roll the windows on your car all the way up and LOCK your car. Do not leave valuables, packages, etc in plain view inside the car; put them all in the trunk.
5. Do not keep large amounts of cash with you or display cash when shopping. Take with you only what you need for the day. Be on guard while at ATM’s.
6. Keep a constant eye on your children. ALWAYS know where they are and keep them in sight. Children are easily distracted by the decorations and excitement of the holidays and may wander off in only a couple seconds.
7. Do not drink and drive, please use a designated driver or call a taxi. This time of the year many people have holiday functions from work or family and drink when they usually don’t and make a bad decision and drive. Please enjoy the season but drive responsibly and patiently. Everyone has a lot to do and if we can exercise patience on the roadways we can reduce accidents.
I also want to take this opportunity to express from myself and other officers here at the Phoenix Police Department our gratitude. We suffered another loss of one of our fellow officers last month and the support from the community has be seen and heard and it is not forgotten or ignored. Everyday we all look forward to serving our community to the best of our abilities and we desire to do it with you as our partners in the community. We are here for you and are with you in trying to keep Phoenix safe and enjoy a good quality of life in our neighborhoods.
I can be reached at 602-495-5238 or at tim.mitten@phoenix.gov if you have any questions or concerns in your community. I look forward to continuing to serve you as we continue to make the City of Phoenix a great place to call home. Happy Holidays!
Email:tim.mitten@phoenix.gov -
OVER SEEDINGPosted on: 2010-10-21It’s that time of year where the current turf areas both around the Clubhouse as well as in the parcel pocket parks and other grassy areas is converted to rye grass. This transition involves a few weeks of “ugly”, but the results are well worth it!
We wanted you to be aware of the process so that you are prepared for the temporary changes that are not attractive while the ground is being prepared for the rye seed and for the period while the rye begins to germinate. Residents will also notice that the water is on often – this is necessary to facilitate the germination of the rye seed and will be done in a controlled manner. Please note that during the transition period, it is best to stay off the turf areas so that rye can be established. Once that happens we will have several months of beautiful grass to enjoy.
During this process, and until the winter rye is fully germinated, the grass will be varying shades of brown. In addition, the preparation process can be a messy and dusty process. We will attempt to clean up all areas affected at the end of each day. However, dust and grass clippings tend to float through the air and land on vehicles, pools, etc. Those especially concerned with small debris settling on their vehicles may choose to park some distance from the turf areas.
DLC Resources thanks you in advance for your cooperation.
- Stop the Dolphin Slaughter!Posted on: 2010-08-31
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Just Listed in Case You Know Someone LookingPosted on: 2010-08-24$199,000
61st Ave/Pinnacle Peak
2114 in Pinnacle Hill
Move in ready modern home with plenty of upgrades perfect for entertaining. See docs tab with all upgrades! Black Granite counters, new tile throughout, garage cabinets. Luscious backyard includes built in BBQ, pool has new tile (summer '10), new A/C motor, pics tell all. Must see. Surrounded by mountain views all around, walking paths and park across street. GCC North campus 5 min drive. Short Sale by experienced short sale specialist.Website:link.flexmls.com/rkrhkr2c2pn,12 -
Street Parking Near GatesPosted on: 2010-08-17Mainly Witnessed in Desert Trails South -
Frequently residents, guests and vendors are parking too close to the exit gate of the neighborhood.
When vehicles park in close proximity, the gates automatically open due to the sensor device that detects the vehicle. This sensor notifies the motor, which keeps running non-stop to keep the gates open as long as a vehicle is detected. Constant running of the motor leads to unnecessary wear and tear. It can also cause the motor to fail and warrant replacement.
We are asking for your help in this matter. Please communicate with people who live in your home, guests that visit, and service workers that come to your home.
There should be no parking on the east side of side of the street any further north than the 4th house from the gate.
Thank you for your attention and cooperation in this matter. -
5 Reasons to Use a Licensed Realtor When Buying PropertyPosted on: 2008-11-061) Our services are free to you. Buyers do not pay ANY commissions.
2) Today’s realtor knows how to efficiently search properties online that meet your criteria, desires and needs foregoing long days and weeks driving around in the car looking at unnecessary properties. We search properties daily, so we can find them much quicker knowing which codes and criteria to enter in the MLS narrowing the potential list of “go sees”. AND, a good realtor will preview the selected properties before taking you out, eliminating potentially wasted time for you.
3) The negotiation of the property is our expertise. You need a third party, unattached and knowledgeable professional to keep you from making poor buying decisions for a purchase worth hundreds of thousands of dollars. You may be emotional and may want to make any offer possible to get the property you fell in love with at first site.
We know how to strategically structure an attractive offer to the seller through a fair price, appliances, home warranties, closing cost contribution, etc. With that in mind, we also know how to get you the best possible price. The realtor knows how to accurately assess the neighborhood’s current market value the property is located in to strategically create the right offer.
4) Beyond the negotiation process is the actual transaction. The realtor knows the real estate laws, rules and regulations which will guide you through the transaction. We handle all the paperwork and track time periods so that nothing falls through the cracks. We know when to order a home and termite inspection, what kinds of additional addenda are required, and what additional legal rights YOU have. For example, what’s on the buyer advisory, the value of a home warranty, explaining the Seller Property Disclosure Statement and what to be aware of, explaining what terms like “Superfund or WQARF” are and what they mean to you…etc.
There are also other valuable things your realtor can point out. For example, you have allergic reactions to scorpion bites, and the particular community you are interested in has an abundance of scorpions throughout the area.
5) The entire team that comes with your realtor will all watch out for your best interests. They’re qualified and trustworthy professionals that work with your realtor every day. For instance, a quality home/termite inspector that won’t do a poor job on the inspection that would later come back to haunt you; a reliable mortgage broker that will guide you to the right mortgage program that meets your specific needs so you don’t end up finding a loan officer out to make a quick buck who over approves you, setting you up for a foreclosure in 2 years; an efficient and knowledgeable escrow officer that will guide you through that stack of paperwork your signing at the title company.
Why would you spend hundreds of thousands of dollars, most likely the biggest purchase you’ll make in your life, without using a licensed professional? Would you walk into a trial hearing without an attorney representing you? -
How To Drive in Phoenix, ArizonaPosted on: 2008-08-121. 'Phoenix' actually consists of Scottsdale, Chandler, Anthem, Paradise Valley, Maryvale, Ahwatukee, Gold Canyon, Tempe, Mesa, Gilbert, Glendale, Peoria, Tolleson, Avondale, Goodyear, Litchfield Park, Sun City, Sun City West, Sun Lakes, Surprise, and half of the Mexican border.
2. The morning rush hour is from 5:00 am to noon. The evening rush hour is from noon to 9:00 pm. Friday's rush hour starts on Thursday morning.
3. The minimum acceptable speed on most freeways is 85 mph. On Loop 101, your speed is expected to match the highway number. Anything less is considered 'Wussy'.
4. Forget the traffic rules you learned elsewhere. Phoenix has its own version of traffic rules. For example, cars/trucks with the loudest mufflers go first at a four-way stop; the trucks with the biggest tires go second. However, in the East Valley, SUV-driving, cell phone-talking moms ALWAYS have the right of way.
5. If you actually stop at a yellow light, you will be rear ended.
6. Never honk at anyone. Ever. Seriously. It's an offense that can get you shot.
7. Road construction is permanent in Phoenix. Detour barrels are moved around for your entertainment pleasure during the middle of the night to make the next day's driving a bit more exciting.
8. Watch carefully for road hazards such as drunks, dogs, barrels, cones, cats, mattresses, shredded tires, rabbits, vultures, javelinas, roadrunners, and the coyotes feeding on any of these items.
9. Maricopa Freeway, Papago Freeway and the 'I-10' are the same road. SR202 is the same road as The Red Mountain FWY. Dunlap and Olive are the same street too. Jefferson becomes Washington, but they are not the same street. I-17 is also called The Black Canyon Freeway as well as The Veterans Memorial Highway. The SR51 has recently been renamed to Piestewa Freeway because Squaw Peak Parkway was too easy to pronounce. SR101 is also the Pima FWY except west of I-17, which is also The Black Canyon FWY, and The Veterans Memorial HWY. Lastly, Thunderbird Rd. becomes Cactus Rd. -- but, Cactus Rd. doesn't become Thunderbird Rd. because it dead ends at a mountain.
10. If someone actually has their turn signal on, wave them to the shoulder immediately to let them know it has been 'accidentally activated.'
11. If you are in the left lane and only driving 70 in a 55-65 mph zone, you are considered a road hazard and will be 'flipped off' accordingly. If you return the flip, you'll be shot.
12. For summer driving, it is advisable to wear potholders on your hands.
13. Please note that there are many, MANY more issues to the phenomenon of driving in Phoenix -- like the 4-cars-through-a-red-light rule -- but these will at least get you acquainted with our unique life on the road. -
How to Price Your House to Sell in Today’s MarketPosted on: 2008-07-30This market is unlike what many realtors who have only been in the business a few years have experienced and has been forgotten by those who have sold real estate for over ten years.
Accurate Comparative Market Analysis. Be sure you/your realtor researches the neighborhood comps accurately. The pending contracts are key to you as a new listing on the market. In a declining market, you MUST be ahead of the activity. This is why pending sales tell us such important information, such as what homes must be listed at to attract potential buyers. They have more current data than the properties that sold a few months ago and are more relevant than the active listings sitting on the market.
Pay close attention to the square footage of the homes under contract in the neighborhood. What is the average dollar per sq foot of those homes? How long was each of the properties with pending contracts on the market?
How quickly do you want to sell? Compare the list price and days on market of the pending sales. Does your home fit into the same sq foot range? If not, how long has it been since a home of your size has sold? For instance, your house is1100 sq ft and the ones that are under contract are all between 1500 and 3000 sq ft.
The active listings are important as well. How many are on the market within your size of home? What is their condition compared to yours? How many short sales and foreclosures are coming up? An abundant amount of upcoming short sales and foreclosures will only decrease the value of your home. Therefore, your home should be priced on the aggressive side to get it sold quicker at a higher price.
Foreclosures and short sales matter. Many clients tell me that those houses don’t count because “their” house is in good condition. Unfortunately, they do count. In most cases, appraisers work for the lenders. They are appraising the value of the home to protect the lender’s asset.
Abundant inventory and upcoming short sales and foreclosures are a factor in the appraisal. Therefore, if you price your home too high because it’s in “mint” condition, and you’ve received an offer (so you’ve had it off the market for about 2-3 weeks as PENDING) and the appraisal doesn’t come in at purchase price, you’ve just wasted another 3 weeks off the market in which the cumulative days on market has increased during that time. YES, it’s true.
What about cash buyers? If you have enough cash to buy a house without a mortgage, I have one question for you. Put yourself in the buyer’s shoes, would you pay more than the appraised value for a property even if you had cash? Probably not, that’s why you have enough cash to buy a property outright.
Price Reductions should be appropriate. If you’ve had more than 10-15 showings in the first 30 days and no offers, a price adjustment is probably necessary. I’m not referring to a few hundred dollars or a couple thousand dollars –this is referred to as ‘chasing the market’ and you will always be one step behind. Talk this over with your realtor and look at the facts. The numbers don’t lie. No one’s “opinion” matters here. If the market won’t accept your asking price or even make an offer, it might not be fair but it is reality. Remember, your house is only worth as much as a buyer is willing to pay for it. How many homes went from Active listings to Pending contracts since you listed? Why did you miss those buyers?
Consider signing a Price Reduction form for your realtor in advance. Your realtor will not reduce the price without consulting you first and mutually agreeing on a new price. If you suspect he/she would, then why did you hire a non-trustworthy realtor to handle the most expensive asset you own?
No Reduced Price Signs! This is a classic and common error on behalf of realtors around the globe. You get stressed out and then your realtor gets stressed out and panics. He/she puts out the PRICE REDUCED sign rider and plasters it all over the MLS and marketing material. This has only informed the public that your house has something wrong with it and won’t sell. Take a proactive approach…..look at the comps again and I bet that price reduction is in order.
Remember, full time licensed realtors sell homes every month whereas you may only sell a few throughout your lifetime. They are trained and educated in the legal requirements and will protect you and the most expensive asset you own. “Home sellers who use a real estate professional can expect to sell their homes for 16% more, on average, than sellers who try to do it themselves.”-- 2005 National Association of REALTORS® Profile of Home Buyers and Sellers
I suggest interviewing three realtors before making your choice.
Upcoming topics:
• Ten questions to ask prospective listing agents
• Home & Design: What’s In and What’s Out
• 10 Tax Changes for 2008
Website:www.PhoenixHomesForLife.com - The Rotten HousePosted on: 2008-02-20
DISCLAIMER: I don't condone this behavior, approve of such acts, or recommend doing this at home....but it sure is funny!!
The Rotten House
She spent the first day packing her belongings into boxes, crates and suitcases.
On the second day, she had the movers come and collect her things.
On the third day, she sat down for the last time at their beautiful dining room table by candle-light, put on some soft background music, and feasted on a pound of shrimp, a jar of caviar, and a bottle of spring water.
When she had finished, she went into each and every room and deposited a few half-eaten shrimp shells dipped in caviar into the hollow of the curtain rods.
She then cleaned up the kitchen and left. When the husband returned with his new girlfriend, all was bliss for the first few days. Then slowly, the house began to smell.
They tried everything; cleaning, mopping and airing the place out.
Vents were checked for dead rodents and carpets were steam cleaned.
Air fresheners were hung everywhere. Exterminators were brought in to set off gas canisters, during which they had to move out for a few days and in the end they even paid to replace the expensive wool carpeting. Nothing worked.
People stopped coming over to visit. Repairmen refused to work in the house. The maid quit.
Finally, they could not take the stench any longer and decided to move. A month later, even though they had cut their price in half, they still could not find a buyer for their stinky house. Word got out to the local Realtors and eventually even the local Realtors refused to take their calls.
Finally, they had to borrow a huge sum of money from the bank to purchase a new place.
The ex-wife called the man and asked how things were going. He told her the saga of the rotting house. She listened politely and said that she missed her old home terribly and would be willing to reduce her divorce settlement in exchange for getting the house back.
Knowing his ex-wife had no idea how bad the smell was, he agreed on a price that was about 1/10th of what the house had been worth, but only if she were to sign the papers that very day. She agreed and within the hour his lawyers delivered the paperwork.
A week later the man and his girlfriend stood smiling as they watched the moving company pack everything to take to their new home......... And to spite the ex-wife, they even took the the curtain rods!!!!!!Website:www.YourCommunityResource.com - Common Credit Repair Scams & How to Avoid ThemPosted on: 2008-02-16
There are many legitimate organizations that help consumers fix their credit, but others are just waiting to take advantage of those needing help.
In today’s world of easy credit, bad credit and heavy debts are not uncommon. For many people, debt and credit problems become unmanageable. If you are looking for help, beware of several common credit-fix scams. First, understand that if there are errors on your credit report, such as debts that aren’t yours, you can fix these errors yourself for free. But, if your report is correct and simply contains information that you wish wasn’t yours, there isn’t much you can do. Creditors can keep debts on your credit report for seven years, and there is no magic trick that will make them go away.
Keeping that in mind, watch out for the following, as presented by Bankrate.com:
1. We speak the credit bureaus’ language or know some secret regulation that can make unappealing items on your credit report vanish.
Remember that there is no such thing as a secret formula that corrects unappealing citations on your report to make them go away. Some companies offering these services will just take your money and disappear. Others will bombard credit bureaus with frivolous disputes, and while these items are under investigation, they may temporarily be omitted from your report, after which they will return. The company, however, will show you your miraculously “clean” report and collect its fee. Also, keep in mind that the Credit Repair Organizations Act forbids any company from accepting money until after it does what it has promised, says Susan Grant, director of the National Fraud Information Center. Remember that scams will usually ask for money upfront.
2. We’ll convince the creditor that you don’t really owe the debt.
This works similarly to the first scam. Companies will concoct a scheme for you to challenge the debt or will claim that they will issue a deluge of procedural requests that will persuade the creditor to drop the claim.“Federal agencies have described these schemes as bogus,” says Deanne Loonin, staff attorney with the National Consumer Law Center. If you believe that you may actually have a defense with regard to a debt, you should consult a lawyer.
3. We will get you a brand-new, clean credit file. Remember that this is always illegal.
Companies may try to persuade you to apply for a new taxpayer identification number or employer identification number for the purposes of building a new credit history. This is a felony. Be especially vigilant of this one, because you may not realize what you are being asked to do because part of the con is not to explain the entire scheme. Besides being illegal, the “new” credit report would still list your name and address, which would still be connected to your old debts.
4. Call our 900 number for details on our credit-fix strategies.
This can be combined with any scam, and more than likely, the con artists will try to keep you on the phone as long as possible, extending huge per-minute charges.
5. We’ll clean your credit fast and use our contacts to get you a credit card, mortgage or loan.
This is a newer scam, and one of the most costly. Consumers who really need money or loans are especially susceptible to this, and can be persuaded to pay huge amounts to the scam. Some companies mimic credit-counseling agencies or mortgage companies, and will hit you up again and again, until you have nothing left. Since there are legitimate non-profit groups that help educate consumers with regard to their credit, it is best to keep a tight hold on your wallet and be wary of any quick-fixes or big promises. A little reference-checking on the Internet should quickly reveal the legitimacy of any companies.
Generally, be wary of companies that initiate contact, outrageous promises or huge fees. You should also be careful of two common mistakes that are not scams, but are costly. Refinancing your home to pay off credit cards is a bad idea since your home is now on the line. Also, since you are entitled to free copies of each of your credit reports annually, be careful of companies that ask you to pay for them.
Andorra Credit Repair Corporation is one reputable agency that you can contact with additional questions.
Your annual free credit report can be obtained at AnnualCreditReport.com. This site is sponsored by the three major credit reporting agencies, TransUnion, Experian and Equifax. You set up a log in and password, and it tracks the date and will remind you to pull your report again on the anniversary the following year.Website:www.YourCommunityResource.com - How to Be Smart Investing in Real EstatePosted on: 2008-02-13
Your Primary Home is First.
Buying your own home gives you a place to live and teaches you the cost of home ownership, financing and market conditions. You receive tax benefits and an asset that you can sell, many times for a profit. You will also learn about property maintenance and build your own network of professionals who can prove to be invaluable when investing. Finally, your first home could later turn into your first investment property! When you decide to upgrade or get a bigger house, you might be able to keep your first home as a rental property. Consult your real estate advisor to find out if your house would make a good rental property.
Knowledge is Key.
Being a savvy investor takes more than just buying up properties. Having a good knowledge base goes a lot further than a “sixth sense” for good deals. Use the Internet, read books by reliable authors, and attend investment groups and college courses. These are all good resources to learning the best investment practices. You should also tap into other successful real estate investors and real estate agents for information.
Professional Help Is Essential.
Although you may not think you need help, a trustworthy and honest professional may be the partner you need. When it comes to spending tens or hundreds of thousands of dollars, I'm sure you want to invest it wisely. You go to a dentist for your teeth, a CPA to prepare your taxes, a doctor when you feel sick....so why would you think a realtor is any less necessary as an important professional to include on your family team? Real estate is usually what people spend the most money on in their lives and yet they'll take short cuts and risk losing thousands of dollars trying to be an expert on their own. Realtors manage real estate transactions every day, whereas you may only handle one every few years.
Management companies take the pain out of property management. For instance, managing a rental property takes a lot of time, and you will need to be prepared to make repairs, resolve issues and advertise for renters if you are taking on the task yourself. In the long run, a management company may be just what you need. Use the referrals of friends, family and associates to find reliable, honest professionals to help you.
Know the Market.
Before you invest, research the local market thoroughly. There is no universal real estate “bubble.” Each market is different, and has different fluctuations and trends. One market may be good for rental income but not appreciation, while another market may be excellent for appreciation but not for rental income. There are endless variables, and it is important for you to know exactly what you’re getting into. Remember that one area is never the same as another area. Even within your local market, different neighborhoods may have their own fluctuations and pros and cons. Turn to your realtor for advice about your intention and what neighborhoods and areas will best reach your goal.
With these basic tips under your belt, you are ready to venture out into the investment arena. Happy investing!Website:www.YourCommunityResource.com -
How to Get Your Asking Price in a Buyer’s MarketPosted on: 2008-02-11In a buyers’ market it can often be tricky to get even close to your asking price. There are, however, a few things you can do to help get a little closer, or even actually get your asking price. A recent Realty Times article discussed some of the following tips that most people can implement to help get the asking price… and sell the house as soon as possible. There are generally three categories that they fall in:
ONE
Finish the unfinished rooms or convert any convertible rooms, such as the basement or a recreational room. Not only does this give an increased amount of usable space, but it can also be used as a selling point since these are expenses that the buyer doesn’t have to incur. Not to mention, there seems to be an increased desire for move-in ready homes where the buyer does not have to do a thing to the house.
In houses over $500,000, offer a free media room. With deals, you can probably have one installed for around $5,000. Media rooms are something many house shoppers see as a neat luxury, and could be the difference between someone going for your house or someone else’s. Just over a year ago, Architectural Digest united with Sotheby’s International Realty Affiliates, Inc. in a consumer-trend study to find that 32% of people seeking a secondary home wanted a media room/home theater.
TWO
You can make the mortgage on your house more desirable by buying down the interest rate. This is something fairly easy to offer someone, and a lower payment certainly makes your home more desirable!
Rather than offering a cash-specific incentive, you can offer something else like a vacation. Again, this makes your offer stand out from other offers.
Offer seller financing. This is actually not that difficult to do if you can make the deal work, and can actually end up earning you some money. Talk to your realtor about the possibilities.
THREE
Offer to pay their HOA fees for a year. This is a practical buyer benefit. If someone is carefully looking at their budget, not having to include these fees in their monthly expenses can be a big deal.
Offer to pay off some of their debt. If this is done as part of the loan program, then it could lead to the buyer qualifying for a larger loan, or a better interest rate. If just a side agreement, then again, it could mean lower monthly payments, which can be extremely important to the buyer.
Finally, you can always offer to pay the closing costs. These tend to be something that is a big hit to buyers’ pocketbooks, and something people don’t adequately budget for when shopping for a new house.
Unfortunately, other than the few aesthetically appealing things you can do to spruce up the house, real incentives tend not to be cheap. They can mean the difference from having to drop your asking price by quite a few thousand… or actually getting what you want! The key to choosing which incentive to go for is to think about what incentive works best for you AND what is a true attraction for the demographic of buyers looking to buy your house and in the community you’re in.Website:www.YourCommunityResource.com -
District 2 City Council Meeting with Planning Director, Debra StarkPosted on: 2007-10-06A week ago, I attended this meeting where Debra Stark, City of Phoenix Planning Director, answered questions and discussed the future needs and plans for District 2 and Phoenix as a whole.
The motorplex has been a big issue for those of us living here in Tramonto and Sonoran Foothills. I must say that I feel much better after hearing the intentions and seeing design concepts. She said that Westcorp wants to keep it upscale and preserve the integrity of the beauty of our surrounding desert. It was also mentioned that it is supposed to be nicer than the Scottsdale Rd/101 auto mall. At the northeast corner of I-17 and Dove Valley Rd, the motorplex will be located on 77 acres consisting of 11 dealerships with 16 auto brands while keeping 22 acres of Sonoran Preserve.
View the design guidelines.
The Sonoran Preserve Edge Treatment keeps the preserve open for the residents to have accessibility for hiking and biking. Acquiring another 20 acres gives 150 miles of Sonoran Preserve. They pointed out that Fireside by Del Webb at Norterra is limited on mountainside building due to the edge treatment with the intent to keep the accessibility open to surrounding neighborhoods.
The Deer Valley Village overlay district was created to restrict residential building surrounding Deer Valley airport as it is the busiest general aviation airport in the country.
For those of you who shop at Paradise Valley Mall, you will see that it is once again going through a complete revitalization. Plans are posted throughout the mall.
