http://www.blogaviano.com/Blog.php American Express,Mayo Clinic,Musical Instrument Museum,Phoenix,Desert Ridge,City North,Aviano Homes For Sale,85050,Blog,real estate,Toll Brothers,Villages at Aviano,Pulte Homes,Fireside Desert Ridge,Wildfire Elementary,Pinnacle High School Wed, 08 Feb 2012 10:01:45 -0800 http://ubertor.com/?v=1.0 en DougIngersollwwwblogavianocomBloghttp://feedburner.google.com http://www.blogaviano.com/Blog.php/aviano-and-desert-ridge-numbers Wed, 08 Feb 2012 05:43:13 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-and-desert-ridge-numbers There are currently 104 active listings in Desert Ridge. I count that area just west of Cave Creek Road as part of Desert Ridge FYI. That 104 number includes builder stuff from Toscana, Bella Monte, Fireside and DR Horton. There are 47 AWC listings and 74 Pending listings. This year I will be watching and sharing these numbers with you as this market changes.

The Mirasol model at 22116 North 36th Way went to the trustee auction yesterday. Opening bid was $460K and no one bid on it. It is now owned by the lender and will surface again down the road as a bank owned listing. There are currently 15 homes in Aviano with a notice of foreclosure on the tax record. Way down from a year and a half ago when there were almost 60. A rough count for all of Desert Ridge shows around 40.

The Mirador short sale at 3612 East Robin Lane just went pending so it should be a short drive to close of escrow land. Last priced at $690K for this 6831 sq ft home which includes a basement.

The Serrantina model at 22019 North 36th Street just leased for $2600 a month unfurnished. Listed as 2856 sq ft with 4 bedrooms and 4 baths, it is one of the Cassia Collection of homes that are all single level.

A picture of the exercise machine room at the aviano community center is on a current listing. This picture is at least 3 years old and keeps getting plastered on Aviano listings. Probably a dozen over that time time have used it. The folks in the picture are minor celebrities in the Realtor community who regularly watches Aviano as we see them so often. Maybe I should spend more time in that room..........for health AND marketing opportunities!














 

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale, foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-on-and-off-market Tue, 07 Feb 2012 05:11:58 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-on-and-off-market Well the bank owned Savino at 3956 East Parkside Lane fell out of escrow for the second time and is a available again. Priced at $404,900, it has 4 bedrooms, 3.5 baths and 3477 sq ft. Definitely a home for the fixer upper type who would like to remake the home into their own vision. Right across from Wildfire Elementary and backs to Cashman. The home does have the extended sitting area in the master bedroom, a $3K upgrade back in the day. Let me know if you would like to see it.

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The normal sale Strada model at 22420 North 39th Terrace is now in pending status. Under contract after one day, it is priced at $510K. 3458 sq ft with 4/2.5 and a 3 car garage, it sides to a grassy area and is very close to the Aviano community center. Every extremity crossed they get it sold. 2012 is the year of price appreciation in our community.













For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-new-inventory-2 Sat, 04 Feb 2012 05:13:38 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-new-inventory-2 The internet is a beautiful thing. Especially for the real estate industry. Consumers who have knowledge are nothing to be scared of. In fact almost all buyers start their search online before looking for a Realtor. This is good. When people know what they want, it makes the job of finding the right home much easier for all parties. The old days of going out and looking at dozens of homes multiple times are over. There is just not that much inventory. If folks can't make up their mind after seeing that much inventory, you would not want to be married to them I'm guessing. Consumers who have looked through MLS - and it is available on every Realtors website - and have a good idea of what they want are smart. It is good to work with smart, qualified folks who are not decision averse.    

A new normal sale listing for a Strada model at 22420 North 39th Terrace. Priced at $510K or $147 for each of the 3458 sq ft. 4 bedrooms and 2.5 baths. Public remarks from the listing: "Fabulous home in the desired Aviano community. This home is great for Entertaining with it's open spacious great rm. Enjoy the many upgrades this home has to offer from the Stainless Steel appliances, dble ovens, gas range, ceasarstone counters, upgraded lighting and speakers, etc... Master bd has large sitting area & balcony. Den has lrge walk in closet. 3 GA with 2 lrge closets. Great place to view Avianos 4th of July Fireworks! One of the best lots in Aviano! Large grassy parks surround the home, adjacent to all of the fabulous amenities Aviano has to offer from the large community park, Community center with work out facility, Tennis, Basketball & Volleyball Courts, Boys & Girls Club and the desirable Wildfire Elem. & Explore Mid. Schl. Close to shopping, restaurants & 101." Now that is some good listing verbiage! Call me if your interested in seeing this home. Built 2004 and taxes were $3258 in 2011.

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The Cerreto model in the Villages at Aviano, unit 1124 in building 9, just leased for $1495 a month unfurnished. 1535 sq ft, all 3 bedrooms and laundry are on the second floor and the home has 2.5 baths. Built in 2006.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-a-mirador-sells Fri, 03 Feb 2012 05:57:04 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-a-mirador-sells From AZCentral.com: "Home prices dropped in November everywhere except Phoenix." Gotta take heed of this line: "Prices are especially low in Cleveland, Detroit, Las Vegas, Phoenix and Tampa, which reached their lowest points since the housing bust more than four years ago." Low prices, low interest rates. Sounds like a good time to buy.

The investor flip Mirador normal sale at 3816 East Tracker Trail just closed for $695,500. A conventional sale so it appraised which is great news as this 2 story home got $136 for each of the 5123 sq ft. A large lot with 20,530 sq ft. 4 bedrooms, 4.5 baths and a 4 car garage. Great news and welcome to our new neighbors.

In the real estate meeting last Wednesday night I was talking to a Mirador owner and I think the size of our homes in Aviano will always be a major draw for buyers. Can't see a builder throwing up 5123 sq ft, 4400 sq ft homes anytime in the future for a variety of reasons. Not politically correct, land costs too high, McMansion perception blowback and not wanting to be perceived as eco friendly, whatever that means. Big homes won't be in vogue among builders for a while. But I could be wrong.

The lease listing for the Serrantina model at 22019 North 36th Street went pending. It was listed at $2600 a month unfurnished.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735 doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-the-cold-reality Tue, 31 Jan 2012 10:56:35 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-the-cold-reality Wednesday evening is the next real estate meeting. No agenda except for your questions. There is free wi-fi so bring your laptop and we can surf mls anywhere you would like to go. 6:30 PM, free, ultra casual and last an hour. See you there. Aviano community center.

Those of you waiting for the bottom, it was 6 months ago. You can only see these things in the rearview mirror. The normal sale Terraza at 3674 East Los Gatos Drive is now pending. Same with the San Mateo at 3514 East Tracker Trail. There are now 5 active listings in Aviano and a year ago I would have said they are on crack if they think they are going to get their asking price. Today - they are good. Very exciting is the homes pending. 2 story pendings are at $138 a sq ft. That is what single story homes averaged last year. 1 story pendings are at an average list of $134 (there are only 3 and 2 are short sales). Last year single story averaged $137 so you can see the effect of distressed inventory.

Big Phoenix picture: prices are inching up. In 2011 there were over 100,000 sales. Only 2005 had more. 2011 was the second best year ever. Read the mainstream media? Nothing but negativity. The reality is different.

Inventory is really down. Most homes are getting multiple offers. Solds are coming in above listing price. Bank owned listings are way down. Short sales are up and the success rate is as well. In 2010 20% got completed. 2011 was 60%. A year ago there were 58K listings for homes in Arizona MLS. Last week had 12K in Maricopa county. Inventory will continue to fall. With reduced distressed inventory, prices/values will rise.

Prices are still low. Interest rates are low and will stay that way with additional good news in world markets and economies. New inventory will not exist in Desert Ridge this time next year.

Neighbor Sam sent this article on Freddie Mac. Government is not the solution to our problem, government is the problem.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735   doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-in-arizona-neighborhood-update Mon, 30 Jan 2012 09:23:54 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-in-arizona-neighborhood-update Wednesday evening is the next real estate meeting. No agenda except for your questions. There is free wi-fi so bring your laptop and we can surf mls anywhere you would like to go. 6:30 PM, free, ultra casual and last an hour at the Aviano community center. See you there.

Unit 1128 in the Villages at Aviano, an Arrezo model just leased for $1500 a month. Presumably unfurnished. 1388 sq ft with 2 bedrooms, 2.5 baths and a 2 car garage on three levels. Built in 2007, it is in building 10.






                                                                                                                             
The bank owned Savino at 3956 East Parkside Lane is now in pending status. Great news and all the contingencies have been removed, everyone is good with the bank addendum which usually supercedes the Arizona Residential Purchase Contract and ready for a quick close. This home will need some renovation so I know there are a number of folks waiting to see what it goes for. 3477 sq ft. 4 bedrooms, 3.5 baths and a 3 car garage. 3 separate garage doors on the Spanish Colonial model as opposed to the Tuscan and Contemporary elevations which have a 2 car wide door and then a single wide. Make sure you get the minivan with the fold in mirrors. Trust me.

The very nice San Mateo normal sale is back on the market but I suspect not for long. Built in 2006, the home has been really nicely upgraded and redone after a poor relationship with the original owners. A basement is included in the 4602 sq ft. Out of 902 single family homes in Aviano, around 160 have basements so they are a fairly rare thing here and in Arizona in general. 6 beds, 4.5 baths and a split 3 car garage and pool. 3514 East Tracker Trail.

                                                                                                                                     
The Tercera model at 3822 East Cielo Grande Avenue was listed for lease at $4K per month and is now pending. Furnished was listed as negotiable. 4300 sq ft so has the bonus room over the garage, south facing front, north facing backyard with pool. 4 bedrooms, 3.5 baths and a 3 car tandem garage. Built in 2006.





For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735 doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-good-vibes-2012 Fri, 27 Jan 2012 07:23:55 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-good-vibes-2012 This will be a good year for housing prices in Aviano. The normal sale Escalante model with basement at 3724 East Bryce Lane is under contract. Last priced at $670K - let's hope they get every penny of asking price.

There are currently 5 homes available for sale in Aviano that do not have a contract on them:
Normal sale Brezza for $449K.
Normal sale Blanca for $465K.
Normal sale Mirasol for $495K.
Normal sale Strada for $575K.
Normal sale Escalante for $649,900.

You can see them here.

It is beautiful to not see short sales or bank owneds in our midst.

The ten homes that are in AWC status and the 5 that are pending are like getting a box of Sees mixed candies. You can put your finger in the bottom to see what is inside or what they sell for. And don't deny you have never done that with a box of candies! But the listing agents will never tell you before it closes what the buyers accepted for fear the existing contract falls out. The buyers agents won't say since they dont want you submitting a higher offer and then theirs in first place doesn't look so good to the sellers. So we wait to see what they close for.

Will a Tercera get $650K? Will a Mirador get $690K? How long before we may see the $700K barrier broken? 2012 will be good for our neighborhood.

From DSNews.com - mortgage rates heading north.

From Paradise Valley School District; New School 32 in Fireside will offer a Gifted
Preschool Program. How about that?

For Desert Ridge real estate information, check out www.DesertRidgeBlog.com

Tags: aviano, desert ridge, phoenix, real estate, villages,fireside, arizona, short sale, foreclosure, toll brothers. Information and pictures supplied by Arizona Regional Multiple Listing Service and deemed reliable but not guaranteed. Proud to live, work and play in the great State of Arizona.]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-random-thoughts Wed, 25 Jan 2012 08:45:03 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-random-thoughts Had the chance to talk to a couple of folks yesterday and here are the takeaways. A couple trying to refinance their home was told their home was worth about $70K less than it actually was by the mortgage company who pulled comps. Be careful as many players in this solar system we call real estate do not have a clue. Those folks are now armed with comps to support the number they need.

If your going to short sale or walk away from your home, that is your decision. The old indian saying about walking a mile in someones shoes before you can judge them applies here.

A note to buyers. A year ago a buyer told me one of thier friends told them to come in low on an offer. Hey - great advice for three years ago. Buyers now need to stay ahead of the pricing/value curve given the reduced inventory and modestly rising values we will see this year. Not to mention the tremendous demand. Not saying go crazy as it still needs to appraise but don't go cheap. And if you overpay by a bit today, the values will be coming up. Also, spread a bit of an overpayment over 10 years on a conventional loan and the change is payments is nothing. The idea is to buy the house you like right?

The bank owned Savino model at 3956 East Parkside Lane is under contract again.

The Serrantina model at 22019 North 36th Street is available for lease priced at $2600
a month.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/villages-at-aviano-options Tue, 24 Jan 2012 05:21:29 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/villages-at-aviano-options Going back 6 months there have been 19 condos leased in the Villages at Aviano. Leased prices ranged from .84 to an average of $1.08 to a high of $1.35. There are 10 units for lease in the Villages currently. The range of prices is from .97 to an average of $1.46 to a high of $2.12. Here is a color map of the Villages at Aviano and a drawing of how each building is laid out. Let's look at the 5 least expensive on a square foot basis:

At .97 ($1495/month) a sq ft is unit 1124, a Cerreto model in building 9. 1535 sq ft with 3 bedrooms, 2.5 baths and a 2 car garage. Upside is that all three bedrooms and laundry room are on the second floor. Downside is the smallish family room and kitchen on first floor. Security deposit is $1400, $300 pet fee.




                                                                                                                               
At $1.09 ($1950/month) is unit 1193, a Lucca model  - one of the most popular - in building 14. 1795 sq ft with 2 bedrooms, 2 baths and a 2 car garage that has a large extra storage area. This model, like the Cerreto has only 2 floors and the Lucca has ALL living area on the second floor. Security deposit is $1950 and a $350 cleaning fee. Call for pets.




At $1.11 ($1700/month) is unit 1059, another Cerreto model in building 5. No picture. Security $1700, cleaning $350, pet $200.

At $1.15 ($1600/month) is unit 1128, an Arrezo model in building 10. Listed as 1388 sq ft with 2 bedrooms, 2.5 baths and a 2 car garage. This model has 3 floors. Security $1600, cleaning $300, no pet fee so likely no pets. List price is $1600 furnished, $1500 unfurnished.





                                                                                                                                     
At $1.21 a sq ft ($2600/month) is unit 1102, a Sovanna model in building 8. 2140 with 3 bedrooms, 3 baths and a 2 car garage. This is the Lucca model with and added bedroom and bathroom. Security deposit $2600, cleaning $200, pet $500.





For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735 doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/villages-homes-for-sale-short-sale-closed Mon, 23 Jan 2012 11:57:44 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/villages-homes-for-sale-short-sale-closed There are currently 34 homes in Desert Ridge with trustee sales on their tax records. That includes 14 in Aviano and 2 in the Villages at Aviano.

The Vallencia model in Toscana, unit 1019, reverted back to bank ownership on 1.17.12. The opening bid was $110,000 and no investor stepped up to buy it.

The short sale Amici model in the Villages, unit 1166 in building 12, just sold for $190K cash.

From Stuart Crawford at V.I.P. Mortgage:

An improving U.S. economic outlook was negative for mortgage rates last week.  Reduced concerns about Europe also caused a partial reversal in the flight to safety trade.  As a result of this, mortgage rates ended the week higher.

Early in the month, the December Employment report showed a larger than expected increase of 200K jobs, and the Unemployment Rate continued to move lower.  This week, Weekly Jobless Claims fell to the lowest level since April 2008.  The labor market is one of the most important factors in the health of the economy, and many investors now view the outlook as brighter than it has been since the financial crisis began.  If this is the case, it will be great news for the economy, and job gains will increase the willingness and the ability of people to purchase homes.

The Housing sector data released last week was encouraging as well.  January Existing Home Sales increased 5%, while the inventory of unsold homes declined 9%, to the lowest level since March 2005.  December Housing Starts for single-family units increased 4%, and Building Permits for single-family units rose 2%.  Finally, the January NAHB Home Builder confidence index rose for a fourth consecutive month to the highest level since 2007.  Improving economic conditions, high affordability levels, and low mortgage rates provide solid reasons to be optimistic about the housing market.

The most highly anticipated economic news this week will be Wednesday's Fed announcement.  Investors will be looking for hints about whether the Fed will provide additional monetary stimulus.  The most significant economic report will be Friday's GDP data for the fourth quarter.  GDP is the broadest measure of economic activity.  Before that, Pending Home Sales will be released on Wednesday.  Durable Orders and New Home Sales will come out on Thursday.  Leading Indicators and Consumer Sentiment will round out the schedule towards the end of the week.

Stuart can be reached at 480.776.2954 or scrawford@vipmtginc.com

For information on Desert Ridge, check out www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-state-of-the-neighborhood Fri, 20 Jan 2012 04:46:38 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-state-of-the-neighborhood In the last couple of days two listings have gone under contract in Aviano. There are now seven  homes listed as active, without any contracts on them. Eight are AWC status which means they have an accepted contract but are looking for backups. Five are in pending status and should be on a short drive to close of escrow land. This 7-12  active listing range has held up for longer than a year and probably will not change in the foreseeable future. The current lineup:

Address                             bed/bath/garage     List Price   LP/$/SF    DOM
3956 E PARKSIDE LN             4/4/3G         404,900      128.50      66
3752 E DONALD DR                3/2.5/2G      449,000      133.47      63
3813 E PATRICK LN                4/2.5/2G      465,000      144.81      32
22807 N 38TH WAY                 5/3.5/3G       495,000      138.93      32
22608 N 39TH Run                   4/2.5/3G       575,000      166.28      249
3517 E HASHKNIFE RD         5/4.5/3G       649,900      169.24      73
3724 E BRYCE LN                  6/5.5/3G        670,000      132.67      8

DOM is days on market. Parkside is the bank owned Savino that needs a kitchen. Donald is a normal sale Brezza model. Patrick is a Blanca that is currently leased. 38th Way is a Mirasol that is currently leased. 39th Run is a normal sale Strada model. Hashknife is a normal sale Escalante model and Bryce Lane is anormal sale Escalante model with a basement. Aside from the Savino, these are all normal sales and that is good.

We have maybe a couple of years left of short sale stupidity as the number of folks working through the system with troubled adjustable rate loans has peaked. All indicators Valleywide and just in Aviano show a reduction in foreclosure notices although the number is still quite high historically. This year we should see some SOLD price appreciation due to these factors. $124 was the average sale price of a two story home last year; $137 for single level homes. Those number should rise this year.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/villages-at-aviano-for-lease Wed, 18 Jan 2012 05:19:59 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/villages-at-aviano-for-lease Here is a wrap up and analysis of 2011 MLS from the folks at Arizona Regional Multiple Listing Service. This is all good news. Page 5 talks about pricing and that is the last big part of the market to improve but the question is when. 2012 was really about bouncing along the bottom.

The Piatto model in the Villages at Aviano, unit 1041 in building 3 just leased for $1650 a month unfurnished. Built in 2006, it has 1490 sq ft with 2 bedrooms, 2.5 baths and a 2 car garage. Identical in floorplan with and Arrezo; the only difference being the stairway which on the Piatto is rounded versus squared on the Arrezo. This condo was bought at the trustee sale on 1.4.12 for $166,500 cash.













There are currently 10 units in the Villages for lease. Check them out here.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-more-new-inventory Tue, 17 Jan 2012 05:24:59 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-more-new-inventory A new listing for a normal sale Terraza model just hit MLS. 3674 East Los Gatos Drive is priced at $669,900 or $144 for each of the 4640 sq ft. 5 bedrooms, 3.5 baths and a split 3 car garage. Here are the public remarks from the listing:Not a short-sale or REO. Highly sought after model in Aviano on large lot across from parks and playground. Nice upgrades including travertine flooring, upgraded stainless appliances, beverage/wine bar, gourmet kitchen with gas cooktop, large island, upgraded cabinets, wood shutters, soft water system, epoxy garages, extended patio, etc. 5 bedrooms upstairs + loft/game/study area. Downstairs has large living and dinging spaces with separate office."

I was in this home 5.9.07 and it had a sink in the laundry room with extra cabinets, a wall of extra cabinets in the garage, SS appliances with built in fridge, gas cooktop, staggered cabinets, wine chiller in butlers pantry and an epoxied garage floor. It has been upgraded since then. Sides to an open area with walkway and is right across the road from the big southern park. Also for lease at $3850 per month. Call me if you would like to see it.












2007 picture - new build from previous listing                     kitchen picture from previous listing












Master Bath from previous listing                                 Living room from previous listing

Neighbor Sam sent me this article on foreign buyers. "Arizona is the fourth biggest market for foreign investors with 6 percent of all purchases coming from out-of-country buyers. Mexico, Iraq and India, were among the most likely to buy homes there."

From Stuart Crawford at V.I.P. Mortgage:

Increased concerns about Europe helped mortgage rates improve last week, although the impact of the recently passed extension to the payroll tax reduction is beginning to push up mortgage rates for specific loans (discussed below).

The news from Europe was mostly negative last week (no surprise there).  Economic growth in Germany was slower than expected.  Negotiations on restructuring Greek debt did not progress as planned, increasing the risk of default.  The S&P is downgrading the debt of several European countries, including France.  Finally, the European Central Bank (ECB) provided no relief, as it gave no indication that it would increase the level of aid available to troubled countries.  As a result, investors shifted funds to relatively safer investments, including US mortgage-backed securities (MBS), which helped mortgage rates move lower.

The recently passed extension to the temporary payroll tax reduction contained a lightly publicized revenue raising provision to increase the guarantee fees charged on Fannie Mae and Freddie Mac loans.  This fee results in higher rates for borrowers, and mortgage rates for loans not expected to close within the next month or so have begun to reflect this coming increase in guarantee fees.

 **Many of our investors are stating that we must LOCK loans prior to the end of January to avoid these inevitable price changes!!!**

The most significant economic data this week will be the monthly inflation reports.  The Producer Price Index (PPI) focuses on the increase in prices of "intermediate" goods used by companies to produce finished products and will come out on Wednesday.  The Consumer Price Index (CPI), the most closely watched monthly inflation report, will come out on Thursday.  CPI looks at the price change for those finished goods which are sold to consumers.  Housing Starts will be released on Thursday, and Existing Home Sales will come out on Friday.

Stuart can be reached at 480.776.2954 or scrawford@vipmtginc.com

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/a-beautiful-saturday-in-phoenix Mon, 16 Jan 2012 07:53:25 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/a-beautiful-saturday-in-phoenix A beautiful Saturday in Aviano ]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-new-inventory-1 Fri, 13 Jan 2012 04:57:18 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-new-inventory-1 A new listing for a normal sale Escalante model at 3724 East Bryce Lane priced at $670K. 5050 sq ft with 6 bedrooms, 5.5 baths and a 3 car garage. This home has a basement and looks to have lots of upgrades. North facing backyard and front faces directly south. No pool but it does have a pavered patio area. There are 13 Escalante models in Aviano. 2011 taxes were $4984. Call me if you would like to see it.

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The normal sale San Mateo with a basement at 3514 East Tracker Trail is now in pending status. Last priced at $675K it has 4602 sq ft with 6 bedrooms, 4.5 baths and a 3 car split garage. Pool and spa in the backyard and this home faces south - backyard to the north. Very highly upgraded. There are 39 of this model in Aviano due to this floorplan being modeled on Williams Drive; the Escalante was not modeled. $4265 was the tax bill in 2011. Pending status usually means they are out of the inspection period and all contingencies have been met. All fingers crossed they get it done.

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Back on the market is the Savino model at 3956 East Parkside Lane priced at $404,900. This home is bank owned and is missing the kitchen. Right across the street from Wildfire Elementary. Not many upgrades. The tax bill for 2011 was $3772. 3477 sq ft with 4 bedrooms, 3.5 baths and a 3 car garage.

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For lease at $2550 a month unfurnished is the Serrantina model at 3919 East Daley Lane. I love this little area of Cassia Collection homes tucked into a great location within Aviano. So close to the community center, Wildfire Elementary and Boys/Girls Club. Serrantina models have a separate casita that is accessed by a slider from the interior courtyard. The master also features an entire wall of sliding patio doors which is going to afford some great sleeping as the weather starts to warm up soon. 3 bedrooms, 3.5 baths and 2631 sq ft.













An interesting article from DSNews.com on the foreclosure prospects for 2012. Third paragragh from the bottom says Arizona had the 2nd highest foreclosure rate for the 3rd year in a row. 1 in 24 homes had a trustee notice of foreclosure slapped on its' tax record. Read the article here.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-sold-3 Wed, 11 Jan 2012 05:00:47 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-sold-3 7 active. 7 under conctract but looking for backups supposedly and 5 pending. That is the current lineup for Aviano. Call me if you would like to see them.

New neighbors for us! The short sale Mirasol at 3818 East Herrera Drive just closed for $540K. Nice home with great backyard. Here are the listing public remarks: "Upon entering you are greeted by 9 ft flat ceilings, a custom paint scheme & 18'' travertine . The formal living room provides an Cantera fireplace. The upgraded eat-in kitchen showcases granite countertops, GE Monogram appliances, an island & RO system. The family room offers built-in speakers & a pool safe French door exit. The upstairs has hardwood flooring, a roomy bonus room w/ surround sound & each of the spacious bedrooms offer ample closet space. The 5th bedroom is currently being used as an office, with an addition of a door, the room is easily converted to a bedroom. The master bedroom features his&hers walk-in closets while the master bath has a spa bathtub, tiled shower, double sinks & vanity. The backyard has a large covered patio, gas fire pit, built-in gas BBQ & play pool."












The home has 5 bedrooms, 3.5 baths and a tandem 3 car garage. Actual sq ft is around 4200 as it has the bonus room over the LR/DR but the master is not expanded. $4098 in taxes for 2011. Sold originally by Toll on 9.22.06 for $868K. At almost $129 a sq ft, a solid way to start 2012 for Aviano. Two story homes averaged $124 last year so hopefully this will bode well for home values this year.













For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-market-analysis Mon, 09 Jan 2012 14:56:42 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-market-analysis The January edition of STAT from the fine folks at ARMLS can be found here. Check out the 42% drop in inventory from the beginning to end of the year! Pricing still problematic though.

Elliott D. Pollack had this on yesterdays Monday Morning Quarterback:

"Each year, about 4.5 million Americans turn 21.  The labor force participation rate is normally around 65%.  Thus, to keep the unemployment rate from increasing during a period when workers don't get discouraged and leave the labor force, employment has to increase by 240,000 a month on average. Under normal circumstances, employment has to grow by more than that to cause a decline in the unemployment rate.  So, while it is certainly important that employment continues to grow (and will hopefully accelerate), the growth in employment is still anemic not only relative to a normal recovery, but also relative to standards that would normally cause a decline in the unemployment rate.  Hopefully, we will get there.  But, it is not likely to be soon due to current Federal government policies and the continued deleveraging on the part of the consumer. "

And from Stuart M. Crawford at V.I.P. Mortgage comes this analysis:

"During the first week of the new year, mortgage rates continued to be influenced by the same factors as in 2011.  Stronger than expected U.S. economic data roughly offset continued concerns about Europe, and mortgage rates ended the week nearly unchanged.

Friday's Employment report provided further support that the U.S. economy is gaining strength to begin the new year.  Against a consensus forecast of 150K, the economy added 200K jobs in December.  The Unemployment Rate unexpectedly fell to 8.5%, the lowest level since February 2009, from 8.7% in November.  The decline was partly due to the increase in jobs and partly due to people dropping out of the labor force.  Average Hourly Earnings, a proxy for wage growth, increased 2.1% from one year ago.  This was an encouraging report in nearly every area for our markets.   

While prospects in the U.S. appear to be picking up, signs of improvement in Europe have been frustratingly slow to emerge.  Bond yields in troubled countries remain at elevated levels, and European banks have to pay higher than expected costs to raise additional capital.  Investors are still demanding very large premiums to lend money to European countries which are considered risky, making recovery efforts even more costly. Relatively safer assets, such as U.S. mortgage-backed securities (MBS), continued to benefit this week from the lack of progress in Europe.

This week, the Fed's Beige Book will come out on Wednesday.  Retail Sales will be released on Thursday (which account for about 70% of economic activity).  I expect it to be another basically the same. "

Stuart can be reached at 480.776.2954  or scrawford@vipmtginc.com

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735   doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-low-inventory Sat, 07 Jan 2012 04:38:24 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-low-inventory Inventory is shrinking in Aviano. We now have 6 homes listed as active - meaning they have no contract on them. AWC status means they have a contract but are looking for backup contracts. Prices range from $449K to $649,900. None of them are listed as short sales although one will most likely be once the seller gets bank approval to sell. A quick look at these 6:

          address                   bed/bath/garage     sq ft            list price     model   days on mkt
3752 E DONALD DR         32.52G             3,364          449,000      brezza       50
3813 E PATRICK LN         42.52G             3,211          465,000      blanca       19
22807 N 38TH WAY           53.53G             3,563          495,000      mirasol     19
22205 N 36TH WAY           42.52G             2,848          562,900      serrentina  240
22608 N 39TH Run             42.5PS3G        3,458          575,000       strada        236
3517 E HASHKNIFE RD   54.53G            3,840          649,900      escalante    60

The Strada on 39th run has a pool and spa. Call me if you are interested in any of these homes.

The Mirador normal sale at 3932 East Williams Drive has been cancelled. Listed at $1,595,000 and was on the market for 555 days.

The normal sale La Bella model at 22404 North 39th Terrace just closed in MLS for $445K or $126 a sq ft in an all cash deal.

The normal sale Mirador model at 3816 East Tracker Trail is now in pending status. Priced at $698,500 with 5123 sq ft, the Mirador model is very popular. 3 days on the market.

The Terraza model at 3674 East Los Gatos Drive sold yesterday for $508,501 at the trustee sale (foreclosure) auction. $508,500 was the opening bid so there was only one bidder. That sale price comes to $110 a sq ft. The home has some very nice upgrades.

An article from DSNews.com on mortgage modification scams.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-leases-and-numbers Fri, 06 Jan 2012 05:46:29 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-leases-and-numbers Had just the nicest conversation with the folks that came to the last real estate meeting. It is fantastic to talk with folks that are so excited about living here and soon to be living here. Go ahead; try and find a better master planned community than either Aviano or Fireside for the family friendly environment, great schools and reasonable ownership costs. Not gonna find it. Next meeting is 2.1. See you at the Aviano community center.
 
There are currently 7 homes for lease in Aviano with the addition of a new listing for the Tercera model at 3822 East Cielo Grande Avenue. Listed at $4500 a month furnished with 4300 sq ft, 4 bedrooms, 3.5 baths, 3 car tandem garage and pool. Built in 2006, it has a south facing front and north to the backyard.













The other homes for lease are:
Serrantina at 22310 North Freemont Road for $2700 a month.
Strada at 22325 North 39th Run for $3300 a month.
Mirador at 3951 East Navigator Lane for $3950 a month.
San Felice at 3636 East Maffeo Road for $4000 a month.
Terraza at 3715 East Louise Drive for $4600 a month.
Terraza at 3920 East Williams Drive for $6000 a month.

Under the questionably named "Stuff" tab I have included the 4th quarter newsletter that will hit the mailboxes in the next couple of days. Putting it together, Kathy and I agreed to modify the way we come up with the average sold prices per sq ft. Out with non-mls and trustee sale numbers and in with both sale numbers if a home was sold more than once in a year. I will continue to put these types of sale on the sheets, they just won't be factored in for sold price per sq ft calculations because appraisers won't use them either. Here are the revised numbers since the beginning - no big changes, just more accurate:

2004     2 story $156     1 story $190
2005                 $187                 $209
2006                 $243                 $282
2007                 $211                 $251
2008                 $167                 $183
2009                 $126                 $147
2010                 $119                 $142
2011                 $124                 $137

The updated spreadsheets at located under the "Aviano" tab - spreadsheet page.

Jay Thompson is pretty much the dean of real estate bloggers in Phoenix and has this post about how to make a home seller happy. It makes me chuckle when I see the literature most agents send out that mistakenly comes to my door. By now most agents have scrubbed my address off their mailing lists. But those that have not send me things telling of secret and powerful marketing techniques that only they know how to use. And sadly, there is a percentage of the population that goes for that gimmick stuff.

How about price it right, get it in MLS with great pictures where 80,000 or so folks with the ability to write an offer on it can see it? MLS syndicates out to hundreds of other websites and every agent has searchable MLS on their website. The right price with the right visuals and you should be fine.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735   doug0735@gmail.com]]> http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-mirador-new-listing Wed, 04 Jan 2012 05:54:40 -0800 Doug Ingersoll General http://www.blogaviano.com/Blog.php/aviano-homes-for-sale-mirador-new-listing See you tonight for the monthly real estate meeting. Whatever areas you want to look at are fair game. Bring your laptop and questions. Free, ultra casual and no icky Realtor games. 6:30 PM at the Aviano community center. See you there.

The Arrezo model in the Villages building 5 did not close on 1.1.12 and is now back in pending status. Unit 1057 is a short sale.

A new listing for a normal sale Mirador in Aviano at 3816 East Tracker Trail. Priced at $698,500, it has 5123 sq ft with 4 bedrooms, 4.5 baths and a 4 car split garage. Built in 2005, it is on a curve in the road so it has a 20,530 sq ft lot. Mirador models have the double staircase as you enter the home and was the sales leader for the Mequite Collection with 47 in Aviano. Other Collections leaders were the Velez (Ocotillo) with 69 units, Solaria (Cassia) with 52 homes, Blanca (Palo Verde) with 70, Savino (Desert Willow) with 48 and Terraza (Cottonwood) with 42 units.  No pictures yet but I am sure they are coming.

For information on Desert Ridge real estate please visit www.DesertRidgeBlog.com

Tags:aviano,desert ridge,phoenix,real estate,villages at aviano,fireside,Arizona,short sale,foreclosure,fireside at desert ridge,toll brothers,pulte del webb,bella monte,villages at desert ridge,blog. Information and pictures supplied by MLS and deemed reliable but not guaranteed. Proud to wake up, live and work in the great State of Arizona. Contact me at 480.330.0735  doug0735@gmail.com]]>