Josh Carlson | We Know Urban Realty | (480) 510-8755 x23 1005 E 8th St Unit 2007, Tempe, AZ Awesome 4 bedroom/2 bath condo near A.S.U 4BR/2BA Condo $1,250/month Bedrooms 4 Bathrooms 2 full, 0 partial Sq Footage 1,209 Parking 2 dedicated Pet Policy Conditional Deposit $1,250 DESCRIPTION Very Nice 4 bedroom/2bath updated condo within walking distance to A.S.U. Great location, even better price for 4 bedrooms. Community is gated with assigned parking, nice community pool. **Listing Courtesy of Prudential Arizona Properties** see additional photos below
RENTAL FEATURES - Air conditioning - Dishwasher - Refrigerator - Stove/Oven - Microwave - Laundry area – inside COMMUNITY FEATURES - Swimming pool(s) - Sauna/Spa - Gated property LEASE TERMS Looking for a 12 month lease, but would consider alternatives **Listing Courtesy of Prudential Arizona Properties**
ADDITIONAL PHOTOS Building ext barbeque/common area Community Pool Kitchen Dining Living
Contact info: Josh Carlson We Know Urban Realty (480) 510-8755 x23

Equal Opportunity Housing

Posted: Jan 10, 2012, 8:53pm PST

]]> http://www.weknowurban.com/blog/2012/01/amazing-deal-4-bedroom-near-a-s-u-for-1250/feed/ 0 http://www.weknowurban.com/blog/2012/01/amazing-deal-4-bedroom-near-a-s-u-for-1250/ http://feedproxy.google.com/~r/WeKnowUrbanBlog/~3/ykVdXnfvPao/ http://www.weknowurban.com/blog/2011/12/tempe-town-lake-22-only-1600/#comments Wed, 28 Dec 2011 19:15:47 +0000 Josh http://www.weknowurban.com/blog/?p=2251

Josh Carlson | We Know Urban Realty | (480) 510-8755 x23 945 E Playa Del Norte Dr Unit 3022, Tempe, AZ 2BR/2BA Condo $1,600/month Bedrooms 2 Bathrooms 2 full, 0 partial Sq Footage 1,287 Parking 2 dedicated Pet Policy No pets Deposit $0 DESCRIPTION 2 pkg spaces. Upgraded third floor condo in lakeside community in Tempe. Super close to ASU, Loop 202, and downtown Tempe. Upgrades include maple cabinets, slab granite, stainless appliances, oversized stone floors, and views of Tempe Town Lake and more. Community amenities include great fitness center, courtyard pool and spa, secure parking (2 spots), club house and BBQ area. True 2 bedroom with 2 closets. Unit to be prof cleaned by Landlord. see additional photos below
RENTAL FEATURES - Air conditioning - Central heat - Fireplace - Walk-in closet - Tile floor - Living room - Dishwasher - Refrigerator - Stove/Oven - Microwave - Granite countertop - Stainless steel appliances - Washer - Dryer - Laundry area – inside COMMUNITY FEATURES - Garage parking - Clubhouse - Fitness center - Swimming pool(s) - Lake - Gated property - Secured entry - Elevator - New property (< 5 years) LEASE TERMS 12 month minimum
ADDITIONAL PHOTOS view from balcony kitchen from entry kitchen 2 living/kitchen living from kitchen mstr bed bath 2 bed 2 mstr bath W/D
Contact info: Josh Carlson We Know Urban Realty (480) 510-8755 x23

Equal Opportunity Housing

Posted: Jan 5, 2012, 12:20pm PST

]]> http://www.weknowurban.com/blog/2011/12/tempe-town-lake-22-only-1600/feed/ 0 http://www.weknowurban.com/blog/2011/12/tempe-town-lake-22-only-1600/ http://feedproxy.google.com/~r/WeKnowUrbanBlog/~3/_VaD6HSDfV4/ http://www.weknowurban.com/blog/2011/12/crystal-point-beauty-2/#comments Thu, 15 Dec 2011 19:25:00 +0000 Josh http://www.weknowurban.com/blog/?p=2246

Josh Carlson | We Know Urban Realty | (480) 510-8755 x23 1040 E Osborn Rd Unit 304, Phoenix, AZ Super open 2bd floor plan with 2334 square feet and fantastic views. 2BR/2+1BA Condo $2,500/month Bedrooms 2 Bathrooms 2 full, 1 partial Sq Footage 2,334 Parking 2 dedicated Pet Policy No pets Deposit $0 DESCRIPTION Huge and heavily upgraded condo with views of Phoenix Country Club golf course and city light views of mid-town and downtown Phoenix. Upgrades include coffered ceilings, recessed lighting, upgraded European style cabinets, Jenn Aire dishwasher, sub Zero refrigerator, tons of marble, large laundry room with full size washer and dryer, 9 foot ceilings and large private balcony. One of the most popular floor plans in this very popular building minutes from Biltmore or downtown! Building amenities include guarded entry, 2 assigned parking spaces, large secured storage room, huge lap pool, spa, fitness center and more. The ground floor of the building is approx 10ft above the street and has 15+/- ft ceilings so this third floor unit has fourth or fifth floor views! –ALSO AVAILABLE FURNISHED– see additional photos below
RENTAL FEATURES - Air conditioning - Central heat - Walk-in closet - Tile floor - Family room - Office/Den - Breakfast nook - Dishwasher - Refrigerator - Stove/Oven - Microwave - Granite countertop - Stainless steel appliances - Washer - Dryer - Laundry area – inside - Balcony, Deck, or Patio COMMUNITY FEATURES - Garage parking - Guest parking - Fitness center - Swimming pool(s) - Gated property - Secured entry - Elevator LEASE TERMS 12 Month Minimum
ADDITIONAL PHOTOS Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12
Contact info: Josh Carlson We Know Urban Realty (480) 510-8755 x23

Equal Opportunity Housing

Posted: Jan 5, 2012, 7:05am PST

]]> http://www.weknowurban.com/blog/2011/12/crystal-point-beauty-2/feed/ 0 http://www.weknowurban.com/blog/2011/12/crystal-point-beauty-2/ http://feedproxy.google.com/~r/WeKnowUrbanBlog/~3/kOZlSxdd0yk/ http://www.weknowurban.com/blog/2011/12/the-vale-cool-2-bed-2-bath-near-asu/#comments Thu, 08 Dec 2011 00:29:48 +0000 Josh http://www.weknowurban.com/blog/?p=2239 div style=”color: #6F6F65;”>

Josh Carlson | We Know Urban Realty | jchomes4sale@yahoo.com | (480) 510-8755 x23 1111 W University Dr Unit 2011, Tempe, AZ Great two bedroom/two bath split floor plan biking distance from ASU (about one mile). Contemporary Will Bruder designed 2BR/2BA Condo $1,200/month Bedrooms 2 Bathrooms 2 full, 0 partial Sq Footage 1,160 Parking 2 dedicated Pet Policy Conditional Deposit $1,200 DESCRIPTION Great two bedroom/two bath split floor plan biking distance from ASU (about one mile). Contemporary Will Bruder designed community with fitness center, pool, spa, underground parking, storage, and more. see additional photos below
RENTAL FEATURES - Air conditioning - Central heat - Walk-in closet - Tile floor - Living room - Dishwasher - Refrigerator - Stove/Oven - Microwave - Washer - Dryer - Laundry area – inside - Balcony, Deck, or Patio COMMUNITY FEATURES - Garage parking - Clubhouse - Fitness center - Swimming pool(s) - Gated property LEASE TERMS Looking for 12 month minimum. Possibly willing to consider shorter term lease.
ADDITIONAL PHOTOS Main Kitchen Living Common area
Contact info: Josh Carlson We Know Urban Realty jchomes4sale@yahoo.com (480) 510-8755 x23

Equal Opportunity Housing

Posted: Jan 5, 2012, 6:33am PST

The plan had been to build 126 high rise condos, to be named Portales Place, on the site but that failed with the real estate bust.

Although I would have loved to have seen more condominiums in the area the market just won’t support them at this time.  Given that, I’m all for increased density even if apartments.  Couple Portales Apartments with approximately 700 apartments planned forBlue Sky Project, the vacant lot immediately west of Safari Drive, and we’re looking at approximately 1300 new residents to the area.  I love it!

Total sales in October 2011 were 14.7% higher than for the same period last year.  While sales were lower in October than they were in June that is to be expected as that is typical for the Phoenix market.  The important thing to watch is whether or not sales are higher than the previous year and if sales are higher in 2012 for the same time period as they were in 2011.

The inventory of “new listings” (real estate properties newly added to the MLS as “for sale”) continues the downward trend that began in March 2011.  IF new inventory continues to trend down, and there’s no guarantee that it will, then one would expect prices to begin rising, IF the number of sales continue to rise.

Many people consider the period from January 2002 through May 2004 to have been the last “normal” market in Phoenix.  During that time the average number of properties on the market for sale was 26, 727.  In October 2011 the total inventory was 27,266 and had been approximately that same amount since July.  So, people are listing properties for sale at about the same rate as people are buying properties.  This is a good thing.  It means that we MIGHT be reaching an equilibrium and IF so then MAYBE we’ll see more stability in prices.

In my previous post I wrote that short sales, although still difficult, are getting easier to close.  I believe that the chart below reinforces my opinion.  It is my opinion that part of the reason that the solid red line representing “lender owned” sales is trending downward is because more and more banks are electing to do short sales rather than foreclose on owners.  Please note that the yellow line representing “short sale sold units” is trending upward which would also support that opinion.  Yes, I recognize that there are other possible explanations for the trends but I believe that my opinion is worth sharing.  IF I am right and banks are cooperating with owners and negotiating more short sales and foreclosing on fewer properties then this is a good thing as foreclosure prices tend to be lower than short sale prices and in turn put more downward pressure on prices than short sales.

None of the data I shared with you above is really earth shattering.  Things are still moving slowly but it is somewhat comforting to see trends moving in a direction that will ultimately lead to a recovery.  I have no idea what 2012 will bring but for the time being I am guardedly and modestly optimistic.  If the market continues to move in a positive direction then one could easily argue that with interest rates being at such low levels that it might now be a good time to buy.

If you want to discuss your buying, selling or renting options, give us a call at 480-510-8755.  We look forward to talking to you.

While short sales used to be a complete nightmare, now more often than not, they are just a bad dream.

What a mean by that is that short sales are still tough, especially with high rise condos which I’ll go into further later, but even with all the hoops and bizarre rules and regulations we are having great success in getting them done.  In fact in all of 2011 we only had one short sale that the bank refused to sell short!  Also, in general, it’s only taking us 45-60 days to get bank approval while it used to take a minimum of 90 days and sometimes as long as 9 months.  Although 45-60 days is still longer than a traditional sale or an REO, it’s certainly reasonable.

I stated above that high rise condos and lofts are tougher to sell short.  Here’s ONE reason why:

Even though Phoenix, Scottsdale and Tempe have many more high rise condos and lofts than they used to, this type of housing represents a very small percentage of the total market.  Because of this, very few real estate agents, appraisors and other professionals truly understand the product.  And let’s face it, high rise condos, row homes and brownstones are very different than a traditional single family home.  An agent who doesn’t truly understand a high rise condo or loft can not possibly do as good a job selling that property as an agent who is.  Period!  And if the agent does not truly understand the property there is no way that agent can properly communicate with the appraisor.  If you live in a high rise condo, you know that there are many more things that affect value than the square footage of the property.  High rise condo values are much more complicated and involve such things as the floor on which the condo is located, whether the condo faces west or east for example, the view in general, the number of parking spaces, the type of storage included etc…

Last year I represented a short sale in a luxury high rise building near the Biltmore.  The condo faced south and overlooked a parking lot.  The bank appraisor tried to make the case that our condo was comparable in price to condos with phenomenal views of mountains and city lights!  I presented “floor plates” of the building showing in detail where every comparable condo (comp) was located in the building and the type of views that comp had.  Ultimately the bank understood my position and agreed to the sales price of the condo.  Also, because we “hit” the value, my client, the Seller, did not have to write a check to offset the deficiency.  This was a huge success.

If I had not fully understood the building or if I did not have the resources available to properly make the argument, I believe the bank would have turned down the sale and my client would have lost the property to foreclosure.

If you have an urban property and you are considering doing a short sale… CALL US.  We not only understand the short sale process but we specialize in the marketing and sale of urban properties.  We do not charge any more commission than the agents who focus on selling suburban properties but we are a whole heck of a lot more qualified to seel urban.  For that matter, if you are selling your condo short you won’t pay the commission anyway, the bank will.  But, by hiring agents who KNOW urban, you increase your chances of successfully selling the property and avoiding foreclosure.  It doesn’t cost anything to talk to us.  Give us a call at 480-510-8755 ext. 3 and explain your situation.  We’ll give you the straight scoop whether you’re a good candidate for a short sale or not.  You’ll be glad you did.