Why Buy New Construction?

Buying new constructions homes allows you to select your lot, floorplan, floors, appliances, and landscaping, getting your personal choices, not someone else’s.  Many home buyers look at new home construction as well as previously owned homes when starting a home search.  New home subdivisions are usually further out of the metro area as builders typically buy a large tract of land to build multiple houses.  Sometimes buyers cannot find a floorplan they are looking for in existing homes. Sometimes housing inventory is low and there just aren’t too many homes that meet a buyer’s criteria!  There is a great appeal for buyers to select all the finishes for their home, not update or change someone else’s’ choices.  With new construction, buyers can often select a specific lot for the home to be built.  The size and orientation of a home lot are important to many buyers.

Do I Need A Real Estate Agent to Buy New Construction?

It is a very good idea to have a real estate agent represent you when buying new construction.  Most new home builders have a sign on the front door that states your Real Estate Agent must accompany a prospective buyer on the first visit.  The Sales agent inside the New home model in Arizona is a licensed real estate agent.  However, this agent actually works for the builder.   This means the agent is trying to represent both you and the builder.  Most new build sales agents have monthly quotas to meet.  Hire an experienced Real Estate Agent to represent you when buying a new home. By having your own representation, you will receive guidance and direction from someone who only has your interests at heart, not the builders.

Your Real Estate Agent will help educate you on the different builders, questions to ask and negotiate the sale.  Yes, builders will negotiate.  Ofen the sales agent states these are the prices and what is included.  Real Estate agents know differently.  It is not unusual for your agent to negotiate more money for upgrades, reduction of a lot premium or other aspects of the purchase to save you money.

Homebuilders price homes to take into account co-brokes for a buyer’s agents.  Don’t let a new build sales agent tell you they can save you money if you don’t use an agent.  If you are not represented by a real estate agent, you are unrepresented and no one is looking out for your best interest in a home purchase.

Ask about the builder’s lender program.  Some lenders will give you more in upgrades if you use their lender.  Compare the builder’s lender to other lenders.  Are the builder’s lender fees higher?  Will they cover any closing cost for you? Compare the interest rates offered by the different lenders.  Also, look at loan programs.  What happens to your interest rate in you put more money down?

See All New Home Builders

Shirley Coomer is a New Home Ambassador.  Click here to see all new home builders in the Phoenix metro area.  Contact Shirley if you are interested in buying resale homes or new construction to negotiate the best deal for you.

If you are considering a move and what to know what your current home is worth, click below.

How is the Buyer’s Agent Compensated?

Buyer’s agents are compensated by the builder.  The building selling costs for both the seller’s agent and buyer’s agent is already calculated into the house price as part of the cost of selling a home.  This is similar to a seller on a resale property who pays for the selling and buying agent’s commissions.

The buyer’s agent is strongly positioned to negotiate on behalf of a buyer as there is no relationship with the builder.  The buyer is the priority of the buyer’s agent.  The buyer’s agent is being compensated by the builder, so this does not cause them to compromise their fiduciary duties to the buyer.

Steps to Buying a New Construction Home

When buying a new construction home, the process starts out similar to an existing home.

• Talk to a lender to understand how much of a loan is needed.
• Decide how much of a monthly payment is comfortable
• Consider how much down payment you have available. Do you need to sell your current home before you make a purchase of a new build?
• Determine what location are you considering and a plan to look at more than one builder (if available) to compare timeframes, floorplans and lot availability along with the features which are important to you
• Educate yourself on builders
• Drive the neighborhood.  If possible, as homeowners within the community how they found the buying process.  Most people are happy to share their experience with others looking to purchase in the community.
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  Questions to Ask When Buying New Construction Homes

• Check on amenities that are important to you.  Do you want a community with greenbelts to walk the dog or jog?  Is a community pool important to you?  Ask when these amenities will be completed.  Can you get that in writing?
• What infrastructure is available near the community.  Are you looking at a community on the edge of an area limited shopping?  How far is it to a mall or other shopping area.  Are there grocery stores close by?  What are the options for entertainment and dining?

• How much will you pay in HOA fees? What services does the HOA cover?
• Are there options for Cable or Dish networks available in the community?
• What is the building phase currently?  Will you have dusty fields behind your house for some time?  Will you wake up to builders working on other home construction at 5 AM? (In Arizona in the summer construction crews start early due to the heat!)  Will there be heavy construction trucks and contractors up and down your street for months to come?
• Ask about builder warranties.  Builders typically offer warranties on materials and workmanship.  Ask about the roof warranty?  Is it transferrable? Will the builder complete a walkthrough at the one-year anniversary and make corrections?  Be sure you contact the builder immediately with any issues as soon as you find them but no less within the first year.

If you like this article you might also like this article on buying in HOA communities. Click Here

What are the Pros & Cons of new Construction?

Pros of New Home Construction

Your Lot  Many buyers like the idea of selecting not only their home and finishes but the exact lot as well.  Many homeowners,  especially in Arizona often want a north/south exposure. Some buyers would prefer a home

backing to a wash or other green space.  Some buyers do not want a 2 story home directly behind their.home as they feel it reduces privacy.  Selecting your lot within a new community not only allows the buyer to select what is important to them inside the home but outside as well.

Your Floorplan  Buyers like to select a floor plan that works for their lifestyle. Are the bedrooms altogether or is the master bedroom split from the other bedrooms?  Do you want a 3 car garage or a 2 car garage and a bonus room or extra bedroom?  Buyers may also select larger patio doors that slide to open up to a great patio area for entertaining.

Timeframe  When buyers are not in a hurry to purchase a home, buying a new build provides the flexibility needed to wait for the building process and absorb any delays in building.  Buyers are not under pressure waiting for the new build if they are planning to rent their home once new build is completed.

Landscape – As a new homeowner, you choose the type of landscaping you want in the front and backyard.  You select the trees, shrubs, grass or rock used for landscaping as well as the location.  Buyers can elect to have a layout to accommodate a great entertainment area to include an outdoor kitchen,  grill area, and seating.  Do you want grass or desert landscaping?

House Finishes – The number one reasons many buyers elect to buy a new build is the ability to select all the interior finishes.  Buyers can select the flooring, paint, appliances, and fixtures of their home.  They can select the color and style of cabinets in the kitchen and bathrooms. Select the color of granite in the kitchen and bathrooms.

Energy Efficiencies – New building today incorporates many energy efficiencies in the building process.  The Heating and AC units today are more efficient than in years past.  Windows and insulation incorporate new technology which typically helps reduce heating and cooling costs.  Many builders actually document the expected savings on utilities a buyer may expect.

Cons of New Home Construction

Your lot – Could there be a downside to buying a new home?   Some home builders only release a few lots every few weeks.  A builder may have 200 homes, but the builder typically does not make all 200 lots available.  They have a build path to follow.  Infrastructure needs to be completed such as roads, sidewalks, community areas such as parks, pools or playground equipment, golf course, etc.  Not all of these amenities may be completed by the time the builder opens up the first few lots for sale.  If you want your new home to be close to these areas, you may need to wait an unknown period of time until the desired lots are available.  Also, there are premiums on lots in a  more desirable location.  This increased expense can add thousands of dollars to your new home.

Your Floorplan – As lots become available within new build subdivision, the floorplan you select may not be buildable on the available lots.  This could delay the start of your home.  The floor plan you select needs to fit the lot you select.

Timeframe –   Buying a new build home could take 4 – 10 months.  This time may vary, depending on the home builder and how many homes have been sold ahead of you.  Builders often are challenged to find sufficient labor to complete the new builds on schedule when the new home selling market is strong. Builders typically do not work to an exact date.  They often will let you know 30 days before completion of the home so you can finalize your financing.  This can be a challenge if you are trying to time the sale of an existing home or determine when to give notice on a rental.

Landscape– As the first home owner, buyers can select the landscaping they prefer.  Buyers select the type and number of trees and bushes around the home.  Does the buyer want pavers or grass in the backyard? Do you want grass or desert landscaping in your front yard?  The choices are all the buyer’s within the guidelines of the HOA.  most builders do include the front landscaping.  Buyers may pay extra if they want different or larger trees.  Most builders do not include the backyard landscaping.  Buyers will need to budget extra money for grass or desert landscaping.  Also, in Arizona, it is critical that a yard watering system is in place to water grass or drip to bushes and trees.

House Finishes – What is the real cost?  When buyers walk into the model home, it is beautiful!  Great floors, beautiful granite counters, wonderful backsplashes,  amazing cabinets, shiny stainless appliances, the perfect paint, lovely window treatments, closets with amazing built-ins!    Beautifully staged to allow your eyes to take in all that could be in your new home.  However, most builders put significant upgrades into the model.  It is not unusual here in the metro Phoenix area to find over $100,000 up upgrades in a model home.  Buyers can see upgraded countertops, flooring, doors to the patio & fixtures.  Buyers should ask what options are included in the base price of the home.

A buyer may be happy with all the standard features in a home, but not too likely.  Many builders do not include a washer, dryer or refrigerator in the new build package.  The standard kitchen appliances may be black and the buyer wants stainless.  A Builder may allow the buyer a flat fee to use towards upgrades.  This is helpful but usually, doesn’t cover all the upgrades a buy would like for their dream home.

The Design Center –  Most builders have a design center when buyers go to select their home features.  Buyers can select from the standard flooring, countertops, cabinet options, etc.  They can also see the pricing for upgraded products.  Some builders may only offer a few sink options.  Perhaps none of the ceiling fan options are appealing.  So while buyers can select all the new items desired at the design center, that selection may not appeal to buyers.

Tips For Buying New Construction

Make the most of your money by choosing a larger floor plan or a lot (and location) you can afford.  You can’t easily add another bedroom or change your lot. You can upgrade counters or floors later.  Buyers should not get caught up in the amazing and counter finishes in the model home.  Check the prices of flooring, lights, ceiling fans, sinks, hardware, etc.  You may be better off taking the fixtures and features that come with the house.   Buyers not like the options available to you at the design center.  You may be able to buy the same items for less elsewhere.

 

Most builders use their own purchase contract.  When you buy a resale home in Arizona, agents typically use a standard Arizona Association of Realtor (AAR) contract. carefully read the wording in the builder contract.  Understand:

• Where is your earnest money deposited and held?
• What happens if the agreed upon dates are not met?
• When do you need to finalize your home loan (it may be different whether you are using the builder lender of your own)
• Are all the upgrades or credit clearly defined on the contract?

Should  I Use the Builder’s Lender?

Ask about the builder’s lender program.  Some builders will give you more in upgrades if you use their lender.  Compare the builder’s lender to other lenders.  Are the builder’s lender fees higher?  Will they cover any closing costs for you? Compare the interest rates offered by the different lenders.  Also, look at loan programs.  What happens to your interest rate in you put more money down. Your Real Estate agent can recommend lenders familiar with new construction and various loan programs. It pays to shop around.

 

Can a Buyer Make Changes to the New Home?

Often buyers want to add rooms, garages, recessed lighting, fireplaces, extended patios, soft water loops or additional electrical outlets.  All changes need to be made very early in the process.  If a builder is willing to make changes, it could be costly to makes changes after a certain point in the construction. Therefore, buyers may pay significantly more for adding electrical outlets or wiring for ceiling fans after walls have been closed up and painted.

Buyers are often overwhelmed with all the decisions required in the home buying process.  It can be difficult to take everything into consideration in a timely manner.  This is where having a Real Estate agent representing you and in your court pays big dividends.  AND, there is no cost to a buyer!!

Should I get a Home Inspection for a New Build?

Buyers should consider spending a few hundred dollars to ensure their new home has been appropriately built.  Builders try to provide new homeowners with a perfect product.  However, there are times when electrical and plumbing may not have been installed correctly.  It makes sense for buyers to have an independent, experienced home inspector check out the house.  Buyers can turn on the stove, dishwasher, etc. and see they work.  What about the GFCI outlets?  Are they installed correctly?   Is the AC functioning correctly?  Are showers and all faucets set correctly for hot and cold?

Home inspectors will typically walk the roof and confirm that the flashing is installed appropriately.   Buyers can’t usually see the roof and a home inspector can confirm any flashing around the fireplace or edging is installed correctly.

It makes sense for buyers to consider a home inspection to ensure a new home has been built correctly.  What homeowner wants to find an improperly install roof has now caused water to run down walls and damaged drywall?

 

New Construction or Resale, Final Thoughts

When looking for a home, consider new construction as well as resale homes.  For many buyers, the ability to select a lot, location and floorplan will allow them to have their dream home.  When you buy a resale home, what you see is what you get.  With new homes, be prepared for additional expenses such as window treatments or backyard landscaping.

Your local Real Estate professional can guide you through the process of home buying and ensure you consider all options that are right for you.  Since your buyer’s agent is compensated by the seller (or builder), these services are free to you, the buyer!

I work with many buyers and during my Buyer Consultation, we discuss resale homes as well as new construction.  Understand all home buying options when you are ready to buy a home.  If I can be of assistance don’t hesitate to call or email me.

 

Shirley Coomer

602-770-0643

scoomer@kw.com

 

 

 

 

What is my Home Worth?

Exactly what is a Home Owner’s Association and what purpose does it serve?

What is Home Owner’s Association (HOA) and what purpose do they serve?  The HOA is a legal entity formed to maintain common areas within a planned community and enforce the rules of the community called Covenant, Conditions & Restrictions (CCRs).  This could be a community of single-family homes, a mixed community,  a townhouse/condo community or even a highrise building. Homeowners are required to join that community’s HOA and pay the required HOA dues when they purchase a home. These dues may be collected monthly, quarterly or annually. There may be more than one HOA in a given community. The HOA may levy dues for the homeowners to cover the cost of maintaining common areas.

HOA dues are used to maintain common areas, such as parks, community pools, gated facilities, tennis courts and any common buildings.  In condo communities, HOA dues may cover such things as pools, gyms, valet service, doormen or even tennis courts, some utilities, pest control, exterior maintenance, roof repair or replacement, etc.  

In some communities with a home owner’s association,  the services provided are minimal.  It’s quite common for many Phoenix HOA’s to only cover “Common area maintenance”.  This may include common or shared areas.  These include monuments at the entrance to the community, mailbox area, if you have cluster mailboxes, as many communities do in the Greater Phoenix area,  and care of the drainage wash areas.  The cost of your amenities will vary with your HOA fees and communities needs. 

Who manages a Home Owner’s Association?

A homeowner’s association will typically have a board of directors made up of the members of the community.  Board members are tasked with communicating the Covenants, Conditions, and Restrictions (CCRS) to new and existing homeowners.  The Association will notify homeowners of any violations to the CCRs. (ie weeds in the yard, RVs parked on the street, houses needing painting, etc.) The homeowners are the voice of the HOA.

When a buyer in Arizona submits a purchase offer on a property, and the property is governed by a HOA,  the title company will request the HOA send to the buyer a copy of the CCRs for the community.  The buyer should carefully read all the covenants, conditions and restrictions to ensure they understand the expectations of the HOA.

 

What does a buyer need to know about a Home Owner’s Association?

Buyers should consider the monthly cost.  This is paid separately from a mortgage payment. Also, are there color pallets to adhere to when painting a house?  Are there specific landscape restrictions to follow for the property?  For example, does the community only allow desert landscaping, are there a certain number of bushes required? Are you permitted to park in the driveway or park on the street overnight?  Are residents permitted to put up a garden shed on the side or back of the house?  If so what size restrictions do they need to be aware of to stay in compliance with the CCRs.

What Services Are Provided by a Homeowner’s Association?

• Conduct periodic community meetings to keep the members current on the HOA business
• Collect the HOA dues from the members and provide financial accounting to the members
• Publish financial records on collected funds, use of funds and maintaining required financial reserves
• Hire and manage landscapers, pool maintenance or other services to maintain the community
• Survey the homes periodically to ensure the CCRs are being followed. Send notices of violations to homeowners and levy fines for violations.
• Hold public meetings for homeowners to communicate what is going on in the community, initiatives and hear concerns from homeowners.
• Manage the architectural  review committee to approve proposed homeowner architectural changes to homes

 

 

Will a Home Owner’s Association help my Home Value?

Communities with HOAs typically have a consistent color palette for homes (no purple homes here).  Also, they typically require the landscaping to be well maintained. Yards must conform to standards outlined in the CCRs. As a member of a community with a HOA, homeowners expect to see all homes and yards well maintained.  Also, the common area maintenance within the community should reflect pride of ownership.  For many buyers, living in a community with a community pool is an important factor in choosing where to live.  Residents may appreciate the availability of a convenient community pool without the expense and maintenance of a pool in their backyard.  From a safety perspective, having access to a community pool is important for buyers who do not want a pool in their backyard.

As prospective homebuyers drive through a neighborhood, the appearance of the homes is an important factor in deciding where to live. Also, buyers want to see well-maintained yards and common areas. Additionally, communities with poorly maintained yards are a turn-off to buyers. No matter how nice a home may be on the inside or how well a particular home appears from the outside, the community could be a turn-off.  While curb appeal is a selling feature for home buyers, the overall feel of the community is also important. The appearance of the community is often a deciding factor.

If you like this article, you may also be interested in      

11 Steps to Buying Investment Property in Arizona

HOA Fees Buyers may pay when Buying a Home

Transfer Fees – When a home is sold, the HOA will charge a fee to transfer the HOA records from the seller to the buyer.  This is called the HOA Transfer Fee.  This can range from $0 -$500.  While the HOA determines the fee, who pays it is negotiated between the buyer and seller. In Arizona, this fee is noted on the HOA addendum which is part of the purchase contract. This can be paid by the buyer, seller or split.  The HOA charges this as an administrative fee. If there is more than one home owner’s association for the property, there may be multiple transfer fees.

Disclosure Fees – In recent years the state of Arizona passed legislation limiting this fee to a maximum of $400.00  This is a fee required by the state to be paid for by the seller.  The HOA charges this fee to send the buyer the Covenants, Conditions, and Restrictions  (CCRs) of the community.   Additionally, buyers need to understand the community rules for anyone living in the community.  In Arizona, a buyer has five days from receipt of these documents to cancel the purchase contract if they feel they can not live by these rules.  Also, these documents contain the financial package for the community so the buyer understands the financial health of the community.  The HOA must disclose whether there is pending litigation against the HOA.  Additionally, they must disclose the financials, showing capital reserves.  Also, any pending approved capital improvement fees must be disclosed.

Capital improvement Fees –  A capital improvement fee may be assessed on buyers at the time of purchase.  In Arizona, we typically see this in adult communities where there are community pools, clubhouses, recreation centers and often gated areas to maintain.  This fee is typically paid for by the buyer, who will benefit from these services while they live in the property.  Also, this fee can be negotiated, but typically it is paid for by the buyer.

We do see capital improvement fees in other communities that are not adult restricted.   In communities where exterior and roof maintenance are handled by the HOA, funds may be needed for major roof repairs, clubhouse or pool renovations. Therefore, a capital improvement fee may be charged new home buyers to generate additional revenue.

Should I buy a home in a community that does not have a HOA?

Buying a home in a community without an HOA is appealing to many buyers.  Some homeowners do not what anyone dictating the color of their home.  In addition, the homeowners may want to decide what type of landscaping they have in their yard.  Also, some homeowners do not want anyone reminding them to take their trash can in. Buyers may want to have a truck parked on the street or an RV beside their home.

Some communities without an HOA look just as neat and well kept as those with associations.  Not having an association isn’t necessarily an invitation to parking a truck on your front yard or paint your house with purple stripes.  Buyers need to drive through any community when they are thinking about buying a home.  Just because there is an HOA, it doesn’t mean that the CCRs are well enforced.  Look at the overall community and the pride of ownership.

What if I don’t like the HOA rules?

Once the buyer has opened escrow, the title company sends a request to the Home Owner’s Association for the CCRs to be sent to the buyer. The HOA has ten days to provide the CCRs to the buyer.  There is no way to know exactly when the CCRs will be sent to the buyer. However, the buyer has 5 days from “receipt” of the documents to decide to cancel the purchase contract.  Buyers should review the CCRs to ensure they are comfortable with the rules of the community.  The CCRs may be sent in the form of a written document, a CD, a link to a website or an electronic copy.

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Do I have to pay my HOA Dues?

The short answer is YES!. When you buy a home within a home owner’s association,  you are agreeing to the dues and rules within that community.  You are responsible for paying dues If you live in a house, condo, or townhome that is part of a Home Owner’s Association. Additionally, you are also responsible for any assessments the homeowners’ association (HOA) or condominium association  (COA) may levy after you move into your new home.

What happens if I don’t Pay my HOA Dues?

In Arizona, if you don’t pay, in most cases the HOA or COA can place a lien on your property that could lead to foreclosure.  Arizona law allows the HOA to levy fines and recover attorney fees as they work to recover past HOA dues and the fees associated with that recovery effort.   If you find yourself in this situation, consult a real estate attorney.  Also, the HOA can also file a lien against your property that would be payable upon the sale of your home.  If you find yourself in this situation, consult a real estate attorney experienced in Real Estate and HOA laws.  One such company experienced in this area is  John L. Lohr, Jr. with Hymson, Goldstein, Pantilliat &  Lohr, PLLC.

In Phoenix, every Thursday investors go to the Maricopa County courthouse to bid on homes where the homeowner is delinquent on HOA dues.  There is a legal process in Arizona that allows the HOA to recover delinquent dues.  This could occur when the homeowner is one year behind or $1200 behind in payments.  A recent article in the Arizona Republic reveals how investors are finding a new source of cheap properties.  These homes are sometimes bought for pennies on the dollar.  Be sure you take seriously any notice from your HOA regarding delinquent HOA dues.

How Can I Change the HOA rules or Conditions, Covenants, and Restrictions (CCRs)for my community?

You can make changes by attending board meetings.   Consider running for election to your HOA board of directors. Homeowner associations are just that, members of the collective homeowners in that community.  And, remember, the owners are the voice of the community.  The homeowners are the HOA.  Be sure to attend the meetings, voice your opinion. Also, vote on issues brought before the board.  Not only tell them what is wrong but share with them what is working well.  If you don’t like something, seek to make it better. Being a board member of an HOA is not an easy task and is usually an unpaid position.

Can there be more than one Home Owner’s Association for my house?

Can there be more than one HOA for a community?  The answer is yes.  There are communities within communities.  There are master-planned communities, such as Ahwatukee’s Mountain Park Ranch. Within this greater community, you have townhouse communities with their own sub-community.  Additionally,  there are gated communities, which will not only have the gated entrance, there may be a community park or community pool within the gated community. The secondary HOA will maintain community amenities within the specific community.

What if my HOA fines me for a violation?

If you receive a notice of a violation from your HOA, check your CCRs for the process to appeal the violation.  You likely have one of three arguments:

• The notice of violation is incorrect. I didn’t violate any written rules in the CCRs.
• The violation is invalid because the HOA didn’t follow the guidelines laid out in the CCRS
• The violation is not valid because the HOA is acting in a  discriminatory manner, citing some homeowners for something while not citing others for the same action.

Follow up with your HOA to check out the above three situations and calmly address the issue.

In Summary

Home Owner Associations can add value to home ownership by ensuring all homes in the community are well maintained.  For many, a home owner’s association that maintains community areas such as a community pool, common areas and a clubhouse ads to their quality of life.  Some homeowners prefer life without another entity telling them how to maintain their property.  Whether you live in a community with a home owner’s association, the choice is yours.  Be sure to review the CCRs of the community before you purchase a home to ensure you are comfortable living with the community rules.

 

 

 

 

 

 

 

 

 

Open House – 14644 S 44th St. Phoenix Az 85044

When:           Saturday and Sunday, September 23 & 24, 2017

Time:             11 AM – 3 PM

Location:      14644 S 44th St., Phoenix Az  85044

 

Come see this beautiful 4 bedroom home with a pool, located in the highly popular Ahwatukee community of Phoenix.  This home sits on over 16,000 SF lot.  Not only is there a pool for enjoying the Phoenix heat, but a massive yard to roam through!  Great for entertaining!  Great 3 car garage!

This home is close to freeways, shopping, dining, major area employers such as Intel and Motorola.  You are 20 minutes from Sky Harbor airport!  This cozy community is nestled at the foot of South Mountain.  The South Mountain Park is one of the largest city parks in the world!  This area attracts hiking and biking enthusiast who take advantage of the mountain trails and amazing views.

 

The huge oversized kitchen has Corian counters and plenty of cabinets for storage. The center island will a gathering place for entertaining.  

 

The kitchen is open to the huge family room that extends along the back of the house.  Exit to the covered patio through lovely French doors.  

 

 

 

 

 

The master retreat features a private balcony overlooking the backyard, perfect for starting or ending your days with great views!.

 

Don’t miss the oversized master bath which has double sinks and a separate tub & shower.  See the large walk-in closet!

 

 

 

 

 

 

This is the outdoor space you have been waiting for!!

 

 

 

 

Great backyard oasis, complete with a fenced pool.

 

This home is located in the Award winning and highly sought after Kyrene School District. The elementary school for this home is Kyrene de la Esperanza.    The middle school is Kyrene Centennial Middle school.  The high school is Mountain Pointe, part of the Tempe Union high schools.

 

 

 

To see this home and other in Ahwatukee (city of Phoenix) click here

 

 

 

 

1130 E Butler RD, Unit C3, Phoenix Az 85020

 

Are you looking for an investment condo in the Sunnyslope area?

 

 

Don’t miss this great investor opportunity in the up and coming area of Sunnyslope.  This 2 bedroom /  2 bathroom condo is on the 1st floor for easy access.  The 1000 SF of living area provides a roomy feel.  This is a small community consist of 36 units, complete with a community pool.

This condo has fresh paint, diagonal tile floors, newer cabinets, and countertops.  Units in this area rent from $700 – $900 per month.

This unit has a tenant with a 12 mo lease renting for $775 per month.  The Hillside Terrace condominium is a community that is minutes from Northern Blvd, convenient to highway 51 and I 17.  What a great central rental location! Great rental demand.

The rent rates in the Phoenix metro area are on the rise and this is a great investment opportunity.  

If you are just starting out investing in real estate, you may want to read more on How to Invest in Real Estate.

 

When looking for investment property, one key factor is rentability.   A unit with 2 bedrooms and 2 bathrooms is very desirable for individuals or families.  Units are up to date and have ceiling fans are sure to attract renters who want to stay long term.

 

This area of Phoenix has many great restaurants and dining opportunities as found here on YELP.

 

Today many investors obtain loans for investment property.  There are many loan programs available to investors with varying amounts of down payments required. Some communities will accommodate condos or town houses purchased with a mortgage, and some may not.  Some communities do not have sufficient reserves to satisfy a lender.  Before buying any property, be sure you are familiar with the  Covenants, Conditions, and Restrictions (CCRs) of a given community.

To see this property or other investment opportunities, please contact Shirley Coomer, Keller Williams Realty Sonoran Living, scoomer@kw.com.  602.770.0643

 

 

Join us for an Open house at 1956 E Jeanine Dr, Tempe Az  85284 this weekend!

Open House

Sat. July 29 & Sun., July 30, 2017, 11 AM – 3 PM

 

Don’t miss this  Great 4 bed/3 bath in Tempe on a cul de sac with the Great Kyrene Schools!

 

 

 

You will love the Neutral interior palette, soaring ceilings, wood look plank tile & plantation shutters.

 

Cozy family room with brick fireplace and French doors overlook ing the pool and ¼ acre yard.

 

 

The Eat-in kitchen has been recently remodeled with white cabinets, quartz counters, and a contemporary backsplash.  Enjoy the Generous counter space.  You will love the cabinets space, pantry, and island.  Plenty of room for everyone!

 

 

Great views to 1/4 acre lot and swimming pool from Kitchen.

 

 

 

Neutral interior palette, soaring ceilings, wood look plank tile and plantation shutters. Cozy family room with brick fireplace &and French doors overlooking the pool and patio.

 

Full bed and bath down stairs, as well as a bonus room.(third garage bay converted to bonus room) Upstairs has spacious bedrooms, large master with fire place.

The Master Bedroom features a Large walk-in,  California closet.  Plenty of room for everyone’s clothes!  The over size Master bedroom has a great view to the back yard, a cozy fireplace, and vaulted ceilings.

The Master Bath features double sinks,  a large soaking tub, and a separate shower.

 

 

 

 

 

 

Beautiful backyard with covered patio, sparkling pool, and room for entertaining. The pool is a combination diving and play pool. (seller has pool fencing which will convey with the house)

 

 

Stop by today and see this great Tempe home in the Kyrene School District.  The elementary school for this home is Kyrene Del Cielo.  The Middle school is Kyrene Apprende Middle School.   The High school is Corona del Sol.

This home is located in the highly desirable community of Alta Mira.   Homes in this community often have oversized lots giving the community a park-like feeling.  There is no HOA, but you would ever know it with the amazing pride of ownership throughout the community.  Within the community, you will find the city of Tempe Goodwin Park which has soccer fields and playground equipment.

Come check out this great home today!

 

 

Great Open House at 2504 E INDIGO BRUSH RD., Phoenix, Az 85048

Mountain Park Ranch HOA

Priced at $329,000

Open House Friday  6/30/17 from 1 PM – 5 PM and Saturday 7/1/25/17 from 11:00 AM – 3:00 PM

Nicely updated two story home in Phoenix’s Ahwatukee community.  4 bedrooms, 2.5 baths.   The kitchen is fully remodeled with new cabinets, dovetailing on drawers, soft-close drawers.

Pantry storage with pull-out shelves.  Lovely granite and travertine backsplash. Don’t miss the custom island for added storage!  Stainless appliances.

The kitchen opens to the cozy family room, which has a fireplace.  The kitchen breakfast nook, kitchen, and family room overlook the lush green back yard.

You will love the beautiful wood floors throughout, no carpet!

The large master suite has a master bath with dual sinks, soaking tub and large shower.  Explore the large walk-in master closet.  Updated bathroom in this home leave you will little to do when you move in!

Large Master Bedroom, light and bright!                                                                                                    Large Master Bath, Dual Sinks

You will love living in Ahwatukee with the award winning Kyrene Schools!   Click below for information for local schools.

Kyrene Monte Vista Elementary

Kyrene Altadena

Desert Vista High School

This home is in the Mountain Park Community, with amazing HOA dues of $25 monthly.  For more information on the many amenities found within the Mountain Park Ranch community. click here     Mountain Park Ranch  HOA.

Why is it important to choose the right Home Owners Association?  When you pay monthly HOA dues, you want the most value for your money.  Mountain Park Ranch HOA offers 2700 acres of community homes and recreation areas.  There are 9 sub-communities that make up this community, including single family homes, townhomes, condos, and apartments. You will find amazing views of surrounding mountains, several parks, tennis courts,  pools,  hot tubs and Rec Centers.  You are close to multiple hiking trails offering amazing opportunities to hike South Mountain, the largest city park located four our members. Close by you will find shopping, schools, libraries and great roads for the quick ride in the main valley.

Don’t miss this great Open House in Mountain Park Ranch this weekend.

To see more homes in Mountain Park Ranch, go to

Homes for Sale in or near Mountain Park Ranch

 

 

Shirley Coomer

Keller Williams Sonoran Living

602.770.0643

 1960 E Jeanine Dr, Tempe, Az  85284

$420,000

 

Hard to find Tempe single level home with 4 bedrooms / 2 bathrooms on an oversized lot with a pool.

Open House

Saturday, June 17   11 AM – 4 PM

Sunday, June 18      11 AM – 3 PM

This great Tempe home is located in the heart of the Kyrene School District.  You will find this lovely single level, 4 bedroom home on a cul de sac.  This home sits on 1/3 of an acre in a park like setting. The Fenced Pebble Tec pool sits to the side of the yard, allowing you to roam and play in your private park.    Bright and light!  Nicely updated!  Minutes from Goodwin Park.

This kitchen is nicely updated with today’s  white cabinets, brushed granite countertops, plenty of cabinets and counter space plus a pantry!  Lovely views as the kitchen overlooks the back patio and pool.

You will find the kitchen and family room with many windows along the back of the house with views to the pool and expansive, grassy yard. The rooms are light and bright, bringing in the outdoors!

Who would not love the open floor plan with the kitchen open to the cozy family room? A Beautiful brick fireplace adds a cozy feeling to this room.    The kitchen and family room overlook the lush backyard and fenced Pebble Tec pool.  French doors lead you out to the park like yard.

You will love the large master bath, complete with a large oversized walk-in shower, dual sinks with plenty of counter space.  The Master bedroom has a door to the patio.

Enjoy the award-winning Kyrene Schools.  The elementary school for this home is Kyrene del Cielo.  You will love the Kyrene Aprende Middle School.  When it is time for high school, consider the award-winning Corona del Sol.

You may also be interested in seeing more about the Kyrene Foundation.

This great home provides plenty of living space in a park like setting.  Close to all that What is the Kyrene Foundation and What Do They DoTempe has to offer.  Great shopping and dining.  Convenient to the freeways.  Best of all, NO HOA!

If you like to entertain, this dining room is for you!  Make great memories entertaining in this dining room with bayed windows, covered by great plantation shutters.

Come see this well priced Tempe home! Home is located near Goodwin Park.

Open House – 2251 E GRANITE VIEW DR, Phoenix, AZ 85048

When:       Saturday,  May 20 and Sunday, May 21

Time:        11 AM – 3 PM

Price:         $539,000

Come see this great Mountain Park Ranch home. For more great Homes in Mountain Park Ranch, go to Mountain Park Ranch Real Estate to see all the Homes available by zip code and dollar amount.

Homes For Sale in 85044	Homes For Sale in 85045	Homes For Sale in 85048
Under $100,000	Under $100,000	Under $100,000
Between $100,000-$200,000	Between $100,000-$200,000	Between $100,000-$200,000
Between $200,000-$300,000	Between $200,000-$300,000	Between $200,000-$300,000
Between $300,000-$400,000	Between $300,000-$400,000	Between $300,000-$400,000
Between $400,000-$500,000	Between $400,000-$500,000	Between $400,000-$500,000
Between $500,000-$600,000	Between $500,000-$600,000	Between $500,000-$600,000
Between $600,000-$700,000	Between $600,000-$700,000	Between $600,000-$700,000
Between $700,000-$800,000	Between $700,000-$800,000	Between $700,000-$800,000
Between $800,000-$900,000	Between $800,000-$900,000	Between $800,000-$900,000
Between $900,000-$1,000,000	Between $900,000-$1,000,000	Between $900,000-$1,000,000
Over $1,000,000	Over $1,000,000	Over $1,000,000

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Don’t miss this delightful tri-level in Mountain Park Ranch.  The 3149 SF has been nicely updated. You will find 4 roomy bedrooms / 3 nicely updated bathrooms. Hard to find 3 car garage. The home sits on the South Mountain Preserve and provides spectacular views and privacy in your back yard.   Buyers will appreciate the built-in outdoor kitchen, pool and hot tub that make this an entertainer’s delight!

Visitors will find the kitchen is completely updated with high-end cabinetry. A large island and slab granite complete this amazing kitchen.  The new owner of this great home will find the views from the breakfast area to the back yard and hillside simply amazing. The patio boasts an electric awning you can expand and retract as you wish.

There is plenty of room for everyone in this home, starting with the formal living room and spacious dining room.  The large family room and fireplace are great for entertaining, and look out to view of the pool and hillside.

There are 2 bedrooms and a bathroom off the downstairs family room.  Upstairs you will find a third bedroom plus the oversized master suite.  The master has a large sitting area and fireplace.  The view from the deck off the master suite is breathtaking!

You will find this home located in the highly desirable Kyrene School district.  Kyrene Monte Vista Elementary school is located nearby.  The middle school for this home is Altadena Middle School.  The high school is the award-winning Desert Vista High School.

For more information on the Mountain Park Ranch HOA click this link.

If you have any questions feel free to text or give me a call @ 602.770.0643.

 

 

 

 

 

Look no Further than 2655 E SILVERWOOD DR, Phoenix, AZ 85048 for your dream home!

Don’t miss this amazing 4 bedrooms, 2 bathroom single level home in the highly desirable Ahwatukee community of Mountain Park Ranch. You also find the highly rated Kyrene Schools.

Open House

Saturday, April 1, 2017

11 AM to 3 Pm

Offered at $430,000

Updated, hard to find single level, 4 bedroom / 2 bathroom home, with 2578 SF.  Many homes in Ahwatukee need updating, however, the work is done for you here!

This amazing home has a highly upgraded kitchen complete with slab granite counters and stainless appliances and plenty of kitchen cabinets. The kitchen opens to the great room for entertaining! Today’s Open concept is in high demand.

This home is located in the Mountain Park Ranch community.  This HOA is known for its amazingly low HOA Fees, currently $25 per month! Also, with Mountain Park Ranch HOA, you will enjoy 3 community pools (one heated) along with play areas, basketball and volleyball courts.

Looking for great schools?  Look no further than the award winning Kyrene School District, starting with Kyrene de la Estrella Elementary School.  You will love the Kyrene Akimel A-Al Middle School. When it is time for high school, don’t miss Desert Vista High School.

Are you wondering what your home is worth? Get an instant home valuation!

Stop by today and see this amazing home, priced right!

To see all homes in Mountain Park Ranch and Ahwatukee, click here.

If you are unable to attend the Open House today, call me to schedule an appointment to see this great home!

Don’t miss this OPEN HOUSE at 5620 N 12th St Phoenix, AZ 85014 

OPEN HOUSE

Sunday, April 9

11:30 AM to 3 PM

 

Priced at $325,000

Great patio home, 3 bedroom / 2 bathrooms and 2 car garage located in the highly desirable Central Phoenix corridor.

View other properties like this one in the North Central Phoenix Corridor

 

 

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Welcome to Riviera Parke! As you arrive, you will fall in love with this park like beautifully maintained community located in the Central Corridor of Phoenix. The single level patio type homes face a grassy common area with mature trees.  Come enjoy the community pool. This is a great 3 bedroom, 2 bath patio home with a two-car garage…hard to find in the Central Phoenix Corridor.

The third bedroom is used as a den.  This den/bedroom also has sliders to the patio area.

Also,  this room has a closet, therefore is easily converted to bedroom with addition of a door. Everything that you could possibly want is within minutes of the property: Biltmore shopping and golf, mountain preserves, Town & Country (Trader Joes, Whole Foods, Frys, health clubs and great restaurants). This is a rare find.

 

The kitchen features updated cabinets and new stainless appliances, and Frig/ washer/dryer stay!  There is an eat-in kitchen as well as a breakfast bar.  The kitchen eating area overlooks the patio area.

 

You will enjoy the large, private patio area so you can experience the Arizona outdoors lifestyle. This great patio home features a hard to find are 2 car, oversized garage.

At the end of the day, you will love coming home to this small, very well maintained complex in the desirable north central corridor in Phoenix.  There are 26 patio homes in this community with only one common wall between the patio homes.  No interior steps and all on one level. This community is located near downtown activities, freeways, and shopping. Located in the PERFECT location near the best restaurants and shopping. 5 minutes to Biltmore. 10 minutes from Downtown.  Beautiful, quiet and tree lined development in the central corridor.

Roller shades on all windows make this a perfect lock and leave vacation home!

To see this property or if you can any questions, please contact Shirley Coomer, Keller Williams Realty at 602.770.0643. scoomer@kw.com

 

See all available Homes in the North Central Corridor below: