Phoenix Real Estate | Homes For Sale, Foreclosures, Pricing Trends

Phoenix Housing Tracker December 2011

Ron Wilczek — Sat, 17 Dec 2011 23:53:04 +0000

I wanted to share some information that can help people who are either looking to buy foreclosed or pre-foreclosure homes in Phoenix or people who want to sell their house quickly even though they have no equity in the Phoenix area. I’ll share some market statistics for the recently completed month of November that will help increase your understanding of the Phoenix real estate market.

Phoenix area MLS ACTIVE LISTINGS in December 2011

Let’s begin with the number of homes for sale in the Phoenix MLS. The chart indicates 19,419 active homes on the market to begin December 2011. The number of active homes on the market has remained relatively stable over the last 4 months.

Here’s how to read this chart: there were 19,419 homes for sale in the Phoenix MLS to begin December 2011, a decrease of 245 homes from November 2011. 5,240 of those homes were foreclosure type listings, defined by me as bank owned (REO) homes and short sales.

The Phoenix real estate market is experiencing the lowest level of listings since the real estate boom in 2005. Back in 2005 homes were flying off the market and inventory was as low as 10,000-12,000 homes. Since that time listings have been as high as 55,000 homes in May 2008. Bottom line: if you are selling your home (even with no equity) there is less competition than there has been in a long time. This is usually a sign that we’re getting closer to a seller’s market.

The number of foreclosure type properties on the market is equal to 27% of listings in the MLS. Take note of how this number has been steadily decreasing over the last 12 months which will adversely affect a home buyers chance to buy foreclosed homes in Phoenix.

Although not indicated on this chart, the remaining 14,179 listings are what we call normal listings, or traditional home sales that are not in a foreclosure type or distressed situation. Additionally, of the 5,240 foreclosure listings 2,260 (43.1%) are bank owned (REO) homes and 2,980 (56.9%) are short sales. This is further evidence of the decreased ability for any home buyer to buy foreclosed homes in Phoenix. In our experience we have seen that bank owned properties are being listed at higher prices and often attract multiple offers.

Now let’s have a look at the sales activity for November 2011. Read this chart in the following manner: there were 7,220 sales in the Phoenix real estate market during November 2011. 2,939 (40.7%) of those sales were normal type sales. 4,281 (59.3%) of those sales were foreclosure type properties. The average sales price per square foot was $84. The $84 was derived by dividing the average sales price by the average size of the sold home ( not shown on the chart).

November 2011 home sales in the Phoenix real estate market

You will notice a couple of things from this chart:

Home sales have decreased over the last 5 months. Some of this is due to seasonal trending. In other words, home sales during the winter are always lower. The exception was December 2010 when people were trying to take advantage of the federal home buyer’s credit.
The number (not percentage) of normal sales has been fairly consistent over the last 5 months while the number of foreclosure sales has dropped. This is good news for normal sellers as the demand has remained consistent.
The sale of foreclosure type properties has dropped at a fairly consistent rate. That may indicate that less investors are buying toward the end of the year.
Price per square foot has been increasing over the last 4 months and is at the highest level since August 2010. You can expect this when normal sales are fairly consistent and foreclosure type sales are dropping, as normal sales are typically priced and sold higher.

For a more detailed look at bank owned homes (REO) versus short sales click this link: Bank Home Foreclosures Phoenix Arizona | Real Estate Short Sales

You can always get more detailed information at our Phoenix Housing Tracker.

If you want to sell your house in Phoenix when you have no equity ( typically known as a short sale) click here: Sell my house quickly in Phoenix.

Questions about the short sale process:

Phoenix Home Seller Process FAQ’s
Short Sale Assistance Program
More short sale FAQ’s for Phoenix Real Estate

Glossary of Real Estate Terms

Something Stinks in this Bank Home Foreclosure in Phoenix Arizona

Ron Wilczek — Tue, 13 Dec 2011 15:34:31 +0000

As of December 2011 there are 19,000 homes for sale on the Phoenix real estate market (see: Phoenix real estate listings by month). About 2,300 are bank home foreclosures, otherwise known as REO’s (real estate owned). Many REO properties need some work and that is expected. Others need lots of work and cause potential buyers to go hmmmm …. And then there’s the occasional house that really stinks! Literally.

I took a buyer, who flew in from New Zealand, out to look at REO properties on Wednesday because she wanted a first hand look at some bank home foreclosures. Prices are beginning to go up (see: Phoenix Housing Tracker Price Per square Foot) because inventory is going down and because we’ve had a record number of sales in the Phoenix market in 2011. But there are still deals out there.

Well, we are 5 homes into our search when we open the door to a really nice looking home. It was one of those moments that would have been interesting to record on video — then watch our reaction. I knew something was wrong as soon as I swung open the door. 5 steps into the house and my eyes were beginning to sting. Holy pet urine Batman! This was not the work of a random “tinkler.” These pets had the run of the place. I would never have thought to stop by Big 5 Sports and buy 2 gas masks before showing bank home foreclosures in Phoenix, Arizona.

My client was shocked at the smell. It was almost so thick it could be cut with a knife. But after traveling half way around the world she could not be stopped. She proceeded to do a quick walk-through of the downstairs and headed upstairs. I started to assess her weight and wondered if I would need to carry her out of the house. It’s been awhile since I worked out regularly at the gym. My mind started remembering the correct lifting techniques to avoid back injury.

She disappeared up the stairs and I tried to regain my senses. It occurred to me that she might think this yank was a pansy, so I darted up the stairs. That was a mistake because I started to breath harder. My memory was jolted into remembering that warmer air rises. If it was possible, the smell was even worse upstairs. Of all the bank home foreclosures I could have been in … then I lost my train of thought.

Where am I?

Then I remembered. My client came out of the master bedroom and headed for the stairs (thank you God). She didn’t appear faint (thank you God). We headed outside and locked up the house. My client actually liked the floor plan and features and commented that removing the carpet would help a lot. She wondered what my thoughts were on the subject.

I actually had thoughts on the subject because, first of all, my sight and mind was returning. I told her I had bought a house with a similar problem at the trustee’s sale, which of course was “sight unseen” (and smell un-smelled). I described the process of scrubbing and sealing concrete. I described the process of sanding and sealing 2×4′s that were along the concrete floor. Thankfully she was losing interest in the house and I wouldn’t need to return (thank you God)! On to better smelling bank home foreclosures.

Today I received an email from the listing agent wondering what I thought about the house. It was then I decided to write this post. My return email will contain a link to it. That should be satisfactory feedback, don’t you think?

Phoenix Real Estate FAQ

Phoenix Home Seller Process FAQ’s

Your Questions About Phoenix Short Sales

Ron Wilczek — Sat, 10 Dec 2011 04:58:37 +0000

Betty asks…

CHASE -short sale (investment property)– will they take my house?

I live in a house in California (worth over 500k). Years ago I purchased a condo in Phoenix Arizona for investment real estate (have a 132k loan on it). It is now worth about 45k.

I just retired in June as a teacher and do get about 4k coming in a month. I have been sick for the last few months and thought when I retired I would get an easier job, but I can only work at home right now.

No credit card debt, but I NEED to get rid of the Arizona real estate (tenant lease is almost up/not paying, lots of problems). I am negative each month with that place.

I need help! If I did a short sale could the bank come after me and take my HOUSE? I have two separate loans, but both are with CHASE. I tried to do a short sale years ago, but I was “not qualified” because I was working and making too much money.

Need some advice, please.

Ron Wilczek answers:

Betty, any advice we give always begins with “Consult with your real estate attorney or tax accountant.” Having made that disclaimer, Arizona is considered a non-deficiency state and lenders have no recourse, particularly against purchase money loans. You know you have a purchase money loan(s) if the entire loan(s) went towards the purchase of the house, as opposed to a home equity line of credit where you can take cash out to pay off other debts. Lenders holding a home equity line of credit sometimes react differently and have been known to pursue a judgment after the short sale or foreclosure.

Your financial situation has changed. When you consider that your income has decreased AND your investment property is costing you money (and therefore draining your savings) you might have the financial hardship normally required for a short sale.

Regardless of whether you short sale, go to foreclosure, or file for a deed in lieu of foreclosure the lenders will not be coming after your California home.

Mary asks…

Upside down by about 50K on my current home in California and want to buy a new home in Arizona (new job).?

Potential well paying job in Phoenix area has me considering moving to AZ from CA. From what I’ve seen, I could easily afford a nice home in the Phoenix area with the new salary. My dilemma is what to do with my existing California home?

I have a fixed 6.25 interest rate and put 20% down a little over a year ago on my current CA house. Even with that – I’m around 50K upside down.

Do I buy a new home in Phoenix (will I get a good interest rate?) and try to rent my CA house out? If it doesn’t rent, do I short sale? If no short sale then what?????? If I walk away (which I do not want to do) from my CA house after buying the new Phoenix house what can happen?

Any info is appreciated. Thank you.

Ron Wilczek answers:

That question may depend on whether or not you want to save your credit. Doing a short sale or going to a foreclosure will definitely ruin your credit. Rent out the house If you do not want to ruin your credit. Use an agent to help rent and manage it if you’re worried about being far away. The housing market will eventually get better. You can think about selling it then, or you might find that you enjoy being a landlord and decide to hold on to it. The are many benefits to keeping it if you can.

Lending requirements have gotten much tougher. The only way you would be able to buy a house in Phoenix while renting out your California home is if you could afford to make payments on both homes. Mortgage lenders have gotten very tough on what is now known in the industry as “buy and bail.” Read more about “Buy and Bail” in a post from 2 years ago.

James asks…

What are the tax implications of taking a lender-approved loss on my home?

We recently moved for family and employment reasons from Phoenix, AZ, to San Antonio, TX. We have only owned our home in Phoenix for two years, and in that time, it’s value has decreased by at least $80k. We have been offered the option of a “short sale” by our lender, but I don’t know what the tax implications of that are. What would we end up paying in taxes if we had a “debt forgiveness” of $50k from our lender?

Ron Wilczek answers:

James - any advice we give always begins with “Consult with your real estate attorney or tax accountant.” Lenders will generally issue a 1099 for the amount of the debt forgiveness. The real question is whether or not you would be obligated to pay taxes on that amount? That’s where we would again advise you to consult with your real estate attorney or tax accountant. Although there have been many cases ( in the early days of short sales) when a seller has not received a 1099, these days you can pretty much count on it.

There is at least one loophole and there could be more. The one I’m aware of concerns insolvency. In other words, if you are insolvent in the year you completed your short sale you probably won’t need to pay any tax on the amount of the debt forgiveness. Insolvency generally means that you have more debt than assets.

Lizzie asks…

Buying a home in phoenix?

I want to purchase a home within the next couple of months with CASH. I can’t obtain a loan so I decided to just save up the $$. My questions are..

How are the taxes worked out when you buy with cash? Do you pay for the taxes on the property up front when you buy the home? Example: home price $50,000 taxes $5,000 would I need have $55,000 or are the taxes paid later?

Second question if a home is listed for $50,000 can I make an offer lower than this amount? Say like $45,000?

Third, how long do short sales take typically with a cash offer?

Fourth, if the site has the home listed for a certain amount is this the amount the bank had countered on a different offer & will accept or is this just an amount the listing agent is just throwing out there to attract buyers?

I want to know these things before hiring a realtor.. I don’t want to waste anyone’s time with buying a home if i don’t quite have all of my ducks in a row : )

Thank you!

Ron Wilczek answers:

If you are buying a property with cash you will not have what is known as an escrow account. Escrow accounts are established when you buy a house with a mortgage. Each month you pay 1/12 of the taxes and insurance into the escrow account and the lender pays the annual taxes and insurance on your behalf. Since you are buying with cash you will be responsible for paying the taxes on your own. Generally speaking you will pay a portion of these taxes at the time you buy the house. Going forward you will be responsible for making bi-annual payments to the County.
Yes, you can always offer less than the house. The seller has 3 options: accept your offer, counter your offer, or reject your offer. If they reject your offer you can always make another offer.
Cash doesn’t necessarily make a short sale go any faster. The biggest factor in the speed of the short sale is the work load and efficiency of the lender’s employees. It can also depend on some other factors such as: the investor on the loan, or whether or not a mortgage insurance company is involved.
Generally speaking the listing price is set by the owner and the listing agent. In cases where the short sale has been active for quite some time the listing agent may have already determined the amount the lender will accept. In those cases the listing agent will probably set the listing price to the lender approved price.

Steven asks…

I have to foreclose on my home. Advice and steps involved?

My wife and I own a townhouse in Orlando, FL. My job in Orlando was ending due to the recession and the job outlook looked grim. I took a job in Phoenix, AZ while my wife quit her job and is having some trouble finding one in Phoenix. We have a professional leasing company find tenants for our town house while we rented a condo in Phoenix. Since my wife isn’t working, we are having difficulties paying our rent plus part of the mortgage (the rent doesn’t cover all of the mortgage plus our HOA fees each month). We thought about a short sale, but then was told that since we are not the primary residents in our townhouse, then a short sale wasn’t an option, which leads us to foreclosure. I don’t really want to do it, but I have lost over 100k in our home in the last 2 years and it’s financially draining on us. What are the steps in foreclosing a home? Do we just stop making payments? Do we advise our lending company first? I always hear of people just walking away from there homes, but there is got to be more to it than that. Any advice would be great.

Thanks.

Ron Wilczek answers:

Steven, any advice we give always begins with “Consult with your real estate attorney or tax accountant.” Laws and regulations are changing over time. What you’re describing is a financial hardship. That is one of the primary requirements for a lender to consider a short sale. You do not have to live in the town house as a primary occupant to complete a short sale. I recommend consulting a competent real estate agent in the Orlando area as well as consulting with your tax accountant and real estate attorney.

Susan asks…

First home with VA home loan, getting a little confused on things help?!?

We have been pre-approved for a VA home loan. Now I am house hunting and I’m wondering how much of a pain a foreclosure or short sale is going to be with VA. I know VA has their stipulations on closing costs, and condition of the house. Then I’m seeing lots of foreclosures/short sales that have a list of things that often contradict the VA such as they will not repair anything, which is VA required. Are banks often flexible changing some of these things? Or am I better off avoiding short sale/foreclosures since they tend to drag out longer and probably will conflict with VA requirements?

I do not have a realtor yet, I’m taking a trip this weekend to look at some places. We are moving from San Diego to the Phoenix area. I just wanted a better idea what I’m getting into here.

Ron Wilczek answers:

Susan, those are very good questions. I would recommend you check with the mortgage officer handling your VA loan. Your loan officer will have the most up to date and complete information regarding your loan requirements. Generally speaking, VA loans do require the house to be in a livable and reasonable condition. If the VA requires repairs to the house and the sellers won’t complete them your loan won’t be approved. Again, check with your mortgage officer for current loan program requirements. VA does have some special provisions that apply to construction, alteration, improvement, and repair of homes.

There is a nice product with FHA loans called the FHA 203K rehabilitation loan. The 203K allows you to finance required repairs into the mortgage. This will give you the opportunity to buy a home requiring some fixup which probably means a lower sales price.

I would recommend looking at normal sales, short sales, and foreclosures to make sure you find the home that is best for you. Again, consult with your mortgage officer to determine what you can and can’t financing to your loan. Once you are clear on the requirements you will be better prepared to decide what kind of home to pursue.

Helen asks…

Home Value Crisis, (military) What do we do?

I am hoping you can offer some help regarding our current situation. Let me preface this by saying that we are active duty military and are forced to move at other’s discretion. We bought our current home a little over a year ago in the Phoenix metro area. We were given orders to relocate and we did not want to lose money on renting a home, so we bought the cheapest house (a short-sale) we could find that would accommodate our family of 6. Now, we are facing orders to move again, soon. We purchased our home for about 200,000 and current market conditions place our current value around 35-40% less than what we owe. We have no problems making our payments, we budgeted well and did not buy beyond our means. However, what can we do? We do not have 70-80,000 to bring to the table if we sell for less than our home is worth. We are considering, when the time comes for us to move, to try a short-sale or let the property go into foreclosure. We are hoping since my name in not on the loan, only my husband’s credit will be affected and we can still purchase another home. Do you have any suggestions for individuals in this specific situation?
Just a note for some comments. Yes, we knew values were falling, that is why we thought we could get a good deal. Was it reasonable to think that the value was going to drop by 40% in one year? You may say yes, looking back now, but at the time, most average home buyers did not. As far as knowing we were not going to stay, you’re right; that’s why we put 10% down. We have always purchased homes when we relocate and either break even (boost to credit score for paid-in-full mortgage OR made money). We have exceptional credit, put 10% down, used traditional, institutional financing, and bought a home that was 20% below market value for close proximity comps at the time.

Ron Wilczek answers:

You seem to have your head on straight and are knowledgeable about what to expect. Most likely a short sale is your best option if you don’t want anything to do with the house in the future. However, and as you know, a short sale will ruin your husbands credit. Therefore, if you desire to buy a home at your next duty station your income will need to be high enough to pay for the house on your own. The other option is to rent the house. However, that may cause you more problems than you want in the long run, and it is unlikely the house will ever regain its full value.

Ken asks…

Home going into foreclosure?

I have a home in Phoenix Az, I owe 160K. I talked to the bank and asked If I could give them there home back..:) They had said no, but I could try selling the house unless I have $ 3800 to bring it back to current. I have it on the market as short sale for 120K only because the bank had told me I could do that. That way they just write off the difference and close the books on that home. My question is, if I can’t sell the house before the auction date, what would happen to me once the bank figures out what the difference is between what it sold for and their loss? Would the IRS come back on me and take whatever I have to pay the difference ? Would they seize my checks? Whats the negative on my situation besides losing my home? Thanks!

Ron Wilczek answers:

Alex and anyone in the same situation please listen up:

Foreclosure Laws can be different in EVERY STATE.. Please do not rely on information from people that really don’t know much about the subject since they are likely to lead you down the wrong path at a critical time. Your best bet is to contact a real estate attorney and your tax accountant.

The lender has to approve a short sale so they will immediately know the amount of the deficiency. If the home doesn’t sell and goes to foreclosure they will also be aware of the deficiency amount. The lender has the ability to issue a 1099 of the deficiency between the mortgage amount and what they receive from the sale. A 1099 means that the deficiency will be treated income for you in the year of the sale. In other words, you could be liable to pay the tax on the amount of the deficiency. Check with your tax person, but you generally don’t have to pay any tax on the deficiency amount as long as you are insolvent in the year of your short sale or foreclosure. Insolvency means that you have more debt than assets.

$129,900 Short Sale | Houses for Sale in Tempe AZ

Ron Wilczek — Sat, 19 Nov 2011 03:46:01 +0000

As Tempe realtors, Kristina and I are proud to present this beautifully remodeled home that is 90% complete. Just bring your own kitchen! This Tempe home for sale is offered as a “pre-foreclosure” short sale. A lot of money and love went into the renovation of this home. We are sure you will appreciate the craftsmanship. There are very few houses for sale in Tempe AZ that have been finished this nicely.

107 W. Alameda Dr., Tempe, AZ 85282

See the 28 slide home show: Houses for Sale in Tempe AZ

$129,900
1,266 square feet built in 1960 and 90% remodeled
3 bedrooms, 2 bathrooms, 1 car garage
Wood laminate and tile flooring
Beautifully remodeled bathrooms with plenty of tile
Amazing professional landscaping

Sample Pictures:

Phoenix Housing Tracker statistics and market conditions

Sell my house quickly with no equity in Phoenix

Here are some Tempe highlights as found in on the official Tempe website, Tempe.gov

Tempe is one of the 100 Best Communities for Young People, according to the America’s Promise Alliance. The award honors outstanding efforts on behalf of young people by multiple sectors of communities.
In a recent poll by the O’Neil Associates/ASBA Arizona Economic Indicators Monitor, Tempe ranked as the Arizona city with the highest quality of life and the best downtown.
Tempe named North American City of the Future : Tempe and the Greater Phoenix Metropolitan Area were recognized as North American Cities of the Future for 2009/2010 by fDi Magazine (Foreign Direct Investment) this month. In the overall category of Major Cities of the Future, Phoenix ranked 10th in North America with other cities in the United States, Canada and Mexico. In the category of Small Cities of the Future, Tempe was fifth in North America for best human resources, meaning best potential employees,
following cities such as Pasadena and Minneapolis. Tempe also had the fifth largest number of post-secondary students in North America for cities of its size.
Tempe is the Most Walkable City in Arizona, according to Walkscore.com. Downtown Tempe’s Mill Avenue District scored 98 out of 100 for one of the best places to take a healthy walk.

Sell My House Phoenix Arizona: More Questions

Ron Wilczek — Thu, 10 Nov 2011 22:47:12 +0000

Jenny asks…

Tips & steps to sell out of state property?

I know the market is bad, but what are some tips that will get it sold quicker. The house is in Phoenix, Arizona.

-4br 2 1/2 bath

so far we are going to put in new carpet, what else will help

Ron Wilczek answers:

Besides price….

There’s a lot of competition for selling a house in Phoenix. It’s important to have every advantage you can. We find that providing our sellers with excellent photography and plastering our listings all over the Internet are very helpful. See our ways to sell a house quickly in Phoenix.

I’ve heard other realtors call it “cheap and cheerful”. Paint and carpet and more important, as well as front yard clean up and color. Plant some new annuals, the flowers that come in the six packs. Many buyers won’t go into the house if the front yard is ugly.

If you’re having an open house, bake something. Smells of home cooking in the house is tremendous stimulator. If you don’t bake, go get some dough and bake them. Or the Glade candles are a good substitute.

More Phoenix Real Estate FAQ

Thomas asks…

Why won’t my house sell (asked before but with more info this time)?

Okay, I asked this question earlier but evidently didn’t share enough specific information. Looking for some steps to sell my out of state property, how do I sell my house located outside of Phoenix Arizona?

My dilemma: my house has been on the market for 13 months. I have lowered the price dramatically during that time but still no offers. It is located about two hours north of Phoenix, Arizona, in a beautiful retirement community called Prescott. The home has been freshly painted on the outside, has absolutely stunning views of two well-known mountains, and has pool, tennis court and trailhead access. My husband’s relocation company has recommended another $50K price reduction. Understand that this market is very slow, with approximately 200 other homes somewhat similar in square footage, lot size, etc. Some are priced higher, some lower. So what can I do to sell this house? We’re now paying temporary rent where we are now (in the Northeastern part of the country) as well as the mortgage on this house.

Ron Wilczek answers:

I’m glad you rewrote this question because there was not information to answer last time.

Do the following:
1. First check to see if the house is listed correctly on the MLS. Make sure it is priced what it should be, has the right location, cross streets, Thomas Guide, section, etc.

2. Offer 4% to the buyer’s agent

3. Offer to pay as much closing cost as legally allowed.

This is much better than lowering it 50k, especially if you have homes on the market that are priced higher than yours. With a 4% buyers agent commission you will attract “money motivated” real estate agents who will guide their buyer into buying your home by showing them higher comps.

Closing cost assistance will also help people purchase your home because they can use the money you are offering to pay to buy down their interest rate or get your home with less money down and less money out of pocket.

George asks…

Need to evict brother?

I need to evict my brother. I live in Illinois and my brother lives in my moms house in Illinois. My mom and dad live in Phoenix,Arizona my parents want to sell house now. My brother says a friend who needs to sell his house now will buy my moms house when he sells his, but my mom needs to get it on the market now. My brother is not cooperating, he never payed rent, and lived there for 5yrs with girlfriend and his handicapped son who can not talk at 5yrsold — plus 11 yr,old daughter. Mom wants him out now as he is putting mom in credit problems. The utilities are in her name and my brother is very late on electric and gas. My mom gave him 6500 dollars to fix the house last year-NOTHING WAS DONE-MONEY GONE AND back siding is gone. I suspect my brother is addicted to drugs. How can I help my Mom to sell out of state property and to get my brother and his girlfriend out of house ASAP. There was no contract to fix up the house with my brother, nothing was written but it was a verbal statement. CAN I GIVE HIM A 10 DAY EVICTION NOTICE? Thank You

Ron Wilczek answers:

There is certainly a lot of drama in this situation. Personally I think you should use an eviction service. This will keep you out of the most difficult and emotional part, as well as make sure everything is done legally. It will cost between $400- $600 to have it done for you, and worth every penny. Depending on local laws you may need to serve two eviction notices, one for him and another for the girl friend.

Carol asks…

I need to build a pool fence in a yard where the pool is in the center. Use wrought iron or removable mesh?

Hi -
I need to build a pool fence in my backyard in Phoenix, Arizona. My backyard is fairly large with grass on the west side, the pool in the center, and rocks on the right. Because of the layout, there doesn’t seem to be one ‘perfect’ way to lay out this fence.

Should I use a wrought iron material or the removable mesh?

Concerns with wrought iron:
It is too permanent & will look bad when we try to sell the house
It can be climbed
It will look like a prison cell in backyard

Concerns with Mesh fencing:
It won’t be as transparent
It will look like a huge fly swatter in my backyard
Do they look cheap???

Please help!!!!
Pictures of my yard:

Ron Wilczek answers:

Wrought iron is sturdy and does the job of keeping small children out of harms way. Any fence or containment will look like Sheriff Joe Arpario has annexed your back yard. But, it’s the law and so many little ones have died in swimming pools — that’s the way it is. In my experience the wrought-iron ones are much more durable and permanent. They are designed so they are not easy to climb unless a person has some pretty good strength, and that’s not characteristic of small children.

People who buy the mesh fencing generally do so because it can be taken down and stored easily. In other words a family who doesn’t have any children, but has grandchildren, can store the fence in the garage until the grandchildren come over.

Either way, make sure the gate to your backyard is locked to keep people away from the pool and make it more safe.

Regarding resale values, and if you’re going to sell your house in Phoenix Arizona, it’s all a matter of personal preference.

Laura asks…

If I were to rent a house in the Phoenix Arizona area, what am I responsible for besides rent???

I currently own a home but am thinking of selling my house and renting for a couple years. If I was to rent a house, who is typically responsible for the following expenses, the renter, or home owner:

1. HOA Fees
2. Landscape maintenance.
3. House Insurance.
4. Property Taxes.
5. Anything else I may be missing???

Ron Wilczek answers:

If you are paying rent for a house, the insurance, HOA and taxes should be paid by the landlord. However, you will need renters insurance.

Generally speaking you will be responsible for the landscape maintenance unless otherwise stated in lease. Some of the investors we have worked with have included bi-monthly pool maintenance in the lease. You need to read the lease to see what you are to pay, or you need to negotiate such terms into the lease. If you were not renting a house and you were renting and an older apartment, maybe the water and heat could also be included.

As a landlord, my renters were responsible for the first $50 of a repair to keep them from calling for every small detail. Unless they caused the problem and then it’s 100% (like drains, toilets, etc).

They are to have the carpets cleaned at their expense when they move out.

They are to maintain the landscape.

Mark asks…

Can’t grow grass…?

We live near Phoenix Arizona and usually our lawn looks beautiful but this year. My husband accidentally put a grass killing fertilizer down and though we have re-seeded and re-fertilized with regular fertilizer… what little grass was there is dying and the yard looks yellow and there are bare spots. What can we do? It’s been 4 months since he put the grass killing fertilizer down. Whats worse is we are trying to sell our house right now and the yard looks horrible.

Ron Wilczek answers:

This is really not my area of expertise. What you should do is check the label to see how long it is supposed to last. Some last for years while some last only for a couple months. Some can be washed away or soaked down very far into the soil and too far to harm grass any further. What you can try is to saturate the lawn very heavily with water. Then let it dry. Repeat this several times. Usually that will flush most of the grass killing agent away. If it doesn’t work, then you may have to replace the soil down to a safe level or consider installing sod. Desert landscaping is also an option. You should contact a landscaper for more information. Perhaps your local Home Depot/Lowes garden center may have some more answers or possibly something to negate the killer. I’m so sorry about what happened.

More Phoenix Real Estate FAQ

Your Questions About How to Buy Foreclosed Homes, Phoenix

Ron Wilczek — Tue, 08 Nov 2011 19:09:18 +0000

More Phoenix Real Estate FAQ

Sandy asks…

What’s the best way to get a list of home foreclosures / bank owned homes in the Phoenix area (I live in DC)?

Thanks!

Ron Wilczek answers:

Please do not limit your search to only Phoenix foreclosures. If you do so it may miss out on the house you really want.

In my area all bank owned homes and all HUD owned homes that have been foreclosed are listed with a real estate broker and in the MLS right along with all the other houses for sale.

Look at all the houses for sale that fit your needs and your price range and buy whichever one is the best house for the price.

Do not ever pay to get a list. The exception would be if your looking to buy homes at the trustee sale. That’s a whole different subject.

ADOH $4500 Short Sale Assistance Program

Ron Wilczek — Sat, 05 Nov 2011 20:48:00 +0000

This article covers a foreclosure prevention program announced by the Arizona Department of Housing in late summer of 2011. Find out if you can qualify for the program and take advantage of this financial assistance.
SHORT SALE ASSISTANCE OVERVIEW

SHORT SALE ASSISTANCE BENEFITS

WHO’S ELIGIBLE

INCOME CHART

SHORT SALE ASSISTANCE PROCESS

SHORT SALE ASSISTANCE OVERVIEW

The Arizona Department of Housing (ADOH) has over $250 million foreclosure prevention funds it has not been able to spend. The money was originally allotted to principal-reduction loan modifications in an effort to help those people who said “please help me save my house from foreclosure.” The program was considered a failure because lenders were not approving loan modifications. The following is quoted from an azcentral.com article dated September 1, 2011 by Catherine Reagor:

The Arizona housing agency has been able to persuade lenders only to match their principal reductions to modify six loans, so far. The program was launched a year ago, and Trailor (Housing Director Michael Trailor) said as many as 30,000 Arizona homeowners should qualify.

He said the miserable results, because of lender’s reluctance to cut principal and Fannie Mae and Freddie Mac’s policy not to reduce loan amounts, have been a frustrating and time-wasting effort for his agency during the past year.

ADOH is now willing to spend that money helping homeowners short sale their homes. Fnd out if you qualify by reading the information we presented below.

SHORT SALE ASSISTANCE BENEFITS

Maximum of $4500 in transition assistance paid to the consumer.
Maximum of 3% of the sales price for buyers closing costs paid on behalf of the seller.
Maximum of $5000 paid for a second mortgage settlement if the mortgage balance(s) are greater than 120% of the subject property’s fair market value.

WHO’S ELIGIBLE

Program assistance commitment must predate the fully executed purchase and sale agreement.
~~Maximum first mortgage amount of $729,750 (must be a conforming government sponsored entities loan)~~. (Applies only to loan modifications.)
Family may have not used their home for a “cash out” refinancing, most commonly known as a home equity line of credit. The family may still be eligible if the home equity line of credit was used only as purchase money for the home.
Families with income no greater than 120% of the average median income for the county of residence.
Families who have experienced a household reduction in income since financing the home either through underemployment, illness, death or divorce.
Families who occupy the house as a primary residence (no investment or second home properties allowed). Included are single-family residences, 1 to 4 unit dwellings, condos, and townhomes.
Family allowed to be current on their mortgage as long as they do not have more than 3 months principal, interests, taxes, and insurance (PITI) in liquid assets. Otherwise, they must be 2 payments past due.
Consumer must be no less than 60 days from the Trustee Sale date unless they have an agreement with the loan servicer in advance.

MAXIMUM INCOME TABLE

County	Household Size
County	1	2	3	4	5	6	7	8
Maricopa	$55,050	$62,925	$70,800	$78,600	$84,900	$91,200	$97,500	$103,800
Pinal	$55,050	$62,925	$70,800	$78,600	$84,900	$91,200	$97,500	$103,800

SHORT SALE ASSISTANCE PROCESS

We have created this resource to help you understand Short Sale Assistance Program. You may read about the process overview and take the department’s self-assessment survey by clicking on the link below:

or Save MY AZ Home

Sell my house quickly Phoenix Arizona

Home for sale in Sun City West

Ron Wilczek — Thu, 20 Oct 2011 07:10:30 +0000

Just listed for sale in the retirement community of Sun City West. This charming piece of real estate has wood laminate flooring throughout for easy care and maintenance.

See the 18 picture home show: Homes for sale in Sun City West at 13227 W. Opal Dr. 85375

$84,900
1,000 square feet built in 1979
2 bedrooms, 2 bathrooms, 2 car garage
Wood laminate flooring throughout for easy care
12′ x 10′ kitchen with an additional 8′ x 4′ transition to dining area
10′ x 9′ dining area
13′ x 11′ Master bedroom with walk-in closet
12′ x10′ 2nd bedroom
Huge 17′ x 12′ laundry room
Screened in Arizona Room 20′ x 10′
20′ x 20′ 2 car garage

Other Listings and Buy Foreclosed Homes Phoenix

Sample Pictures:

From: www.Surpriseregionalchamber.com

After its success with Sun City, Del Webb moved four miles down the road and launched Sun City West , a second community mirroring the lifestyle enjoyed by those in Sun City.

Some facilities were developed before the first residents moved to the community. The Hillcrest Golf Course opened as the first residents moved to Sun City West in 1978. The course has hosted several PGA, LPGA and Senior PGA events.

The Sundome Center for the Performing Arts is the largest one-floor theater in the country and features famous musicians, plays and variety shows.

The Del E. Webb Memorial Hospital serves the health needs of area residents, along with its sister hospital, Walter O. Boswell Hospital in Sun City. Virtually every major medical specialty is represented by physicians in the surrounding area. Because of the large population of retirees, many physicians specialize in diseases or care for the elderly.

Sun City West , was completed in 1997 and includes 17,000 homes, 31,000 residents, seven golf courses and four recreation centers. A strong spirit of volunteerism exists here as well. The Sun City West Prides keep the streets clean and the area’s Sheriff’s Posse assists in maintaining law and order.

Like Sun City, the community is unincorporated and is age restricted. One member of the household must be at least 55 and no one under 18 is permitted as a permanent residence.

Tempe AZ Real Estate Short Sale

Ron Wilczek — Fri, 26 Aug 2011 03:11:11 +0000

1st LIEN HOLDER APPROVAL HAS BEEN OBTAINED!! NO LONG WAITS FOR THIS TEMPE SHORT SALE. A RARE 4 BEDROOM / 2.5 BATHROOM FIND IN THIS AREA AND SQUARE FOOTAGE RANGE.

See the 20 picture home show: Tempe Real Estate at 1089 Fremont Drive.

Sample Pictures:

$79,900
1,452 square feet built in 1972
4 bedrooms, 2.5 bathrooms, 1 covered parking and one uncovered
Community Pool
$125 monthly HOA that covers exterior maintenance of home, roof repair, blanket insurance policy, garbage collection, front yard maintenance, street maintenance

TWO TONE PAINT PLUS UPGRADED CABINETS AND SINKS THROUGHOUT THIS TOWN HOME. FLOOR PLAN INCLUDES A 10′ X 9.5′ DINING ROOM THAT CAN EASILY BE INCLUDED AS PART OF THE 18′ X 11′ LIVING ROOM. HOME INCLUDES ONE COVERED AND ONE UNCOVERED PARKING SPOT AS WELL AS A LARGE STORAGE SHED. VERY NICE HOME LOCATED CLOSE TO SHOPPING, TEMPE PUBLIC LIBRARY, ASU, MILL AVENUE AND ALL ITS ENTERTAINMENT, PLUS FREEWAYS. HIGHLY RATED TEMPE SCHOOL DISTRICT. THIS IS A SHORT SALE THAT REQUIRES LENDER AND INVESTOR APPROVAL.

Other Listings and Buy Foreclosed Homes Phoenix

Sun Lakes Executive Retreat

Ron Wilczek — Thu, 11 Aug 2011 05:02:04 +0000

Corporate relocation provides executive retreat opportunity for Sun Lakes Real Estate and the discerning buyer. Owner paid $274,000 and invested approximately $253,000 over six years to make this a resort style Sun Lakes AZ Home for Sale. Top of the line upgrades are too numerous to list and are contained below for more detailed Sun Lakes Real Estate information. Let the upgrade list and pictures do the talking. Scottsdale quality home at a bargain price. There is no other home like it in the area. This retirement community allows residents of 40+ years of age.

See the 37 picture home show: Sun Lakes AZ Homes for Sale at 9626 E. Glenside Court.

Sample Pictures:

$335,000
2,540 square feet built in 1986
3 bedrooms, 2 bathrooms, 3 car garage
Resort style pool
Granite countertops and upgrades too numerous too list; click here for more detailed Sun Lakes Real Estate information

Other Listings and Buy Foreclosed Homes Phoenix

Sun Lakes AZ Homes for Sale

UPGRADE LIST: 9626 East Glenside Court, Chandler (Sun Lakes), AZ 85248

Extensively renovated both inside and out with a total renovation cost of approx. $253,750 with all inside renovations occurring in the last 1 –18 months. Original cost of home $274K.

INTERIOR: APPROXIMATE AGGREGATE COST $106,500

KITCHEN

• $62,000 – Expanded footprint and restructure of walls, ceilings, ductwork, exterior windows, tile work and overall layout design as well as high end stainless steel appliances to create a highly functional gourmet kitchen.

o 42” maple cabinets (espresso) with under counter lighting and glass backsplash with tongue and groove full wood/drawer boxes that are self/slow closing

o 42” Kitchen Aid refrigerator, Electrolux dishwasher, Bosch Convection Oven Gaganau Gourmet Steamer ($6,000), Elica European Chandelier Blower/Fan/Light.

o Brazilian Minsk 3cm granite that includes 15’ x 3’ raised custom dining/sitting bar.

o Delta remote sensor fixtures and Ticor deep heavy gauge stainless steel sinks

o Adjacent custom bar with matching cabinets, backsplash, granite, fixtures and cabinets.

o Oversized brushed nickel plated ceiling fan (3 speed).

o Recessed multi-zoned lighting 10 total in 3 kitchen area zones.

o New French doors with built in shades off the dining/living area and new sliding glass doors of the kitchen/dining area to backyard covered patio.

3rd BEDROOM, HALL and OTHER LIVING AREAS

• $20,500 – Significant Interior design layout and upgrade that include wall construction, lighting and tile work, etc. related to conversion of existing office to a 3rd large bedroom as well as building a 12’ storage closet with 3 sliding doors in the hallway.

MASTER / GUEST BATH and UTILITY ROOM

• $24,000 – Master bath renovation includes custom designed travertine and concrete bath/shower with inlaid custom tile work interwoven in design and Kohler high end fixtures as well as cabinets/vanities, granite counter tops, linen closet, etc..

OUTSIDE: APPROXIMATE AGGREGATE COST $147,250K

Extensive improvements, upgrades and inclusions to the lot to convert the property into a highly private resort like setting with multiple sitting, gardening, swimming and entertainment areas.

• $78,000 – 52’ x 20’ custom built in pool with multi color underwater lighting; 12’x14’x12’ combination in water/outside of water covered pergola; 3ft to 91/2ft in depth; swim outs on both sides and ends; 6” deep sunbathing/resting platform (8’x 5’); heavy duty/capacity pool equipment

• $21,750 – 42’ x 14’ x 9’ custom covered patio that was built around single span crane laid I-beam construction; 3 ceiling fans; 8 zoned lights with specialty LED lighting (non insect attracting); and includes cable TV set up and 3 separate 8’x8’ sunscreen privacy shades.

• $12,000- Custom designed outside fireplace spans 20ft. & includes in laid flagstone seating

• $6,000 – 5 raised gardens with individual irrigation and paver walkways between

• $9,500 – 2,000+sq. of custom designed specialty Florida tile (cool deck surface) pavers and brickwork separate pavers and walkways that is spread across multiple sitting/lounge areas

• $20,000- landscaping that includes brick paver work to outline 1500+ sq ft. of grass; stepping stone walkway to grape arbors; mature trees and related irrigation; 4 separate outside hose areas; Multi-zone low level lighting