Gary and Shannon 's Blog

Another Reason To Love Cave Creek, It's Easy To Do

Sat, 12 Dec 2009 09:41:37 -0600

Here is another installment in an occasional series extolling the virtues of our little town Cave Creek. Our many and varied eateries have long made Cave Creek both a destination for tourists, and a haven for snow birders who return each winter. Recently, a new establishment has opened, garnering instant acclaim due to the hard work of its owner. Take a bow, Bryan's Black Mountain Barbecue.

We recently had the pleasure of taking lunch there with some out of town guests. I sampled the pulled pork sandwich, which was delicious and moist. My friend partook of the two meat combo, while the ladies each took a half slab of pork ribs. All were impressed with the preparation and taste. The ribs were smoky and tender and came out piping hot. My wife also had the baked potato salad, which to clarify, is a potato salad in which the spuds themselves are baked, so it is not a hot dish, it has amazing texture and spicing, in a word- Yum. Also, recommended is "our famous olive coleslaw". We had tried it with some friends at the recent "Taste of Cave Creek" festival. To admit, we had taken one bite and not really liked it. Boy, were we wrong! The second bite somehow drags you in and you quickly realize how scrumptious it is.

Located at 6130 East Cave Creek Road in Las Tiendas, they are closed on Sunday and Monday. And remember, it is freshly prepared so it will take a few minutes to arrive cos it ain't fast food, it's real food.
You're Welcome!

Cave Creek Gets A Boost From Walmart

Tue, 08 Dec 2009 09:39:45 -0600

The town of Cave Creek was recently involved in a minor kerfuffle regarding the re-zoning of a parcel of land on which Walmart were proposing to build a new store.

The town folk were overwhelmingly in favor of such a development, indeed the last council elections were a virtual referendum on the issue, with those for it being voted in, and those against being shown the door. In fact, four incumbents were defeated by four newcomers. Pretty decisive.

Naturally, this did not discourage the usual crew from central casting, including many non-residents, in mounting their knee-jerk reaction campaign to defeat the great Satan--- Walmart.

They succeeded in having the issue placed on the ballot in a special election and were resoundingly defeated, as expected. They did succeed in delaying the start of the project, therefore denying the town much needed revenue for another eleven months. Thankfully, cooler heads have prevailed and the tax revenue will prevent the need for a property tax, something for which we should all be grateful. Not only will the revenue derive from an estimated catchment area of 30,000 people from surrounding communities, thereby spreading the "load" but Walmart will also bring around 300 much needed new jobs to the area.

All in all, a good thing for our little town.

Another Good Reason To Call Cave Creek Your Home

Sun, 06 Dec 2009 10:19:37 -0600

Cave Creek, which I am proud to call home, is a great little western town with an eclectic mix of art stores, restaurants and bars, plus antiques and collectibles sprinkled throughout the town core. Add in the awesome Spur Cross Conservation Area with its many and varied hiking trails, and Cave Creek makes a great destination for a visitor on a day out. It also makes for a great place to live.

Many creekers are over-achievers and the latest incarnation of that trait is the monthly (first Saturday) "Thieves Market" situated for the most part in the parking lot behind Big Earl's Greasy Eats. It is an open-air market that brings together a mixture of both local merchants displaying their wares, plus vendors who come up for the day. All manner of arts, crafts, metal-works, vinyl records, clothing (both new and antique), BBQ equipment, jewelry, massage, bric-a-brac, concrete statues, antiques and Americana is on display. Grab a cup of coffee and stroll around. This week I even saw a WWII Japanese rifle. There is truly something for everyone. Come up for the shopping, then stay for lunch at one of our many great eating establishments. You could stay on site and enjoy one of Big Earl's legendary burgers. Or you could cross the street and eat at the newly-opened, and extremely popular, Bryan's Black Mountain Barbeque. (I'll be writing more about that eatery next time).

See you at the next Thieves Market on January 2nd, 2010, it is a blast. And maybe you'll fall in love with Cave Creek just like I did.

(Photo courtesy of Sonoran News)

Oh, Bank of America...Have You Met Customer Service? No, I Didn't Think So.

Mon, 26 Oct 2009 11:32:45 -0500

This is a story that despite being fraught with difficulties, has a happy ending. It is partially about the difficulties we sometimes experience with short sales; it is partially about the hoops one must go through to obtain a loan, but mostly it is a sorry tale of complete, absolute and total lack of customer service that a client of Bank of America can expect today.

Let's start at the beginning, shall we? We had out of state clients that were looking to buy a home in the Cave Creek area, having lived there previously. Naturally, we encouraged them to get pre-approved so that they would not be hampered, should we locate the perfect home. They were well-qualified, with a down payment of 20%, and they told us that they would contact Bank of America, an institution they had used previously, with success. We have long held reservations regarding BofA, which are beyond the scope of this article, but we had no choice but to allow them to proceed. So they called BofA. Again and again and again! That's right, they had to call three times before they were to receive the courtesy of a reply. Personally, I would have dumped them then and there on that basis alone. Unfortunately, the buyers' previous experiences had created a loyalty to BofA that was neither warranted nor deserved, as they would now confess today. As you are no doubt aware, the purchase contract in Arizona requires an addendum called the Loan Status Report (LSR) which, in part, informs the seller as to how far along the process of getting a loan the buyer is. Additionally, it requires that the lender respond to enquiries during the escrow period from the agents involved so that everyone is up to speed. BofA do not "DO" LSRs. Such is their arrogance that they choose to transact business in a state that requires such a form, whilst essentially thumbing their nose at the process. Instead, they give you a "Buyer Ready Approval Certificate" and promise to close the loan within 30 days, or...or, nothing, actually. They make the promise, but there is no penalty if they fail, so it is an empty one. Curiously, when we asked our clients if they had furnished all their tax returns, etc., they told us that BofA said not to bother, until they found a home. Hmm! In reality, they were only really pre-qualified, not pre-approved. The fact is that BofA do not care to perform the necessary work ahead of time, instead they prefer to have you jump through hoops, (hoops that could have been cleared weeks earlier) during the escrow period. It may delay your closing, but better that than have them do their due diligence ahead of time, after all, you are just the customer, right?

As an aside, we were in back-up position on a short sale at this time. Then, the phone call. The original buyers had backed out, so it was ours if we wanted it. We did. BofA swing into inaction. Their ability to return a call was non-existent. Their communication skills dreadful. The "personal banker" that had begun the ordeal would not speak to either the buyer or us, as the file had been forwarded to processing/underwriting. The phone messages on all contact numbers essentially said "The chances of us calling you back with 24 hours are so small as to be incalculable." They demanded all sorts of financial evidence (retirement accounts, IRAs, etc.) that should have been dealt with before we even found a property. They demanded roof repairs two days before we were scheduled to close escrow. They demanded ADEQ water records on the day we were scheduled to close escrow. Such reports normally take 7-10 days to process, although we were able to get them the next business day, due to a helpful contact. It appeared to us, that all these last minute demands were the result of an organization that did not even pick up the file until about the third week of escrow. Such is their contempt for the client, that they would much rather make you do the impossible, than start work on the file in a timely manner, in order to allow you to honor their requests. All the while, not returning calls or communication in any way. They promised to call back, they didn't. They promised loan docs by a certain deadline, three days in a row, and were unable to manage it even once. All without letting the client know. You see, they manage to communicate, the little that they do, through the "customer service" people who answer the telephones. These people cannot help you, they can only relay your messages of frustration via email to the actual person who CAN help you but you are not allowed to speak to on the phone. In all the days of our escrow the client spoke to the actual "loan officer" a total of- wait for it- four times. Meanwhile our clients spoke to the unhelpful drones at "customer service" everyday.

In the meantime, the short sale final approval, which was also handled by another worthless BofA department, was contingent on a HUD 1 being approved that reflected a certain minimum dollar amount. This was duly sent, and ignored. So we had the loan docs signed, were ready to fund, but we still could not close. Bank of America was preventing Bank of America from closing on the house. We knew the name of the individual who needed to approve the HUD 1, take a bow Kim Alexander, but the operator ran interference and could not be persuaded to allow us to speak to her. We were not authorized. The operator would not even explain the procedure or the process or the time frame usually needed to complete the authorization. She preferred to spend 20 minutes arguing about what she would not do, rather than spending 5 minutes on explaining the process. It was like dealing with the government. The listing agent, who WAS authorized to speak to Ms. Alexander, was also denied access. Unbelievably, due to the listing agent's tenacity, someone in the chain of command accidentally gave out the direct number of the short sale deadbeat. OPPS! Ms. Alexander told the lister that "I have had the HUD 1 since 9.30". The lister said, "You mean 9:30 this morning?" "No," she replied, "I mean 9/30 (Sept. 30th)." It was Oct. 5th! Wonderful, but it gets better. She eventually sent the approval to the title company. However, it was encrypted for "security reasons" (I have no idea why as it contained no secure info, like SSNs, for example). The title company was unable to open it, so they contacted Ms. Alexander. Guess what she did? She put them in contact with a techie in India or Pakistan, I am not kidding, who was also unable to open it. Could BofA have been more unhelpful? Why not just scan and email the approval? Too simple, I suppose.

Ultimately, we closed escrow around eight days late, which is not too tragic in the overall scale of things. Remember, though, that we had been in back-up position so I have no idea how long the original buyers had been mistreated before the deal fell in our laps. Maybe they died of old age. I have heard of some short sales taking up to 7 months to complete.

As I said at the outset, this is a story partly about short sales, but mostly about an epic failure in customer care. Not so long ago, when dealing with a buyer, their lender would often make a great effort to impress you in hopes of future business. BofA has made no such effort, and obviously believes it is too big to concern itself with peons like me. That is their right. However, it is probably no coincidence that they just posted a 3rd quarter loss of $2.2 Billion.

Anecdotally, other title officers and Realtors have said that generally banks no longer seem to care. In our area, it seems that BofA have the worst reputation, whilst of the big ones, Wells Fargo maybe has the best.

What do you think? I'd love to know.

How local should your real estate agent be?

Wed, 23 Sep 2009 11:41:09 -0500

We recently closed escrow on a home in the city of Buckeye that we helped a first-time buyer secure. They kindly sent a note thanking us for helping to make the experience as smooth as possible. They also stated how glad they were to have stuck with us, even as friend and colleagues were pressuring them to use a "local" agent. (We are based in Cave Creek, AZ) It got me to thinking "Is that a valid concern?"
As with many things in life, it depends. Information is so freely available in this hi-tech era, that it is relatively easy to garner information. In a previous life, when I lived in Los Angeles, it was not unusual to sell homes as far apart as Marina Del Rey to the west and back to Pasadena or Glendale to the east. In fact, I even sold one home that belonged to a friend in Palm Springs, some hundred miles away. Although some agents choose to concentrate on one particular area, it is not unusual for denizens of large metropolitan areas, such as Phoenix, to spread their wings a little. We have sold homes in areas as far north as Cave Creek and Anthem (and a vacant lot in Black Canyon City) to the home in Buckeye to the west, and houses in Gilbert and Mesa to the East. The only difference between Phoenix and Los Angeles is the commute time. From Cave Creek to Buckeye, a 70 mile trip, takes about an hour and a quarter. A journey of similar distance in L.A. would most likely take two or more hours.
The other important aspect in selecting my wife and I, is that we are very experienced agents. Between us, we have 25 years experience and therefore have run across, and solved, most problems you are likely to encounter in a transaction. We are experienced negotiators. We have many contacts. For example, we are currently representing a buyer on a home in Tonto Hills that has a private water company. A week before closing, the lender required a lot more information on the capabilities of that company. That info can only be obtained from the Arizona Dept. of Environmental Quality and would take 10 days to access. We got that information the very next business day.
So the question becomes. Are you better off with a "newbie" who lives in Buckeye, or an experienced pro who is willing to undertake a 140 mile round trip to show you properties? How about the Buckeye "pro" who was selling homes for $265K three years ago? The exact same home that you just bought today for $110K. How helpful was their advice back then? And before you ask, we deterred many of our clients who did not need to buy over the last few years, soon-to-be-retireds, for example. There is much more to life than money.
Finally, any business depends upon referrals as its lifeblood, none more than real estate. That is why we are always willing to go the extra mile, literally, to satisfy our clients.

Fannie Mae, But Then Again, Mae Not.

Fri, 07 Aug 2009 14:10:20 -0500

Real estate owned (REOs) form a large part of the inventory in the Valley of the Sun, for reasons that have been written of many times. In a nutshell, meteoric price rises fueled by speculators, followed by catastrophic price plummets equals mucho REOs.
So the chances are, especially in the lower to mid-priced range, that if you are looking to buy a home in one of the may burbs of Phoenix, you'll likely find some that are bank-owned. You also may find some that have been taken back by the Federal National Mortgage Association (Fannie Mae) as they insured many loans, and have since had to take possession of certain homes where the owner had defaulted on their loan.
Recently, I have written of our endeavors in Buckeye, AZ, where extreme low prices and excellent value for money, has enlivened the local real estate market. As previously noted, many are REOs, bank owned short sales. Such has been the intensity of the market, that the local paper carried a story of one young couple who had written 15 offers before successfully securing a property.
Our previously mentioned clients were a little forlorn at that news, but due to superior representation, Moi, we were able to get their dream home on only our third attempt. The seller was none other than Fannie Mae, and is the point of this post. Finally.
Being a government organization, they like to do things differently. Rarely better, but certainly different. I like to say that government being government, they like to add as many extra layers of efficiencies as possible. Let me explain.
We wrote and presented our offer in the normal fashion. We received a verbal counter, which goes against everything you have ever done, which you have to accept so that they can click the "accept" button on the computer. Then you get a written confirmation of your verbal agreement, signed only by the selling agent, in this case me, which is hardly binding on either party. Some days later you are again verbally informed that your offer is now "accepted", which starts the countdown on the various contingencies. Sometime the next day we received an entirely new purchase contract, generated by the seller, purporting to have amalgamated both the original contract and the counter into one document. In this case it did, but also added a few clauses and contingencies not previously mentioned. They were not deal-breaking, so our clients elected to sign off and secure their home. Bear in mind, at this point we do not have a single signature from a representative of Fannie Mae, which is a little disconcerting. Listing agent assures us this will be rectified in escrow, although from a legal standpoint I still doubt that the contract is binding on either party until that point. That's gubmint for ya!
Then the good news. The home had no stove and no water heater. We had advised our clients that as they were getting a USDA loan, the HUD appraiser would require them to be installed prior to closing in order for the home to be "habitable". They were willing to comply. However, we received a call that Fannie Mae was installing a brand new water heater, stove and microwave hood, plus a ceiling fan and sundry bathroom fixtures. Completely unbidden. Needless to say, my clients were ecstatic! A more duplicitous agent might have claimed it was as a result of endless hours of negotiation and desk-pounding on his part. I demurred.
So as I said, Fannie Mae and, then again, Fannie Mae not. In this case, she did.

Jump Starting the Greater Phoenix Metropolitan Area Housing Market

Thu, 23 Jul 2009 11:50:22 -0500

Recently, I have been working with a young couple looking to buy their first home in the Buckeye area. I believe I have mentioned this before, but it is possible to purchase a good-sized four bedroom home, less than 4 years old, for around $100,000. Some are available for even less. Coupled with the tax credit available from the government, it make buying a home a no-brainer. Especially, when compared to renting.
However, it is staggering to see that virtually all the homes for sale are bank-owned or short sales. The underlying stories behind some of these homes can be disheartening. So many of the bank-owned properties were sold just 2-3 years ago for $250,000 or so, and are now being offered at $80-100K, a loss of some 60%. Sad indeed for the families involved. However, as they say, it is an ill wind that blows no good. Consequently, buyers like my clients, who thought the possibility of home ownership had passed them by, are now getting another chance. In fact, the market out there has been so hot, and understandably so, that we are now seeing multiple offers in many cases. This can be a little frustrating, but perseverance will win the day.
I also spoke with an agent who is involved in selling some remaining new homes after the developer went bust. These homes are essentially bank-owned short sales, some only part completed. What was surprising was his tales of how long it takes some banks to respond to offers. Many, sensing the urgency, respond in a couple of days. One in particular, that I won't name (but the initials were Wachovia) had 7 active offers sitting on their desk awaiting approval for over 3 months. What on earth are they thinking? I would hazard a guess that many of those offers will be rescinded by buyers who have found a more willing seller. Who would want to miss out on buying a home due to the laziness of some pencil-pushing banker. The bank is also doing a dis-service to its shareholders by not liquidating non-performing assets. Maybe they are all too busy counting their T.A.R.P. funds.
A good time to buy, I think.

Greater Phoenix Metropolitan Area Real Estate Markets Begin to Stir. It's Alive!

Tue, 30 Jun 2009 18:18:30 -0500

My regular readers will know that I am not a fan of government intervention. Rarely, if ever, does it result in a better product, good or service. Typically, it adds cost and bureaucracy. Having said all that, as a Realtor, it is also my job to stay abreast of any programs that might assist my clients. Naturally, the first government aid is the $8,000 tax credit that first time buyers receive if they buy a home. A first time buyer, by the way, is categorized as someone who has not owned a home in the past three years. There are some conditions, and limitations, attached to this credit so please consult with an experienced lender for more information.

Secondly, whilst consulting with a lender in concert with a young couple searching for a new home in Buckeye, we learned of another loan program administered by the United States Department of Agriculture. Yes, really! It is designed to provide assistance to spur rural development of land that was once farmed, or designated agricultural.

It is very similar to a V.A. loan in that borrowers can get a 100% loan with no down payment, no private mortgage insurance and a 30 year loan with a fixed rate. The icing on the cake? The seller can contribute up to $6,000 towards buyer's closing costs or pre-paids.

When you factor in that a 2000-2500 sq. ft. home in Buckeye, likely less than 3 years old, can be bought easily for around $100K, it is no wonder these home are flying off the shelves. It's cheaper than rent. By the way, it's not just Buckeye that qualifies, there are other communities, so speak to your preferred lender today.

Code of Ethics Woes in the Phoenix Real Estate Market

Wed, 10 Jun 2009 20:29:50 -0500

A recent ethics investigation demonstrated a Phoenix area Realtor did not act in the best interests of his/her client.

Recently, a Phoenix area buyer ran into a spot of bother with his Realtor. Obviously, the reporting named no names, so this anonymous story could occur to anyone, and is a tale worth re-telling.

Briefly, the buyers found their dream home and instructed their Realtor to prepare a full price offer in order to increase their chances of buying the home. The Realtor said he would do so, but only if they signed an agreement that stated should they ever re-sell the home, he would get the listing. The buyers said "No way!". However, after due consideration, they decided that they wanted the house so badly, that they acquiesced, signing the agreement. After the closing, they filed an ethics complaint with the local board. Good for them.

The Realtor lost. The board found that he was placing his own financial gain over his fiduciary responsibility to his clients. The "pre-listing" was cancelled and the Realtor presumably received some form of punishment. This can range from a warning letter, to additional education requirements, and sometimes revocation of licence; unlikely in this case.

The buyers in this instance did the right thing, and the Realtor behaved despicably, and is the type of person I would like to see run out of the industry. To that end, I would have taken it one step beyond, were I the buyers.

I would have contacted a strong, experienced agent and had him/her write the offer, after having fully explained the situation. The deal would then close, as it had done previously. Then, in all likelihood, the spurned Realtor would probably haul the second Realtor before the board demanding a commission as the "procuring cause" in the transaction.

If I were that second Realtor, I would then argue strenuously that the vagabond had abdicated his fiduciary responsibility to the buyers, who justifiably no longer felt he was acting in their best interests. I believe I would win that argument. The buyer would still have their house, but the rogue Realtor would not receive a commission. After a while, folks like that go back to their "real job". Good riddance.

Strippers Arrested in Phoenix Area Real Estate Scam

Sun, 31 May 2009 12:07:35 -0500

Well, there's a headline I never thought I would write. But it's not what you think. As a Realtor, some of the worst homes we sometimes see, are bank-owned. In other words-Foreclosures. It never ceases to amaze me that some folks, admittedly a minority, think it is okay to vandalize the home they are losing. It is common to see a home where light fittings and light switch cover plates have gone missing. To the extent that the homeowner may have customized their home with better fittings, it is somewhat understandable. However, many people go to the extent of smashing what they can not easily remove. Bathtubs, showers and toilets, for example. Not only is this incredibly immature, it is also a criminal offense. Too often, however, the banks decline to press charges on the basis that a person who lost their home to foreclosure would be very unlikely to be able to afford any court-ordered restitution. Banks also seek to avoid the adverse publicity that would result from prosecution. I have often remarked that if these homeowners had been as diligent in their regular job, as they were in destroying their home, they may well have been able to keep both.

Back to the headline. It seems the FBI has a mortgage task force that has been going after people who have systematically been stripping homes to sell fixtures and fittings. Again, they are mostly concentrating on investors and speculators who had purchased multiple homes, probably to avoid negative public reaction should they chase after individuals who could not keep up their payments. However, make no mistake, laying waste to the property is a crime whoever commits it, and it damages everyone by further depressing home prices.

The FBI recently arrested one genius who was even advertising granite counter tops on craigslist.org, one of which he had the misfortune to offer to an undercover agent, shortly before the bracelets went on. Oops!
In these sad times of decreasing personal responsibility, too many people are looking to shift blame for their own ill-advised decisions. To then trash the property that you should not have bought in the first place shows a level of immaturity that boggles the mind. The fact that some of these folks are also parents does not bode well for the future.

Why No-One Likes A Short Sale

Sun, 19 Apr 2009 11:19:05 -0500

Short sales, along with foreclosures are a large part of the Phoenix area real estate market. Here are some tips to guide you through the minefield.
The general consensus is that short sales, where the owner owes more than the home is worth and asks for debt forgiveness, are a good deal. I am here to tell you, that while they can be, they are sometimes more trouble than they are worth. Both for the potential buyer, and for real estate agents.
Let me explain. First of all, there has been a growing tendency, which I deplore, here in the Phoenix area, to massively under-price a short-sale property. I understand why they do it. They must attract a qualified buyer in order to go through the process with the bank. To the inexperienced buyer, and indeed agent, the low price fairly leaps off the page. Many times it is priced at 70% of its true value. I feel that this is misleading. It is imperative that the experienced agent explain to the potential buyer that while it is priced at $495,000, for example, the bank will likely require closer to $600,000 to close the deal as that is the home's true value. The trouble is that some first-time buyers just think you are being a "slick" agent and are distrustful. Who can blame them?
The other thing that I find annoying is the banks' constant attempts to take money from my pocket. Understand that commissions are always negotiable, however never in the purchase contract, between seller and listing agent. Many times, however, the bank is taking a bath and tries to get the agent to join in by slashing the commission. By the way, the agent is under no obligation to do so. Sadly, many agents famously will do almost anything for a dollar, or food, so banks often get away with this. Couple that with the fact that a short sale involves a lot of extra work, and steps, so a bank should really pay more in gratitude for someone persevering and ridding them of a most-likely self-imposed bad debt.
And then we have the Realtor® - lemming of the type I encountered today. Before I even write an offer, they require me to sign a disclosure agreeing that whatever the bank decides to pay in commission, I will meekly split it with the listing agent. Bank says $10.00 and a slurpee, I get $5.00 and half a brain freeze.
If you have the range of choices available, as we do in Phoenix, buy the foreclosed home, or the home that is owned by a real live motivated seller. You will thank me for it.

Pending Sales Are Up In Phoenix

Thu, 09 Apr 2009 11:13:37 -0500

A rise in pending transactions bodes well for the future of real estate in the Phoenix metropolitan area.

As we have noted in the past, the free-market, when it is allowed to operate always has and always will re-dress the housing market. You may not like the way in which it is achieved, but it will occur naturally, if left to regular market forces. By this, I mean that well intentioned programs to enable folks to stay in homes they still cannot afford, only delays the inevitable.

Twice in recent memory, November 2008 and March 2009, prices have dropped so drastically, partly due to foreclosures and partly due to the economy, that sales have leapt up. Many people who thought they had missed the boat are now stepping up and finding that there are many bargains to be had.

Analysts use many benchmarks to gauge the health of the real estate market-pending sales is one of them. A pending sale is classified as one that has an executed contract, with an agreed price, has been taken off the "active" market, and is going through the regular processes prior to closing.

The Cromford report compiles such statistics and shows that in March 2009, pendings were up over March 2008 virtually across the board, with the exception of Anthem and Paradise Valley. The latter probably due to the high cost of homes and the tendency for the wealthier to be able to ride out bad economic times and stay put. The former, Anthem was down a little, but from a statistical standpoint of just one month, may merely be a hiccough.

One minor nitpick with the report is the figures for Cave Creek, which show 45 pendings versus 32 for March last year. Anybody with a working knowledge of Cave Creek would know that 45 is an absurdly high number for such a small town, as was the 32. the compiler of the report makes the same mistake that many "analysts" make. By dint of post office fiat, Cave Creek shares a zip code (85331) with a large portion of North Phoenix. This radically distorts the figures. I complained when the number of foreclosures reported in Cave Creek, which is detrimental to the community, were mis-reported; so in the interest of remaining fair, I must complain when it inflates the re-sale activity as well.

Other than that, things are slowly beginning to recover, so long as government doesn't stop by to "help" again.

Pricing is Key; Always Was, Still Is.

Thu, 02 Apr 2009 14:48:01 -0500

Pricing your home to sell is always a main factor in marketing your home. The sagging Phoenix real estate market makes it vital.
The old adage in selling real estate was always, "Location, location, location". While that still holds true to a large extent, there are other factors just as crucial, not least of which is - Price.

I was reminded of this again, today, as I was sifting through the MLS. Time after time, the same old frequent flyers kept popping up. Homes that were $550K two years ago when they should have been $500K, now marked down to $400K, when they should be $350K. Always a day late and a dollar short, as the expression goes. You have to price into a falling market, not reflexively reducing to imitate local sales after they have closed. In the above example, had the seller started at a realistic $450-$475K two years ago, it would have sold. Now the selling price will likely be $100K less than that.

It is sometimes too easy to blame the seller, when many times it is the fault of a weak agent. Someone who has not worked through tough times may not have developed the skills needed to persuade a recalcitrant seller to lower their price. Or indeed, may not have developed the confidence to walk away from, or decline in the first place, an over-priced property. All Realtors say they need listings; what they really need are saleable listings. Big difference.
As a home seller you need to speak to your prospective agent in order to satisfy yourself that he/she is capable of getting the job done.

Then we have homes that have been around so long, that the sellers are now upside-down, and owe more than it is worth. Often, this is as a result of re-financing to release equity. In retrospect, not a good idea, at all. These "short sale" homes are often priced temptingly low, in order to hook a buyer with which to begin the process. For a serious buyer, this can be a frustrating experience. Be wary of the short sale that is under-priced, it may disappoint you. Given the choice, I would go for the bank-owned, or real live actual motivated seller, if I were able.

Are Short Sales A Good Deal?

Sat, 21 Mar 2009 10:23:00 -0500

A quick look at short sales vs. foreclosed properties, in the Phoenix metropolitan area real estate market.

A short sale, as opposed to a fore-closed home, is neither good nor bad, in and of itself. The real question is whether the house you are attempting to buy is worth the price you will have to pay.

Let's back up a moment, and discuss the difference between the two. Briefly, a short sale is where the home is worth less than the amount owed, and in order to sell the home, the lender(s) must forgive some of that debt. A foreclosed home is one that has passed that point, and the bank has re-possessed it, and is the actual owner.

If two homes in the same subdivision, with essentially the same features are offered for sale at the same price, one being a short sale, the other a foreclosure, the only real difference might be the ease with which the deal can be closed. With a foreclosure, the bank has already taken the loss, so a sale can be completed as easily as one from a private seller.

With a short sale, things may get a little complicated. Not only are you dealing with a seller, you also have to get the approval of the lender. Sometimes, the lender may be 100s of miles away, in a different state, and be unaware of prevailing market conditions. This can stall the process. Maybe, the listing agent has never dealt with the intricacies of a short sale before with potentially fatal results to the transaction. Some sellers may have been less than truthful (i.e. lied) on the loan application when they bought the house. Now, upon claiming hardship to garner a short-sale, those lies are often revealed, resulting in no short sale and criminal charges.

Also, as a buyer, be aware that some agents price short sales at ridiculously low levels, a practice with which I disagree, in order to suck in a buyer with whom to initiate the process. These are just some of the many pitfalls you may experience.

My advice is usually as follows; if you love the house that is a short sale, by all means, let's try to buy it. But do not let the sometime lengthy process deter you or cause you to lose, another readily available property that might come you way, that will serve your needs equally well.

So, are they good or bad? They are neither. The overwhelming considerations should be the price, and the ease with which you can consummate the transaction.

Cancelling A Listing

Fri, 27 Feb 2009 09:32:59 -0600

Over the weekend, a letter was published in the real estate section of the Arizona Republic regarding the cancellation of a listing. The seller, it seems, had reluctantly agreed to a 6 month listing, after the listing broker had verbally agreed to cancel at any time. Right there, you can see the problem. Verbally.

After two months, for whatever reason, the sellers decided they no longer wanted to sell their home, and requested cancellation of the listing agreement. The broker said "Sure"; but requested $1000 compensation for advertising and promotion already completed.

The attorney who responded to the letter surprised me with his answer which was, essentially, try to come to a financial agreement.

First, let me say that if, as a Broker, you are willing to cancel the agreement, and so state at its inception, it is to the benefit of both parties to put the terms, and any financial penalties of such action, in writing at that time.

It seemed to me that the broker decided, retroactively, to charge for services rendered, and held the seller to ransom until he coughed up. Ethically, I find this disturbing and disappointing. We charge a reasonable rate for our services, but never collect a penny until they are completed, i.e. the home is sold. Some we win, and some we lose. It's part of the cost of being in business.

There are some companies who break down each individual service offered, and charge accordingly, sort of "a la carte" pricing. That is fine. In this instance I think the broker should take the high road, forget the charges and move on. If, in the future, that is how he/she wishes to conduct their business, disclose it up front and in writing.

Making Phoenix Home Buying Easier

Tue, 17 Feb 2009 09:46:55 -0600

Freddie and Fannie try to make it easier for you to buy a home, not like it's been that hard in the last few years.

Sometimes, here in Phoenix, and other parts of the nation, you will come across a home for sale in which you will be encouraged to use either "Homepath", or "Homesteps".

Let's look at "Homepath" first. This is a program for homes that are owned by Fannie Mae. Naturally, they need to shift their inventory, so they are trying to make the home-buying process as streamlined as possible. No appraisal is required as they have priced the home right at market, allegedly, although that doesn't mean you have to offer full price: bargain away. A down payment of 3% is usual, although seller's can contribute up to 6% of purchase price towards closing costs. Also, investors can buy 1-2 unit buildings with only 10% down.

"Homesteps" is a similar program offered by Freddie Mac for homes which it owns (REOs). They are trying to combat the notion that foreclosed homes are wrecks (they often suffer damage at the hands of spiteful owners) and will mildly re-hab a property to enhance its chances of selling. Typically, that would include fresh paint, carpet and, in some cases, new appliances.

Finally, you may come across a program, from non-government lenders, called "Express Path". Supposedly, they are pre-inspected, pre-appraised, low closing-cost, ready to buy homes. Of course, all those services are paid for in the asking price, there is no free lunch. This allows a speedy close, but to whose benefit? Some processes need not, and should not, be rushed. Industry fondness for this program seems to be mixed. Remember, one stop shopping rarely benefits the buyer, as the savings are not passed on, but retained, as profit.

Caveat emptor!

Foreclosures Are Up In The Greater Phoenix Metropolitan Area

Sun, 15 Feb 2009 18:29:51 -0600

Free market principles at work as sales jump to meet drop in prices.

I have said this before but it bears repeating. When the free market is allowed full rein, it will correct itself. Echoing a national trend reported recently, we discover that as prices tumble, in part due to the increase in foreclosures, buyers in Phoenix are stepping up in larger numbers.

Our misguided government's attempts to cure the market by forestalling foreclosures will only delay the inevitable. The renewed push to lower lending standards, or provide tax credits to first time buyers are merely band-aid fixes. They are just kicking the can down the road.

Anecdotally, we are seeing an uptick in enquiries at our website, which is a welcome development. Hopefully, buyers are being encouraged by lower median prices. As they begin to absorb the aforementioned inventory, swollen by foreclosures, we will begin to see a true market recovery. Not one artificially created by Congress.

Pricing Your Home in Phoenix or Anywhere USA

Fri, 13 Feb 2009 11:28:17 -0600

A home or any commodity, is only worth what the market will bear. A troubled Phoenix real estate market doesn't change that.

Quite often, we hear from sellers that they need to net X amount of dollars from their home sale, despite its value being considerably less. Well, I'd like a second home in the south of France, but that's not going to happen, either.

The point is, you have to be realistic in your hopes for your home, and be able to adapt your plans accordingly, or you are effectively buying your home back at your inflated asking price.

The other side of the problem, unfortunately, is that weak agents often encourage, and support that behavior which is a waste of everybody's time.

Remember, you have the right to want whatever you want for your home, as much as the market has the right to insist that you keep it.

The Good News, and the Not So Good News in the Housing Resale Market

Mon, 26 Jan 2009 17:53:36 -0600

Today, Bloomberg.com published an informative article by Bob Willis, on November existing home sales. Please click the link to read.
The article speaks for itself and shows the power of the free market to stimulate sales. Yes, prices were down, but it encouraged buyers to step up. I have never understood the rush to artificially prop up prices. What is wrong with lower prices? It allows more folks to become home-owners without the lowering of credit-worthiness standards that have brought us to this current debacle. Note that all government attempts at "rescue" have centered on helping the banks that were encouraged, aided and abetted by Congress and Wall Street, to offer loans to people who could not afford them. Other organizations, like the under-investigated A.C.O.R.N. and various inter-faith groups are slated to receive billions in funding to offer "counselling" to those who are in danger of losing their homes. Counselling? We are witnessing the largest single giveaway of public funds, that we do not have, in the history of this country. Future generations will pay dearly.
Senator Chris Dodds, currently under an ethics investigation due to the preferential terms and conditions of two mortgages from Countrywide, was not only in charge of this tragedy, he remains empowered as someone who is supposed to extricate us from this mess. As I write this, Dodds promised to reveal the details of his sweetheart loan 185 days ago. Click on this link to see how much time has elapsed since his empty promise.
In politics there is no longer any shame. Throughout this entire fiasco, name one politico who has resigned. Remember, Pelosi promised to "drain the swamp" and give us the "most ethical Congress ever". I'm still waiting.

North Phoenix Real Estate Market, Healthy or Not?

Thu, 22 Jan 2009 11:23:08 -0600

How is the real estate market faring in the environs north of Phoenix, Arizona?

In response to various inquiries, I delved into the statistics of an anonymous Phoenix area neighborhood to check the pulse of the market.

Around this time of year, whilst attending a never-ending round of cocktail parties that being a busy Realtor entails, one question is posed time after time..."How's the real estate business?" the truth is- not bad! It could be, and has been, far worse.

So I decided to run the numbers on a neighborhood that has homes for sale from the low $200's, up to the one million dollar mark; and here is what I found.

In the last six months there have been 37 genuine sales, not change of ownership by virtue of a property being returned to the bank. Of these sales, 13 (35%) were regular person to person, arms-length transactions. A further 43% (16 homes) were either REO's or short-sales, and the remaining 8 homes (21%) were sold at a loss by their owners. Currently, in the same area, there are 83 homes active on the market. This means that this community has slightly more than a 12 months supply of homes available; or slightly less than 12 months if the 8 homes that are currently "pending", actually close. Not good news for sellers but definetly a buyers market.

Clearly, from the numbers I have cited, two thirds of sales have been a distress sale of some kind, which is not good for sellers. However, buyers are out in force, and taking advantage of lower sales prices. If this trend continues, it will represent a great stride towards the return of a normal and balanced market-place. Once all foreclosed and bank owned properties are absorbed, we will begin to see a return to single-digit annual appreciation.

Strangely enough, we hear some buyers are still being reticent, lest prices fall further. Whilst, no one really knows for sure if they will, it is a lucky man who is able to buy at the absolute bottom, or sell at the absolute top. Most of us just need to ride the general wave of the trend to do well. Interestingly, during the crazed sellers' market of 2005-2006, buyers were falling over themselves to purchase a home in case they missed out to higher prices. My suggestion would be to take advantage of this current buyers' market and remember that, in the long term, a home is still the best investment you can make.

If you were unfortunate enough to have purchased your home at the wrong time, but are able to weather the storm; then do so. It will turn around soon.

Phoenix Real Estate Predictions for 2009

Tue, 06 Jan 2009 10:54:35 -0600

My annual attempt at the impossible. Trying to guess where real estate markets will trend in the greater Phoenix metropolitan area in the coming year.

Predicting future events is never an easy job, and more often than not, a futile exercise of vanity over reality. However, that has never stopped me from sticking my neck out! Further complicating the issue this year is the fact that we will be installing a new administration on January 20th, 2009. Also, due to the strange peccadilloes of the electorate in general, we have managed to re-elect virtually every member of Congress, (leastwise those who were up for re-election). Please bear in mind, that this was a congress whose popularity rating has never, ever been rated at a lower percentage, since records have been kept. This means that they very same congress-critters who got us into this mess, will be the ones who will be attempting to fix it! Encouraged-I am not!

I believe that the volume of sales will remain steady, or increase slightly, during the course of 2009. Here, in the Valley of the Sun, we have a great deal of affordable housing, which attracts out of state buyers. If the economy remains constant, or improves slightly, there will be a commensurate increase in sales. Notice I said "increase in sales"- not increase in prices. Big distinction. I still believe that the majority of sales will be some kind of distress sale, i.e. REO's, short sales or people losing money personally to close the deal. However, it is absolutely vital for these properties to be absorbed into the market in order for normalcy. Whatever that may be, to eventually return.

In the more affluent neighborhoods, Cave Creek, Carefree or Fountain Hills for example, I think we will see fewer sales. This is because in those areas, many of the homes are owned by retirees or wealthy snowbirders. Often, they do not have to sell, so the decision to stay in the property and ride out the storm is a relatively easy one.

So, is it going to be a good year, or a bad one? Well, it all depends on your perspective. For buyers, I think it will be all good--especially first-time buyers. For homeowners, who purchased in 2005 or later, who have to sell, there will be some degree of pain. For those who don't have to sell, or bought before 2004, it's a wash. Although, the growth they initially experienced has gone away, I think we will return to low single digit appreciation in late 2009, early 2010. Which will mean, as ever, that a home is always a good Long-Term investment.

More importantly than all of the above, however, is to stay healthy and enjoy life.

Phoenix Real Estate, How Far Have Prices Fallen?

Thu, 06 Nov 2008 16:31:12 -0600

The final chapter on the fate of two Valley of the Sun homes, that we have written of previously.

Some months ago, I wrote of two homes that had come onto the market due to the owner's need to re-locate (our blog). I will briefly re-cap the stories.

Couple "A" bought a phoenix home in March 2006 for $335,000, with a substantial down payment of $185,000; or more than 50% of sales price. Couple "B" bought a more grand home, also in Phoenix, in December 2005 for the sum of $530,000, with a 10% down-payment of $53,000.

This summer, both couples were in the position of having to sell, due to the fact that their employer was re-locating them. Here is how they fared.

Couple "A" sold their home for $230,000, which basically represented a loss of one third (33%) of the initial sales price. Because of their relatively low mortgage, as a result of their large down payment, they were able to actually walk away with some cash, even though their loss was substantial. If you estimate closing costs, including commission, at around 8%, they probably walked away with around $61,000.

Couple "B" sold their home for $363,000, again representing approximately a one third loss on the initial sales price. (Incidentally, that sales price of $363,000, is almost identical to the $365,000 this home had previously sold for in April, 2004. Demonstrating quite neatly, both the dramatic rise and precipitous fall of home prices in the Phoenix Metropolitan area in the last four years.) Unfortunately, in order to close this deal, by paying off the loan plus the closing costs, they also had to write a check of approximately $156,000 to cover the shortfall. Remember, this is over and above their initial $53,000 down payment.

As you can see, home ownership in Phoenix was a very expensive and unpleasant experience for both these families. In fairness, I think it is very unreasonable to expect to live in a home for 3 years, in a normal market, and do anything more than break-even. However, these losses were spectacular.

Now contrast these stories with those of the many people who bought homes, with no money down, using adjustable loans that they knew full well they would not be able to afford. Many of those folks have just walked away from their homes. I would argue that they were never really "owners" in the first place, as they really had no financial stake in their "homes". The very people who fueled the fires of greed that were instrumental in the rise and collapse of the real estate market get to walk away scot-free. Those who had invested their own money get burned. This is what happens when government interferes with the free market. They are also the people who are going to "fix" this problem. Don't you feel safe? One of their proposals, again completely contrary to free-market principles, is to delay foreclosures in order to keep prices up. Since when were high home prices a good idea? What happens when this temporary support measure expires? Do you think prices will then go up, or down?

As the late lamented Ronald Reagan said "The nine most scary words in the English language- I'm from the government, and I'm here to help."

May God help us all!

Phoenix Real Estate, No more Mr. Nice Guy?

Tue, 12 Aug 2008 11:18:57 -0500

In the extremely competitive real estate market that is gripping the nation, and particularly the greater Phoenix area, should your agent be a nice guy?

Let me explain. First of all, should your real estate agent be a "nice"guy? (or gal, I know!) Well, whether you are selling or buying, what you need most of all, in any market, but especially in tough markets like Phoenix, is an experienced and competent agent. Many tout their longevity as a plus, and it is to an extent, but their competence is much more relevant. Ask yourself, who would be better? A motivated, 4 years experienced, internet savvy, go getter with several closings to his credit? Or a jaded, 25+ years experienced, "inter-web/tube-hating" old crank-pot? Clearly, it is not a simple question. However, let me give you an example of why "nice" sometimes does you no good, at all.

Quite recently the relocation department of my previous company had me visit with a couple who were, of course, selling their home due to a business re-location. One of the problems with the home was that it had an addition, but it was not clear whether it had been permitted or not. Plus, when they initially bought the house, it was implied that the additional footage was not recorded by the assessor, and was therefore "bonus". After due diligence, I was able to show them that it was permitted (the good news), but that there was not "bonus" extra square footage, the city had already included the footage in the assessment (the bad news). I was in competition with two other companies, but the couple chose me to represent them. We agreed to start at $259,000, but to reduce it to $249,000 within 2 weeks if showings, and interest were low.

There were a number of cosmetic items that needed to be addressed, for which we allowed 2 weeks before entering the property in the MLS. Well, the two weeks became 4, and in that interim period I had taken the decision to move to another company. I immediately returned the file to the re-lo department for them to assign it to another agent. Well, they assigned it to a "nice" guy, and this is what he did. He listened to the sellers who "wished" that the extra footage was bonus, even tough they knew it was not. In the MLS he actually wrote that the extra footage "probably" was bonus, despite the assessor's assertion to the contrary. This last act, incidentally, leaving both the sellers and himself open to a lawsuit. At their prodding, and despite having a signed agreement at the lower price of $259,000, the "nice" guy decided that they would at least try $289,000.

So, 60 days later, the price is finally $259,000 but the property is as stale as week-old bread. See, what a "nice" guy gets you? If the agent will not stand up to his client, how on earth do you think he is going to stand up FOR you in a negotiation.

In a slightly different vein, I sometimes have clients who say (of their neighborhood Realtor) "Oh, you must meet Jim. He's the nicest guy you'll ever meet!" They then proceed to recount all the neighborhood secrets that Jim has gleaned and has happily divulged to all in earshot. Little gems like, "I listed it at $750,000, but it'll go for $650,000!" The fact that such gems are ethical violations do not bother Jim, or the people he tells. I normally respond by saying if he is telling you all your neighbor's business, don't you think he might be revealing yours" That normally gets them thinking.

Let's be honest, nice is a very overused and meaningless word. Should your Realtor be nice? It would be nice, I suppose. Ideally, you really want smart, knowledgeable, honest and diligent. Believe it or not it is out there if you look hard enough.

Pricing Your Home in the Arizona Real Estate Market

Fri, 13 Jun 2008 19:01:58 -0500

Competitive pricing has always been an important factor when selling your home. Now, more than ever, it is an essential component when marketing your home in the Valley of the Sun.

Traditionally, the summer has been a time when the real estate market begins to slow down in Phoenix, Arizona. Partly due to snowbirds returning home, and partly due to our high temperatures which make us less inclined to search for a new home. However, and regular readers know that I am more realistic than I am wildly optimistic, I feel that this summer season is beginning to show some signs of life.

Recent FHA loan limit increases, coupled with dramatic price reductions across the board, have opened up the possibility of home ownership to a whole new bunch of people. Many of these folks thought their chance to become a homeowner had evaporated forever, but are now being presented with a second chance. Good for them.

Unless you have been living under a rock, you will likely be aware that many homes on the market are either R.E.O.S or "short sales". Let me explain. An R.E.O. (real estate owned) is a property that has been foreclosed upon and is now entirely owned by the bank. A "short sale" is where the current owner owes more than the home is worth and, in order to sell it, will ask the bank to forgive some of the debt in order to complete the sale.

For various reasons, many banks are dis-inclined to offer debt relief so, very often, the attempt to purchase a "short sale" ends in frustration I advise buyers that if they find a "short sale" that they like, by all means make an offer. However, as response times can be long, do not let it deter you from looking at other homes. In other words, if you find another home that suits your needs, do not pass it up whilst waiting for a response that may never come. It is a simple matter to rescind an offer before it has been accepted.

R.E.O.s, on the other hand, are an excellent source for the home purchaser. I doubt that you will find a more motivated seller (a much-abused and cliched term) than a bank. They have no desire, whatsoever, to own the home and best of all, they are emotionally detached from the property.

I have been tracking one home in an upscale market that started out very well priced. Within in a month it went from "fair price", to "somewhat of a bargain", to "that seems cheap", to "is there something wrong with it?", to "sold!" A successful result occasioned by a combination of a smart realtor and an astute bank ending with a happy buyer.

Recently, I have also been seeing some spectacular reductions in the million dollar range. Some clients have even asked me whether prices are still crashing. In my opinion prices are flat to slightly soft. What we are seeing is overpriced homes, some of which have been on the market for a long time, getting introduced to reality. I see many homes priced at, or above, $1,000,000. That in reality are worth around $850,000. The owners hope against hope that some rube, preferably a cash buyer, will miraculously appear and fall so helplessly in love with their home that they must buy it. Meanwhile, back on planet earth, few buyers pay cash and there is a person called an appraiser who has to share your opinion of the price, before the bank will part with its money; so, I think you know the ending to this little story.

It seems like a good time to buy a home, or trade up to a larger home. Truthfully, no-one knows where prices will go and this is an election year, but it is certainly a better market for buyers than the past few years.

Good News in Phoenix Real Estate

Fri, 28 Mar 2008 16:46:56 -0500

At last, some good news for the Phoenix real estate market? Well, yes, but...

As I write this article, in the dying days of March, it seems that there may be a light at the end of the tunnel; and I do not believe it is a train coming towards us!

It has been reported, on a nation-wide basis, that existing home sales in February, 2008, actually rose. Something that has not occurred in seven months. So that gives us one reason for cautious optimism.

Also, the weakening of the U.S. dollar is not all bad news. It has made homes here in the United States a very attractive proposition for overseas buyers, and we have noticed a sizable increase in inquiries. Particularly from our neighbors in the north, many of whom seek retirement homes here in the Phoenix area, as a respite from the frigid temperatures that Canada often endures.

Locally, the news is a mixed bag depending on your geographical location. Carefree lived up to its name, reporting a median price 6.7% higher than last year, at $944,000. At the other end of the scale, Queen Creek saw a 19% drop in median prices. Why the disparity? Queen Creek is an entry-level community that appealed to a lot of first-time buyers, and "investors", that have been affected by the whole sub-prime mess. Consequently, the level of foreclosures and short-sales, plus the abandonment by said 'investors' has, naturally, had a detrimental effect on prices. Hopefully, this year will see these homes absorbed by real end-users to bring some level of stability back to the market.

Conversely, Carefree is an extremely upmarket, witness the median price, mostly retirement community that has emerged relatively unscathed by the vagaries of the real estate world. The reported increase of 6.7%, on the back of just 70 sales in 2007, reflects the fact that wealthy retirees, or snow-birders, who did not have to sell, are able to ride out the rough times. Also, wealthy buyers are able to pay higher prices for the quality that Carefree provides.

Interestingly, neighboring Cave Creek reported a drop of 4.7% in 2007 to $505,000. The reasons for this, I believe, are a little more nuanced. For reporting purposes zip code 85331 is used for Cave Creek. It does not make a distinction between houses actually in Phoenix, generally south of Carefree Highway, that share the zip code by post office whim. Home prices in "actual" Cave Creek have been quite resilient, but the statistics have been skewed slightly by the "not real" Cave Creek sales.

To sum up, things are starting to look up and I think 2008 will set us back on a path to normalcy, such as it is in real estate.

Buyers are timidly emerging, so sellers remember to price your home like 2008, not 2006, and all should be well.