Texas Bradley 1993-2007

Texas Bradley was laid to rest today. He'd fought a long fight against Inflammatory Bowel Disease, but cancer overtook his body and the meds just weren't helping him anymore. The veterinary hospital that helped us is wonderful and I'll make a note about them in a later post.

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Arizona's population growth soars

Some interesting numbers were reported in the Arizona Daily Star today regarding our state's population growth over the least several years. The Census Bureau reports that Arizona's population hit 6,338,755 on July first of 2007. This number is up about 23% from the last census count in April 2001.

Arizona's population grew by more then 173,000 between July 2006 and July 2007, about a 2.8% increase. Our state's growth has actually slowed from previous years, moving Arizona from first in growth to second behind Nevada. Check out the following link for more information about Arizona's population growth over the last decade.

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Belated Happy Holidays in Tucson

Hope everyone had a happy holiday! Sorry for the lack of blog entries over the last few days; I am still nursing my terminally ill cat and I was taking care of last minute shopping and baking. Since I fell behind in my Tucson Days of Christmas I figured I'd just note a few more of the great things that Tucson offers around the holidays.

This past weekend was packed with activities leading up to December 25th. I enjoy heading over to La Encantada shopping center and checking out the "snowfall" that shoppers can find every Friday and Saturday night through the third weekend in December. "Snow machines" are set up to create a winter wonderland in the courtyard area at the bottom level of La Encantada. It really is a site, but it gets VERY busy so if you're not comfortable with crowds it might be something you should avoid. Keep this activity on you list for next year.

I visited the Reid Park Zoo and their holiday lights display last weekend and it was beautiful! Bright multi color lights are strung throughout the zoo, and visitors can sip hot chocolate and enjoy carolers or other entertainment while viewing the decorations. Most of the zoo animals aren't too active at this time of night but walking through the zoo on a cool evening surrounded by festive decorations can really put you in the Christmas mood!

One of my favorite activities at Christmas time is looking at local holiday light displays, and there are some great neighborhoods in Tucson that really go all out when it comes to holiday decorating. Winterhaven is probably the most popular neighborhood displays in Tucson, as every home in the community is decorated to the nines. Anyone that's lived here for a few years has trekked to this Central Tucson neighborhood to see the amazing light displays. Nights are designated for walking or driving through Winterhaven, with Thursday the 27th being the last night to drive through.

There are lots of other Tucson neighborhoods that really get into decorating for the holidays. One specific community in Rancho Vistoso (in Oro Valley) street after street of Christmas lights and decorations that draw a large crowd through the month of December. I've actually heard that the community's home owners associations requires residents to decorate for the holidays ( I still need to verify that).

It's really great to see so many Tucson residents decorate for the holidays. Just because we don't get really cold temperatures or snow doesn't mean we don't know how to celebrate the holidays!

And though the holiday was over today most people still had busy schedules. Many a friend spent last evening strategizing for today's post shopping event. My husband and I pulled up in the Target parking lot at 7:20 am and were amazed to see that how many people were already shopping. Crate and Barrel and Pottery Barn had lines out the door within 30 minutes of opening. Needless to say the search for bargains is still on.

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Arizona foreclosure statistics for November

The latest foreclosure statistics for November were just released by RealtyTrac, and it looks like the number of foreclosure filings for the month were down about 10% nationwide. Arizona foreclosure filings were actually down 9% for the month of November.


Arizona still falls in the "Top Ten" list of states with highest foreclosure filings, ranking in at #8, which is down from our #7 position in October. Arizona now averages about one foreclosure filing for every 441 households.

As you can see by the US map below, the pink states have higher foreclosure filings. Nevada ranks in at number one for foreclosure filings, with one for every 152 households. That's actually four times the national average. Florida came in at number two, with one foreclosure filing for every 282 homes.

It's great to see the foreclosure rate slowly going down, but I'm anxious to see if it remains stable or if we'll see a shift after the holidays are over. Foreclosure rates are expected to rise in the upcoming year, and with many interest rates resetting after the New Year, it's going to be interesting to watch how homeowners react. The addition of increased spending during this holiday shopping season will likely have some impact, but hopefully homeowners were smart and planned ahead when making this year's purchases.

I'm hoping to get foreclosure stats specific to Tucson soon, but if you'd like more information on the latest national foreclosure statistics visit RealtyTrac

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Tucson real estate sales statistics for November

My kitty cat seems to be holding his own; maybe he's waiting for my husband to get back into town. Anyway I figured I'd better make an entry or two before things go downhill. Tucson's November real estate sales statistics were released on Tuesday and it looks like prices are picking up a little in Tucson. The average sales price was up from previous months but pending contracts, active and new listings were down.

- Tucson's average sales price for November was $269,968, up 3% over October's average of $262,251. It's also a 1% increase over the average sales price in November of 2006.

Tucson Average Sale's Price for November

- Tucson median sales price for November was $213,000, up 1.5 % from October's median price of $210,000. This number was still a 2.3% decrease from November 2006's median price of $218,000.

- There were 910 pending contracts in November, down 9% from October's number of 993, but up 2.13% from November 2006's number of 891.

- The average days on market for November rose to 72, up almost 3% from October's number of 70, and up 20% from November 2006.

Tucson Average Day's on Market

- Tucson had 9,234 Active listings in November, down 8.5% from October and down almost half a percent from November 2006.

- Tucson saw 2,224 New listings in November, down 8% from October's number of 2,399 and down 7.65% from November 2006.

- The number of units sold in Tucson during November was 759, down 4% from October's number of 790 and down a whopping 23% from November 2006's number of 982.

Let's face it, it's a tough market right now. I have a lot of buyers beginning their serious home searches after the holidays are over, and the inventory is great for them. Nothing better then lots of selection and reasonable prices! I expect that prices will drop for December and rise again in January; that's the Tucson trend. I've found that retirees and second home buyers really become aggressive in their searches once New Years is over. There are also several Tucson events (the Tucson Gem and Mineral Show and Accenture Match Play Golf Championship) that bring thousands of visitors to Tucson in January, many of whom decide to buy homes because of our beautiful climate. Let's keep our fingers crossed!

See more Tucson real estate sales statistics for November 2007

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Losing a loved one

Just wanted to note that I will not be blogging the next few days. I have a kitty cat with cancer and he's fading quickly. All attention is on him for now. Ill touch base later this week sometime... Read more!

Tucson homeowners like their fake grass

A few weeks ago the Arizona Daily Star ran an article about the growing popularity of artificial grass with Tucson homeowners. Though the price can be expensive, many homeowners are incorporating small areas of synthetic grass into their landscape because it's easy to maintain and requires no watering.

If you're not familiar with Tucson or the rest of the Southwestern United States, you might be surprised to find that we don't have lush green lawns like homeowners in the Midwest or East Coast. The brutally hot sun and lack of water make it practically impossible to have real grass in Tucson. That's why homeowners in the desert Southwest generally use gravel and drought tolerant plants in their landscape. It's easy to maintain; just lead drip lines to your plants and turn on the timer. Incorporating artificial grass can add to the aesthetic appeal and make a desert yard more interesting. And, dogs love to roll around in it! It's pricey to have it installed; prices run between $7-10 per square foot depending on the type of grass you choose. Most types of synthetic grass last about 15 years, and the only maintenance required is spraying it off with a water hose. Make sure you really check out different variations; I've noticed some that look like the old fashioned "astro turf" and others that look like real grass. It's better to spend a little more and be happy with the end result.

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With Tucson rain comes problems for homeowner

The entire Tucson area was completely saturated with rain this past weekend, and though this will result in an abundance of colorful wild flowers in Spring, it can also create some annoying problems for homeowners.

The first thing I notice in my home after several days of rainy weather in Tucson is the bugs. Suddenly I find crickets everywhere, sneaking in through ceiling air vents or through my garage. I understand that heavy rains force them to find a safe, dry environment, but they can move into my neighbors house. Termites also become a big problem when Tucson sees excessive rain. Arizona termites aren't as aggressive as you might find in more humid climates, but they can be a pain if you don't control them. Usually homeowners will see termites pop up during our summer monsoon season, but the December rains we've been seeing are sure to bring them out of hiding. Just in the last few days I've noticed a larger then normal number of pest control companies treating homes.

Yet another problem homeowners are seeing right now are roof leaks. Only after heavy rains do we find those aggravating little leaks that we usually miss due to our mostly dry climate. Just today I had a neighbor tell me they noticed a leak after this weekend's rains and they were in need a roofing company referral. Unfortunately the company I referred is already backed up until mid January with other roofing jobs. That's one problem I encounter a lot when trying to schedule roof inspections or repairs for clients in the summer. Tucson monsoons can delay roofing repairs for weeks if not months depending on the amount of rain we get.

One problem that many new to Tucson don't expect to find is mold. Although it's not directly related to rain per se, excessive moisture is known to cause mold in Arizona homes. Mold can drift inside from the outdoors and grow on wood, carpet and paper if left untreated . Musty smells and water damage can be signs of mold, but it's best to have a professional inspection if you think you might have a mold problem. Luckily we have the Arizona Mold Dog that can sniff out mold in a flash! To find out more about mold in the home check out the Mold Information Sheet provided by the Arizona Dept of Health Services.

None of these problems are all that significant; it's a matter of catching them in time. Homeowners just need to keep their eyes open and fix the little issues before they become big and expensive.

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Let it snow, let it snow, let it snow!

Snow in the Catalina Mountains, Oro Valley AZ

While the rest of the country has been suffering from cold temperatures and ice storms, Tucson decided to join in the cold and wet weather too! I don't remember when I last saw such cold December temperatures in Tucson; highs in the mid 40's, lots of rain and even a bit of snow. Even though the wet weather is not so fun, it makes for great skiing on Mt Lemmon now and an incredible wildflower season come Spring.

I do apologize to all you visitors that came to Tucson expecting sunshine and highs in the 70's. Maybe next week!

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Fed's do it again

Once again the Feds decided to cut the key interest rate in hopes of helping the country to avoid a recession.

The federal funds rate was cut by a quarter point, down to 4.25 percent this morning. Though this cut isn't going to have a direct impact on the dragging real estate market, it should help ease the impact of consumer spending during this holiday season. The rate cut will help some homeowners who are currently holding high interest adjustable rate home equity loans.

Although we all wish and dream that these rate cuts would help boost the housing market out of it's current slump, there's too many impending issues that will continue to hold it down. As a record number of adjustable rate mortgages will reset January 1, 2008, there are a large number of homeowners who won't qualify for the proposed interest rate freeze. These folks are facing higher mortgage payments, and some will likely be forced to file for foreclosure. In other words, there's a good chance that it's only going to get worse before it gets better.

For the housing market to improve the inventory needs to go down. There's an extremely large inventory of homes for sale nationwide right now, currently 6956 single family homes in Tucson. Until this inventory shrinks, we can't expect to see home sales or prices increase. Buyers have too much choice and no real need to negotiate. Many homeowners are still filing for foreclosure, resulting in lower average sales prices for neighboring homes. The fact that lenders are working more closely with borrowers to avoid foreclosure is a step in the right direction, but unfortunately there's no quick fix for solving the issues at hand.

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Santa, Carolers and the Nutcracker all in one day

Even thought the weather was a little cold yesterday, it was a great day to check out the local goings on. I always keep my camera handy so here are a few pictures of more Tucson events....


Nothing beats visiting Santa Claus! The lines were long as children waited patiently to visit Santa at the Tucson Mall on Sunday. Old St Nick will be at the mall until December 24th so make sure to get the kiddies by to visit him before he heads back to the North Pole!

I spotted this group of talented little carolers at La Encantada this weekend. The outfits are just too cute! La Encantada is featuring different holiday festivities throughout December, including the Tradition of Poinsettia where shoppers can have their picture taken with Tucson's only Poinsettia tree. It's beautiful to visit La Encantada after dark when the holiday lights sparkle from above!

One of my favorite holiday traditions is seeing the Nutcracker Ballet, and there are usually several different productions each holiday season in Tucson. This past weekend I saw the Tucson Regional Ballet's production of A Southwest Nutcracker, featuring the Tucson Symphony Orchestra. It's always a great performance and a unique twist from the original ballet. The Nutcracker takes me back to those days when I was a little girl and everything in life was so simple.... If you didn't get to see the Nutcracker this weekend or would like to see a more traditional version then be sure to check out the Moscow Ballet's production of The Nutcracker on Saturday, December 29th at the Tucson Convention Center.

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Is that snow I see?

Well it's beginning to feel a lot like December here in Tucson, which is great since there are several holdiay events scheduled for today. The forecast is rainy and a high of 55 degrees; I'm sure that means the Catalina Mountains will see their first snow by the end of the day.

There's lots on the agenda today. Oro Valley is schduled to have their 3rd Annual Holiday Parade this morning at 10am, but it's raining pretty heavy so hopefully it's not a wash. Containers will set up along the raodside to collect canned food donations.

The 13th Annual Downtown Parade of Lights is scheduled so begin tonight, rain or shine. The holiday festival begins at 4pm at Armory Park and the parade begins at 6pm. Be sure to check out all the great music and floats in the parade. Hopefully the rain will change to snow so it will really feel like the holidays in Tucson (hee hee, not a chance!)

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More great holiday activities in Tucson

There some great holiday activities scheduled in Tucson this weekend, and hopefully the weather will hold out for those joining in the outdoor events. Each day this weekend I'll note another holiday activity in my Tucson holiday countdown.

When I was previewing properties yesterday I noticed that everyone was outside, enjoying the mild Tucson weather and putting up holiday decorations. It seems that the first week of December is the "right" time for stringing up lights and hanging bright shiny bulbs from anything homeowners can find in their yards. It's really fun to watch everyone enjoy themselves, and it helps me to get into the holiday spirit.

- If your in the mood for an outdoor stroll , tonight's perfect for visiting the Tucson Botanical Gardens where you can enjoy looking at festive holiday lights at their Luminaria Nights. This Friday, Saturday and Sunday night between 5:30 - 8pm you can find over 2000 luminaries in a beautiful garden setting. Sip on hot chocolate while you dream about cold, snowy wonderlands in other parts of the world.

- If you're in the mood for something a little more lively, check out Tucson's 4th Avenue Street Fair that runs tonight through Sunday. Enjoy lots of shopping, food, music, entertainment and some great people watching! The 4th Avenue Street Fair takes places every December and is a great way to enjoy Tucson's incredible weather while celebrating the festive season with family and friends.

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Mortgage relief plan preview

Seems everywhere I look this morning I'm seeing reports about Bush's plans to freeze mortgage interest rates in an attempt to save millions of home owners from falling into foreclosure. About 2 million home owners took out sub prime mortgages between 2003-2005 and are now at risk of losing their homes as interest rates begin to reset in January 2008.


The three part plan will freeze interest rates for those scheduled to reset between Jan 1, 2008 and July 31, 2010, as well as provide more affordable financing options and provide help and funding for those trying to refinance. Unfortunately only about 750,000 will benefit from the the interest rate freeze because homeowners must be current on their mortgage payments in order to qualify. Another alternative will be Fast Track Refinancing, which will help homeowners with FICO scores lower then 660 qualify for refi's on their current home loans.

I was surprised to learn that about 50 percent of homeowners that go into foreclosure never even contact their lender to discuss possible option and alternatives. I guess there are a lot of mixed feelings that can contribute to this, from embarrassment to denial. The HopeNow alliance is trying to reach out to these homeowners by sending out HopeNow letters to over 300,000 borrowers to encourage them to call in and get advice and find out what options they may have. It's going to be interesting to see how this impacts the nation's foreclosure rate as well as real estate sales over the next few months.

You can see the full story at CBS News

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Tucson holiday count down continued

Still getting over a cold so I'm going to keep my blog lite and just catch up on some of my missed "25 Days of the Tucson Holiday Season" ....

Sunday was a great day to put on your best Santa hat and run a marathon! On the first Sunday of December you'll see runners galore sporting red hats trimmed with white fur, racing in the Tucson marathon and half marathon. Las Vegas features a 5K Santa Run in which runners are usually decked out in full Santa gear for the race. It's quite a sight!

Monday Dec 3rd I made a point of watching one of my favorite Christmas cartoons "The Year Without a Santa Clause". This has absolutely nothing to do with Tucson, but who doesn't love to sing along with the Heat and Snow misers?

December 4th was the perfect time to decide which Tucson charities you'd like to donate to! The Tucson Community Food Bank is always in need of donations, and who can't afford to donate a few canned goods to those in need? And though it may be hard to believe, Tucson nights can get pretty cold during the winter months. That's why the Salvation Army organizes Operation Deep Freeze, a program for collecting coats and blankets for the homeless. If you're more interested in contributing your time instead of money, visit the Tucson Salvation Army to learn about local volunteer opportunities for helping out during the Tucson holiday season.

Today I decided that picking up a yummy egg nog latte from Starbucks was just the way to get into the holiday spirit. I love this time of year because Starbucks offers all the great seasonal syrups for their coffee treats; eggnog, ginger bread or peppermint. During December I go out of my way to pick up a Starbucks at least every other day just so I can enjoy all my favorite drinks; I avoid the guilt by running a few extra miles each week!

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Where not to retire

Just a note to everyone...Sorry for the lack of entries the last two days; I came down with a bad cold on Saturday and was very depressed that I couldn't run my race on Sunday morning. I've been feeling pretty icky the last few days and didn't have a creative thought to share with anyone.

This morning I did see an interesting article about some of the worst places to retire, and Green Valley Arizona made the list. Green Valley is a large retirement community located twenty minutes South of Tucson, just off I-19. The information provided in the article mentioned that Green Valley's close proximity to the Mexico border brings an increase of drug activity to the area. I haven't heard much about this issue in the news, so I take the article with a grain of salt.

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25 Days of the Tucson holiday season

It's the first day of December and sometimes I find it difficult to get into the holiday spirit since I live in the desert and it's still 70 degrees. There really are a lot of festive events that happen during the month of December, so I've decided to mention one each day leading up to December 25th to help everyone remember that it is actually the holiday season in Tucson!


Today there are a number of fun activities scheduled to start the month off with some holiday cheer...

Nothing says the holidays in the desert Southwest like tamales! Making and eating tamales are a holiday tradition in Tucson, and there's no better place to celebrate this tradition then at the Tamale and Heritage Festival at Casino Del Sol! It takes place today from 10am-6pm and is a great way to have fun while enjoying some of the best tamales in Tucson!

Another great way to get into the spirit is to tour the holiday lights and luminaries at Tohono Chul Park. Enjoy live music, cookies, hot cider and thousands of festive lights in beautiful desert surroundings. Stop by for late afternoon tea, finger sandwiches and desserts before checking out the lights.

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Word of the day "Snow bird"

This morning I noticed that the Merriam Webster online word of the day is "snow bird" , quite an appropriate term right now for any states located in the "Sunbelt" region of the country.

Merriam Webster defines snowbird as
1. any of several birds seen chiefly in winter
2. one who travels to warm climates for winter

Seems that snowbirds (the human snowbird that migrates South for winter) have been around since 1900. The term was first used to describe men who enlisted in the armed forces to get food and clothing in the winter months and then deserted as the warm Spring weather approached.

In the past two weeks I've really noticed the influx of snow birds in Tucson. Traffic is starting to get heavier and I've seen license plates from everywhere but California, Nevada, New Mexico,Utah and Florida. Every rental property in SaddleBrooke and Sun City is reserved for the next four months and lines are much longer at the grocery stores. We'll continue to see this until April when Tucson's temperature start to pick up and everyone heads back to their homes for summer.

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Are you ready to run?

It's almost here!

Only three days to the Tucson marathon and half marathon! I'm full of that anxious anticipation and dread that always rises a few days before the race. I haven't gotten a "cool" hat to wear, so I guess I'll go with the black nylon running hat I always wear. I haven't decided if I want to get the fuel belt; I've survived without it before but I usually spill water down the front of my shirt because I insist on running with the paper cup while I drink. I need to go by the running shop and pick up a few energy gel packs for the race, and I need to check out the old Ipod to make sure it's juiced up with the appropriate motivational tunes. Van Halen, Boston and The Killers seem to keep me moving. Last but not least, the next two days will be a "carb fest"; lots of pasta, bananas and water to prep my body for the race.

The thing I dread the most about this race is waiting in the port-o-potty lines prior to the start. Several thousand runners full of Gatorade and coffee, jumping up and down frantically to keep warm. Just can't wait.....

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A wise investment for those with college students

Quite a few of my clients have been parents of University of Arizona college students, looking for housing options other then what's found on the campus itself. When you look at the cost of attending U of A, it runs about $2600 (Spring 2008) for seven credit hours if you're a resident. If you're a non-resident the price jumps to $8200. Ouch! When you think about adding housing costs to that total, it can be downright depressing for some parents. The cost of housing on campus can easily add up to more then the tuition, and apartments located around the university will run a minimum of $500 monthly for approximately 500 square feet of living space.

When you start to evaluate what you'll be spending over a four year period for dorm or apartment costs, it's easy to see why some parents decide to invest in a home for their children to live in while they complete their education. Below is a chart of some of the double occupancy resident halls costs; for the full list of fees visit 2007-2008 Resident Hall Rates

Looking at the chart you'll see that even the least expensive housing costs about $4200 for both Fall and Spring semesters. Parking permit costs start at about $300 annually. The full list of attendance costs can really be overwhelming.

Many parents and students I've worked with decided that instead of throwing money away in temporary housing, they'd invest in a Tucson property, gain equity while it appreciates, and teach their kids about buying and financing a home. Most buy homes with 3-4 bedrooms and find a few room mates to chip in on rent and expenses. Although the real estate market is in a slump everywhere, Tucson's housing market remains stronger then most because we're a destination city. We continue to grow rapidly due to the influx of retirees and college students. Our city also draws in a large number of workers that relocate here to work at any one of Tucson's top employers including Raytheon Missile Systems, Tucson Unified School District, Honeywell Aerospace and Carondelet Health Network. This constant growth brings more home buyers to Tucson, and resulted in a 68% increase in home prices since 2000. Home inventory in Central Tucson is high right now, with over 1000 properties available. It's a great time to take advantage of competitive pricing and sellers that are willing to negotiate!

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Important factors for second home buyers

Just after the holidays is about the time I begin to receive massive inquiries from people looking for vacation/second homes in Tucson. It's not surprising that their interest peaks about this time of year; most of them are living in cold, wet climates and see Tucson's dry, mild temperatures as perfect for rejuvenation and relaxation. Whether you're looking for the haven you plan to retire in or a home where you'll spend your vacations, it's important to think about what features and amenities are important to you now as well as in the future.

Finding the "perfect" second home is no easy task, especially when you need to think about what your future wants and needs may be to ensure you make a wise investment. Although our personal tastes may change with time, we're generally drawn to communities that fit our lifestyle. Some of the most important factors to consider when buying a second home include -

Cost of living - It's amazing to see the difference in cost of living between cities. This difference can have a major impact on how much you enjoy your time in your new home. Make sure you review the cost of living to see if you can afford to live there while enjoying the lifestyle you planned so long for. Check out a cost of living calculator to see what you'll be paying in Tucson.

Weather - This is one area where Tucson stands out. We see 325 days of sunshine a year; who wouldn't love that? Still Tucson does see some hot weather that might not appeal to everyone. Even if you only plan on living in your second home part time, it's important to think about what the weather is like throughout the year. In the Midwest you'll see the occasional tornado and flood, and in Florida you might be prone to hurricanes. Besides being scary and inconvenient, these weather forces also impact your insurance costs.

Health care - If you're searching for the home you plan to retire in, access to adequate health care could be one of your top priorities. It's important to know if there are good hospitals, clinics, specialists and dentists in the area you plan to live, so research is key to ensuring you'll be close to the facilities you may need. The American Hospital Directory lists all Tucson hospitals and their locations.

Outdoor Activities - Are you the outdoorsy type that enjoys walking and hiking, or spending the weekend at the lake on your boat? It's important to ask yourself what your favorite outdoor activities are so that you buy a home that's close to what you love to do. In Tucson you can hike in one of our desert's beautiful canyons, coast on endless bike routes and paths, or spend the day playing a round on any one of Tucson's championship golf courses. During the winter you can even find skiing on Mount Lemmon. But you won't find any lakes close by! Before you buy, find out if the activities you love are close by so you can continue to enjoy them for years to come.

Active Social Life - If you enjoy having an active social life it's important to look at homes in communities that promote social bonds and togetherness. Active Adult communities are great for meeting and socializing with neighbors that share similar interests by participating in various clubs and organizations. It's also important to have easy access to amenities like restaurants, entertainment and shopping so you'll have more activities to share with your new friends.

Property Tax Rates - Property tax rates vary from city to city and state to state, and it's an important factor to consider before you buy.

Covenants - These rules and restrictions are passed on to buyers when they purchase a property, but you can obtain a copy before you decide to buy. They're common in almost every Tucson community, so it's a good idea to review the bylaws beforehand to see if there are any rules you don't feel you can follow. If you don't like the rules then cross that community off your list and move on.

Safety - This is one of the most important factors to consider when you're searching for your home. Too often buyers fall in love with a home and jump into the purchase without finding out anything about the neighborhood. Researching local crime stats helps you to know if you'll feel safe and comfortable in your new community, and it's also a predictor of future appreciation and resale potential for the home.

These are just a few of the things to consider when you're beginning your vacation/second home search. The all important first step is to think about what you enjoy in life and then find a place where you can live and continue to enjoy it. The rest is just some investigation, most of which can be done on a computer in the comfort of your own home!

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Tucson's foreclosure epidemic by area

An article in today's Arizona Daily Star reports more then 5000 homes in Tucson fell into foreclosure within the first nine months of 2007. Although the highest density of foreclosures seem to fall in the more centralized areas of Tucson, there's really no area that's been left untouched by the foreclosure epidemic.

It's a common misconception that homes in foreclosure are dilapidated and in lower income neighborhoods, but we're finding foreclosures in even the most upscale Tucson communities. Tucson's Catalina Foothills, which is known for it's multi million dollar estates, is reporting a number of foreclosure filings, and I've located a few brand new, semi custom homes in the Oro Valley area which are now in foreclosure. The foreclosure "hot spots" in Tucson for Sept/Oct seem to fall into three zip codes; 85730 (East/SE Tucson) had 66 reported foreclosure filings, 85746 (Southwest Tucson) had 90 filings, and 85706 (South Tucson) had 101 filings.

Tucson foreclosures by area

The high foreclosure rate in Tucson and the rest of the nation is being credited to several factors that are currently steering the housing market. Those high risk, high rate loans that so many lenders offered to buyers with poor credit are now adjusting their interest rates, and borrowers are finding themselves unable to afford payments. There's also a number of homeowners that have cashed out their home's equity and now find themselves owing more then their home is worth.

For more info read Foreclosure surge hits every corner of Tucson

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What's the "right" reason to sell?

People decide to sell their homes for any number of reasons; recent marriage or divorce, unsafe neighborhood, need for increased living space due to growing family, unsatisfied with school district, etc. When you get down to it, some of the most common reasons for selling are not reasons that homeowners need to move, but reasons they want to move. With the current slow down of the real estate market, it's important to think about your reasons for selling your home. If you have a choice between selling or staying put, not selling definitely has it's advantages, especially now.


Selling your home and buying a new one can cost a lot of money. With the average home price down about 2% from last year and homes sitting on the market for months on end, it might be better to hold on to the home you're currently in. Still there are some reasons where it might be wise for you to bite the bullet and sell -

Job relocation - You just got a promotion; Great! But, the job is located about 150 miles from where you currently live. A portion of the Tucson population commutes to work in Phoenix daily. As gas prices and time away from family remain issues, sometimes it's smarter to pick up the family and move closer to the job.

Financial difficulties - If you're having trouble affording the home you're in it might be wise to downgrade to a lower cost living situation. Many homeowners are currently living beyond their means and have too much consumer debt; now they're being forced to sell because they can't keep their head above the water. This might be a good time to sell and move to a lower cost option while getting your finances in order.

Divorce or death of spouse - Too often losing a spouse or partner means losing income that helped pay the mortgage. Losing a partner to death or divorce can also leave bad memories and feelings in a home. It may be in your best interest emotionally and financially to sell and start a new life in a new home.

Retirement - Many new retirees find themselves living in a home that's bigger or more expensive then they need, so selling to downsize just makes good sense. Smaller means less house to clean! Active Adult communities are a popular alternative for retirees because they offer an endless list of sports and social activities, all within their own neighborhood.

If your decision to sell is based on wants, like wanting a bigger or nicer home, or wanting to move to a better neighborhood, it's wise to hold off until the real estate market turns around. With property values low, home buyer difficulties in obtaining loans and the overall state of the economy, it's better to just hold on tight and ride the real estate wave until the the market is more favorable to you, the seller.

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Tucson sales statistics by area

Just wanted to post the Tucson real estate sales stats by area before everyone heads out for the holiday weekend. Sales prices were mixed over the city, with some areas seeing declines and some seeing increases from September's numbers.

Comparing the average sales prices by area, Extended Southwest Tucson saw the biggest decrease, down 19% from September to October. East Tucson wasn't far behind with a sales price decrease of almost 16%.

The extended portion of NW Tucson saw the biggest increase in average sales price; up 40% to an average price of $221,689. This increase is a little misleading; when you look at the sales stats for this area you'll see that only five homes sold in XNW Tucson in October, the highest priced being $385K. In September the were 8 homes in XNW Tucson that sold, most priced below $200K.

Central Tucson also saw a sizable increase, up 16% from September's average sales price of $187,751 to $233,689 for October. This number is a little misleading as well; one home in Central Tucson sold for $1.1 million while about half of the rest of the homes sold for less then $210K.

Northwest Tucson saw a 2% decrease in average sales price for October; not too bad considering this area has the largest number of active listings at 2460.

Tucson Average Sales Price by Area for October

Although Tucson's overall Average Days on Market for October decreased to 70 from 73, parts of the city did see significant increases for the month.

Tucson Average Days on Market by Area

Once again NW Tucson had the highest number of Active listings at 2460, while Central fell into second place with 1159.

Tucson Active Listings by Area for October

I don't have much to comment about (my mind is occupied as I'm thinking about turkey and sweet potato pie). We'll just take it one day at a time and see what the future holds for Tucson real estate.

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Tips for moving with pets

This blog is the beginning of my pet series; tips to help you move your pets safely, whether it be to Tucson or Timbuktu. Over the next few months I'll include blogs with other Tucson pet tips to help those relocating to the Old Pueblo. Since animals play an important role in most American households, special care should be taken when it comes to moving them to a new environment. Moving is just plain stressful and it impacts everyone, including our pets. They depend on us for everything, from food and shelter to protection and love. If you're like me, a crazy lady who treats her cats like children, then you understand how important pets are and that there's a lot of work to keeping them happy. In all the chaos that comes with moving, pet owners need to make sure they take the right steps to keep their pets safe and happy during the transition. Below are some tips for helping make your move stress free for your pets -


- Pets are smart; if you're stressed they know it and it reflects in their behavior. One thing I've noticed with my kitties over the years is that they can read me well. When I pull out a suitcase to start packing for a trip they know that mommy is leaving, which causes one of them to get very stressed. That's why I always try to keep calm when something big is happening; if I'm calm then the kitties stay calm. So I guess that would be my first "tip" for moving with pets (if I had kids this tip would probably still be at the top of the list) "Stay calm". Easier said then done right? Yeah yeah, I know, but it's a nice idea...

- Really the first step you should take before moving day is to get your pet a full physical. This is a wise move for several reasons; first you want to make sure your pet is healthy before you pull him/her out of their natural environment and put undue stress on them. There would be nothing worse then moving your pet across the country only to find out that the stress coupled with another pre existing ailment has seriously impacted their health. Also, if your pet's on meds then this is the opportunity to stock up on them. And, it's a great time to see if your current veterinarian can refer you to another vet in the area where your moving. Don't forget to get copies of your pets records so that you have them for the next vet you see.

- Always invest in a sturdy pet carrier! Kitties should never travel unless they're in a carrier, but dogs are generally okay if they're restrained by a harness or leash/collar. Also, some pets don't enjoy car rides as much as others, so check with your vet to see if there's anything you can do to make the trip less stressful for them. If you're traveling by plane, make sure you check with the airlines regarding traveling with pets, and check out tips for safe pet air travel.

- If you're traveling a long distance and need to stay overnight, check out accommodations and hotels in advance so you know where you're pets will be welcome. Several of the websites below list animal friendly hotels and provide other useful pet travel resources

petswelcome.com

petsonthego.com

travelpets.com

tripswithpets.com

- Once you have your new home's address and telephone number, get new pet tags/ identification that are linked to both. I've heard too many stories about pets lost while moving and their found years later in some random state. Up-to-date id's might be the only thing that brings your pet home.

- Bring some of your pets favorites things, like toys or their favorite blanket. It makes them feel more comfortable when they're surrounded by items that are familiar to them.

- Once you're in your new home, make sure you keep your pets close by. It's not a good idea to let your cats or dogs run around outside; they're safer indoors or on a leash. Arizona has predatory animals like owls, hawks and bobcats, and they're known for carrying away dogs and cats up to 40 pounds. It's just safer to keep them inside if you can't be with them outside.

There are several other sites that offer great tips for moving your pets. The Humane Society of the United States can tell you everything you need to know, from steps to take while you plan your move to how to help your pets settle into their new home. Several national moving companies also offer tips on how to make your move less stressful for your pets, including 123movers and Vanlines . It's probably easiest to just ask your vet; they know you and your pet so they'll have answers to help you make your move successful for everyone!

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Photos from Tucson's El Tour race

I was out this morning and captured a few pictures of some of the El Tour cyclists in action. Just thought I would share...

Here are the pack leaders that made their way onto Moore Road at about a quarter of 10 this morning. There were a lot of neighbors out to cheer on all the cyclists! It's great to see so many residents in the Rancho Vistoso community support all the race the participants. The weather was perfect for the race; sunny and about 65 degrees at 10am.

At the right was one of the first packs making their way up the hill on Moore Rd. This hill was a real obstacle for some riders but the rest of the race was downhill so I'm sure it was a relief to know that could relax a little after they got to the top!

This was an action shot of a fan handing off a water bottle to two racers sharing a tandem bike. Sorry for the blurry picture, but I was trying to dodge cyclists!

Oro Valley plays host to a lot of events throughout the year. In March we'll see the Arizona Distance Classic Half Marathon which takes runners up and down Rancho Vistoso Blvd. It can be a tough run because this roadway has several steep hills, but it's worth it when you have the gorgeous Catalina Mt's to distract you along the way!

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Strong builder incentives does not a good home make

First let me start off this post by saying I'm not a KHov hater! The information I found was strictly by accident; I got a laugh out of it so I figured I'd share it. Anyway, one of the local Tucson home builders, K Hovnanian, has been advertising a promotion called "Homes for Heroes", which offers a 3% discount to military veterans. I haven't been by the "K Hov" home site lately so I googled them to get more information, and was surprised by the search results that came up for this builder.

K Hov is currently building homes in Oro Valley and Vail, and is a popular builder due to their competitive pricing. The Somerset Canyon community in Oro Valley is nearly complete, and they've began building in the Torreno community as well. The incentives being offered on some of the homes are great; I know one individual that backed out of an existing contract with another builder to buy a K Hov inventory home because the deal was so good (a little crazy IMHO). So I was surprised when I googled K Hov and found some of the first web results to be individual sites protesting the builder. As a real estate agent I'm familiar with the various builder's reputations, but seeing some of these sites made me laugh. In the top three search results I found http://www.khovsucks.com/ , which appears to be an aggravated K Hov home buyer that's lashing out at the world. It doesn't have a lot of substance but it's kind of funny so I would advise checking it out anyway.

The second site I found in my K Hov search results was a consumer resource site called Not-KHOV.com , and it's goal is to warn potential buyers about K Hov construction and business practices. There's some interesting info on this site as well.

My goal here is not to bad mouth K Hov, but to advise home buyers to really check out a home builder before they sign on the dotted line. Sometimes builder incentives seem like they're too good to pass up, and builders count on people seeing their beautifully decorated models and buying emotionally. Just remember that no matter who the home builder is, there's a good chance that at least a few buyers are going to have some problems with their homes. You can't expect perfection, that's why home builders offer warranties on their products (although sometimes those warranties are pretty worthless). I found a site called Homeowners for Better Building , and it provides some nifty info about different home builders and consumer complaints against them. It might give you some idea of builder reputations, but take the information with a grain of salt. The best way to find out who's reliable is to ask around. Most homeowners know who the best builders are in their town, and real estate agents should know this information as well.

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Latest Tucson foreclosure statistics

Just another note about foreclosure statistics, this time specific to Tucson. Today RealtyTrac released it's analysis of foreclosure activity for the nation's top 100 metropolitan areas and Tucson ranked in at number 34.

The analysis measured foreclosure filings for Q3 of 2007, and reported that Tucson saw 2,514 foreclosure filings, amounting to about one filing for every 162 homes. This represents a 22% increase from the second quarter of 2007, and a 96% increase in the last year (Q3 2006).

See the complete table of foreclosure filings Q3 2007

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El Tour de Tucson is coming!

Tucson roadways are currently over run with cyclists taking their final training rides before Saturday's El Tour de Tucson race. Attendance is expected to be between 10,000-11,000 cyclists this year. That's a whole lot of bikes on the road! Below is the map that shows the routes for this competition. Routes vary in distance from 109 miles (for those serious cyclists) to a family fun ride of 4 miles.

The race route passes through my neighborhood in Oro Valley so I'll be hanging out and taking a few pictures to include in my blog. The expected weather for race day is sunny and 79 degrees. Just perfect!

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Explanantions for increase in Arizona foreclosures

As our nation continues to see an increase in foreclosure rates there are still a lot of people asking "What's causing it?" Basically it all comes down to loan problems. Sure the housing slump plays a role, but the current state of the real estate market only escalated an already existing problem. The loose loan standards of several years ago increased the potential for problems. We can't play a blame game here; lenders did provide the loans but buyers were the ones signing on the dotted line. The emotional rush that came with the 2004-2005 housing frenzy was just too overwhelming; many of those individuals felt they had to get in on the action and by a home then and there.

The American dream is to own a home, and in the first part of this decade a large number of people were able to make that dream come true. Unfortunately many potential buyers went out on a limb and overextended themselves to obtain their dream, and now it's coming back to bite them in the form of loan default. Some of the reasons for foreclosure increases include

- Lending guidelines, which have changed quite a bit in the last decade. Back in the day home buyers were required to put 20 percent down, have a stable income and great credit to obtain a loan. In the last decade all that changed. Lenders loosened their requirements on credit standards so buyers could obtain loans with no money down, lower credit scores and less income. Many buyers were purchasing more then they could afford, resulting in increased defaults.

- "Bad" mortgages, as I'll call them, are a significant reason that so many homeowners are defaulting. These include adjustable rate mortgages (ARMs) which offered low minimum payments, encouraging buyers that might not have otherwise pursued or obtained loans. Though their initial payments may have been low, the loan balance continued to rise, and now interest rates on those loans are resetting at higher rates.

- Home equity is also a contributing factor. Arizona as well as many other states saw huge gains in appreciation in 2004-2005, and many homeowners took advantage of it by cashing out their home equity. Unfortunately there are now a large number of homeowners that owe more then their home is worth, and they can't come up with the funds to make monthly payments.

- Bankruptcy change in 2005 . In October 2005 the Bankruptcy Abuse Prevention and Consumer Protection Act went into effect, making it more difficult and expensive for individuals to file bankruptcy. In the past homeowners would file bankruptcy to avoid foreclosure, but the new act makes foreclosure an easier option.

- Declining housing prices will continue to impact foreclosure rates as they feed off the other factors listed above. Homeowners that obtained creative financing like the popular "interest only" loans are finding that their home's value is less then what they owe due to an increased loan balance and the drop in housing prices. Those homeowners that maxed out their home equity are facing the same obstacle.

Only time will tell what will happen with foreclosure rates in Arizona and the rest of the nation. Stricter lending guidelines are already in affect, which is a step in the right direction. As the holiday season get's underway it will be interesting to see the impact our national foreclosure rate and the housing slump will have on consumer spending.

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Arizona ranks 7 in top foreclosure states

Arizona again made the top 10 list for states with the largest foreclosure rates according to a third quarter analysis done by Realtytrac. Arizona ranked in at number 7, with Nevada and California taking first and second place.


National foreclosure rates were up 30% for 2007's third quarter, with 635,259 foreclosure filings nationwide. This amounts to about one foreclosure filing for every 196 households for the quarter. Arizona reported 22,750 foreclosures for Q3 2007 , about one foreclosure for every 112 households in the state. It results in a 44% increase in foreclosures from Q2 2007, and over a 200% increase from third quarter 2006.

Looking at the map below it's easy to locate high foreclosure areas (think pink!) Both coasts seem to be carrying the brunt while the Midwest appears to be holding steady, other then Michigan and Ohio (Michigan is suffering through one of the worst housing markets in the nation). It's evident that states that saw an explosion of population and real estate growth in 2004-2005 are the same ones that appear to be suffering right now.

Each time we review new foreclosure statistics we ask the same questions, what's causing it? There are several contributing factors, and most are a result of the credit crunch we continue to experience. So as not to drag this blog out I've added a separate blog to describe some of the reasons behind the current explosion in foreclosures.

For more information about Arizona foreclosure statistics

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Tucson's October Real Estate Sales Statistics

Tucson's real estate sales statistics for October were just released by the Tucson Association of Realtors and once again it looks like we're holding steady. The number of home sales, active listings, and new listings were actually up from September, but Tucson saw a 6% decrease in average sales price from September. Pending contracts for this same time increased by about half a percent.


Tucson's average sales price for October was $262,251, a 6% decrease from September's average of $279,025, and a 1.72% decrease from October of 2006.

October Average Sales Price for Tucson

- Tucson's median sales price for October was $210,000, a 2.3% decrease from September's median price of $215,000, and a .71% decrease from October 2006's median price of $211,500.

- There were 993 Pending contracts for October, only a slight (.4% ) increase from September's 989 pending contracts.

- The average Days on Market was 70, down 4% from September. (Remember, this number is easy to manipulate so take the DOM statistics with a grain of salt!)

Tucson Average Days on Market

- Tucson had 9,313 Active listings for October, a 1.3% increase over September, but a .25% decrease from October 2006.

- Tucson saw 2,399 new listings in October, a 4% decrease from the number of new listings in September, and a 17% decrease from October of 2006.

- The number of Tucson home units sold in October was 790, a 15.5% increase from September's number of 683. This number was still a 28% decrease from October 2006.

These numbers mean a few things; while some homeowners are sitting out for awhile and waiting to sell (fewer new listings), others are negotiating more with potential buyers to make a sale (more pendings). The decrease in average sale price just means it's a great time to buy, especially if you're in the market for a second home and don't need to sell your primary residence. There's still a great selection of inventory; as of today there are 8712 properties available in the Tucson real estate market. Now is the time to start looking for that dream vacation home that you can be yours by the beginning of winter!

See more Tucson Real Estate sales statistics for October

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Just another burden for our real estate professionals

As if it's not already hard enough to sell a home in today's real estate market, try doing it when someone is stealing your "for sale" signs from right in front of the property! Somebody obviously has too much time on their hands. I wonder what the culprits will do when it comes time to sell their own home.....

City seizing signs, aggravating Realtor who's trying to sell a home

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Tucson vs Albuquerque; the comparison continues

Last week I made a "brief" comparison between Tucson and Albuquerque. Nothing too detailed, but I noted that I would add more specific information so here it is. This time I'm focusing more on the city stats and next week I'll discuss the housing market so that individuals trying to decide between the two will have a better idea of what they'll find in each city.


Tucson and Albuquerque are really very similar when you compare the two cities. Each year Money Magazine rates US cities and provides some great statistics, so I'm including some of these in chart form since it's usually the easiest way to make a quick comparison.

The first chart compares stats like population, taxes and job growth -

The second chart compares quality of life -

A comparison of leisure and culture (as you'll notice Tucson has more bars, due in large part to their popularity with University of Arizona students)-

Finally a comparison of weather -

As you can see both cities share a lot of similarities. Although Tucson is bigger and has more amenities, our median family income is about $10,000 less then Albuquerque. Still our taxes and auto insurance are lower then theirs!

Next week I'll compare the housing market between both Tucson and Albuquerque. For more information about each of these cities visit the city stat snapshots for both Tucson and Albuquerque at Money Magazine.

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Retirement in Tucson; is it for you?

SaddleBrooke Active Adult Community

Each year at about this time homeowners living in colder parts of the country begin casually searching the web, trying to learn a little more about Tucson and our housing market. Who wouldn't? The thought of facing a cold, wet winter anywhere makes me appreciate Tucson all the more! Tucson Arizona remains a popular choice for retirees as well as vacation home buyers. Our mild climate, scenic landscape and endless array of activities draw thousands of new residents to Tucson annually. Living in sunny, warm paradise is an attractive alternative to snow !

Most retirees that buy homes in Tucson come from other parts of the country. Although the thought of leaving the comfy home and city they've spent so many years in may be scary to some, the idea of a new lifestyle in a new hometown appeals to other's sense of adventure. Deciding to buy a retirement or second home can be an emotional time that requires a lot of thought, so it's important to ask yourself a few questions before you sign on the dotted line....

- Do you enjoy the warm sun, a rainy climate or a cold snowy environment?
- Is your goal to live closer to family or farther away? Would you enjoy living in an active adult community, or do you prefer living around a younger college crowd?
- Would you enjoy living in a community with activities like golf, tennis, swimming or hobby and social clubs?
- Would you like to live in a home that's smaller, larger or the same size as your current residence?
- Would you prefer living in a condominium (less maintenance for the homeowner) or a detached home?
- What type of floor plan will fit your lifestyle? Do you enjoy gourmet cooking, or gardening? Do you like to have grand kids stay the night, or do you need lots of extra storage space?

Thinking about all of these factors carefully before buying helps you find a home that will keep you happy for years to come. Whether it's your retirement or your vacation home, it should be a place where you look forward to spending time and enjoying your future!

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To buy or sell; which comes first?

One of the most common questions I get as a real estate agent is "Should I sell my house before I buy a new one?" My answer is always "that depends". Although that response may sound too non committal, it true. Current real estate trends, your financial situation and your reason for moving are all important factors that can determine whether it's better for you to sell or buy first. Generally it's better to sell your current home before you buy a new one.

There are several benefits to selling your home before you buy, and in our current buyers market, it just makes more sense. Selling your home first puts you in control. By selling before you buy you'll have the luxury of time. You won't have to take the first offer that comes along (unless it's a great one!). You can decide how much to accept for your home without feeling pressured to take a lower price because your financially strapped with two mortgages. Once you've sold your home you'll know exactly how much money you can put towards your new home. And selling first removes contingencies that may otherwise keep home sellers from accepting your offer to buy their home.

Ideally it would be great if you could sell your old home and close on your new home at the same time, but life doesn't always work that way so you need to keep your options open. If you receive an offer on your home but haven't found another one to replace it, see if you can rent back your home temporarily. It's best if you make this a part of your home's sales contract so that you know up front if it's feasible. There's also the option of renting an apartment or a different home until you find a house you want to buy. These situations might not not always be convenient but if they benefit you they might be worth considering.

Sometimes it might actually be better for you to buy before you sell your current home. When Tucson saw it's sellers market between 2004-2005, homeowners could put their homes up for sale and receive an offer within a few days. Demand was high and supply was low, so sellers knew that they could buy another home without much risk.

There are other reasons to buy before you sell. Sometimes you might find a house at a price that's just too good to pass up. Occasionally homeowners are forced to sell for any number of reasons; if they're motivated and it's going to benefit you and your situation, take advantage of it! And, if you come across that home you've always been dreaming about, it might be a good idea to buy it before you lose out. If it's the perfect home and you don't make it your own, you may regret it in the long run. But before you jump in and buy, make sure that you can afford two mortgage payments. In a worst case scenario your original home may not sell for awhile, and you want to make sure you can handle the temporary burden of double payments.

Whatever you decide to do, make sure you review your personal situation and finances so that you know what you're getting in to. One of my general rules in life is it's better to be prepared and find out a situation won't work before you commit to something you're stuck with!

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