Property taxes one of the biggest differences between Arizona and Midwest homes

I was out of town for several days last week and didn't get the chance to blog, but on my trip I enjoyed one of my favorite pastimes; looking at model homes. It's always interesting to check out different parts of the country and see what appeals to local home buyers. Since many Tucson residents have relocated from different parts of the word, I like to note the differences I come across whenever I hit the road. My latest travels took me to the Midwest where I found some very distinct differences between homes in St Louis and Tucson.

There were a number of differences that jumped out at me when I looked at homes in St Louis. Of course the landscape is different; St Louis sees lush green foliage and Tucson is home to drought tolerant plant life (which is still be green and colorful through most of the year). All the yards in Missouri have green grass while most Tucson yards consist mainly of gravel (water conservation!). The majority of St. Louis homes don't have walls surrounding the property; the yards are open to anyone walking by. Even homes with pools don't have the high block walls you see surrounding most Tucson properties. Many only have low lying wrought iron "fences", while others use trees and bushes to create privacy walls.

The homes themselves share a lot of similarities and differences. St Louis homes use various weather durable vinyl/concrete sidings that protect against rain and snow. Tucson homes use stucco, a breathable sand/cement/water combination that sprays on wet and forms a hard shell when dry. Homes in Missouri have asphalt shingle roofs, which generally last about 20 years, while most Arizona homes have concrete tile roofs that can last up to 50 years. Block/stone accents are popular choices with homeowners in both areas, while brick is seen mainly in the Midwest. Interiors aren't too different; most homes in the Midwest have primarily wood flooring with some tile and carpet, while Arizona homes have mostly tile and some carpet. Wood flooring is becoming more popular in Arizona, and we see many homeowners replacing carpet with Pergo laminate wood flooring.

One of the big differences I found is the cost of living in Missouri versus Arizona. Missouri's expensive! Taxes are quite a bit higher there, with income tax at 6% and sales tax at 4.3%. In Arizona income is taxed in different brackets, with the highest being 4.5%. Sales tax runs a little higher at about 6.3%. Property tax is a confusing calculation but the assessment rate is 19% in Missouri, while in Arizona it's only 10%. Property taxes for a $750K home in St Louis run almost $10,000 a year, while in Tucson it's less then half that. That makes a big difference in a monthly mortgage payment! I've had many clients that relocated to Tucson and were thrilled at the lower cost of living.

I also noticed that St. Louis home builders aren't negotiating like Tucson builders are. Local Arizona builders have been offering incentives of up to $100K of the price of inventory homes, while St. Louis builders aren't offering much of anything. From what I've found St. Louis real estate is seeing their normal summer slowdown with lower unit sales and higher days on market. Home prices remain stable overall, but price declines are being seen in areas that were overbuilt or have suffered concentrated industry downturns. Tucson home prices are seeing a slight increase but remain much lower then they've been in previous years. We still see a high number of foreclosures due to sub prime issues and lower home values, so there are some great deals to be found for home buyers.

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Oro Valley one of Top 100 places to live

Fortune Small Business Magazine recently posted their list of the top 100 places to live, and Oro Valley Arizona ranked in at 44.


Fortune Magazine ranks towns based on several factors including economic opportunity, good schools, safe streets and sense of community.

Oro Valley is located at the base of Pusch Ridge, and it's home to a large number of residents from all around the U.S. that maintain second or winter homes. There's is all sorts of housing available in Oro Valley, with several different Active Adult communities , as well as the master planned community of Rancho Vistoso and a number of golf course communities.

Development in Oro Valley has really exploded in the last few years, but it still maintains a small town feel. Oro Valley Hospital is celebrating it's third year in operation, while the new Oro Valley Marketplace is slated to open Phase 1 this Fall. Several other retail developments are also in the works.

If you really love the great outdoors, Oro Valley is the place for you. Streets are lined with walking/running paths and bike trails, and hikers can enjoy a leisurely trek in Catalina State Park. And of course golfers can spend the day on any one of the many different courses located in the area. Oro Valley is home to several different competitive events, including the Tucson Marathon, the Arizona Distance Classic Half Marathon, and the El Tour De Tucson bike race.

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Dust Devils you say?

One of the reasons I was anxious to get out of the Midwest is because I HATED the weather, especially tornadoes. Imagine how surprised I was when I witnessed my first Arizona style cyclone, or Dust Devil.

While I was out driving today I spotted a dust devil and after pointing it out to my clients I realized that most people new to Tucson have no clue what they are. A Dust Devil is a rotating updraft that's generally about three feet in diameter with a maximum speed of 45 mph. The rotating winds pull loose debris like sand, weeds and gravel from the ground and raise them into the "funnel" as it follows it's short lived (less then a minute) route along the desert and roadways. While dust devils are usually harmless, they can be annoying if they set their path through you backyard picnic. On occasion there have been stronger dust devils recorded, with winds in excess of 75 mph. I witnessed one several years ago that blew over large event tents and folding tables at a tennis tournament. The biggest hazard that dust devils produce is the flying gravel that can crack your windshield. My advice is if you see a dust devil avoid it; get under cover or pull over and wait for it to pass. Better to be safe then dusty!

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Arizona earthquakes a common but uneventful occurrence

What a way to start your morning; jolted awake by your bed shaking, your house creaking and pictures falling off your walls. That's exactly how many residents in the Midwest were awakened this morning, startled by a 5.2 earthquake based in Southern Illinois. We don't hear about many earthquakes hitting the mid section of the nation, so it made me wonder how likely it is that Arizona could be rattled by one.

When you really investigate the potential for earthquakes in Arizona you'll find it's not as unlikely as you might think. If you look at earthquake maps you'll see that Arizona has a lot fault lines, with the strongest concentration being in the Northwest, Southwest and Central parts of the state. The Arizona Nevada border, right around where the Colorado Plateau ends, is where the most significant Arizona fault lines are located. These fault lines, the Toroweap, Hurricane, and Grand Wash faults, feed through the rest of the Northern portion of our state.

Courtesy of AEIC

Most of the epicenters have fallen in the North Central part of state, around the Arizona Nevada border. One of the biggest magnitude epicenters fell right around Tucson.

Courtesy of AEIC

Earthquakes have been recorded in Arizona since the mid 1800's, but most have been pretty insignificant (around a 2. magnitude) The most recently recorded Arizona earthquake I could find information on occurred at the Arizona Utah border on April 5. It was only a 1.8 magnitude, so no one would have even noticed that it occurred. The strongest earthquake to strike Arizona occurred July 1959 and was recorded as a 5.6 magnitude. That quake rattled homes, knocking loose bricks on chimneys and breaking windows. 1989 saw the most seismic activity in Arizona, with just under 200 events including quakes and aftershocks occurring.

Recently there's been a lot of speculation about when the next big earthquake will hit California, but I'm wondering when Arizona will have it's next significant quake. The Arizona Nevada border has been seeing a lot of minor seismic activity since the beginning of the year. One wonders if this is a sign of things to come!

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Top Tucson Employeers

The Arizona Daily Star recently put out its "Star 200" publication, which lists the top major employers in Tucson. Since so many Tucson home buyers come from out of state I thought I'd include some of the information about who's doing well and who's not.


Looking at the list of top Tucson employers, Raytheon Missile Systems ranked in at number one. Raytheon reported 12,515 full time employees at the end of 2007; an additional 1,331 FTE over 2006. Their payroll was $952 million.

State of Arizona came in second with 10,754 full time employees, an increase of 827 FTE. Their payroll was unavailable.

University of Arizona ranked third with 10,535 FTE, an addition of FTE over 2006. U of A's reported payroll was $181 million.

Number four is Tucson Unified School District who reported 8,018 full time employees.

Davis-Monthan Air Force Base came in at number five with 7,701 full time employees, a decrease of 532 FTE from 2007.

The Arizona Dept of Commerce reported that several occupations showed the largest wage increases between 2002 and 2006. Those occupations included

Manufacturing machine operators +102%

Security supervisors and managers +91%

Motor vehicle operators (assembly-line drivers) +90%

Fine artists +85%

Electrical & electronics repairers for commercial /industrial equipment +81%

Post secondary vocational education teachers +75%

The top five jobs with the worst wage losses included

Real Estate brokers -53%

Electronic home entertainment equipment installers & repairers -37%

Stonemasons -33%

Dental lab technicians - 31%

Operations research analysts - 28%

The top five fastest growing companies in Tucson between 2004-2008 included

Lowes home improvement - gained 1050 jobs; up 700%

The Groundskeeper, commercial landscape contractor - gained 500 jobs; up 200%

Rural/Metro Corp, medical transportation - gained 426 jobs; up 199%

Universal Avionics Systems Corp, avionics manufacturer - gained 299 jobs; up 198%

Eurofresh Inc, tomato growers - gained 915 jobs; up 183%

The top five companies with the most job losses between 2004-2008 included

Albertsons LLC, grocery retailer - 775 jobs lost; down 65%

Bombardier Aerospace, aircraft maintenance - 769 jobs lost; down 57%

Sunquest Information Systems, medical software - 292 jobs lost; down 45%

University of Phoenix, higher education - 171 jobs lost; down 43%

Domino's Pizza, restaurant group - 184 jobs lost; down 35%

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No extra sunshine for Arizona

While everyone else in the nation had to remember to move their clocks forward an hour last night, we here in Arizona got to relax and sleep in as usual...

Arizona along with Hawaii, Puerto Rico and the US Virgin Islands doesn't observe Daylight Savings time (the Navajo Indian Reservation in Arizona does observe DST because of their large size and location in three states). Because these states are located closer to the equator then the rest of the nation, the length of their days are more consistent throughout the year so there's really no need for us to adjust their clocks. If you've ever been to Arizona in the summer you know that with our extreme heat we really don't need an extra hour of sunlight!

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Arizona schools rank poorly in education funding

Here's some news for parents with school age children; Arizona ranks worst in the nation when it comes to education funding.

According to an education report by Education Week, Arizona ranked near the bottom for student chance of success, K-12 achievement, teacher pay and school finance. Arizona did place in the top ten for education standards and accountability. In K-12 Ratings, Arizona scored a C- while the national average is a C. Arizona teachers salaries, about $39,957, are well below the national average salary of $45,000. The rest of the scores are as follow -

Chance for success - C
K 12 Achievement - D
Standards, Assessments and Accountability - A
Transitions / Alignment - C-
The Teaching Profession - D+
School finance - D

To read more about Arizona School Funding

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Where did all our new Tucsonans come from?

A Happy New Year to everyone! It's been a rough two weeks as I've been dealing with the loss of my little kitty Texas, so I'm going to keep my posts lite for a few more days. I found an interesting article in the Arizona Daily Star on January 1st regarding where most Arizona newcomers are moving from.

As everyone would expect, most of our state's new residents come from California; almost 100,000 new residents in 2007. Surprisingly the state of Texas was number two, with 22,183 (gotta figure that one out) . Illinois was a close third adding 21,280 new Arizona residents, with the rest of the list including Colorado, Washington, Michigan, Florida, New York, Nevada and New Mexico.

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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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Arizona has some tough DUI laws (thank goodness)!

While visiting Doug Trudeau's blog I came across an article I found interesting but also important. It seems that every week I hear of some type of car accident involving minors and alcohol. It's not just the minors either; a lot of people drive after throwing back a few and just don't realize that their abilities might be compromised. The holiday season is almost upon us and it's important to remember that even one drink can be too much for some drivers. Anyway, I thought Doug's entry was great so I've included a link.

http://www.tucsonrealestateblogs.com/2007/11/01/dui-laws-in-arizona-are-tough/ Read more!

Tucson in top ten cities with most stolen vehicles

Looks like Tucson made the Top Ten list of states with the most stolen cars! The latest survey by the National Insurance Crime Bureau puts Tucson at number ten on the list for 2006 , and Phoenix at number four. Las Vegas actually made the #1 position. The car of choice for local thieves? Surprisingly it's the 1995 Honda Civic...go figure.

Tucson and Phoenix tend to make this list on a regular basis because of our easy access to Interstate 10 and our close proximity to Mexico.

Find out more about national hot spots for car thieves and their vehicles of choice by state

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Rain Gutters in Arizona?

So many of my past clients have laughed when I've mentioned that some homeowners in Tucson really do install rain gutters on their homes, I just felt the need to mention here! Although Tucson averages about 325 days of sunshine a year, as you'll read in my past weather blogs we do get some heavy rains in the Old Pueblo.

Heavy rains in Tucson and other desert areas can easily cause flash flooding as the density of the ground prevents rain from being absorbed (as you'll see happening in my front courtyard area!) We're near the end of the desert's summer monsoon season, but we're awaiting the remnants of Hurricane Henriette, which should bring storms to Southern Arizona over the next few days. Another reason I'm glad we just had rain gutters installed. I actually hear rain on the roof right now. Better go check out the new gutters to see how they're working!

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Happy Birthday Tucson!

Tucson Arizona is celebrating the BIG 232 today! Yes Tucson is officially two hundred and thirty two years old today (but we still don't look a day past 230!) and there's lots of celebrating going on.

It's hard to believe that Tucson was formally founded in 1775, about a year before the Declaration of Independence was signed! Tucson has a very long and exciting history that began with Hohokam Indians inhabiting the area at the first of the century. After suddenly vanishing, they were replaced by Pima and Tohono O'odham tribes. Then on August 20 1775 a Spanish explorer, Hugo O'Conner, established the site for San Agustin de Tucson, which is now known as Tucson. Nicknamed the "Old Pueblo" for a walled presidio that provided protection for travelers and residents, Tucson is the oldest continually inhabited settlement in the United states. And the rest is history. What began as a Native American farming community has grown and developed into a metropolis of over 1 million people.

Still today Tucson continues to grow and develop at a rapid pace. According to an analysis of 2006 US Census Bureau estimates , the city of Tucson ranked 32 in a list of the biggest cities in the nation, with a population increase of 6.5% since 2000. Affordable housing and a high quality life are just a few reasons that so many relocate to Tucson each year. Fine cultural offerings, unique restaurants, world famous resorts and golf courses and an array of outdoor recreational activities make Tucson an exciting community that earned the city a position as one of the top 50 cities in the US. Happy Birthday Tucson!

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New Oro Valley Arts Blog!

Just wanted to announce that I have created a new Blog that provides information about Oro Valley Arizona's great appreciation and dedication to the local arts! Oro Valley is one of the state's leaders in public arts projects, as 1 percent of every new commercial construction budget is designated for the purchase of public art. As fast as Oro Valley continues to grow, that means a lot of new art! There are amazing works throughout Oro Valley, but they can be difficult to locate if you're not familiar with the area. The Oro Valley Arts Blog is my attempt to make this easier for viewers by posting articles about the various pieces of artwork in Oro Valley and providing directions to each piece. I'm currently working to create an Oro Valley map that points to each piece of artwork so that readers can print a copy of the map and begin their art tour of Oro Valley. The Oro Valley Arts Blog will also include information about upcoming events in the art community, so make sure you check it regularly to see what new and exciting things are coming up. As always, feel free to post comments if you like, but most of all just enjoy!

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Economic Development Finally Catching up with Oro Valley Population Growth

Oro Valley is slated for massive economic development in upcoming years as large retail centers are moving in to accommodate the town's continued rapid growth. Over 2 million square feet of space is currently designated among three main retail centers in the Oro Valley area, providing more variety for consumers and more sales tax revenue for the town's government. Although Oro Valley is just 6 miles North of Tucson, this planned development is welcome news for residents that want to shop locally rather then head into the city for more retail and dining options then are currently available. Oro Valley, made up of nearly 45,000 people, is not isolated by any means. Several grocery stores, including Safeway, Fry's, and Trader Joes, are located in Oro Valley, as is Target, Pier One, Home Depot, Pet Smart and Office Max. Still, retail shops and restaurants are limited compared to much of the city. All of these new retail centers are located off Tucson/Oro Valley's main North/South thoroughfare Oracle Rd, which provides easy access to those coming from the Catalina area (North) or the rest of Tucson (South).

Currently near completion is the Oracle Crossings Center, 260,000 square feet of space where tenants include Kohl's Department Store, Sprouts Farmers Market and Sedona Patio and Leather. Restaurant's include Carrabba's Italian Grill and Peter Piper Pizza.

Just up the road is Steam Pump Village, about 300,000 square feet, targeting home decor and furnishings. Current tenants are Studio C by California Design Center, Carpet One Floor & Home and Chili's Grill and Bar, while future tenants include Sunset Interiors & Design Studio, Steinway Piano Gallery and an outdoor amphitheater. Also under construction is a Wingate Inn, with completion scheduled for early 2008.

The largest of the new developments is Oro Valley Marketplace, which will consist of nearly 800,000 square feet of space. With Phase One expected to open in September 2008, tenants will include Cost Plus World Market, Linens' n Things, DSW Shoes, Best Buy and CineMark movie theaters. Restaurants will include Keg Steakhouse & Bar, BJ's Restaurant and Brewery and Olive Garden.

Other smaller centers are also planned, with most consisting of a mix of retail and office space. Springhill Suites by Marriott is slated to begin construction in October in the Mercado del Rio Center, just one block west of Oracle Rd. Springhill as well as Wingate Inn will offer great lodging alternatives from Oro Valley's pricier resort Hilton El Conquistador .

Although there is frusturation from many Oro Valley residents regarding a Wal-Mart Supercenter being an anchor store for the Oro Valley Marketplace Center, the overall consensus is that retail growth and development is welcome in the town. Oro Valley residents are excited about having more choices so close by, and all the opportunities that come with the development.

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Who Says the Desert Isn't Pretty?

First time visitors to Tucson are always surprised when they arrive and see how beautiful the desert really is. I must admit when I was on my way to Tucson for the first time I was expecting to see a dry, desolate land with tumbleweeds blowing across the roadway. I'm happy to say that I couldn't have been more surprised. Though Tucson is located in the Sonoran Desert, it's beauty is breathtaking.

During the driest parts of the year you'll see plants like brittle bush or ocotillo ornamented with bright yellow or orange blooms. Even native cactus thrive and beautify the dry desert scape. And once the monsoon rains move in, there's an endless rainbow of color. From July thru August you'll see Texas Rangers and Salvias blooming from the abundance of summer rains. It's a great time to watch hummingbirds and butterflies as they move from one meal to the next. If Tucson is lucky enough to have substantial winter rains, you will see a bumper crop of gorgeous wildflowers in March, April and May. So if you plan on visiting Tucson for the first time, be prepared for the unexpected beauty and color that the desert has to offer!

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Protecting Your Home From Monsoon Storms

As anyone living in Tucson can already tell you, the 2007 Monsoon season has struck with avengence. The season began July 8th with not much to-do, but mother nature has decided that she's let Tucsonans off easy the last few years and now she's trying to make her point! During the last two weeks Tucson residents have been submerged in heavy rains and practically blown away by micro bursts that have erupted in our city. A large number of Tucson homeowners have reported roof damage, flooding in their homes, loss of electricity, trees blown down in their yards, and some have even been stranded on top of their vehicles in the flooded roadways.

Though the monsoon season brings spectacular lightening displays and gorgeous sunsets, Tucson homeowners must take extra precautions to protect themselves and minimize damage to their homes that these fierce storms can cause. Here's a list of things you can do to protect your most expensive possesion from being ravaged by a Tucson Monsoon!

Roofing - If possible, climb onto your roof and inspect all seams, flashing and penetrations. If you have a tile roof it's wise to hire a professional roofing company to inspect as they are familiar with tile roofs and no how to avoid damaging tiles. Inspect and repair your roof in late Spring so that issues can be addressed before roofing companies become back logged in June and July. As roof leaks can become problematic quickly, take care of the "little issues" early and you'll save time as well as money.

Lighting - Most homeowners forget that lightening can cause severe property damage in an instant. New generations of surge protectors can prevent computers and other electronic equipment from being zapped by a lightening bolt.

Doors - Inspect all exterior doors before the rains begin! If you see gaps around doors, heavy rains can blow in and cause damage. Monsoon rains also drive in many of the desert creatures that like our dry Arizona climate. Just last night I found a "friendly" little scorpion had forged his way into my home thru the garage in search of a dry bed to sleep. Seal your doors early to prevent these guests from visiting you!

Trim Your Landscape - Though most newcomers expect a dry and desolate desert when visit Tucson for the first time, they're always surprised to find we have so many lush, green trees! Tucson homeowners should protect their trees from strong winds by "thinning out" the tops so that the wind can pass thru without causing damage. Many Tucson trees become top heavy because they are watered regularly. Occasionally trimming your trees and shrubs will keep them healthy and safe during summer storm.

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The Longest Day of the Year in Tucson

Ahhhh, the first day of summer in Tucson Arizona. In some parts of the country there's a lot of excitement about summer's official start. It signifies a sense of freedom; kids are finished with school and adults are taking vacation days to be outside and enjoy afternoon picnics or play in the pool. In Tucson you can enjoy these activities, but only before 10am or after 5pm. The hot sun rises early and sets late, making it difficult to spend time outdoors without developing at least a few symptoms of heat exhaustion. During my 5am runs, I see many a coyote or javalina making their rounds before the sun rises. How wise they are!
In Arizona the spring, summer and fall seasons mesh together, just one extremely hot day after the next. Today's official high was "only" 108 degrees (so says the weather man!) , but once the temperature reaches 98 degrees, I can't tell the difference. Yes, it's a dry heat, and unless you have relocated here from a humid climate, you might not appreciate this description. But a "dry heat" is very tolerable, as long as you are consuming the recommended amount of water and wearing lots of sunscreen. These extreme temperatures do force Arizonans to plan their schedules accordingly. For example, if you're trekking out to the Arizona Sonoran Desert Museum between May and October, you better be there before 8am if you hope to see any wildlife. After the sun begins to rise, the animals head in for their daily naps. Once they're napping, there is not a lot to see, unless you like to spend your time in the bird sanctuary!
And so our summer has officially begun, but I won't complain. As I watch the weather forecasts for New York ( I didn't know they have tornadoes in New York!) and Chicago (ummm...cool and rainy, okay I'm jealous!), I remember what Tucson has to offer. Our fair city enjoys about 325 days of sunshine a year, and from November to late April, our temperatures average between 70 to 80 degrees. Correct me if I'm wrong, but I don't think there is a better climate anywhere in the continental United States. And so as the sun sets on this longest day of the year, I'll push thru the Arizona summer knowing that there are better days ahead.

As you might guess, there aren't many tourists visiting Arizona in the summer, so the Tucson Real Estate market tends to be a little slow from June thru September. That's why it's the best time to buy! The Tucson housing market really picks up in early Fall when cooler temperatures around the rest of the country cause everyone to think of Tucson's mild and sunny winters. A seasonal home in Tucson, where one can escape the frigid winter storms of the East coast to relax with a round of golf in 75 degree temperatures. It's a very popular concept! The best time to buy a home in Tucson is in the summer when inventory is higher and EVERYONE is avoiding the heat.

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