It is no secret that Scottsdale, Arizona is one of the most coveted winter destinations in the United States.  Every year, from November to April, the self-proclaimed West’s Most Western Town greets visitors from all parts of the world.  Midwesterners and Canadians are usual suspects, and the contingent that visits from back East grows every year.   With mounting concern over hurricanes and other factors, Scottsdale has siphoned a fair portion of regulars from the usual winter haunts in the Southern states.

So while I am not exactly letting the cat out of the bag about the seasonal appeal of the Sonoran Desert, the intention of this piece is to provide an overview of a few of the more seasonal resident-friendly communities in Scottsdale.  Considering that most who visit will return for future seasons, it is not surprising that many will opt to purchase a second home here at some point.  Seasonal lease rates can run up to three to four times typical offseason rates for furnished rentals, so ownership can be much more appealing. 

For the two people on the continent who need convincing that Scottsdale is a terrific place to own a vacation home, allow me to persuade you with this oldie but goodie.  For everyone else, here are some communities which I am highlighting for their traditional appeal to winter residents:  centrally located near coveted amenities such as walking paths, lakes, dining, shopping, parks, etc.  Proximity to Sky Harbor Airport and convenient freeway access to other parts of the Valley is also taken into consideration. 

 

• Heritage Village in McCormick Ranch is a multi-phase development of patio homes.  Nestled amongst the surrounding subdivisions of single-family detached homes, these homes are ideal for the seasonal resident.  The properties are single-level, and share one common wall with their neighbors.  Ranging in size from approximately 1700-2300 square feet, these homes were constructed between the late 70s – mid 80s, and include two car garages and private patios.  It is the ideal blend of private ownership (unlike condo ownership, you own your own dirt in addition to the structure) and community amenities.  The reasonable monthly association fee of $200 (plus an additional $180 annual planned community fee) provides common area maintenance, front yard maintenance, tennis courts and use of the heated community pools & spas.  Perfect for those who want the privacy of a single family home, but not the maintenance of a private pool and yard.  With one phase based along the banks of Lake Angela, and another along the McCormick Ranch Golf Course, the locations couldn’t be more ideal.  Immediate access to the McCormick Ranch walking paths (which run throughout the subdivisions) provides the intrepid with routes to the parks, restaurants, lakes and golf courses that make it famous.  More than most communities which are favored by winter residents, the Golden Heritage homes live and feel like “houses,” as opposed to townhouses.   Current pricing ranges from the upper $300,000s to the $600,000s (lakefront or golf course lots).

 

 

 

 

 

 

 

 

 

 

 

 

• Indian Bend Village, more commonly known by its marketing name of “Suntree,” is another great option for the seasonal resident.  Legally recorded as a townhouse subdivision, these Spanish style patio homes offer similar advantages to Heritage Village.  These properties vary between one and two levels, and share, at most, one common wall with a neighbor.  The ideal combination of privacy and low maintenance, there are no neighbors above or below in a Suntree patio home.  The stylish tile roofs and stucco exteriors culminate in a prototypical Spanish style home.  For those who want their Scottsdale experience to entail all of the trappings of the Southwest, it doesn’t get anymore “Arizona” than this.  Just south of McCormick Ranch, this smaller community of 174 homes abuts the Silverado Golf Course in central Scottsdale.  With convenient access to the nearby walking paths, downtown Scottsdale scene and shopping / dining galore, the location leaves little to be desired.  The reasonable $130 monthly association fee covers common area & front yard maintenance in addition to use of the tennis court and heated community pool & spa.  Homes in Suntree were constructed in the early 80s, and primarily range from 1400-2000 square feet.  Current prices range from $325,000 - $550,000.

 

• Santa Fe is a quaint Spanish style patio home community in McCormick Ranch.  Featuring single and two-story homes between 1800-2300 square feet, the western perimeter of Santa Fe abuts Camelback Walk (McCormick Ranch walking path) and the McCormick Ranch Golf Course.  With timeless appeal, these villas were originally constructed in the 70s.  A wave of remodeling has crashed into the development in recent years, creating a terrific marriage of charm and modern luxury in many.  Directly across Hayden Road is the Paseo Village shopping center.  Santa Fe is also an easy walk from the McCormick Ranch Golf Club and the Mercado Del Lago center that boasts fine, as well as casual, dining.  The walking paths extend south virtually uninterrupted to Tempe.  Heading northeast, you can meander all the way to the hospital at 90^th St and Shea without crossing a road.  Along that walk, you’ll pass Cochise Elementary School, Mountain View Park, Lake Margherite, Lake Nino, Lake Angela, the Palm & Pine Golf Courses … there are no finer pedestrian accommodations in the Valley.  The low monthly HOA fee of $154/month (plus an additional annual $180 planned community fee) pays for the heated community pool & spa (overlooking the golf course, with views of Camelback Mountain), common area maintenance, front yard maintenance, exterior maintenance and blanket insurance policy on the homes (with limitations).  Current asking prices in Santa Fe range from $400,000 - $600,000.

 

• The Colony at Scottsdale is another multi-phase development in central Scottsdale.  Located approximately a quarter of a mile west of Indian Bend Village, these patio homes were built from the mid 70s to the early 80s in three sections.  The older two sections primarily include carports, but some have been converted to garages over the years.  The furthest north of the phases (has a separate HOA) is a bit more modern, and all homes have 2 car garages.  The beige exterior versus plain white, and a marketing name of “Arroyo Verde Homes” also serve to differentiate this phase from the preceding two.  The homes in the Colony are similar to the other developments listed here in that they merge community living with privacy.  Otherwise put, there is a sense of single-family living without the maintenance.  These homes share a common wall, but have no one above nor below.  Homes in The Colony range from 900-1600 square feet, and carry lesser price tags than some of the neighboring developments.  With similar community features to its more expensive counterparts, including pool & spa, access to jogging paths along the golf course & canal, exterior & front landscaping included in the HOA fees, The Colony is a great option for those with lesser size requirements.   The current fee in phases 1 and 2 (which share the same board) are $128 / month.  The third phase, Arroyo Verde, has a current fee of $170 / month.  Current pricing ranges from the low $200,000s to the low $300,000s.

 

• Gainey Ranch is the ultimate in lock and leave lifestyle.  A master planned community for the well-heeled, Gainey Ranch is sandwiched between McCormick Ranch and the town of Paradise Valley.  The beautiful Hyatt Regency lies just outside of its gates.  Gainey Ranch features manned guard gates for the community, individual gates for many of the subdivisions within, golf, tennis, community pools & spas, clubhouse and all styles of housing.  From single-family homes to condos, townhomes and patio homes, there is a wide variety from which to choose.  But when looking in Gainey Ranch, don’t forget to pack your big boy wallet.  The fees alone are prohibitive to many, and they don’t take American Express.  With a monthly planned community fee in the several hundred dollar range, along with additional monthly subdivision fees in many cases, there is a veritable house payment in fees alone.  Oh, and golf?  You guessed it.  That’s an additional fee.  Gainey should not be on your list if you are shopping on a budget.  If, however, you are operating with a bit more financial leeway, it’s tough to beat this community for location, amenities and security.  Prices swing wildly from small condos in the low $300,000s to multi-million dollar single family homes.

 

 

* All fees and values estimated as of September, 2008.

 

This is but a sampling of the options available.  From condos to mansions, there is a property for every budget and need.  To get the search started for your ideal Scottsdale vacation home, please feel free to contact me or visit your Scottsdale AZ Vacation Home Expert.

Does 70 degrees sound like your idea of winter?

See you soon.

 

McCormick Ranch 
Statistical Market Analysis
Active Listing Data
8/1/08

Elementary School	# Listings	List Volume	Sold Volume		List Price	Sold Price	Sale/List Price	Approx SQFT	List Price Per Approx SQFT	Sold Price Per Approx SQFT	Agent Days On Market	Cumulative Days On Market
Cochise	78	53,457,176	0	Low Avg High	315,000 685,348 1,650,000	0 0 0	0.00 0.00 0.00	1,511 2,654 4,112	165.31 255.80 460.89	0.00 0.00 0.00	1 118 515	1 156 557
Kiva	40	29,476,400	0	Low Avg High	304,900 736,910 2,850,000	0 0 0	0.00 0.00 0.00	1,514 2,497 6,000	141.68 275.45 480.27	0.00 0.00 0.00	0 117 380	1 145 567
Overall	118	82,933,576	0	Low Avg High	304,900 702,827 2,850,000			1,511 2,601 6,000	141.68 262.41 480.27		0 118 515	1 153 567

I'm doing things a bit differently for this month's McCormick Ranch Real Estate market analysis.  With so many single-family properties currently for sale (118), I have opted to isolate the current active inventory from the closed sales report by way of separate posts.  To view the closings from July, please view my previous post. 

In addition to separating the closed sales data from the active listing data, the active listings are now presented as a statistical analysis rather than individual property descriptions.  With the inventory hovering between 100 and 120 properties consistently over the past several months, it has simply become to unwieldy to list that much information in a single blog post. 

*Please visit us at www.McCormickRanchHome.com to view individual property listings of homes currently for sale. 

This report breaks the active inventory down by school district.  There are two school districts in McCormick Ranch.  Cochise/Cocopah/Chaparral and Kiva/Mohave/Saguaro. 

There are currently 78 single family homes for sale in the portion of McCormick Ranch which falls in the Cochise Elementary School District (North of Via De Ventura Blvd).  Prices range from a low of $315,000 to $1,650,000, with an average price per square foot of $255.80.  The average time on market for these listings is 156 days.

There are currently 40 single family homes for sale in the portion of McCormick Ranch which falls in the Kiva Elementary School District (South of Via De Ventura Blvd).  Prices range from a low of $304,900 to $2,850,000 with an average price per square foot of $275.45.  The average time on market for these listings is 145 days.

For detailed information about any property currently for sale in McCormick Ranch, contact Ray and Paul today.  With the tremendous variation one encounters from one home to the next, you can rely on our more than 40 years of combined experience selling these properties.  No one knows McCormick Ranch Real Estate like the Ranch Experts!

Summary of Closed Listings
List #	Address	List Price	ADOM	CDOM	Sold Date	Sold Price
2894955	E San Vicente DR, Scottsdale AZ	$649,000	187	306	07/10/2008	$615,000
2911542	E Del Timbre DR, Scottsdale AZ	$995,000	184	180	07/15/2008	$900,000
2917855	E IRISH HUNTER TRAIL, Scottsdale AZ	$865,000	97	97	07/09/2008	$775,000
2887701	E SHETLAND TRAIL, Scottsdale AZ	$699,000	200	200	07/14/2008	$660,000
2946458	E SAN FELIPE DR, Scottsdale AZ	$595,000	99	99	07/11/2008	$555,000
2901649	E San Jacinto DR, Scottsdale AZ	$699,000	156	156	07/15/2008	$640,000
2981547	E San Bruno DR, Scottsdale AZ	$449,500	60	59	07/24/2008	$449,500
2925403	N VIA DE LA MONTANA --, Scottsdale AZ	$499,000	142	142	07/08/2008	$470,000
2988700	N 86 ST, Scottsdale AZ	$846,900	54	54	07/24/2008	$764,000
2930901	E VIA DE BELLEZA --, Scottsdale AZ	$459,000	112	215	07/08/2008	$459,300

Low, Average, Median, and High Comparisons   Closed Overall Low $449,500 $449,500 Average $628,780 $628,780 Median $640,000 $640,000 High $900,000 $900,000

Comparison Based on Approx SQFT List # Address Adjusted Price Price Per Approx SQFT 2894955 E San Vicente DR , Scottsdale AZ $615,000 $216.02 2911542 E Del Timbre DR , Scottsdale AZ $900,000 $318.70 2917855 E IRISH HUNTER TRAIL , Scottsdale AZ $775,000 $305.24 2887701 E SHETLAND TRAIL , Scottsdale AZ $660,000 $248.03 2946458 E SAN FELIPE DR , Scottsdale AZ $555,000 $223.34 2901649 E San Jacinto DR , Scottsdale AZ $640,000 $207.52 2981547 E San Bruno DR , Scottsdale AZ $449,500 $212.03 2925403 N VIA DE LA MONTANA -- , Scottsdale AZ $470,000 $177.36 2988700 N 86 ST , Scottsdale AZ $764,000 $237.71 2930901 E VIA DE BELLEZA -- , Scottsdale AZ $459,300 $194.62 Average   $628,780 $234.06

Overall Market Analysis (Unadjusted) Status # List Vol. Avg. List Price Sold Vol. Avg. Sold Price Sale/List Price Avg. Approx SQFT Avg. List $/Approx SQFT Avg. Sold $/Approx SQFT Avg. ADOM Avg. CDOM Closed 10 6,756,400 675,640 6,287,800 628,780 0.93 2,678 250.81 234.06 129 151 Overall 10 6,756,400 675,640 6,287,800 628,780 0.93 2,678 250.81 234.06 129 151

 

July brought 10 closed home sales (as reported in the MLS for the period between 7/1-7/31/08) in McCormick Ranch.  THe lowest reported sale price was $449,500, and the high was $900,000.  For these properties which which a successful conclusion, the average sale price was at 93% of list price, with an average price per square foot of $234.06.

Sales continue to lag inventory.  The next entry will focus on current active listings.  There are 122 single family homes currently for sale in McCormick Ranch.  For July, that translates to approximately 1 closing for every 12 homes for sale. 

As always, statistics are a great place to start, but never provide the full story.  Every subdivision, builder and property is unique in McCormick Ranch.  Ranging from small ranch style homes with low ceilings built in the early 1970s to homes that have been completely rebuilt with soaring ceilings, modern architecture and the latest cosmetic upgrades, McCormick Ranch homes cannot be properly evaluated through raw data alone.  For a professional opinion of value for your home from your resident McCormick Ranch specialists, or for an opinion of value on a property you may have your eye on, contact Ray and Paul Slaybaugh with Realty Executives today.  We have over 40 combined years of living in and selling Ranch Real Estate.

(480) 948-9450
paul@mccormickranchhome.com

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