Hold on to your hats and dive into your sofa cushions!  Our latest upcoming McCormick Ranch listing can be essentially purchased with the spare change its contents hold and a winning smile. 

At the ridiculously low price of $329,000, the nearly 2000 square foot Dietz Crane built home in the Villa La Playa subdivision boasts a rare 3 Car Garage, Swimming Pool, Full Tile Roof, 3 Bedrooms, 2 Baths, stucco over block construction, Vaulted Family Room Ceiling, Wood Burning Fireplace on an interior North/South facing lot!  The subdivision itself is adjacent to the McCormick Ranch Golf Course.

This home has been a rental for the past several years, so it is in need of a cosmetic facelift.  A pragmatist in a time of delusion, the owner has priced this aggressively low to compete with the bank owned properties and short sales.  You get the savings, but none of the hassle!

Pictures will follow when the home goes into the MLS after the weekend, but give us a call if you would like to get in for a look before the throng of investors and bargain hunters inevitably show up.

If you can find a better value in  McCormick Ranch ...

Buy it!

        

Shh!  Can you hear that? 

It's the sound of hollow vault doors being slammed shut and masking tape being drawn to piece together shattered family piggy banks.  Smashing the pink porcelain piglet in cases of emergency is the easy part.  It's putting the omnivorous swine back together that requires the patience of Job.

While America has gone for her hammer, we Realtors have been peddling a seemingly contrary message.

Buy.  Now.

While it is difficult to fathom spending money at a time when most are diving under the sofa cushions to retrieve every last nickel and Chuck E Cheese coin alike, we are all familiar with the free market tenet that the best time to buy is when everybody else is selling.  Or trying to sell, I should say.  The worst of times allow for the best of swindles purchases.  The majority of the general public recognizes this, laments the scarcity of available funds to capitalize on the current opportunities, and grudgingly returns to the painstaking task of trying to figure out which of the three credit cards to make a payment on this month. 

These prices are crazy!  If I had any extra money laying around, I'd buy five!

Of course, it goes without saying that values are so low because of the very truth that so few are in a position to buy.  As soon as demand catches back up with supply, and more folks are in better places financially, the opportunity for the best values will be gone.  This isn't a sales pitch.  This isn't even a sales post.  It's just the way it is.

Nope, rather I am simply writing to remind you that the same market forces that apply to the current housing market at large apply to your home specifically, even if you are not looking to buy or sell.  I am talking about now being an excellent time to renovate.

Blasphemy, I know.

With prices consistently falling for the past year and a half, why on God's green earth would you invest more money into a depreciating asset?  Especially when money is not exactly growing on HELOC trees these days?

Because there are a lot of hemorrhaging material suppliers and minimally employed contractors out there.  If you haven't shopped the box stores or general construction supply retailers lately, you might be surprised at some of the prices that can currently buy you a slab of granite or travertine tile.

With starts for new build homes down to a virtual standstill, there is excess material and labor strewn all across the Valley.  Don't believe me?  Go post a construction job on Craigslist and don't blame me when your inbox explodes.  Just like winter is the best time to resurface a pool, a slow growth market is ripe for a home renovation bargain.

Whether you are an investor that has adopted a buy and hold strategy for a slow motion flip, a homeowner who plans to sell in several years when the market is more conducive to your goals, or just someone who is simply sick of mauve carpet and laminate cabinets, this just might be the time to take the plunge.

It will be more difficult to finance the rehab, with lines of credit evaporating and home equities diminishing, but again, that's the rub.  That is precisely why there are bargains to be had.

While counting all of the money you are saving as you pick out those cabinets, thanks to the uncanny insight of a certain friendly McCormick Ranch Real Estate magnate, please bear one thing in mind as a thank you gift.

The magnate likes cherrywood.

        

As Scottsdale home buyers look to cash in the winning lottery tickets in their hot little hands, it is worth noting that there is such a thing as biting off more than you can chew.  While market analysts and laypersons alike point to avarice as the primary machination that brought our economy to its current state, buyers need to be watchful that they don't get clobbered by the same pendulum that threatens to come careening back their direction.  As our populace accumulated far more Real property than it could actually afford at the height of the market, buyers today encounter a few substantial risks of their own.  First and foremost is the uncertainty of the status of the product they wish to buy at a deep discount.

This past fall, I was looking at a really sharp mid-century modern condo conversion project in downtown Phoenix.  Prices had come down considerably from their start point, and there were only a couple of occupied units amongst the 40 or so the development had in total.  We knew the opportunity existed to command a terrific bargain.  As a matter of fact, my jaw hit the floor when the developer later called me directly with an incredible offer on the unit my client found most appealing.  She loved the unit, I loved the price.  We were salivating.

And we passed.

I smelled trouble.  If the builder was willing to basically give the unit away to my client, what would prevent him from drastically cutting prices even further for future buyers?  The complex simply had "declining values" written all over it.  More to the point, however, I was concerned with the overall stability of the development.  I didn't want my client to move into a ghost town regardless of the price.

As it happens, our fears were well founded.  The complex, aside from the couple of units that sold a year ago, is now in the hands of the bank.  Lost to foreclosure, lord knows what will happen to the common grounds, let alone the individual units.  The poor occupants who jumped too eagerly must now worry that they will soon have squatters for neighbors and that their values and personal enjoyment of their homes will be further decimated.  As it stands, the prices on the units are now about 50% lower than the smoking deal we were offered back in the fall and declining as I type this.

I have seen too many builders pull out of developments, leaving the inhabitants with vacant lots and plummeting values for neighbors.  I'm not talking about mom & pop builders, either.  We're seeing formerly vibrant national builders circle the drain.

The long and the short of it is that you must protect yourself in this market by keeping an eye on more than the bottom line.  There are tremendous opportunities out there, but you must be dilligent in assessing the full situation.  Be aware of the risks you run when pushing for that little extra something in terms of price.  It's not always just about finding the cheapest thing that you can.

Even in this market, if it sounds too good to be true, it most likely is. 

There are resources at a buyer's disposal that can help you ascertain the stability of a builder or project.  I implore you to use them.  A good place to start is the Arizona Department of Real Estate, which features a list of home builders that are in financial trouble, tagged with mechanic liens or currently undergoing bankruptcy processes. 

By all means, use the current market to your advantage in commanding a great deal, just make sure that you are getting what you think you are stealing.

 

 

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To start your Scottsdale, Phoenix or Paradise Valley AZ home search, please visit our website today.

Ray & Paul Slaybaugh - Serving Scottsdale Since 1974

(And Not Above Exploiting the Cuteness of Small Children for Your Business)

(480) 948-9450

 

        

The "Happy Bluebird" is no longer. 

Walking into this 1 Bedroom / 1 Bathroom Condo in Starfire (The newest of the five phase Villages condo development) is like walking into a hug.  The light blue walls have been painted out in favor of new soothing beige. 

Larger than the one bedroom models of the older phases, this little 900 square foot gem also includes additional modern features, such as dual pane windows and fire sprinklers, that can't be found in the competition.  With windows along every wall as you enter the great room, you are bathed in resplendent natural light.  The kitchen is very generous in size, and refreshingly open for a unit of this size.

   

                                                                   


Additional features include a wood burning fireplace in the great room, added privacy in upstairs corner location (only 4 total units in building), vaulted ceiling (not found in downstairs units), private balcony overlooking common area and simply impeccable condition.  Originally constructed in 1993, you don't find many homes that have been maintained as fastidiously as the original owner has kept this one.  Full tile roof, community tennis courts, heated community pool & spa.

   


Centrally located near 92nd Street and Mountain View on the Eastern border of McCormick Ranch, the Villages have unparalleled green common areas with immediate access to the walking paths that stretch through McCormick Ranch and beyond.  The community is so walkable, in fact, that the seller does not even own a car!



Whether looking for something modest in size and expense for a second home, starter home, step-down home or even an investment property (yes, it pencils!), single bedroom units seldom come on the market in Starfire.  Some buyers will demand the extra bedroom, but they will also pay upwards of $200,000.  This one can be had for the amazing price of ... drumroll please ...


$139,000!

Reduced to $119,000!

 

9715 N. 94th Place Unit 212
Scottsdale, AZ 85258
MLS# 4115596

Call us today before the vacation home you have always dreamed of, but never thought you could afford, is gone!


Ray & Paul Slaybaugh
The Ranch Experts
Realty Executives
(480) 948-9450
paul@mccormickranchhome.com

        

This new listing in the McCormick Ranch subdivision of Tierra Feliz has been wonderfully remodeled over the past couple of years.  Boasting a kitchen that was drastically overhauled in 2007 with cherry wood cabinets (included added pantry space), slab granite countertops, stainless steel appliances, new lighting, and was also opened to the family room, this property provides the best of both worlds: sought after central location with the upgrading to satisfy those who crave the modern cosmetics of newer, but far flung, communities.  Beautiful faux stone tile flooring in the main traffic areas, new cherry wood cabinets in the bathrooms (2007), wood burning fireplace, cherry stained plantation shutters and master closet system ... this home is truly a jewel.



Even after completing a full circuit through the gorgeous home, the best is yet to come.  Stepping out to the generous back yard of the 1/4 acre+ lot, the first thing you notice is the large pebbletec pool.  Easy care desert landscaping in both the front and rear yards (with the notable exception of several citrus trees) makes this home an ideal second home candidate in addition to making a great primary residence.  We still haven't reached the best part yet, however.



Perhaps the best feature of the property is ... wait for it ... the private gate access to the bike path which runs behind the home.  Straddling the border between McCormick Ranch and Gainey Ranch, the path leads directly to Rotary Park and beyond.  Hop on and tool around the Ranch to enjoy all of the lakes, parks, golf courses, mountain vistas, shopping and fine dining at your leisure.

 


Priced at $539,000, this is point of entry pricing into this prestigious section of the Ranch.  Just shy of 2000 square feet, this charming home is nestled amongst the million dollar properties that line the stretch of Via Linda Rd between Hayden Rd and Via de Ventura. 

For additional information or to schedule a showing of this terrific home, call or email Ray and Paul today! 

8906 N. 80th Place
MLS # 4113410
$539,000
3 Bed / 2 Bath
Pool
1912 Square Feet
12,000+ Sq Ft Lot

Ray & Paul Slaybaugh
Realty Executives
(480) 948-9450 
paul@rayandpaul.com                                                                       

        

Rotary Park is a small, public park which straddles the McCormick Ranch and Gainey Ranch border on the north side of Doubletree Ranch Road.  With an expansive grass area that is conducive to impromptu touch football games, ultimate Frisbee and gatherings of dogs and their handlers, I distinctly remember the city spending approximately 100k alone on the original restroom facility.  There was a modest playground area for the little ones as well.  Recently, however, a good park got even better.

With recent upgrading to the playground apparatus, there are now climbing walls, new slides, swings and other fun staples.  We had the boys over to visit their grandparents this weekend, and took the quick stroll from their home in the Vista De La Tierra subdivision.  Having forgotten that the renovation was on the agenda, we were pleasantly surprised by the transformation.  I couldn’t help but flashback two decades to when this beautiful palm tree-lined portion of Doubletree didn’t even exist.  Hard to reconcile the Hyatt Regency and upscale Gainey Ranch community with the working cattle ranch that it was in my adolescence.  

If you are looking for new options to keep the little ones entertained, you might want to give this old standby another try.  For those days that you just don’t feel like battling the crowds at the Railroad Park or the throngs of budding soccer/field hockey stars at Mountain View Park, Rotary Park makes for a nice, relaxing alternative.

Don’t mind the overgrown kid jumping off the swings (not pictured).  He’s harmless (except to himself).

        

New McCormick Ranch Listing! 8430 N. 80th Place, Scottsdale AZ Location: McCormick Ranch Absolutely immaculate Camelot Home with extensive remodeling in prime McCormick Ranch neighborhood! Kitchen features newer appliances, refinished cabinets, faux wood flooring, recessed lighting and slab granite countertops. Master bathroom boasts new (2007) tile surrounds in tub and shower, new (2007) sink and faucet, slab granite countertop, new (2007) flooring and light fixtures. Hall bath and powder room each have new (2007) granite slab countertops, sinks and faucets. 21" faux stone in front entry. New exterior paint (2008). 4 Bedrooms, 2.5 Baths, Nearly 2700 Square Feet and Pool on over 1/4th of an acre in the prime Chaparral High School District! Just down the street from Lake Margherite, the granddaddy of the McCormick Ranch lake system, this wonderful home is an equally wonderful value in a subdivision (Vista De La Tierra) which has produced four sales in excess of $1,000,000 and several others just below! Southwestern living at its finest. Photo Gallery Information Contact Information Ray & Paul Slaybaugh (480) 220-2337 Pricing Price: $679,000 Property Location 8430 N. 80th Pl Scottsdale, AZ 85258 Links Scottsdale AZ Real Estate Features Bedrooms: 4 Bathrooms: 2.5 Year Built: 1978 Subdivision: Vista De La Tierra (McCormick Ranch) Lot Size: 12,357 Sq Ft Garage Size: 2 Car School District: Scottsdale Unified (Chaparral High School) Square Footage: 2669 Agent Name: Ray & Paul Slaybaugh Broker: Realty Executives MLS #: 4063477 Attributes Appliances Range/Oven Dishwasher Sink Disposal Microwave Interior Amenities Fireplace Vaulted Ceilings Pantry Granite Countertops Ceiling Fans Kitchen Remodeling Bathroom Remodeling Exterior Amenities Patio Fenced Yard Swimming Pool Grass Lawn North/South Exposure Block Construction Spanish Architecture Powered by vFlyer.com EQUAL HOUSING OPPORTUNITY VFLYER ID: 2005852 All information in this site is deemed reliable but is not guaranteed and is subject to change

        

Ready to step down into a low maintenance patio home in the heart of McCormick Ranch? Tired of paying obscene monthly rental fees when you visit Scottsdale in the winter and spring? Step into this immaculate single-level patio home that is an easy stroll from the banks of Lake Angela for the ultimate in low maintenance living! Perfect for the seasonal and full time resident alike!

Just In Time For Winter Visitors - McCormick Ranch Patio Home For Sale! Location: McCormick Ranch - Heritage Village Looking for the perfect blend of privacy and low-maintenance living in a central location? This McCormick Ranch patio home in Heritage Village more than fits the bill. Boasting 1938 square feet, 3 bedrooms, 2 bathrooms, 2 car garage, private patio, culdesac lot, walking path access, single-level construction and a quick stroll to Lake Angela, this is an amazing value. Newer berber carpeting, Italian marble entry, large open kitchen, north/south exposure and meticulous upgrading perfectly compliment one of the best interior lots in the development. Homeowner association dues pay for front yard maintenance and common area maintenance. The community includes walking paths, tennis court, heated community pool & spa. Whether looking for an easy-care vacation home, to downsize in McCormick Ranch, or simply to eliminate tedious and costly yard maintenance, you will find no better option under $400,000. Hurry to this one, folks. This will fly off the market, even in this market! Photo Gallery Information Contact Information Ray & Paul Slaybaugh (480) 220-2337 Pricing Price: $369,000 Property Location 8181 E. Del Caverna Dr. Scottsdale, AZ 85258 Features Bedrooms: 3 Bathrooms: 2 Year Built: 1981 Subdivision: Heritage Village Garage Size: 2 Car School District: Scottsdale Unified (Chaparral High School) Square Footage: 1938 Agent Name: Ray & Paul Slaybaugh Broker: Realty Executives MLS #: 4064059 Attributes Appliances Range/Oven Full Refrigerator Dishwasher Sink Disposal Microwave Interior Amenities Fireplace Kitchen Island Family Room Single Level Split Master Bedroom Walk-In Closet(s) Formal Dining Room Exterior Amenities Patio Heated Community Pool Community Spa Tennis Court(s) Walking Paths Lake Community North/South Exposure Cul-de-sac Lot Powered by vFlyer.com EQUAL HOUSING OPPORTUNITY VFLYER ID: 2005127 All information in this site is deemed reliable but is not guaranteed and is subject to change

        

As we desert denizens wave goodbye to another scorching summer, we eagerly anticipate the Real Estate market improvements that migrate here annually with the cooler temperatures.  Packed between the socks and the sunscreen of our seasonal visitors, cautious optimism always visits in the winter.  While the statistics for the quarter marked by July 15^th – October 15^th on the calendar are not particularly inspiring, it is not altogether unexpected.  Between the hundred and bazillion degree temps and general market slowdown, it hasn’t helped matters as the nation nervously watches Wall Street and election polls. 

Believe it or not, year to year inventory levels for active listings across the Valley are actually down by about 4,000, but the pervasive foreclosure presence has still precluded demand from catching up to supply.  Decreased purchasing power has contributed to the housing slump as well.  As banks have failed or been gobbled up, the financial institutions and investors have become increasingly skittish about lending their money.  As such, the buyer pool has diminished.  That’s the bad news.

The good news is that many people are realizing that there has never been a better time to buy Real Estate in Scottsdale in general and McCormick Ranch specifically.  When the market is depressed, buyers return to the central, and historically desirable, neighborhoods first.  Given the uncertainty with fuel costs, that factor looms even larger today than in years past.  Investors are currently gobbling up the bargain basement properties at a frenzied pace, thus bringing hope that we are at or very near the mythical bottom that market watchers seek.  As our friends from the North, Midwest and back East descend upon our receptive community, we are confident that many will seek to take advantage of the plentiful values and eat further into the over abundance of listings which is holding our respective equities hostage.

As the following statistics were prepared near All Hallows Eve, I look forward to trading in the trick of the past few months for the treat of a stabilized market.  It’s still a phenomenal time to buy, and hopefully, it will be a good time to sell again in the not so distant future.

There have been 27 closed sales of single-family homes in McCormick Ranch over the past three months (7/15 – 10/15), for an average of 9 per month.  There are currently (as of 10/15) 110 active listings.  Even allowing for the historical pattern of a summer slowdown in total sales, those figures demonstrate the challenges involved in selling a home in the current environment.  A basic extrapolation of the absorption rate tells us that we have just over a 12 month supply.  In short, if no new homes were listed, it would take a year to sell the current inventory based on the current average. 

The closed sales averaged a sales price of $503,397 and 2484 square feet, for an average of $213.73 per foot.  Average market duration was 117 days.

Current active listings average a list price of $728,541 and 2676 square feet, for an average of $264.81 per foot.  Average market duration is 166 days.

There are currently 10 pending sales (in escrow).  These properties average a list price of $551,670 and 2376 square feet, for an average of $230.57 per foot.  Average market duration is 136 days.  Please bear in mind that only list prices are available for pending sales.  The actual sales prices will not be disclosed until settlement.

It’s been a trying stretch for homeowners, no doubt about it.  The numbers reflect what we’ve all known to be true for some time.  It’s just a difficult time to sell a house.  That does not mean it is impossible, however.  Proper pricing, staging and marketing strategy will produce results.  Believe it or not, but many sellers still overprice their homes or fail to whip them into show worthy condition.  To be fair, this is the domain of a Real Estate professional.  This is no time to hire that cousin who has a license that he never uses or a limited service brokerage.  Regardless of which McCormick Ranch specialist you ultimately employ, this is not a market for amateurs.

* Stay up to date on McCormick Ranch Real Estate news and community happenings by subscribing to this blog or visiting us at www.ScottsdaleHousePeddler.com

 

Ray and Paul Slaybaugh

Realty Executives

The Ranch Experts

(480) 948-9450

 

www.RayandPaul.Com

www.McCormickRanchHome.Com

 

        

What a glorious morning.  Now that the mercury in local thermostats has finally receeded from triple digits, Scottsdale residents are free to brave the outdoors again.  No longer confined to air conditioned environs, we see neighbors for the first time in months.  We've lived in our pools since May, but it's nice to be reacquainted with our front yards as well.

I can imagine no finer setting for attending "Railfair" at the McCormick-Stillman Railroad Park in McCormick Ranch. 

 

Making the mid-morning pilgrimage to our family's mecca of leisure, we met up with some friends.  Just in town from Alberta for the week, they planned the trip to their vacation condo perfectly.  My jaw nearly hit the floor upon learning they traded 30 degree temperatures for our upper 80s.  Of course, that was music to my ears.

Thus beginith the great seasonal migration of 2008-2009

The park was awash in model train enthusiasts, inflatable apparati for the kids and all manner of fun.  The train schedules were ramped up to allow for nearly continuous departures.  In short, it was the Railroad Park on HGH.  Given the tenor of the week's financial and political news, it was a more than welcome reprieve.  Credit market freezes and rate indeces do not exist at Railfair.

 

 

 

If you are looking for something to do with the kids in Scottsdale this weekend, and this post finds you in time, you have one more crack at attending Railfair.  It runs tomorrow (Sunday, October 12th) from 10 AM - 5 PM.  Tickets for the attractions are available on site ($2 train rides, $1 carousel rides ... children under three ride free).

 

 

Considering that the park often fills up quickly for special events, you might consider forgoing the parking lot, and parking across the street.  There's a place there called Starbucks there that serves coffee.  You might have heard of it.  If you haven't, forget I said anything.  I'm reasonably sure they put cocaine in their products.  Nothing else would explain my addiction.

This is but one pitstop along our Autumn lap around the Valley.  Schnepf Farms is holding their annual Fall festival, the State Fair is in full swing and other seasonal events are popping up all over the place.  If you aren't here, get here now!

For more information about the Railroad Park and Railfare, please visit: 

http://www.therailroadpark.com