3892 N. 146th Drive

Palm Valley - Goodyear Arizona

Dalton’s Arizona Homes presents another beautiful Golden Heritage home, this one a 4-bedroom 2-bathroom Estrella model, is waiting for the most particular of buyers in Palm Valley Phase 3.

The owners spared no expense in upgrading this move-in ready home - from wood plantation shutters to upgraded tile, corian counters, extended cherry kitchen cabinets, computer work desk in the kitchen and pre-wires for surround sound and a security system - and those are just a few!

Spread out in the spacious master suite complete with bay window and separate shower and tub, or use your private exit to the easy-care backyard and relax on the patio or in the built-in Coleman spa. There also are built-in firepits and a BBQ grill in this entertainer’s dream.

Storage is not an issue with a 3-car garage - a two-car side entry bay for the cars, and a separate 1-car bay for the toys or extra storage space.

All of this and location, too - located in the heart of Palm Valley, around the corner from the local schools and minutes from golf at both Palm Valley and the Wigwam Country Club. And also mere minutes from the new Estrella Falls outdoor retail center!

To schedule your personal viewing of this property, please call Jonathan at 602-502-9693 or e-mail at Jonathan@DaltonsAZHomes.com.

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Even Phoenix’s own Arizona Regional MLS never pulled off this trick.

The Housechick reports that the Tucson MLS kicked 3,000 listings out of the system earlier this week because listing agents had failed to include either a dollar sign or a percentage sign in the co-brokerage field - the field that tells cooperating agents what their compensation will be for selling a home.

Ample warning apparently was provided but still … 3,000 listings? Out of just under 10,000 overall? Wherever the Tucson MLS advertising, no one seemed to be seeing it. Maybe they were running newspaper classified ads.

In ARMLS, if a commission amount is entered without the percentage sign or dollar sign, the listing can’t be activated. The software won’t allow it.

Did Tucson’s MLS investigate such an addition to its software? Who knows? But it seems it would have been a far better avenue than throwing out a good portion of the inventory overnight.

Technorati Tags: MLS, real estate marketing

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This morning I received a message from a listing agent’s coordinator letting me know that my clients were supposed to sign their loan documents today ahead of a Monday close. The AAR Residential Purchase Contract does call for loan docs to be signed three days before the close - but this call came five days in advance.

The reason? The listing agent’s office assumed that the contractual requirement was for loan documents to be signed three business days in advance. It seems logical given that title offices and banks are closed on weekends. However, that’s not what the contract says.

Section 8h: All references to days in this Contract shall be construed as calendar days …

I guess it does help to teach the contract-writing class.

Our second question this week came from a buyer I’ve been working with throughout the weekend, asking what to offer a builder when purchasing a new build. In essence, if the base is xx dollars then what should we offer?

This one’s a fairly easy answer inasmuch as builders don’t negotiate their prices. There are exceptions to the rule, primarily with spec homes where the builder is anxious to unload some of its completed inventory. The incentives offered, hefty as they may be, often can be only the starting point if a builder’s sufficiently motivated.

Another exception can be the lot premiums builders attach to parcels in the subdivision on the basis of size, views, etc. While not usually negotiable, it’s possible to have these either reduced or waived in the interest of completing a sale.

Of course, if you walk into a new build without representation, it’s probably less likely you will see any movement in the price - at least nothing that wasn’t already pre-meditated in true “what’s it going to take to get you off the lot in this new house” fashion. But if you’re reading this blog all along, you already new to bring your own agent on your first visit to a new build.

Right?

The buyers’ other question was the easiest of all to answer. They were asking if they’d have some additional leverage in that they’re not purchasing contingent upon the sale of their current home. The answer: nope. And that’s because builders generally won’t accept a contingency offer.

In fact, if someone’s seen one who will, feel free to add the name and subdivision in the comments as it’s something the rest of us ought to know.

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My account exec over at Lawyers’ Title mentioned Chris Butterworth’s blog today and I had to admit I’d not heard of it before. Chris and the gang are with Dan Schwartz Realty here in Phoenix and, judging by the 623 area code, they’re over here on the West Side as well.

Somehow, Chris has managed to remain underneath the local blogging radar despite posting for the better part of nine months. Hopefully, that trend will change as he and his group have some good stuff.

Chris, welcome to the Google Reader!

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This week’s Phoenix Real Estate Market Inventory update …

The absorption rates for 17 of the 28 cities and towns I track dropped, yet overall the absorption rate for single-family homes in Maricopa County rose to just shy of 11 months. Why?

One of the challenges with tracking absorption rates for individual municipalities is relatively small sample sizes in several areas. It’s not uncommon to see the supply of homes jump from 14 months to nearly three years simply because one sale fell off when there are only 100 or so homes in the given market.

Similarly, the averages are influenced greatly by inventory variances in the city of Phoenix itself. For instance, this past week there was a net increase of just over 200 homes while sales remained essentially flat. Phoenix was the cause of the bulk of the increase, with a net rise of 110 homes there alone.

On a percentage basis, it’s not a significant jump … an increase in inventory of just over one percent in the city proper. But it’s a significant enough portion of the overall figures that an increase in Phoenix’s absorption rate easily can outpace changes in most of Maricopa County’s remaining cities and towns.

Data provided by ARMLS. Data deemed reliable but not guaranteed

Technorati tags: phoenix arizona, phoenix arizona real estate, real estate, market statistics, absorption rate

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