Your Eagle Mountain Real Estate Specialist WHAT’S THE SECRET TO SUCCESS THAT MANY PEOPLE MISS? When deciding which Realtor or real estate firm to work with, keep in mind that the most important factor to the success or failure of your transaction is the actual Realtor that you’re working with. So many homeowners choose their Realtor because they’re impressed with the brokerage that Realtor is associated with. But big-name brokerages aren’t the entities helping you to buy or sell your home. Your individual Realtor IS. As a full-time, real estate professional, I am confident in stating that you will be nothing but thrilled with the level of knowledge and expertise that I can demonstrate to you. Please call me today!
October 2009
FEATURED PROPERTY
SOLD
WHY LISTING WITH ME GETS YOUR HOME SOLD Statistics show that 85% of potential buyers start their search on the internet. If that’s the case, you MUST list with a Realtor that has a large internet presence and will market your property online. In addition to numerous property search websites, I will market your property on this Eagle Mountain Lifestyle newsletter. Not only do your neighbors see your property (many buyers are from right within the community), but each and every issue is also online with the capability of being viewed by anyone in the world. Because of this international presence of my listings, I receive inquiries from all over the world from interested parties. Now that’s an advantage that should excite you! Let me list your property and show you RESULTS.
9239 N. Summer Hill Blvd. • 1,861 Sq. Ft. | 2 Bed | 2.5 Bath Mountain Resort Living in Eagle Mountain! Beautifully landscaped and nearly maintenance free, this backyard is a dream. The home has many decorator touches that are typically only found in custom homes. Shows like a model home, it has a very nice open feel. A beehive fireplace, custom Sante Fe built-ins, hand-painted accents and saltillo tile are just a few of the stand-out features of this lovely home. A small computer office is just off the kitchen area. Powder bath has a custom tiled wainscoat in keeping with the Southwest flair. Master bedroom has glass doors leading out to patio and heated pool and spa. Guest bedroom has its own bath. The two-car garage has a work bench and plenty of storage.
Selling Your Home?
Getting an Accurate Appraisal
A SAMPLING OF REAL ESTATE ACTIVITY IN
DEBORAH E. LUBY Tuttle Designer Homes Registry Cell: 602.620.1448 • Fax: 480.275.4108 dluby@cox.net • www.DeborahLuby.com If your home is currently listed, this is not a solicitation for that listing.
Address Sq. Ft. / Bed / Bath CURRENTLY FOR SALE: 9824 N. Azure Ct. #6 1,871 / 2 / 2 15123 E. Desert Willow Dr. 1,627 / 2 / 2 9725 N. Azure Ct. #5 2,631 / 4 / 2.5 14735 E. Crested Crown 1,873 / 3 / 2 14744 E. Miramonte Way 3,104 / 4 / 2.5 9211 N. Crown Ridge 1,898 / 3 / 1.75 15118 E. Twilight View Dr. 2,799 / 5 / 2.5 9436 N. Longfeather Dr. 3,082 / 3 / 2.5 9608 N. Indigo Hill Dr. 3,708 / 5 / 3.5 9234 N. Aerie Cliff Dr. 3,460 / 3 / 3 9801 N. Solitude Canyon 4,620 / 4 / 4 9440 N. Sunset Ridge Dr. 3,622 / 3 / 3 9236 N. Sunset Ridge Dr. 3,622 / 3 / 3 15036 E. Camelview Dr. 5,815 / 5 / 5 9834 N. Jagged Circle 4,506 / 5 / 4.5 15117 E. Camelview Dr. NA / 5 / 4.5 9220 N. Flying Butte 4,250 / 4 / 4.5 15136 E. Mira Vista Dr. 6,700 / 5 / 5.5 15115 E. Miravista 5,600 / 4 / 5.5 9733 N. Four Peaks Way 9,200 / 5 / 7 UNDER CONTRACT 9424 N. Broken Bow Rd. 1,524 / 2 / 2 9031 N. Broken Bow Rd. 1,894 / 3 / 2.5 14927 E. Desert Willow Dr. #6 1,871 / 3 / 2 15107 E. Twilight View Dr. 3,000 / 5 / 2.5 14736 E. Lookout Ledge 2,310 / 3 / 2 15116 E. Vermillion Dr. 2,799 / 4 / 3 9027 N. Broken Bow 2,059 / 3 / 2.5 15166 E. Twilight View Dr. 2,799 / 3 / 2.5 9414 N. Indigo Hill Dr. 2,773 / 3 / 3 SOLD 9415 N. Solitude Canyon 4,002 / 5 / 4.5 9245 N. Crimson Canyon Dr. 7,371 / 5 / 5 9714 N. Jagged Circle 6,376 / 5 / 6.5
List Price $349,000 $399,000 $424,999 $549,900 $670,000 $675,000 $675,000 $725,000 $819,000 $919,000 $999,500 $1,000,000 $1,225,000 $1,300,000 $1,397,000 $1,495,000 $1,650,000 $1,696,000 $1,799,000 $2,595,000 $300,000 $410,000 $429,500 $449,000 $449,000 $450,000 $549,900 $600,000 $799,000 SOLD PRICE $935,000 $1,200,000 $2,125,772
All information is deemed reliable but not guaranteed. The properties on this list have been listed/sold by various participants in the MLS.
Produced by Desert Lifestyle Publishing • 480.460.0996
Performing Arts Preview Season Highlights
Duck Three Ways
Wright’s at the Biltmore’s Signature Dish Eagle Mountain’s
Hot Real Estate Listings
The excitement builds as the Valley’s season begins again, filled with incredible productions and world-class performances. With dozens of venues to choose from, veterans and newcomers to the arts scenes will not be disappointed. For a complete listing of the Valley’s 2009/2010 offerings, go to phoenix.gov/ARTS/artlinks. We hope to tease you below with some highlights of the best around town.
Featuring Wright’s at the Arizona Biltmore 2400 E. Missouri Avenue • Phoenix 602.381.7632 or arizonabiltmore.com
• Ib Andersen’s PLAY, May 14-16 • Balanchine Classics, Jun. 11-13
DUCK THREE WAYS
Roasted Duck Breast, Caramelized Foie Gras, Confit Phyllo Cigars and Diced Mission Fig Reduction
THE PHOENIX SYMPHONY
Ingredients: 2 Muscovy Duck Breasts 8 oz. Duck Confit (recipe follows) 2 each Sheets of Phyllo Dough 1 each Napa Cabbage 8 oz. Foie Gras 1/2 Granny Smith Apple, julienned 1 oz. Toasted Pistachio Nuts, ground into a dust 4 oz. Fig Demi (recipe follows) 1 each Medium Shallot 2 each Garlic Cloves 2 oz. Chopped Herbs (Thyme, Parsley, Chives) 1 cup Balsamic Citrus Glaze (recipe follows) 6 each Dried Figs 3 Tbsp. Melted Butter Salt and Pepper
ARIZONA OPERA
Now in its 39th season, this passionate company led by Artistic Director Joel Revzen and Executive Director Debra Harrison brings to Phoenix Symphony Hall five grand operas each season. azopera.com or 602.255.7464 • Cosi fan tutte, Oct. 23-25 • Salome, Nov. 20-22 • La boheme, Jan. 29-31 • A Concert of Signature Arias, Mar. 12-14 • The Barber of Seville, April 23-25
Procedure: Preheat oven to 365 degrees. Heat a heavy-bottom pan over medium heat. Once the oven is heated, place cigars on a slightly greased pan in the oven for 10 minutes. Season and sear the duck breast in pan for about five minutes on skin side and four minutes on flesh side (for medium rare). Remove and brush with balsamic glaze. While resting, season and sear foie gras in the same pan as the duck. Sear one minute on each side. Slice the duck breast very thin and toss the apples with salt and pepper, extra virgin olive oil and herbs. Place fig demi on plate followed by the cigars (two each). Tower the apples and duck slices on top of the cigars and sprinkle the dish with the ground toasted pistachio. Duck Confit: Season two duck breasts with salt, pepper, and dried thyme. Cover with vegetable oil in a four-inch deep small pan. Wrap with foil and bake for 2 1/2 hours at 300 degrees. Remove from oil and cool to about room temperature. Shred duck with a fork and allow to cool in fridge completely. Fig Demi: Soak figs in a little red wine for about 45 minutes. Cut figs into quarters and place in one cup of reduced veal (or beef) stock with 3 oz. of the red wine. Reduce until sauce coats the back of a spoon. Remove from heat and keep warm. Cigars: Use half the Napa cabbage and julienne. Lightly sauté with garlic and shallots. Season with salt and pepper. Remove from heat and fold in two tablespoons of chopped herbs and pistachio grounds. Allow to cool. Brush phyllo sheets with melted butter. Tightly roll duck mix in the sheets of phyllo into a cigar shape. Brush roll with more butter and cut into 1 1/2” pieces. Balsamic Citrus Glaze: 1 Cup Balsamic Vinegar 1/2 Cup Orange Juice 4 Tbsp. Spicy Mustard Reduce balsamic and orange juice until syrup consistency. Whisk in mustard and leave at room temperature.
ARIZONA THEATER COMPANY
Recognized in its 42nd season as one of the most dynamic theaters in the country, ATC thrills the Valley with its national reputation for outstanding performances at the Herberger Theater Center in Phoenix.
arizonatheatercompany.com or 602.256.6995 • The Kite Runner, Oct. 8-25 • George is Dead, Nov. 12-Dec. 6 • Ain’t Misbehavin’, Dec. 30-Jan. 17 • (title of show), Feb. 18-Mar. 7 • The Glass Menagerie, Mar. 2-Apr. 11 • The Second City Does Arizona, Or Close, But No Saguaro, Apr. 29-May 16
BALLET ARIZONA
Ballet Arizona brings innovation to outstanding contemporary and classical ballet performances. The company brings professional dance to the venerable Phoenix Symphony Hall and the elegant Orpheum Theater. balletarizona.com or 602.381.1096 • Swan Lake, Nov. 5-8 • The Nutcracker, Dec. 11-27 • The Sleeping Beauty, Feb. 11-14 • Classic Innovations, Mar. 26-28
This 76-member orchestra brings more than 300 concerts and presentations to the Valley each year. Choose from a calendar of classical and pops concerts, chamber orchestra performances, and community programs. Below are a few highlights of the year. phoenixsymphony.com or 602.495.1999 for the complete schedule. • Tchaikovsky’s 5th Symphony, Oct. 15-29 • Nixon in China, Nov. 12-14 • Handel’s Messiah, Dec. 16-19 • Marvin Hamlisch, Jan. 8-10 • Mozart’s Requiem, Mar. 18-21 • Disco Days & Boogie Nights, May 7-9
ASU GAMMAGE
Among the largest university-based performing arts venues in the world, this historic building at Arizona State University reflects the design of world-renowned architect, Frank Lloyd Wright. asugammage.com or 480.965.3434 • Little House on the Prairie, Dec. 8-13
• August: Osage County, Jan. 5-10 • Mary Poppins, Feb. 11-28 • Avenue Q, Mar. 9-14 • The 39 Steps, Apr. 20-25 • In the Heights, Jun. 15-20 • The Phantom of the Opera, Oct. 28-Nov. 22 • Annie, Dec. 29-Jan. 3 • Jesus Christ Superstar, Apr. 6-11 • Naura Chipaumire, Sept. 18 • Kristina Wong: Wong Flew Over the Cuckoo’s Nest, Jan. 30 • Keo Woolford: I Land, Mar. 27
SONORAN DESERT CHORALE
A premier community choir in the heart of Phoenix brings diversity and inspiration to the Metropolitan area. Its sophisticated concerts range from ancient folk music to modern compositions. sonorandesertchorale.org or 480.305.4538 • How Can I Keep From Singing? Oct. 10-11 • Singing Together – A Holiday Tradition, Dec. 12-13 • Song, Go On! Feb. 27-28 • Music of Fame and Fortune – the Stage and Screen, May 1-2
home appraisals:
can you influence the value assessed by an appraiser? One of the most critical steps in selling your property involves the appraisal. When you have a buyer under contract and the home is set to be appraised, a lower-than-expected value can sabotage the entire transaction. The Home Valuation Code of Conduct effective May 1, 2009 dramatically changed the appraisal industry, in some cases prohibiting your Realtor or mortgage broker from selecting an appraiser. The appraiser is randomly selected from a list of approved companies. Unfortunately, this can sometimes cause problems and errors in home values. Often, the appraiser assigned to a property has little or no knowledge of the particular neighborhood, price point or specific attributes of the home. What about recent foreclosures or distressed sales in your neighborhood? Can those affect your value in an appraisal? Yes, they can, whether it seems fair or not. So, is there anything a homeowner can do to get the best and most accurate value assessed on their home? According to Jay Josephs, president of Josephs Appraisal Group, listing agents and home sellers CAN play an active role. APPRAISERS HELD ACCOUNTABLE Don’t expect the appraiser to increase the value of your home of it’s not merited.
Appraisers have a difficult task in today’s market. By most lending standards, they are expected to count foreclosures as comparables, are held highly accountable for the value they assess and there is the tendency to undervalue a home to err on the side of caution. Home appraisers are held to a regulated licensing process. The Federal National Mortgage Association along with HUD enforces guidelines to achieve consistent appraisals. WHAT CAN A HOME SELLER DO? You can often influence your appraiser by ensuring that the condition of your house, especially floors, ceilings and walls, is tip-top. Deferred maintenance issues such as damage to drywall, dirty floors and holes in the ceiling will certainly lower the value. Make all repairs before the appraiser sees the home and gather up paperwork on any warranties and home improvement projects. “It is a good idea to cure deficiencies…bring upgrades and condition up to what is standard for a specific area. For example – a twenty-year-old home in Paradise Valley with Formica counters: if granite counters are standard, an investment to improve counters may bring at near or above full cost in the resale market,” says Josephs. He advises providing the appraiser with a list of
repairs, improvements and upgrades not evident at inspection such as green construction, dual pane windows and added insulation. Similar to buyers, appraisers aren’t immune to first impressions. Having your home “show-ready” with beds made and carpets vacuumed can go a long way. It reflects the care given and the overall condition of the home. WHO IS APPRAISING YOUR HOME? With the new HVCC (Home Valuation Code of Conduct) rules in effect, you may be assigned an appraiser that really isn’t best suited to assess a value for your home. When the appraiser calls to set up the appointment, ask them what they know about your neighborhood. If they really aren’t familiar with it, its amenities, how it differs from surrounding communities, and the homes themselves; it’s within your right to request a different appraiser. Your Realtor can advise and help with this. YOUR REALTOR’S EXPERTISE Be present at the appraisal and, if possible, have your Realtor there as they are most knowledgeable
about the neighborhood. The appraiser may not know that the property down the street that just sold for 30% below market value was severely damaged or had appliances and flooring missing...but your Realtor will. Letting the appraiser know what upgrades/ improvements your home has that others do not can help them to better understand comparable properties. Home appraisal is not an exact science. Essentially it is an opinion about what your home and property are worth. By giving valuable information to your appraiser, and ensuring that your appraiser is competent in your type of property, the goal is to have a true and accurate value assessed to your home – not an unfortunate error.
OCTOBER 2009 Garden Party 2009 | Hemingway: Cuba to Paris Phoenix Art Museum, Oct. 9th 602.257.1222 or phxart.org This outdoor fiesta is in honor of the great author Ernest Hemingway and the influence Cuba and Spain had on his writings. George Wolfe, renowned expert on Mexican and Latin American art, has mounted his newest production which brings to life the dramatic adventures of Hemingway. Afterwards guests can enjoy Latin-inspired cuisine and music. Proceeds will benefit the Latin American Art Alliance. Phoenix Walk for PKD Market Street at DC Ranch, Oct. 11th 800.753.2873 or pkdcure.org/phoenixwalk Walk to honor those affected with Polycystic Kidney Disease and raise funds to find a cure. PKD is one of the most common life-threatening genetic diseases and affects 600,000 Americans. Participants can choose between a 1-mile or 5K walk followed by a tented Corporate Expo on The Plaza and live entertainment. Fun for all ages is in store! U2 360o Tour University of Phoenix Stadium, Oct. 20th 623.433.7100 or universityofphoenixstadium.com Promoting their newly released album, No Line on the Horizon, U2 is putting on a show like no other. Just as the tour name implies, the band will be performing on an innovative 360o stage. With such hits as I Still Haven’t Found What I’m Looking For, Vertigo and Bloody Sunday, it’s no wonder U2 is tied for the most Grammys won with 22. The Black Eyed Peas take to the stage first, guaranteeing a great start to the show! Crave Arizona Southbridge Scottsdale Waterfront, Oct. 22nd – 24th 888.946.3277 or cravearizona.com Make your way out to any of the amazing experiences during Crave Arizona’s three-day culinary extravaganza. The event highlights local chefs, artisans, and one-of-a-kind dining experiences found only in Arizona. The schedule includes exquisite dinners, cooking demonstrations, competitions, educational seminars, epicurean adventures and celebrity chef sightings! Our Colorful World Arizona Science Center, Oct. 24th 602.716.2000 or azscience.org You and your child can explore the world of science hands-on at the Saturday Science classes. Our Colorful World explores just that, the world of color. Learn what makes a rainbow, why an apple is red or green and explore the properties of light color. What a great way to make learning fun. Who knows – maybe you will learn something new as well! Trick or Treat: Halloween with the Symphony Phoenix Symphony, Oct. 31st 602.459.1999 or phoenixsymphony.org Bring out your little boys and ghouls dressed in costume for a day of mischief at the Phoenix Symphony. In the spirit of Halloween the orchestra will delight with an exciting performance to include March of the Little Goblins and The Sorcerers’ Apprentice, best known from the Disney hit Fantasia. This fantastic event is in the afternoon, so you will have plenty of time for trick or treating.
The excitement builds as the Valley’s season begins again, filled with incredible productions and world-class performances. With dozens of venues to choose from, veterans and newcomers to the arts scenes will not be disappointed. For a complete listing of the Valley’s 2009/2010 offerings, go to phoenix.gov/ARTS/artlinks. We hope to tease you below with some highlights of the best around town.
Featuring Wright’s at the Arizona Biltmore 2400 E. Missouri Avenue • Phoenix 602.381.7632 or arizonabiltmore.com
• Ib Andersen’s PLAY, May 14-16 • Balanchine Classics, Jun. 11-13
DUCK THREE WAYS
Roasted Duck Breast, Caramelized Foie Gras, Confit Phyllo Cigars and Diced Mission Fig Reduction
THE PHOENIX SYMPHONY
Ingredients: 2 Muscovy Duck Breasts 8 oz. Duck Confit (recipe follows) 2 each Sheets of Phyllo Dough 1 each Napa Cabbage 8 oz. Foie Gras 1/2 Granny Smith Apple, julienned 1 oz. Toasted Pistachio Nuts, ground into a dust 4 oz. Fig Demi (recipe follows) 1 each Medium Shallot 2 each Garlic Cloves 2 oz. Chopped Herbs (Thyme, Parsley, Chives) 1 cup Balsamic Citrus Glaze (recipe follows) 6 each Dried Figs 3 Tbsp. Melted Butter Salt and Pepper
ARIZONA OPERA
Now in its 39th season, this passionate company led by Artistic Director Joel Revzen and Executive Director Debra Harrison brings to Phoenix Symphony Hall five grand operas each season. azopera.com or 602.255.7464 • Cosi fan tutte, Oct. 23-25 • Salome, Nov. 20-22 • La boheme, Jan. 29-31 • A Concert of Signature Arias, Mar. 12-14 • The Barber of Seville, April 23-25
Procedure: Preheat oven to 365 degrees. Heat a heavy-bottom pan over medium heat. Once the oven is heated, place cigars on a slightly greased pan in the oven for 10 minutes. Season and sear the duck breast in pan for about five minutes on skin side and four minutes on flesh side (for medium rare). Remove and brush with balsamic glaze. While resting, season and sear foie gras in the same pan as the duck. Sear one minute on each side. Slice the duck breast very thin and toss the apples with salt and pepper, extra virgin olive oil and herbs. Place fig demi on plate followed by the cigars (two each). Tower the apples and duck slices on top of the cigars and sprinkle the dish with the ground toasted pistachio. Duck Confit: Season two duck breasts with salt, pepper, and dried thyme. Cover with vegetable oil in a four-inch deep small pan. Wrap with foil and bake for 2 1/2 hours at 300 degrees. Remove from oil and cool to about room temperature. Shred duck with a fork and allow to cool in fridge completely. Fig Demi: Soak figs in a little red wine for about 45 minutes. Cut figs into quarters and place in one cup of reduced veal (or beef) stock with 3 oz. of the red wine. Reduce until sauce coats the back of a spoon. Remove from heat and keep warm. Cigars: Use half the Napa cabbage and julienne. Lightly sauté with garlic and shallots. Season with salt and pepper. Remove from heat and fold in two tablespoons of chopped herbs and pistachio grounds. Allow to cool. Brush phyllo sheets with melted butter. Tightly roll duck mix in the sheets of phyllo into a cigar shape. Brush roll with more butter and cut into 1 1/2” pieces. Balsamic Citrus Glaze: 1 Cup Balsamic Vinegar 1/2 Cup Orange Juice 4 Tbsp. Spicy Mustard Reduce balsamic and orange juice until syrup consistency. Whisk in mustard and leave at room temperature.
ARIZONA THEATER COMPANY
Recognized in its 42nd season as one of the most dynamic theaters in the country, ATC thrills the Valley with its national reputation for outstanding performances at the Herberger Theater Center in Phoenix.
arizonatheatercompany.com or 602.256.6995 • The Kite Runner, Oct. 8-25 • George is Dead, Nov. 12-Dec. 6 • Ain’t Misbehavin’, Dec. 30-Jan. 17 • (title of show), Feb. 18-Mar. 7 • The Glass Menagerie, Mar. 2-Apr. 11 • The Second City Does Arizona, Or Close, But No Saguaro, Apr. 29-May 16
BALLET ARIZONA
Ballet Arizona brings innovation to outstanding contemporary and classical ballet performances. The company brings professional dance to the venerable Phoenix Symphony Hall and the elegant Orpheum Theater. balletarizona.com or 602.381.1096 • Swan Lake, Nov. 5-8 • The Nutcracker, Dec. 11-27 • The Sleeping Beauty, Feb. 11-14 • Classic Innovations, Mar. 26-28
This 76-member orchestra brings more than 300 concerts and presentations to the Valley each year. Choose from a calendar of classical and pops concerts, chamber orchestra performances, and community programs. Below are a few highlights of the year. phoenixsymphony.com or 602.495.1999 for the complete schedule. • Tchaikovsky’s 5th Symphony, Oct. 15-29 • Nixon in China, Nov. 12-14 • Handel’s Messiah, Dec. 16-19 • Marvin Hamlisch, Jan. 8-10 • Mozart’s Requiem, Mar. 18-21 • Disco Days & Boogie Nights, May 7-9
ASU GAMMAGE
Among the largest university-based performing arts venues in the world, this historic building at Arizona State University reflects the design of world-renowned architect, Frank Lloyd Wright. asugammage.com or 480.965.3434 • Little House on the Prairie, Dec. 8-13
• August: Osage County, Jan. 5-10 • Mary Poppins, Feb. 11-28 • Avenue Q, Mar. 9-14 • The 39 Steps, Apr. 20-25 • In the Heights, Jun. 15-20 • The Phantom of the Opera, Oct. 28-Nov. 22 • Annie, Dec. 29-Jan. 3 • Jesus Christ Superstar, Apr. 6-11 • Naura Chipaumire, Sept. 18 • Kristina Wong: Wong Flew Over the Cuckoo’s Nest, Jan. 30 • Keo Woolford: I Land, Mar. 27
SONORAN DESERT CHORALE
A premier community choir in the heart of Phoenix brings diversity and inspiration to the Metropolitan area. Its sophisticated concerts range from ancient folk music to modern compositions. sonorandesertchorale.org or 480.305.4538 • How Can I Keep From Singing? Oct. 10-11 • Singing Together – A Holiday Tradition, Dec. 12-13 • Song, Go On! Feb. 27-28 • Music of Fame and Fortune – the Stage and Screen, May 1-2
home appraisals:
can you influence the value assessed by an appraiser? One of the most critical steps in selling your property involves the appraisal. When you have a buyer under contract and the home is set to be appraised, a lower-than-expected value can sabotage the entire transaction. The Home Valuation Code of Conduct effective May 1, 2009 dramatically changed the appraisal industry, in some cases prohibiting your Realtor or mortgage broker from selecting an appraiser. The appraiser is randomly selected from a list of approved companies. Unfortunately, this can sometimes cause problems and errors in home values. Often, the appraiser assigned to a property has little or no knowledge of the particular neighborhood, price point or specific attributes of the home. What about recent foreclosures or distressed sales in your neighborhood? Can those affect your value in an appraisal? Yes, they can, whether it seems fair or not. So, is there anything a homeowner can do to get the best and most accurate value assessed on their home? According to Jay Josephs, president of Josephs Appraisal Group, listing agents and home sellers CAN play an active role. APPRAISERS HELD ACCOUNTABLE Don’t expect the appraiser to increase the value of your home of it’s not merited.
Appraisers have a difficult task in today’s market. By most lending standards, they are expected to count foreclosures as comparables, are held highly accountable for the value they assess and there is the tendency to undervalue a home to err on the side of caution. Home appraisers are held to a regulated licensing process. The Federal National Mortgage Association along with HUD enforces guidelines to achieve consistent appraisals. WHAT CAN A HOME SELLER DO? You can often influence your appraiser by ensuring that the condition of your house, especially floors, ceilings and walls, is tip-top. Deferred maintenance issues such as damage to drywall, dirty floors and holes in the ceiling will certainly lower the value. Make all repairs before the appraiser sees the home and gather up paperwork on any warranties and home improvement projects. “It is a good idea to cure deficiencies…bring upgrades and condition up to what is standard for a specific area. For example – a twenty-year-old home in Paradise Valley with Formica counters: if granite counters are standard, an investment to improve counters may bring at near or above full cost in the resale market,” says Josephs. He advises providing the appraiser with a list of
repairs, improvements and upgrades not evident at inspection such as green construction, dual pane windows and added insulation. Similar to buyers, appraisers aren’t immune to first impressions. Having your home “show-ready” with beds made and carpets vacuumed can go a long way. It reflects the care given and the overall condition of the home. WHO IS APPRAISING YOUR HOME? With the new HVCC (Home Valuation Code of Conduct) rules in effect, you may be assigned an appraiser that really isn’t best suited to assess a value for your home. When the appraiser calls to set up the appointment, ask them what they know about your neighborhood. If they really aren’t familiar with it, its amenities, how it differs from surrounding communities, and the homes themselves; it’s within your right to request a different appraiser. Your Realtor can advise and help with this. YOUR REALTOR’S EXPERTISE Be present at the appraisal and, if possible, have your Realtor there as they are most knowledgeable
about the neighborhood. The appraiser may not know that the property down the street that just sold for 30% below market value was severely damaged or had appliances and flooring missing...but your Realtor will. Letting the appraiser know what upgrades/ improvements your home has that others do not can help them to better understand comparable properties. Home appraisal is not an exact science. Essentially it is an opinion about what your home and property are worth. By giving valuable information to your appraiser, and ensuring that your appraiser is competent in your type of property, the goal is to have a true and accurate value assessed to your home – not an unfortunate error.
OCTOBER 2009 Garden Party 2009 | Hemingway: Cuba to Paris Phoenix Art Museum, Oct. 9th 602.257.1222 or phxart.org This outdoor fiesta is in honor of the great author Ernest Hemingway and the influence Cuba and Spain had on his writings. George Wolfe, renowned expert on Mexican and Latin American art, has mounted his newest production which brings to life the dramatic adventures of Hemingway. Afterwards guests can enjoy Latin-inspired cuisine and music. Proceeds will benefit the Latin American Art Alliance. Phoenix Walk for PKD Market Street at DC Ranch, Oct. 11th 800.753.2873 or pkdcure.org/phoenixwalk Walk to honor those affected with Polycystic Kidney Disease and raise funds to find a cure. PKD is one of the most common life-threatening genetic diseases and affects 600,000 Americans. Participants can choose between a 1-mile or 5K walk followed by a tented Corporate Expo on The Plaza and live entertainment. Fun for all ages is in store! U2 360o Tour University of Phoenix Stadium, Oct. 20th 623.433.7100 or universityofphoenixstadium.com Promoting their newly released album, No Line on the Horizon, U2 is putting on a show like no other. Just as the tour name implies, the band will be performing on an innovative 360o stage. With such hits as I Still Haven’t Found What I’m Looking For, Vertigo and Bloody Sunday, it’s no wonder U2 is tied for the most Grammys won with 22. The Black Eyed Peas take to the stage first, guaranteeing a great start to the show! Crave Arizona Southbridge Scottsdale Waterfront, Oct. 22nd – 24th 888.946.3277 or cravearizona.com Make your way out to any of the amazing experiences during Crave Arizona’s three-day culinary extravaganza. The event highlights local chefs, artisans, and one-of-a-kind dining experiences found only in Arizona. The schedule includes exquisite dinners, cooking demonstrations, competitions, educational seminars, epicurean adventures and celebrity chef sightings! Our Colorful World Arizona Science Center, Oct. 24th 602.716.2000 or azscience.org You and your child can explore the world of science hands-on at the Saturday Science classes. Our Colorful World explores just that, the world of color. Learn what makes a rainbow, why an apple is red or green and explore the properties of light color. What a great way to make learning fun. Who knows – maybe you will learn something new as well! Trick or Treat: Halloween with the Symphony Phoenix Symphony, Oct. 31st 602.459.1999 or phoenixsymphony.org Bring out your little boys and ghouls dressed in costume for a day of mischief at the Phoenix Symphony. In the spirit of Halloween the orchestra will delight with an exciting performance to include March of the Little Goblins and The Sorcerers’ Apprentice, best known from the Disney hit Fantasia. This fantastic event is in the afternoon, so you will have plenty of time for trick or treating.
Your Eagle Mountain Real Estate Specialist WHAT’S THE SECRET TO SUCCESS THAT MANY PEOPLE MISS? When deciding which Realtor or real estate firm to work with, keep in mind that the most important factor to the success or failure of your transaction is the actual Realtor that you’re working with. So many homeowners choose their Realtor because they’re impressed with the brokerage that Realtor is associated with. But big-name brokerages aren’t the entities helping you to buy or sell your home. Your individual Realtor IS. As a full-time, real estate professional, I am confident in stating that you will be nothing but thrilled with the level of knowledge and expertise that I can demonstrate to you. Please call me today!
October 2009
FEATURED PROPERTY
SOLD
WHY LISTING WITH ME GETS YOUR HOME SOLD Statistics show that 85% of potential buyers start their search on the internet. If that’s the case, you MUST list with a Realtor that has a large internet presence and will market your property online. In addition to numerous property search websites, I will market your property on this Eagle Mountain Lifestyle newsletter. Not only do your neighbors see your property (many buyers are from right within the community), but each and every issue is also online with the capability of being viewed by anyone in the world. Because of this international presence of my listings, I receive inquiries from all over the world from interested parties. Now that’s an advantage that should excite you! Let me list your property and show you RESULTS.
9239 N. Summer Hill Blvd. • 1,861 Sq. Ft. | 2 Bed | 2.5 Bath Mountain Resort Living in Eagle Mountain! Beautifully landscaped and nearly maintenance free, this backyard is a dream. The home has many decorator touches that are typically only found in custom homes. Shows like a model home, it has a very nice open feel. A beehive fireplace, custom Sante Fe built-ins, hand-painted accents and saltillo tile are just a few of the stand-out features of this lovely home. A small computer office is just off the kitchen area. Powder bath has a custom tiled wainscoat in keeping with the Southwest flair. Master bedroom has glass doors leading out to patio and heated pool and spa. Guest bedroom has its own bath. The two-car garage has a work bench and plenty of storage.
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DEBORAH E. LUBY Tuttle Designer Homes Registry Cell: 602.620.1448 • Fax: 480.275.4108 dluby@cox.net • www.DeborahLuby.com If your home is currently listed, this is not a solicitation for that listing.
Address Sq. Ft. / Bed / Bath CURRENTLY FOR SALE: 9824 N. Azure Ct. #6 1,871 / 2 / 2 15123 E. Desert Willow Dr. 1,627 / 2 / 2 9725 N. Azure Ct. #5 2,631 / 4 / 2.5 14735 E. Crested Crown 1,873 / 3 / 2 14744 E. Miramonte Way 3,104 / 4 / 2.5 9211 N. Crown Ridge 1,898 / 3 / 1.75 15118 E. Twilight View Dr. 2,799 / 5 / 2.5 9436 N. Longfeather Dr. 3,082 / 3 / 2.5 9608 N. Indigo Hill Dr. 3,708 / 5 / 3.5 9234 N. Aerie Cliff Dr. 3,460 / 3 / 3 9801 N. Solitude Canyon 4,620 / 4 / 4 9440 N. Sunset Ridge Dr. 3,622 / 3 / 3 9236 N. Sunset Ridge Dr. 3,622 / 3 / 3 15036 E. Camelview Dr. 5,815 / 5 / 5 9834 N. Jagged Circle 4,506 / 5 / 4.5 15117 E. Camelview Dr. NA / 5 / 4.5 9220 N. Flying Butte 4,250 / 4 / 4.5 15136 E. Mira Vista Dr. 6,700 / 5 / 5.5 15115 E. Miravista 5,600 / 4 / 5.5 9733 N. Four Peaks Way 9,200 / 5 / 7 UNDER CONTRACT 9424 N. Broken Bow Rd. 1,524 / 2 / 2 9031 N. Broken Bow Rd. 1,894 / 3 / 2.5 14927 E. Desert Willow Dr. #6 1,871 / 3 / 2 15107 E. Twilight View Dr. 3,000 / 5 / 2.5 14736 E. Lookout Ledge 2,310 / 3 / 2 15116 E. Vermillion Dr. 2,799 / 4 / 3 9027 N. Broken Bow 2,059 / 3 / 2.5 15166 E. Twilight View Dr. 2,799 / 3 / 2.5 9414 N. Indigo Hill Dr. 2,773 / 3 / 3 SOLD 9415 N. Solitude Canyon 4,002 / 5 / 4.5 9245 N. Crimson Canyon Dr. 7,371 / 5 / 5 9714 N. Jagged Circle 6,376 / 5 / 6.5
List Price $349,000 $399,000 $424,999 $549,900 $670,000 $675,000 $675,000 $725,000 $819,000 $919,000 $999,500 $1,000,000 $1,225,000 $1,300,000 $1,397,000 $1,495,000 $1,650,000 $1,696,000 $1,799,000 $2,595,000 $300,000 $410,000 $429,500 $449,000 $449,000 $450,000 $549,900 $600,000 $799,000 SOLD PRICE $935,000 $1,200,000 $2,125,772
All information is deemed reliable but not guaranteed. The properties on this list have been listed/sold by various participants in the MLS.
Produced by Desert Lifestyle Publishing • 480.460.0996
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