Many Canadians feel that they would like to have a pool in the back yard of their vacation home. Traveling down from colder climates, many want their home to be their own personal resort and yearn for warmer temps in the sun enjoying the pool atmosphere. The hunt for homes with pools is ongoing and the Lavine Team is constantly searching for pool homes within many price ranges throughout the Greater Phoenix Real Estate area.

Is having a pool a necessity for all? No…..it’s not for all…..many seeking warmer winter climate are here for just that and it’s not really very warm to get out of a pool that is heated to 30 Celsius to air that is 20 in December & January. To many the golfing is more important and/or going to NHL Hockey & NFL Football at Westgate City Center. To many, just being able to hang around outside chatting, dining and entertaining with an outdoor TV or stereo or perhaps around an outdoor fireplace or in a hot tub is plenty of enjoyment. There are so many awesome day trips for scenery, interesting activities, festivals, events, etc that is part of the Phoenix lifestyle making time spent here in milder winter climate so enjoyable.

Most homes here don’t have pools ( 70% +/-) and out of the ones that do, how many are available at any given time? Not a huge selection at the best of times…. and add to that the challenge of finding the right floor plan in the right location and with a pool? Also, would the pool be the right size and in the right part of the yard for you and finished in materials of preference such as plaster finish vs longer lasting pebble-tech or pebble-sheen finish? Are they equipped as you would want such as energy efficient pumps, salt-water equipped for eye/skin comfort & easier maintenance or in-ground pop-up cleaners vs the long hose scrubber like what you see in the picture above?

We think that it’s a good strategy to consider all homes….with and without pools. If you do that, you will have a much better selection to choose from, be less likely in a multiple offer situation and then you can add exactly the pool that you would want and where you would want to put it. This is what we are doing (in stages) and also several of our clients have done this. We assisted them to get great value based on our referring power.

There are many reputable pool builders that we can refer you to that can install a pool reasonably including all permits & the fence down-fence up as well (for excavation access) and get it done in 2 months time. You can get a basic pool for about $20000 and if you want to equip it with a heater, in-ground cleaners and the best finishing & pumps as well as an abundance of concrete deck with acrylic coating surrounding for lounger chairs & tables, then you can spend around $30000 to accomplish that. On a resale home you won’t pay that much for a pool (as the property appraiser doesn’t value a used pool for that much) but at least you’ll get what you want, where you want it and have the availability of life-time warranties on the equipment and workmanship. You can get a pool guy to come once a week to service & check on your pool for about $75-85 a month.

Should you heat your pool?  These are the months that most Canadians are traveling down for a vacation however heating a pool can be somewhat expensive and that is what would deter the locals from heating their pool. Most existing pools are not heated here due to the expense and the locals use their pools primarily between May- October to refresh themselves from heat. Thus, when we find a suitable pool home in the Greater Phoenix Real Estate area, about 9 times out of 10 you’ll have to add a heater. The main exception to this is when there is a spa that is attached to the pool which is heated and then the pool would be as well but these are not very common.

Heater installation can cost around $5000+/- dependent on how long the trench is from the gas and/or electrical source and whether you install a gas heater or an electric heater. When you’re buying a house for a fraction of what you would pay for one back home this investment isn’t likely to break the bank however it’s the added heating bills that cost the most in the long run. We know of home owners that will come down for a week or two, crank up the heater to 85-90 Fahrenheit and then turn it off before leaving heading back subsequently receiving an energy bill of $300-700. Alternatively, we have friends that turned their pool on in November and left it on till April averaging about $260 a month gas bill last winter. To some that would be worth it but to others it may be an unnecessary expense or better invested in golf, entertainment, sports, day trip expenses, etc.

Still wanting the pool? That’s great! We can certainly understand the desire but perhaps let’s consider some alternatives? How about buying a home in an area that has a community pool? For some this can make more economic expense especially for those that don’t plan on using a pool that frequently and don’t want the utilities & maintenance expense. Or buy in a community pool area so that you have a pool that you can use while you are saving or budgeting for a pool project? Or how about considering a hot tub instead? This can save you a bundle on heating expense and there are many sizable ones that you can relax in to enjoy milder day or night time air. Or how about installing a pool with an attached spa but only heat the spa when you come down? The spa adds about $5000-6000 to the pool installation expense but you can heat the spa in 30 minutes and then turn it off when not in use which will save you a bundle in energy costs for the long run. The water in the pool right beside the spa would be a little warmer as the spa overflows in to the pool. You still have the pool atmosphere and resort appearance in your yard. Condos are another alternatives as many of the apartment style and some townhouse style have heated pools and/or spas where everyone contributes to the expense through their HOA fees.

The Lavine Team has your best interests at top of mind and at heart. We are always thinking of possibilities that exist for you in your quest for just the right little piece of desert paradise. We pledge to work hard and diligently for you……

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There are an abundance of age restricted areas in the Greater Phoenix Real Estate area. They are commonly called 55+ communities or active adult areas and they typically offer amenities such as pools, recreational facilities, golf courses and many to most are gated. They are mostly situated throughout suburban fringe parts of the valley.

The most widely known developers are the Del Webb communities in the various Sun City subdivisions and  the Trilogy developments in Peoria & Gilbert. There are numerous other developments which are desirable that I will skim the surface of in this article and can expand on the details of those if you contact us to explore these possibilities.

The average age required for almost all of these areas are that at least one member has to be at least 55 while a spousal partner can be lower and with several requiring that to be at least 40+. There are rules governing how long friends & family that are younger can stay in the household with the average being 90 days. Most new communities also have what is called an 80/20 rule that permits the age of a brand new home purchaser to be 40+  and not 55+ providing that they are within a maximum of 20% of the total population of the area and this would generally be subject to board approval.

The original Sun City was developed in the 1960s & 1970s and is located in the northwest valley adjacent to Peoria. Product types include small attached patio homes currently in the $40000′s and ranging up to the mid-$200000′s with many single family detached choices of under $100000. Sun City West just a little west in the Surprise area came next in the late 1970s and was completely built out in 1998 with over 22000 homes. It has 7 golf courses and numerous recreational facilities and also has patio homes & single family ranging from the $50000′s up to $500000 with an average price of around $170000 that includes choices of small single family homes for under $150000. Sun City Grand is immediately west and was developed next with over 9500 homes, 4 golf courses, 5 pools and 3 recreational facilities. Patio homes & single family homes ranging from $100000 up to $800000 with an average price of $292000 that includes choices of  small single family homes for under $200000. About 10 minutes west of Surprise’s western extremity is the beautiful newer community called Sun City Festival and has a golf course, huge recreational facilities complete with pools, fitness center, etc and has new homes ranging from $150000+ with a handful of resale homes from the low $100000′s and up. It is the most remote of the Sun City developments and is about an hour from the airport.

In the NW corner and the southeast corner of the valley there are two wonderful upscale Trilogy communities which have golf courses and an abundance of recreation for the active adult. They are Trilogy at Vistancia and Trilogy at Power Ranch. These are outstanding developments that if you’re looking for an active adult area with a little lower average age than many that tend to be predominantly for seniors then one of these could be a great choice for you.

On the western fringe there is a lush Robson Community called Pebble Creek with 2 golf courses and choices from $160000 and up with an average of around $300000. In the southwestern fringe snuggled in to the Estrella Foothills there is a newer area called Canta Mia that is $200000 and up with outstanding recreational facilities. It is within a family neighborhood of 3500+ homes called Estrella that is reknowned for being a quality master planned community with lakes, trails and a Jack Nicklaus golf course.

The east valley has it’s share of facilities including Leisure World in Mesa developed in the 1970s & 1980s. It has patio homes and single family homes from $80000-400000 averaging about $175000. Not far from Leisure World are many other smaller active adult areas in Mesa. South of Mesa’s east end is the Trilogy at Power Ranch that I mentioned earlier. Fountain Hills, Sun Lakes and Chandler have wonderful choices!

Satellite communities at the outside edges of Greater Phoenix such as in the town of Maricopa have active adult areas within namely Province, which is in the heart of town and offers a small town feel and yet only 40 minutes from Sky Harbour Airport. Also Gold Canyon and Apache Junction have choices as well.

In order for us to be able to represent you at new communities, all initial contact must be made by us including first visits and online contact. Some of these communities actually allows you to stay there for a few days to ‘test drive’ the community which potentially could be a great way for you to decide if an area is right for you. We would need to pre-register you at these communities and we’d be delighted to do that.

The Lavine Team will assist you exploring all of your many options and will help you to zero in on the community that would be the best fit for you based on your needs and desires. Just give us a call or send us an email to get started…..

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Investors from all over have been buying homes in the Greater Phoenix Real Estate area primarily because the demand for rentals is good and the potential for a large return on investment 5-10 years down the road is very real. History has shown us that Real Estate makes for a great investment if you buy when the timing is right. The prices certainly are very low and while people are losing their homes to foreclosure or short selling their house to get out from the burden of heavy debt, they all need a place to live and they won’t be able to get a mortgage for potentially years to come.

That is where the main rental demand is originating from along with the usual other reasons for renting due to people being out on their own for the first time, new to the workforce, new to the area or for those that can’t qualify for a mortgage yet or have the down payment or credit rating to buy a home.

So where are the best places to buy an investment property and how much rent can you expect to get? Well, the video example above is of a 4 bedroom 1800 sq ft home in Goodyear, which is out in the west valley of the Greater Phoenix Real Estate area. It will sell for around the $110000 mark and one can anticipate getting about $1000 a month with the tenants paying the utilities. The right homes selected between $95000-125000+ in the Goodyear general area can expect to get $900-1150+ a month for rent.

This is just one example………….Gilbert in the east valley is a very nice area and homes that range from $125000-155000+ can potentially fetch $1200-1500+ a month for rent. Down in the town of Maricopa, which is 20 minutes outside of the greater Phoenix area, homes are less expensive ranging from $75000-95000+ for a good investment property that can rent for $700-900+ a month. A condo located in a part of South Scottsdale that is close to large employers or just far enough away from ASU university could readily rent for $700-750 a month based on a $60000-70000 investment.

There are many nice areas each with their own price range, demand levels and expectations for rent but the good potential all has one common theme…..buying the right product for the particular area. I have maintained that in general 4 bedroom homes are more desirable than 3 bedroom homes and in theory should rent out a little faster. That is because with homes not having  basements here, rooms and storage are at a premium so the more rooms the better. Further to that, single level homes in theory should rent out faster than two level homes as they are generally in shorter supply. But this isn’t always the case as there are areas that have a low supply of anything so 3 bedrooms would be just fine or if an area is so desirable that 3 bedrooms would be just fine or in the above Scottsdale condo example a 2 bedroom condo could rent out fast if the right location is selected.

So the biggest factors for rental potential are location of course, layout, condition and the advertised rental amount. Whomever has the best combination of all of these factors should rent out the fastest……a basic fundamental.

Another item to consider is whether the home is a foreclosure or a short sale. Regular every day sales can occur too but they are very rare unless they are investor fix-n-flips. Most people owe more money then their house is worth so they are stuck in it unless they choose to throw-it-all-away or salvage what’s left of their credit and short sale their home, if they qualify to do that.  The foreclosures generally get more attention than short sales as they are properties that you can get quicker and find out quicker if you’re going to get them. But there are many good opportunities with short sales if you can have the patience to wait. Because multiple offers are more prevalent on the foreclosures that can potentially cause the price to be a little higher, there are some good value possibilities in acquiring a short sale. We have a lot of experience with short sales and a great batting average for successfully acquiring them. No matter what you may of heard about short sales, you should chat with us about them.

The Lavine Team can assist you with finding the right location, product type and make recommendations for the strategies that can be implemented for the different types of listings that are available to you. Please call or email to inquire….we’d be delighted to chat and to set up a search to send out results for possibilities within your target price parameters.

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You might not be aware that you can get a warranty on a resale home that provides coverage for major components as it is a product that is mostly unavailable in Canadian marketplaces.  I did a Google search for a Canadian warranty company and found only one out of Toronto that I’ve never heard of and two Canadian banks offering some kind of warranty if you get a mortgage through them so it is really an untapped market there.

In the Greater Phoenix Real Estate area, there are several  well known and experienced national and local warranty companies that you can buy an annual warranty from. Their warranty plans will protect you from failure of air conditioning, heating, plumbing, electrical, pool equipment, appliances and many other components at a reasonable price.

If for no other reason, you should consider having a warranty plan just because of the air conditioning system. Unlike furnaces in Canadian homes that can last 20-30 years before having to replace, air conditioners average projected lifespan is 10-20 years and along the way you can have some breakdowns. Consider the $350-400 warranty to be like a layaway installment plan for your future air conditioner that can cost $3000-4000 to replace or several hundreds to replace broken down parts. Chances are that you’ll be having to get an air conditioner replaced before you’ve paid the equivalent to replace one, especially if you’re buying a house that is older than new.

I recently had to make a claim for mine as when I returned home from a visit to Alberta, I adjusted the thermostat from 85 degrees ( the while I’m away maintain temp) down to 78 degrees. That may seem kind of warm to you still but compared to 100-110 degrees outside in summer months, 78 will feel very cool. Well, the a/c kicked on and cooled off the house but it didn’t hold it for the day and by the next morning I knew that I had a problem. I called my warranty provider’s 24 hour line and the next day on Sunday, they sent out a contracted a/c company to diagnose the unit. They replaced the fan motor….no questions asked….which could have set me back $500-600 instead of the $55 service call fee that I paid. My warranty has more than paid for itself this year!

That same weekend my best friend had the same thing happen to his a/c unit as did many Phoenicians who have had challenges this summer with their units.  Fortunately for him, he also had warranty coverage and got a similar quick response and repair. Due to the latest hot stretch that we experienced this year (still rather have the heat than 10-20 below winter temps!!), the units were being worked over-time to cool our homes.

There are many reputable companies in the USA that offer their warranties including Fidelity, Old Republic, National and others. I happen to have chosen Service One Warranty which is a local Arizona company that own their own building outright, have a great track record and a policy that covers pre-existing conditions, normal wear & tear, a re-keying door locks service for new homeowners, termite coverage and much more. Whichever company that you choose, it is comforting to know that you’ll have coverage for when things happen to your investment for the price of a reasonable annual charge and a small service call fee. You can add the cost to your Settlement Statement during the escrow process by calling a warranty company before you close on your sale or you’ll have up to six months after you close to get the initial preferred rate that they offer through a referral from a Realtor.

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It’s that time of the year when property taxes are due in Arizona which are always billed in arrears here. On October 1st the first half of 2011 property taxes are due. On March 1st, 2012 the second half of taxes for 2011 are due.  There isn’t a tax installment payment plan (TIPP program in Calgary as an example) that allows you to pay for taxes monthly here other than in the case of a mortgaged property, the lender will have a monthly impound tax amount built in to the mortgage payment.  A homeowner without a mortgage can pay for the entire year at once if they would prefer. Payments can be made online by visiting the sites stated later on in this article.

For those of you that have purchased a property during this calendar year you should have been given a credit for taxes by the seller on your Settlement Statement when you paid for the property. They will have pre-paid you in essence the taxes for the period of time that they owned the home and thus were responsible for the applicable taxes. We always advise our clients to set that dollar amount aside so that when they get the bill in October it doesn’t come as a surprise. I have heard of some people thinking that the sellers didn’t pay their taxes and now they have to suddenly pay them but this just isn’t the case….they were forgetting that they had already been paid in advance by the sellers. It is our due diligence as Realtors to ensure that the correct amount of this pre-paid tax from the seller is credited to you properly during the escrow process at closing on the Settlement Statement.

As an example, say you took possession of a property on July 1st (the exact mid-point of the year) and property taxes were $1100 for the preceeding tax year in this case being 2010. Taxes for 2011 are not known until the end of August and so the escrow company handling the transaction is going to base the credit you will receive on prior year taxes. The seller will thus pay you as a credit against how much you owe just before closing for half of the $1100 which is $550. Then on October 1st you will be responsible to pay the first half of 2011 but the seller has already pre-paid you for this.

By Sepetember when tax bills go out, the exact assessed tax has been assessed and in the case of the last few years taxes have actually gone down in most areas so the seller probably paid you a wee bit too much as a credit. If taxes went from $1100 down to $1000 then in effect the sellers pre-paid you half of that $100 decrease….so $50 too much. On the other hand if the taxes went up then you would have to bear the small brunt of not receiving the sellers’ half of the increase….but don’t worry….you’re protected because by law  in Arizona, assessed property values won’t exceed 10% so any impact due to an increase is very limited!

Sometimes other items are added to the property tax bill that could have a slight variation to the billed amount such as small amounts of school overrides or bond issues approved by the applicable city during the course of the current or preceeding year. Your tax bill will depend on where in Maricopa or Pinal County that your home is located. Cities, schools, water districts, community colleges, bond issues–all these determine your specific tax rate. The tax rate applicable to each parcel of property is the sum of the state, county, municipal, school, and special district rates. The average tax rate on homes in Arizona before exemptions and rebates is approximately 1% of market value or 10% of assessed value. So, if your home is assessed with a Full Cash Value of $250,000, and your property tax rate was exactly at the average 1%, then you’d be paying $2,500 per year in real estate tax on your home.

So what is the assessed value of a property and what are the property taxes? If you are currently on the market for a home you can find the current taxes stated in the middle-right of the detailed report that we send out from the MLS. A few lines above that you will see an 8 numeral Parcel Number identified as AN on the report. You can visit either the wwww.maricopa.gov website and scroll down the left to tax information and type in the parcel number or if your property is located in Pinal County such as in the city of Maricopa or the Queen Creek/San Tan Valley area then visit http://pinalcountyaz.gov to look up. Pay close attention as to whether or not there is a credit identified as a State Aid Tax Credit as effective this year, secondary residences do not qualify for this credit……only primary occupants so that means anyone that owns a revenue producing property or a vacation home won’t get this credit. This has an impact on a $1100 tax bill of around $200 or so not a huge difference and in terms of comparison to taxes back home….still very reasonable & affordable for vacation or investment property homes.

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Phoenix….Valley of the Sun! That’s what it’s known for with at least 300 days of sunshine in a year. With temperatures averaging around 19 Celsius or 67 Fahrenheit in December & January it’s no wonder so many people from colder climates have flocked here for generations in the winter months. And those are the coldest months….pretty easy to take! Later in the evening, because there is no humidity to keep the mild temperatures at the surface level, it can cool down some so that you might have to wear a sweater or a light jacket….I call mine my parka! There is absolutely no necessity for a large front entry closet in the Greater Phoenix area and you generally won’t see them in any of the houses here.

February is mild, March & April are gorgeous as well as October & November with daily highs in the mid 20s-upper 20s Celsius or 70s & 80s Fahrenheit……this is the life. You can wear a golf shirt almost every day! We hardly get wind to speak of. In Alberta it’s windy almost every day and it drives people crazy some years……….here windy days are not the norm and we really enjoy the majority of days being so calm.

Does Phoenix get stormy weather? Yes, but by most other geographic locational standards, even our stormy weather pales in severity. Sure we can get some dust storms in July & August such as the unprecedented 5 that we got this year in 2011 but the photos make it look much more menacing than it actually was. It was actually like being in a fog but with dust instead of moisture. I had to clean off my patio furniture and for those that have pools you may have had to clean the debris out of them especially in the areas that had some wind that accompanied it. There were some downed trees and a small amount of electrical outages in the east valley on one occasion. From approximately June 15-September 30 our stormy season is called Monsoon season or ‘shifting of the winds’. There’s more of an easterly or southeasterly flow during the summer and with hot days there is potential for inclement weather with thunder & lightening, isolated showers and some wind which can get strong in certain parts of the valley. It varies where but most often they strike in the east and northeast valley. I find it peculiar that we call rain storms Monsoons here when I think about parts of the world that actually get catastrophic Monsoon weather. We don’t get any kind of catastrophic events here….no earthquakes, no mudslides, no hurricanes.

I love the heat…I wouldn’t if I had to work in it like road crews or gardeners. Everywhere has air conditioning…the car, your house, all commercial buildings and if you want to do outdoor activities in the summer you get out early in the morning. It’s nice to wear shorts all the time and to be able to sit out at night on the patio and not have any mosquitos swarming around you is great. Also, riding a motorcycle at night is very refreshing!

Last year Scottsdale had a hail storm which happens so rarely it made news around the continent. Same thing with tornadoes……almost never anywhere around here. In Alberta, as an example, this is another matter. Hail is frequent and tornadoes definitely do happen! If you live between Carstairs and Red Deer you know what I’m talking about as this is a snow belt in the winter and a hail belt in the summer with the threat of tornadoes being very real. What we get in Phoenix by Phoenician standards is some stormy weather but by Canadian standards it’s not very. I was born and raised in Winnipeg and then Calgary…the summer weather that we get there is dramatically more violent in nature with hail, high winds, torrential downpours, flooding in streets and under overpasses and it happens several times throughout the season. There is usually more rain in June than what Phoenix gets in nearly a year!

In the winter time we can get some rain for a few days that are far and few between but it is very welcome as Phoenix only gets about 7 1/2 inches of rainfall maximum in a year so when it rains people rejoice. In Canada we get too much rain and can never keep our vehicle clean for more than a few days so we don’t like the constant rain threat there. But down here we can keep our vehicle clean for 2 weeks so we don’t mind that aspect and our landscaping soaks up whatever we can get.

It never fails that we get phone calls from back home after a rainfall in January or February or any other month for that matter with the comment…..”I heard you guys had a storm!”. Well that’s how the news stations report rainfall down here as it doesn’t happen very often. I watch Channel 3 news here daily (bless their hearts…they’re our favourites) and I get the biggest kick out of the weather forecasters following rainfall when April, Royal or Brittney will say ” yesterday’s storm brought 1/4 inch to Goodyear & Surprise, 1/3 of an inch to Mesa & Chandler and 3/8 of an inch to Scottsdale & Cave Creek”. I grew up in Canada……a little wind, maybe some lightening and a 1/3 of an inch of rain is not a storm! But the word gets out around the continent that we had one and the phone is ringing….too funny!

The Phoenix lifestyle…………we love the weather here and are so very appreciative that we get to experience it. I have my Shaw Direct satellite dish down here to enjoy CFL football, a better selection of hockey,curling and news from back home. When I watch the Canadian weather in the winter months I am so thankful that I am here. I got US citizenship as my Father is a born and raised Bostonian so I get to work & live here. Our clients that have vacation homes here can’t wait to come back down and do just that every chance that they can get to enjoy the weather, the multitude of sporting, entertainment & cultural venues, beautiful scenery throughout the state, golfing galore, shopping, dining and the list goes on………..

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Welcome to Palm Valley in Goodyear which is in the west valley of the Greater Phoenix Real Estate area. It is a 9500 acre master planned community that feels like a resort as it is very lush with landscaping, has a gorgeous 36 hole golf course and an abundance of palm trees. It is one of the premier communities in Goodyear and highly regarded for it’s beauty, quality of community, abundance of shopping & dining and fantastic location. It is close to the I-10 freeway, Loop 101 ring road, 30000 acre regional White Tank Mountain regional Park, 30000 acre Estrella Mountain Regional Park and also to Westgate City Center which is home of NFL Football & NHL Hockey.

There is a wide array of home sizes and styles throughout several phases of development including condos, smaller homes, mid-size homes, upscale & luxury homes, golf course backing homes, gated portions and community pool portions. Values in Palm Valley are typically a little higher compared to other parts of Goodyear but still are very inexpensive and affordable for full time residents, vacation home seekers or investors alike.

Call the Lavine Team at 888-494-8558 to get info about this great area or any other in the Greater Phoenix Real Estate area

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After celebrating Canada Day weekend with watching CFL Football action on TSN, the American half of me got to celebrate the other half of the July holiday festivities……July 4th!
I chose to go to Goodyear Ball Park which is in the SW valley of the Phoenix Real Estate area.This area is close to Westgate City Center for NFL Football, NHL Hockey as well as Nascar racing, the airport and major shopping, dining and freeway access.
This wonderful ball park facility was built in 2009, holds 10000 people and is home to MLB’s Cincinatti Reds and the Cleveland Indians for the month of March annually.It’s inexpensive great family entertainment for a relaxing day of watching professional baseball in the beautiful spring weather that we are blessed with in the Valley of the Sun.
Many Canadians choose to be in a home close to this facility and other nearby sports/entertainment/cultural venues…..we know all the best spots to situate so please email or call and we’d be delighted to set up a search for just the right little piece of desert paradise!

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