In the spirit of countless “click bait” sites like Redit and Buzzfeed, here are my top five reasons why you should see this listing.

1) $170 per square foot! In an area of town where most homes are sold for over $220/square foot, this is an incredible opportunity.

2) Reasonable sellers. Many folks selling homes this year thought it was still 2013 and that they could sell high. The owners of this home priced right for the market. So, if you buy this house, you will be in a good position going forward.

3) Its already discounted. The sellers of this home know that most folks may want to do renovations to the kitchen and bathrooms (even though this is a great vintage style home already). So, they discounted for that possibility already.

4) Low maintenance. The owners already put thousands of dollars in to creating a water-saving front yard and a lush back yard. If you plan to make changes to this home at all, it will be in the inside. The outside is ready for you.

5) Garage, in CenPho? If you are from this area, you know how rare it is to find a home of this age and quality in the historic neighborhoods with a garage –let alone a two-car garage. So, protect your home from the sun. Build a workshop. Start a band. Invent the next Apple computer. That’s what garages are for, after all!

6) Shocking Facts! There is a list of ten shocking images of Jennifer Lawrence hidden somewhere in this home.*

If you want to see this home, please contact us at 602-456-9388. Have a look at the listing at this link.

*Okay, that last one is completely false. But, you know. Click bate. I guess that’s the future of the Internet, huh?

Thank you to Local First Arizona Localists and our friends at The Newton for hosting the September Get Your PHX. We had a great time and learned about all of the new businesses at The Newton.

This October Get Your PHX is raising a glass and welcoming Mother Bunch Brewing, Downtown Phoenix’s newest brewery and restaurant.

When we heard Julie Meeker, owner of Mother Bunch, was combining her love of craft beer, science and engineering together to open a brewery with her husband, Jimmy McBride, we were instantly intrigued.

As a long-time home brewer and self-proclaimed “beer nerd”, Julie’s approach was to create a “sophisticated but not complicated” atmosphere with beer that is “approachable”, not snobby.

As a special treat, Get Your PHX attendees can get a sneak peek behind the scenes with guided tours of the brewery.

Mother Bunch is located inside the historic J.B. Bayless landmark on seventh and Garfield. Inside, Julie and Jimmy have renovated the space to include thick wood top tables, a seating area with leather chairs and refurbished pews from an old church in Tucson, which pay homage to the great beer halls of Germany.

Chef Holly Arguello’s brings classics like Salty Pork Rinds, Grand Mussels Steamed in MB Beer and Gourgeres, savory French pastries mixed with dough and cheese. “It’s pub fare with a French twist,” explains Julie.

William Hampton joins Mother Bunch as head brewer collaborating with Julie to create upcoming signature ales, including an oatmeal stout, smoked cherry porter, and single hop pale ale.

Although it will still be a few weeks before Mother Bunch’s own fills the taps, for now, folks can enjoy all 20 selections on tap of Arizona’s finest, like College Street (Lake Havasu), Huss (Scottsdale), San Tan (Chandler), and Four Peaks (Tempe).

Opening in in Downtown Phoenix was Julie’s first choice. Having grown up on the east coast she gravitated towards an urban core and when she moved out here, she managed art studios in the 90’s as the art walk was just getting started.

“Even though I went in another direction after graduate school, I still followed the progress Downtown. I can’t imagine opening Mother Bunch anywhere else!”

Just for Get Your PHX, Julie’s offering $4 beer tasting flights –and if you pay with cash, there’s no added tax.

For updates, check out the Facebook page here.

As always, please RSVP below. Salut!

When: Thursday, October 23^rd, 5:30P – 7:30P
Where: Mother Bunch Brewing: 825 N. 7^th St.
Specials: FREE raffle ticket! $4 beer flights + light appetizers and brewery tour.
RSVP: October GYP: Mother Bunch Brewing

Thank you to Chef Chris McKinley and Adam Hargett of The Local for hosting what was probably the highest attended summer Get Your PHX event in our 5 and a half year history.

And, as usual, thank you to Local First Arizona Localists for all that you do to support and organize Get Your PHX events while I was out pounding the pavement this summer. Helene, Kendall and Chrisal, you make it happen!

This month, Get Your PHX is unwinding uptown at The Newton!

Our good friend, Cindy Dach, has kindly offered to extend happy hour pricing on drinks for Get Your PHX!

We are checking in on all of the progress and additions since The Newton’s much-lauded opening before the summer hit us like a hot side of beef.

Formerly the iconic Beef Eaters restaurant and named in honor of its owner, Jay Newton, the new mixed-use space has been generating some serious buzz since opening in May.

All under one roof, visitors can read, shop, gather, and eat thanks to Changing Hands Bookstore, First Draft Book Bar, and Justin Beckett’s Southern Rail restaurant.

Beckett continues to wow diners with his savory southern style restaurant featuring down-home favorites like gumbo, sweet tea tart and po’boys. (You just can’t help but add a long southern drawl when reading the word ‘po’ boys’.)

Also joining The Newton bunch is Southwest Gardener and business consulting/leadership development team, Christofolo||Schermer. 

Lynn and Amy of Southwest Gardener opened their shop to showcase the extensive beauty desert plants and seasons have to offer. ”We treat the garden as high art,” the two proclaim. Lynn and Amy will hang an open sign in their new space this month.

The highly anticipated arrival of Changing Hands Bookstore to Phoenix comes with the added perk of the First Draft Book Bar. (Maybe they’ll take a note from the London Time’s and pipe in the sound of clacking typewriters to get the creative juices flowing.) 

This new destination was made possible through the vision and patience of Venue Project partners, Lorenzo Perez and Jon Kitchell, who scooped up the building, which lay vacant since 2006.

Like any construction overhaul project, there were some snags and setbacks along the way, including roof damage that wound up delaying the opening date. But patience prevailed and The Newton is finally here.

Kitchell remarks, “This is the nature of an adaptive reuse project. No matter how much you study, investigate and plan a building for an adaptive renovation… This makes them challenging, yet rewarding.”

Join us later this month for a gander at The Newton, Phoenix’s newest destination. As always, please reserve your spot using the Tickets link right here (“tickets” are free).

See the Facebook Page here for updates.

What: September Get Your PHX
Where: The Newton
                  300 W. Camelback Rd.,
                  Phoenix, 85013 (Map It)
When: Sept. 18th, 5:30 to 7:30
Specials: FREE Raffle, drink special, & complimentary snacks
Why: Because (don’t ask questions)

Thank you to Lisa Sette and her staff at the Lisa Sette Gallery  and our friends at Local First for hosting the July Get Your PHX. I was impressed with the number of people who attended, despite the 1,000 degree temperature outside.

Thank you, also, to the very generous George Hancock of the Phoenix Ale Brewery for supplying the beer.  P.A.B. will begin to issue its line of brews in cans, starting in September. 

This August, Get Your PHX invites you, the local, to check out another great new local spot called, The Local. So meta, right?

Chef Chris McKinley, previously at Atlas Bistro, and Adam Hargett, former general manager at Merc Bar, opened their joint venture just a few months ago at the corner of 3rd St. and Roosevelt. 

Opening in the heart of the Roosevelt Row Arts District was a great choice by Hargett and McKinley because it is the perfect venue for their balance of classy and casual dining. Guests can enjoy a great view with retractable glass doors lining the front of The Local, and when pulled open, provide passersby with an aromatic invitation of savory delights. 

McKinley’s menu can be described as ‘contemporary American’, which basically translates to timeless favorites done better. Dishes like Crispy Pig Ear Pad Thai, Marquez Stuffed Quail, and Roman Style Gnocchi are among the flavorful combinations you’ll find here. 

“It’s targeted toward the foodies,” McKinley said. “We want people to feel comfortable. People can have a cocktail wearing shorts and T-shirt and still eat bone marrow and head cheese.” 

Along with a rotating menu, filled with delicious and eclectic flavors, food and cocktail lovers can expect locally sourced ingredients in many of the amazing dishes and drinks. After all, it is The Local. 

Join us for an exciting evening with our new neighbors at The Local. As always, please reserve your spot below.

Reserve your free ticket here.

See the Facebook Page here.

Location: The Local
Address: 1011 N 3rd St., Phoenix AZ 85004 (Map It)
Date: 21 August, 2014
Time: 5:30 – 7:30

 I have clients from time to time who get very worried about an interest rate difference of .01%, 5.45% vs. 5.40%. Sure, it can make a big difference on a 30 year loan, if you stay there for 30 years. But putting it all in perspective, is that difference worth not buying the house that you want right now and then going back on the market for a house that may cost more, or for which the interest rate will have gone up by more than that same .01%?

 Those fears of “getting a bad” deal over .01% get put in to perspective when you look at the buying power that we have now versus 2003 or 2006.

 Have a look at the chart below. For about $1,060 (P&I only), you got a $201,715 house in 2003. You got only a $195,331 house in 2008. But today, you got a $246,648 house.

So, right now –as in this summer– we have a lot of houses listed higher than they should be, a lot of buyers who are sitting on the fence and incredibly low financing.

You get my drift here. If you are thinking of buying a house, now is the time. Call me at 602-456-9388. 

Our friends Michael Orr and Tina Tamboer at the Cromford Report continue to give us great data and perspective on where the market is these days. 

Interesting trend: there are about 50% more homes listed this year than last, but about 23% fewer homes under contract. See the nifty images below and this Cromford summary:

• Active Listings (excluding UCB): 24,440 versus 15,692 last year – up 55.7% – but down 4.4% from 25,555 last month
• Active Listings (including UCB): 27,695 versus 19,463 last year – up 42.3% – but down 4.3% compared with 28,950 last month
• Pending Listings: 6,426 versus 8,892 last year – down 27.7% – and down 7.7% from 6,965 last month
• Under Contract Listings (including Pending & UCB): 9,664 versus 12,663 last year – down 23.5% – and down 6.6% from 10,360 last month
• Monthly Sales: 7,254 versus 7,924 last year – down 8.5% – and down 4.0% from 7,558 last month
• Monthly Average Sales Price per Sq. Ft.: $129.46 versus $120.13 last year – up 7.9% – and up 1.5% from $127.51 last month
• Monthly Median Sales Price: $197,000 versus $182,500 last year – up 7.9% – and up 2.5% from $192,250 last month

Further, they expect prices to sit at about the same range for a while:

“We continue to expect the price range between $125 and $135 per sq. ft. to be a natural resting point after the rapid rise from $78 that has occurred since September 2011. It will take a big change in market conditions for prices to move significantly out of this range.”

So, what does this mean? Michael and Tina would have finer analysis than I would, but based on what I’m seeing in the field, I think there are a lot of sellers who are listing higher than the market will bear, while the buyers are not coming out (see last month’s analysis to see the painful public policy reason why).

So, what does this mean for you?

If you are a seller, DON’T do these two things:

1) “We will list 10% higher than our agent suggests so that we have some ‘wiggle room’ to negotiate.” This is not a good strategy. First, if you list at the right market price and you don’t like an offer, don’t take it. Second, if you list too high people won’t even consider looking at the property, let alone making an offer. You will sit on the market for too long and your house will become “stale.” Then you will get mad at your agent for not marketing your home properly. While it could be possible that your agent did not market your home property. But, more likely you are losing possible buyers.” If you don’t trust your agent’s price analysis, spring for a $300 appraisal. You will probably save yourself a lot of heartache.

2) “We don’t have to renovate anything. The buyers will want a new kitchen, anyway.” The buyers might  do this, if you are listed below market price. But, more likely they won’t look at the house at all. Unlike 2009-2011, buyers are expecting houses to show well. Of course, there are folks who want fixer-uppers. We are even listing a good opportunity. But, the percentage of the buying market who wants that has decreased substantially.

If you are a buyer, you have more negotiating power. There are a lot of folks who are pricing as if it is 2013, when the market climbed dramatically in the first half of the year. We just are not seeing that right now. We are not declining, but we are not popping upward, either.

If you need more information about the market, or your particular situation, please contact me at 602-456-9388.

Thank you to Jenna Rousseau at Central Wine Bar and our friends at Local First for hosting the June Get Your PHX. We packed out Central Wine and a good time was had by all.

This month, Get Your PHX visits the Lisa Sette Gallery at its new location in Midtown Phoenix.

This month’s event is sponsored by our good friends at Phoenix Ale Brewery –brewers of the popular summer treat Watermelon Ale. P.A.B. will begin it issue its line of brews in cans, starting in September. 

We are very excited for Lisa and her crew whose new home is the ever awesome and architecturally pleasing Al Beadle structure located on East Catalina Drive. RSVP using the ‘Tickets’ link here.

The dwelling is quite unique and features a “sleek, low-slung, semi-subterranean” appeal, mirroring the adjacent design building, (also an Al Beadle creation), owned by Lisa’s husband Peter.

Sette and Wesley James, of StarkJames, collaborated on minor updates to the original structure, including a fabric scrim wrapping the building. 

James reflects, “Shading the exterior is a response that we feel is appropriate for our environment… It allows us to set the stage for what will be a beautiful transformation when the fabric is lit from the exterior for evening exhibition openings.”

Sette is exhilarated to be a part of the flourishing Phoenix scene, adding, “After 28 years, we are doing what we do best – leading/forging new territory. We are gravitating to an up-and-coming energy in Midtown Phoenix, and have just found the right architectural gem to house the gallery.”

She is also thrilled to see how Midtown will shape in the coming years and comments, “all of the infill projects will make the difference and those that are attracted to infill projects tend to be creative.” We couldn’t agree more!

Beadle’s parti pris blends effortlessly and perfectly with the contemporary local and international art in the Lisa Sette Gallery. This month’s exhibition is appropriately titled, “Hello Midtown!” and opened to the public on June 14th. 

We welcome with open arms the Lisa Sette Gallery and look forward to spending July 24th with you! 

 What: Get Your PHX: Fun, social monthly meet ups at new spots around downtown.
Where: Lisa Sette Gallery: 201 E. Catalina Dr., Phoenix, AZ 85012 (Map It)
When: July 24^th, from 5:30p.m. – 7:30p.m.
Specials: FREE Raffle, drink special, & complimentary snacks
RSVP HERE: July GYP: Lisa Sette Gallery

This post is the sixth in what I hope will become a 35-video series of videos. These are the neighborhoods that have officially-recognized historic designation.

So, while there are many neighborhoods in Phoenix with beautiful older homes full of character, folks are always asking me about these. So, I figured I’d put some of what I know on videos. This project may take a while, so please come back and check it out again soon.

And, of course, if you are looking to buy or sell in historic, older or unique Phoenix neighborhoods, please contact me at 602-456-9388.

Follow this link to see the other previous videos.

6. Brentwood

That’s all for now. Stay tuned for more!

If you want to see the kind of video I can produce to help sell your unique home, please have a look at the video below. The internet (and buyers) increasingly relies of video as a form of communication. I can help you communicate the story of your home better.

If you joined us at the last Quarterly Market Briefing, you saw that we are in a bit of an odd market. Properties over $500,000 are selling quickly because financing above that price (jumbo) has opened up, after years of severe restrictions. Properties under about $200,000 are dropping in price because most of the investors and distressed properties have left the market. Everything, everywhere, is more likely to sell if is properly staged, updated and renovated –unlike the gritty days of the recession.

In a market that Cromford Report founder, Mike Orr calls “boring”, we are seeing a pretty flat market without as much activity as last year –and we are going in to summer. The high-end homes stop selling then as those folks leave the state for the summer. The “middle class” and “working class” homes continue to sell as these folks stay in Phoenix, but might move to a bigger house or a new school district. 

Orr points to several causes for a weaker market, which I find more credible, especially the idea that an entire generation of potential home buyers has been undermined by decades of higher university tuition and therefore higher debt. But, don’t get me started on the way our legislature has failed eduction. It almost makes me want to run for office.

To quote Orr:

Now we are seeing an increasing number of commentators adding to the discussion of what we believe are more realistic causes of the continued weak demand for homes to buy, not just in Phoenix but across much of the country:

• low participation by first time home buyers
• the inhibiting effects of massive student loan debt
• millennials preference for the flexibility of renting
• the foreclosure wave in 2008 through 2012 which has introduced a new sensitivity to the fact that home ownership can sometimes be financially hazardous
• a large tranche of former home owners who have not yet repaired their credit enough to re-enter the market
• low rates of household formation, especially among 20-30 year-olds
• a growing wealth gap causing stronger demand for high end homes but leaving large numbers of people renting for the foreseeable future

Back to me: So, what are you to take from all of this? Two things:

1) If you are a buyer, get in the game now while sales are low, other buyers are delaying for all the reasons above. You will be one step ahead later, especially as interest rates have only one way to go –up. This is where I rock on my figurative rocking chair on my imaginary front porch and tell you that I wish I would’a bought my first house a couple years before I did. I’d be fair bit better off, I’ll tell ya. Whipper-snappers!

2) If you are a seller, you are still doing better than you were even a year ago, because sales for nicely-renovated and properly priced homes are good. Just expect to update that kitchen, or bathroom, etc.

See below for two charts.

1) The number of active listings in CenPho between about $150k to $500k are shrinking in number. So, if you are looking, there is a decreasing number of homes to see (probably through the summer). If you see something that looks good, expect it to be gone in hours or a day. So, be ready to move quickly.

2) The Cromford Index tells whether we are in a buyer’s market or a seller’s market, and to what degree.  The dividing line is 100. So, we are squarely in a buyers’ market, but not as far in to that category as we were in 2008-09. However, this may be just a condition through the summer. 

Summers in the desert seem endless, don’t they? With the relentless sun, spiking temperatures and distant dreams of winter, it’s easy to think that there’s no escape, but you’re wrong. (Gasp!)

This month, Get Your PHX is staying cool with Jenna Rousseau at her new spot, Central Wine Bar. Nestled in the cozy corner of shared property along with modern Asian concept restaurant, Clever Koi and Model Citizen, the new micro salon by Leidan Mitchell, Rousseau’s new digs is an oasis of great wine and happy memories.

Jenna’s roots run five generations deep here in Phoenix, which makes her proud to call Arizona ‘home’. After attending college in California, she opted to stay and learn the wine culture of Sonoma and San Francisco, working and cultivating her passion.

She then brought that knowledge back reflecting, “I was lucky to go to college in California and then live in Sonoma…but I’m glad to be home and hopefully brought a little bit of San Francisco to Phoenix by opening Central Wine.”

Rousseau strives to bring something new and delicious and says, “It’s not a requirement to know a lot about wine … just the fact that you enjoy it are curious about finding new things to try.”

The goal is to create a destination for the community, a place to come and relax, unwind, and enjoy. “We aren’t wine snobs,” Rousseau adds, “but we do strive for deliciousness and creativity in our menu and hope that we just keep people coming back.” Don’t you worry, we will!

Any political junky out there may find it interesting to know, (political views aside), that the space was formerly used as John McCain’s election office. 

Get Your PHX will be soaking up the wine scene on June 19^th and invite you to come check out Central Wine Bar and Model Citizen next door. Snacks and drink specials will be provided.

As always, please RSVP below.

FREE EVENT

What: Get Your PHX: Fun, social monthly meet ups at new spots around downtown.
Where: Central Wine Bar: 4236 N. Central Ave., Phoenix, AZ 85012 (Map It)
When: June 19^th, from 5:30p.m. – 7:30p.m.
Specials: FREE Raffle, drink special, & complimentary snacks
RSVP HERE: June GYP: Central Wine Bar