We’ve known it intuitively and anecdotally for a long time, but here is some great news that proves it: home values next to light rail are stronger.

In a recent blog by Michael Melaniphy (President and CEO, American Public Transportation Association (APTA)) he said:  “Average sales prices for residences in close proximity to high-frequency public transit were more stable during the recession”. This is not a guestimate, but backed up by strong data drawn from a nationwide report commissioned by APTA and the American Association of Realtors®.

The five cities upon which the study was based are a representative sample of the types of high-frequency public transit systems throughout the U.S. The five cities were Minneapolis-St. Paul, San Francisco, Chicago, Phoenix and Boston.

“During the last recession, residential property values performed 42 percent better on average if they were located near public transportation with high-frequency service.” ~ APTA and the American Association of Realtors®

Enter Phoenix’s $2.9 million Sustainable Communities grant (2011, from the Department of Housing and Urban Development) for Reinvent PHX —  a way to produce sustainability action plans for the five districts along the existing light rail line and establish a new transit-oriented model for urban development along the city’s light rail corridors.

As the nation continues to assign us with the unofficial title “World’s Least Sustainable City”, we’re still a “Bird on Fire” worth writing books about and paying attention to.  You may recall that in November last year, I wrote about Phoenix leading the Nation in Innovation and Efficiency.

A year ago, January, Native American Connections built a community for our growing, city-dwelling Native American populations in the mixed-use, mixed-income apartments of  the Divine Legacy, just across from the Campbell & Central light rail station.

In my post last September, I mentioned a great story on KJZZ’s Changing America series where the reporter talked about how retirees are moving into downtown areas and urban cores along the Valley Metro light-rail line.

And as The Atlantic noted in a post a couple days ago, it looks like Phoenix’s walkability gamble just might pay off.  Light rail homes gives people quicker access to alternate ways to get around town, access to jobs, and lower transportation costs in walkable areas.

All of this is particularly important if you are thinking to list your home. If you bought before about 2004 or between about 2009-2011, you are probably in a really good position to sell.

In the immortal words of one Hannibal Smith, “I love it when a plan comes together.”

If you want to buy or sell the right property near public transit, please give me a call at 602-456-9388 or email me at ken@getyourphx.com.

[metro image: King Chung Huang]

PLEASE NOTE: THIS IS A TWO-NIGHT EVENT. DEC. 5TH AND 12.

Friends, it is official. Phoestivus is on and bigger than ever. Not only will we have over 50 vendors. Not only will we have at least 6 food trucks. Not only will we have feats of strength, an airing of grievances and the worlds largest Phoestivus pole (as far as you know).

Not only that, friends. But this:

Please spread the word. We have two open houses this weekend.

Saturday from noon until 3pm – 4729 N 76th Pl. in Scottsdale
This is a great single level home in Villa Monterey. Corner unit with rare side access gate to backyard. 2 bedrooms plus bonus den area. Updated kitchen with granite counter tops, built-in oven, smooth cook top, and eating area. Expansive living room huge window overlooking private yard. Huge master suite with updated bath. Private backyard with covered patio and mature citrus trees.

Drop by and say hello to Michelle Conley, the newest Get Your PHX team member.

Sunday from 11am to 2pm – 140 E Coronado Rd.

Villa del Coronado is one of the most sought after and unique co-op communities in Phoenix, steps away from museums, light rail, health clubs and restaurants. This 2 bedroom, 1.75 bath home has seen numerous improvements over recent years: opening up the living and dining rooms, UV protecting on the windows, renovating the kitchen a installing a beautiful master bathroom. Don’t miss the huge 5′ x 24′ living room balcony and the 5′ x 14′ off the master bedroom. Located in an elevator building, this unit is one of the few with a permitted full size washer and dryer and a detached garage! Cash buyers or seller may carry. All utilities and property taxes are included in the monthly HOA fee. This is perfect for refined downtown living.

Thank you to Wayne Rainey of monOrchid for hosting the June Get Your PHX. Special thanks to Michael Popescu of MojoTree for bringing the Pichuberries and to Dwayne Allen and Danielle Leoni of Rum Bar for contributing their brand new recipe for the Pichuberry Punch. Many folks walked out of this last event wondering where they could get that drink again. (I know I did.) Drop by and try this new drink at Rum Bar.

Thank you also to Jonathan and Erin Carroll of the Song Bird Tea and Coffee House for contributing to the food, the prizes and sharing their new space with us and to Troy Benjamin for his food creations using Pichuberries. Troy, I think you have a new calling.

This July 19th we are celebrating 180° Degree Automotive, which just celebrated its grand opening a brand new shop at 545 W Mariposa.

See the Facebook invite page here.

180° Automotive is a unique venture, started in another location in the Melrose District in 2009 by Bogi Lateiner, a former law student – turned celebrity mechanic. Bogi garnered a lot of attention in recent years because she is a female mechanic, business owner and all-around great lady. She has also managed to fit in time to co-star in the Velocity Channel’s auto-repair “MacGyver-like” problem-solving show “All Girls Garage.”

But as if that were not enough, we are dedicating this event to celebrate four other inspiring women business owners in CenPho. Why are we celebrating these five women? Because each and every one of them not only inspires us, but has also grown their respective businesses during the recession.

Heidi Abrahamson — Heidi is a recognized jewelry designer who has shown all over the United States and in Europe. Her jewelry is, as she says, “modern architecture for the body.” Heidi and her husband, Doug, own Phoenix Metro Retro just off 7th Ave and Hazelwood. Heidi recently got nation-wide attention for the cat hair jewelry that she created with Kate Benjamin.

Kate Benjamin — Kate is best known for Modern Cat Design, a newsletter, website and source for chique accessories and furniture for the modern cat and their people. In 2009, Kate launched Moderncat Studio, a line of modern cat products that includes handcrafted toys, beds and scratchers that are all carefully tested by Kate’s nine felines at their Phoenix, Ariz., home. Some of Kate’s chic creations were recently featured in an annual design episode of CBS Sunday Morning.

Christine Cassano — Christine is an artist and designer, who has taken the medium of concrete to a new level (come see the front counter at 180° Automotive). We know Christine because she is the inspiration behind the Phoenistivus Market publicity designs. Christine has taken up residence next to the 180° “compound”, where her work can be seen. Christine is one of those behind-the-scenes champions who helps drive the energy and connections in the business community in CenPho.

Tracy Perkins — Of Strawberry Hedgehog has proven that you CAN make vegan, plant-based bath products, which are attractive to men and women, alike. Further, Tracy has proven that these products are attractive to national retailers, such as Whole Foods.  Tracy also works out of the 180° Automotive neighborhood, where she makes her soaps in small batches by hand.

July 2012 Get Your PHX
Thursday, July 19th at 5:30
180° Automotive
545 W Mariposa St.,
Phoenix AZ 85013  Map it

You may have seen my previous stories about the effort to put historic trollies on Grand Avenue as an economic development project. This low-cost project would help encourage new businesses along Grand Ave between Van Buren and Roosevelt –a trend that is already under way, but which could quicken and bring new income to Phoenix.

Since writing these stories, I joined the Grand Avenue Rail Project (GARP) board and we are working to get recognition of the great return on investment this represents.

It came to my attention this last week that the folks at the Trolley Museum, where they house the historic trollies which we hope to use on Grand Ave., have received a proposal from a neighboring city to take our trollies and add them to their local museum.

From what I am hearing, the Phoenix Trolley Museum folks, not getting a particularly warm feeling from City of Phoenix, are seriously considering taking this other museum up on their offer. From what I hear, some in the City really want to take back the trolley museum building at Margaret T. Hance Park so they can use it for other things. They have gone so far as to encourage the Trolly Museum to move, but they have not provided a viable place for them to go.

The sad part is that there is a very viable option, which the Museum folks and GARP founder Robert Graham have been advocating for: put the trolly museum on Grand Ave., along with an accompanying trolly line that will encourage new business on Grand.

Thus their frustration.

Here is my concern: if the Trolley Museum moves to some other city, it will be even more difficult to see the GARP idea through and it will represent yet another Phoenix stab at historic preservation. Even sadder is the fact that the city does not need to lay out much money to make this happen. They just need to partner on proposals to the federal government for transportation dollars, which can be used for this purpose.

The estimated cost to build the infrastructure, outfit a new museum on grand and operate the system: $10 million. I believe that the resulting new home sales, infill development and business starts along grand will be worth ten times that.

Please contact your city councilmen and let them know that you support the Grand Avenue Rail Project.

We’ve reached a critical point as a city. Now in our hundredth year, the city of Phoenix has a terrible habit of demolishing it’s own history. Most of our historic properties are gone. As a city we need to constantly work to preserve historic properties in Phoenix.

The Lugo Bakery and W.L. Bobo House are two historic sites, built between 1910 and 1920 looking for investors to save the structures from disrepair. Written assessments have been done on both structures, but they need willing buyers to rescue them.

The Luis Lugo Bakery known originally as the La Pantellera was constructed in 1917. It’s a 2,000 square foot commercial structure, complete with a basement, 1,300 square foot addition, and vacant lot for possible parking. Overall, the Lugo Bakery is in poor condition.

Poor design, haphazard construction techniques,weathering, neglect, and unsympathetic renovations have not been kind to certain exterior building elements which require immediate attention to prevent further deterioration and/or lost of historic fabric. This building is in need of some serious TLC, ranging just under $400,000 according to the Building Condition Assessment Report.

The building has strong potential as an office, art gallery, sandwich/coffee shop, or bakery (duh). The bakery and grocery store was in continuous use for
nearly 50 years. The Luis Lugo Bakery is a rare example of an early Hispanic commercial
property in downtown Phoenix and should be saved

The property has a two story private residence attached, which is also in disrepair. This update is estimated around $170,000

The W.L. Bobo House  is in the McKinley Park subdivision. The W. L. Bobo House, a charming Craftsman bungalow at the southwest corner of 13th & Roosevelt Streets, is threatened with demolition.  It’s on a double lot and has a porte cochere on the 13th Street side and a detached garage at the rear. The house has numerous architectural features that set it apart as an unique design. Character-defining features include:

• Medium-pitched intersecting gable roofs
• Gables with decoratively cut wood shingle siding
• Broad porch on stuccoed brick piers, supported on massive, tapered cobblestone bases
• Cobblestone foundation wall at porch, and battered cobblestone chimney mass
•  Trellised porte-cochere
• Double-hung and casement wood windows, some with leaded and beveled glass

It’s a true fixer upper, but the building is in pretty good shape considering it’s from 1912. The house needs new roofing, the foundation needs repair, and some window fixes and a fresh coat of paint would do it some good. The interior needs all new plumbing, heating, electric, and replacement woodwork. Most of the fixes are minor, and according to the  Building Condition Assessment Report the total updates would cost approximately $143,240.  This residence could have a future at a single family home or a business/art gallery depending on the buyer.

Despite the cost , rehabilitating the residence would undoubtedly broaden the historical setting of the Lugo Bakery and Bobo House and add charm to the street scape. Historic Properties like these are priceless to our community’s history and future.

You have to give it to them. Despite upcoming triple digit temperatures, the Phoenix Bike Community never stops peddling.

And why would they? All Valley Metro buses are equipped with bike racks and the city is finally expanding bike lanes to help support this very green form of travel.

And I have to say finally! I remember about 12 years ago I tried to ride my bike to work from the Willo neighborhood to downtown. I was certain every morning that I was going to die. The drivers would buzz me as if to say, “yeah, buddy, we’re gonna enforce this here no-ride zone.”

Anyway, in Celebration of the city’s growing bike scene, Twenty-five top local graphic designers will show their original bicycle-themed poster artwork for Third Friday festivities and through the month of April by appointment all leading up to Pedal Craft.

The one night event will feature lots of bikes, plenty of beer, and a bike themed poster show highlighting Phoenix bike culture. Throughout Phoenix, bicyclists, walkers, and pedicab riders will be visiting downtown Phoenix restaurants that have installed bike racks and are offering special menu discounts for PEDAL CRAFT PHX participants. Those bike racks were created in part by SideWalk Phoenix, a newly formed advocacy group for walkable, bikeable, and livable communities, will display a dozen one-of-a-kind bicycle racks designed by local artists and metal sculptors.

SideWalk Phoenix will be raising awareness and funds at Pedal Craft to create a temporary infill “pop-up” park at the quarter-acre Ro2 Lot at 1005 North Second Street. According to Pedal Craft Co-organizer, Jim McPherson,  “Fun, community-minded events like PEDAL CRAFT PHX help to raise awareness and, knock on wood, support for much needed bicycle transportation initiatives in the Valley.”

These are great community organizations and members working together for the great phoenix area. I’m inspired every time I see a new project like this come together.

THIS, my friends, is why people are flocking to Phoenix.

Over the years, brokers have gotten a bad wrap. I work with people everyday who want to go with big banks and credit unions for their loans (because they haven’t done anything wrong in the past few years, right?).

Just recently I had a client who went with a big credit union for her loan, and 7 days before close of escrow, they decided to pull the loan because the bank had issues with the HOA. Lucky for us, Jeanie Bolger from Nova Home loans came in and saved the day. I can’t tell you the number of times this happens.

Here is what I learn and I want to share with anybody who is thinking about finding a lender:

1. Big banks are just that BIG. They’ve got lots of red tape and work to get through everyday, before they even think about giving you a loan. On the other hand, a mortgage broker is a certified professional who seeks the best mortgage terms for you by accessing a network of lenders that includes major banks, trust companies, credit unions and finance companies.
2. Big banks and credit unions tend to be more conservative on loans. So, if you have something out of the ordinary going on, like a second property, a divorce or a spouse with bad credit, stay away from the big banks, especially.
3. Underwriters work fast with Brokers. Jeannie’s brokers are in the same office, so she can work with the underwriter to make sure everything they need and you need is in place. Jeannie can physically walk down a hall and ask an underwriter a question about a loan and get an answer right away. They can’t do that in the mega bureaucracies.

I recently worked with Lonna to find a home downtown. Lonna wanted to go with a credit union because they had given her pre-approval. One week from closing escrow, the credit union pulled the loan and we once again turned to Jeannie.

Lonna loved working with her. “Jeannie answered all my questions immediately and spoke to me like she was trying to help. It feels like your being interrogated when your with a Credit Union, like you’re just a case number, but with a broker it was like they cared.” Once Jeannie took over, it only took two days from when the underwriter received the application to approval.

So, let me be clear: from the time we started to the time we close, Jeannie swooped in and got it all done within 5 days! Its gotta be a record!

So if you’re thinking of buying a home in downtown phoenix, use a broker. Heck, Call Jeannie!

Or call me for more information about the market: 602-456-9388.

I’m sure y’all have heard that “broken window theory” of criminology, made popular by  James Q. Wilson and George L. Kelling in 1982. Basically, if law enforcement does not address small crimes like broken windows then it becomes harder to fight more serious crimes.

I’ve seen this in reverse since I moved to Phoenix in 1998. I’ve seen greater attention on the part of the city and police to things like graffiti and petty crimes. As a result, and along with hard work of urban pioneers, things have gotten much better here.

Well, as city budgets have been cut (thank you Grover Norquist and the like), we are not training new cops and we don’t have the ability to respond quickly to graffiti like we once could.

So, we citizens have to respond in new ways. That is why I am happy to see that Mayor Greg Stanton has created an advisory committee to advise him on current issues impacting phoenix neighborhoods. Mayor Stanton believes “our city is only as strong as our individual neighborhoods, so we must keep an open line of communication.”At Quarterly meetings the committee, comprised of 29 members, will discuss such topics as law enforcement, parks, streets, neighborhood services, etc. The first meeting is set for the end of this month.

On of the reasons we love and live in downtown phoenix, is because if it’s walkability and promise for future communities. It’s important to support the local community and neighborhoods, not only for our quality of life downtown, but our home values in the future.

Short sales sound worse than they are.

Two years ago they took a lot longer and confused many more people (agents and lenders, alike). Now the systems are in place to make these transactions close more smoothly.

Even more important, if you qualify for the HAFA Program, you could get up to $4,500 for short selling your home!

A short sale is where the seller owes the bank more than than the property is worth. The term “short sale” literally means that the property is being sold “short” of what the seller owes the bank. In a short sale transaction the bank must agree to accept less money than what the seller owes and agree to release all liens on the property so that the property can be sold.

If you’re thinking about short selling your home there are a few short steps to the process:

1. Find an Attorney to speak to about your short sale. This shouldn’t cost you a lot of money. You can usually get an initial consultation for about $250. You DON’T need to have an attorney negotiate with the bank for you. If you have a tax attorney or CPA, speak with him or her, too!

2. Get your Property Listed. Listing your property with a seller with short sale knowledge is key to a smooth transaction. This is where I come in.

3. Find a Buyer. You should know that the average “days on market” are much, much lower now than they were even six months ago. This really should not take us long.

4. Send a contract to your lender along with proper documentation. We’ll work with you to make sure all the paperwork is in order for quicker approval. This is the part of the process that takes the longest. But I can take much of the pain out of this.

5. Get Approval and Close Escrow. This part goes largely the way normal sales go –inspection, appraisal, close of escrow.