TheTucsonFoothills

this is special

A 2002 mud adobe with guest house built by Jim Gray, listed today.

Timeless southwestern architecture, authentic materials, all beautifully finished with modern amenities and conveniences. These are exceptionally rare in the foothills. $1,195,000

6760 N Montezuma Drive Tucson, AZ 85718
(listed by Long Realty)

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I’m on pins and needles

as I’m sure you are too. Yesterday was May 14th, the deadline for bids on Campbell Cliffs.
Yet the listing still shows as ACTIVE in the Tucson MLS, and still listed at $9,900,000.

And the Campbell Cliffs/Sheldon Good web site offers nothing in the way of an update on the outcome of the bidding. If you have any juicy leads on this, please share it.

7474 N Catalina Ridge Drive Tucson, AZ 85718
(listed by Long Realty)

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it never fails

yesterday I wrote, … No contracts at $1,000,000+ in two weeks … blah blah blah

And of course today, not only is there a contract at $1,000,000+, it may be the biggest contract in years.

8375 E Canyon Side Road, in Canyon Ranch, listed at $3,950,000 ($618/sf) is reported in contract today.

It started out in 09 at $6,900,000 and after a few years and a few big cuts got down to $3,950,000 this January, and that did it. So after 4 years it goes to contract today.
Too funny.

8375 E Canyon Side Road Tucson, AZ 85750
(listed by Long Realty)

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for a million $$$$ more

After leaving the market last November at $5,200,000, 6620 N Eagle Ridge came back on in early March at $4,595,000, prompting me to remark, and not entirely facetiously – now’s your chance, but it was an awfully short window - it expired a month later – and it’s back today for $5,595,000. It’s still awfully special, just a wee bit more.

6620 N Eagle Ridge Drive Tucson, AZ 85750
(listed by Russ Lyon Sotheby's Int Realty 472203)

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head and shoulders above the crowd

When it was listed two months ago I wrote -
3287 E Camino Juan Paisano went on the market the other day at $1,995,000 (374/sf).
Built in 2004 by John Kline it’s 5338 sf, 5 Beds/5 Baths (separate his and her baths in master with steam shower), masonry construction, one level – no steps, pool/spa, 4 car garage and all the attention to detail, amenities and top end features that go into a John Kline house. It last sold in 2006 for $2,400,000. Hurry!

And today it’s in contract. Great house, lucky smart buyers,

3287 E Camino Juan Paisano  Tucson, AZ 85718
(listed by Long Realty)

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what’s your pleasure, 85718 or 85750

Those are the two main zip codes that comprise the area known as the Tucson Foothills, or the Catalina Foothills, and most of the buyers I meet have a preference for one or the other. And aside from the homes that are for sale in each zip their preference is often based on the geographic and convenience features of the two areas.

85718 is more developed, with more plazas, restaurants and nearby shopping, and it’s closer to downtown and the University of Arizona. And if you’re looking for an older adobe home, or a Joesler, you are, with very few exceptions, talking about 718. Because 718 is where John Murphey and Josias Joseler first established the Catalina Foothills Estates, the very first development in the foothills in the 1930’s. 85750 came much later. And though not to everyone’s taste, 718 also has many more gated communities than 750.

But 85750 also has its charms. With its main shopping, restaurant and retail plaza at one location, at Kolb & Sunrise, it’s less developed, less busy, has less traffic and, to some, feels more natural and pristine than 718. It also has the fantastic Sabino Canyon in its backyard. And if you’re so inclined and have the means there’s nothing like the dramatic terrain and eagles nest views of the Mountain Estates at Ventana. 

But beyond that there are also price differences between the two zips with, in general, more higher priced homes in 85718.

Below is 85718, with 186 homes for sale – bordered on the north by the Catalina National Forest then Craycroft Rd on the east - River Rd on the south and 1st Ave on the west.

And 85750, with 164 homes for sale – also bordered on the north by the Catalina National Forest then Sabino Canyon and Sabino Creek on the east - River Rd on the south then Craycroft Rd on the west.

And the numbers:

85718 - 186 for sale, avg/med list $984,147/$675,000

85750 – 164 for sale, avg/med list $785,880/$555,000

85718 – 65 in contract, avg/med list $527,917/$499,000

85750 –83 in contract, avg/med list $477,980/$400,000

85718 – 102 sold since 1/1/13, avg/med sold $550,629/$422,500

85750 – 105 sold since 1/1/13, avg/med sold $417,971/$365,000

And homes in 750 sold in an average of 89 DOM while it took 102 DOM in 718. And even with fewer homes for sale 750 has more in contract and has sold as many homes as 718. And I suspect that lower prices in 750 are giving it the edge.

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the next chapter for Campbell Cliffs

Weighing in at 25,000 sf and on and off the market since 2004 for as much as $22,000,000 and as little (ha-ha) as $12,950,000, Campbell Cliffs is, as of today, scheduled to go to auction on May 14th with an $8.4mil minimum bid - a private auction, not a foreclosure auction – see listing for details.  

Who’d a thunk it. Well, actually, I’d written glowingly about Campbell Cliffs a few times over the years (HERE – HERE and elsewhere)  and more than a few readers predicted its demise.

Nevertheless, it is a magnificent home, though apparently, until now anyway, without a market for that much magnificence here in Tucson.

see the web site > Campbell Cliffs <

and the new listing  7474 N Catalina Ridge Drive , Tucson, AZ 85718
(listed by Long Realty)

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it took a few months longer than I thought it would

but 6966 N Javelina Drive is in contract. This is seldom found new construction in Skyline CC, like brand new, and not a knockdown either, which is typical in Skyline. And it’s a contemporary, also rare. Listed at $1,499,000 ($283/sf).

The lot was purchased in 04 for $672,500. Yikes!

6966 N Javelina Drive Tucson, AZ 85718
(listed by Long Realty)

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yeah, but what is it

7422 N Mystic Canyon Drive was first listed in January 2007 and over the years has had a few different listing agents, all of whom have struggled to put its many charms into words. It’s been described as a STUNNING CONTEMPORARY –

Aha, OK

and, AN HOMAGE TO THE HISTORICAL LANDMARK NEIGHBORHOOD OF TUCSON'S SNOB HOLLOW (think downtown Tucson's El Presidio), this home blends a diversity of building styles: American Territorial & Contemporary, w/a hint of Victorian and Mission Revival.
(well, other than Mongolian Yurt, what else is there)

 

and, finally, a UNIQUE OPPORTUNITY IN PIMA CANYON ESTATES!
which, I think, really captures it.

 

 

 

 

But all of it was wasted effort, that is, until today. It started in 2007 at $1,475,000 and today, now listed as a foreclosure at $699,900, found a buyer.

I mentioned it in 2010 “ … is now $898,500 ($239/sf) down from $975,000, which is down from the $1,475,000 it started at in 2007. The house is, shall we say, unique,”

7422 N Mystic Canyon Drive Tucson, AZ 85718
(listed by Integra Group Real Estate, LLC 4187)

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sold for list price in Skyline CC

6750 N Mamaronick Drive, listed on Jan 3rd for $649,000, closed yesterday for $649,000 ($264/sf) – sort of pricey for a smallish (2,459 sf) 1965 built burnt adobe that was remodeled. 

And going back 9 months it is the highest $$/sf sale price in Skyline, and by more than just a few bucks too. The next highest was at $221/sf.

But, supply & demand, as I mentioned when 6750 was listed,  “modern remodels like this are rare in the Foothills. So if this looks like your thing, you may want to jump on it”
And maybe more than one buyer did.

6750 N Mamaronick Drive Tucson, AZ 85718
(Listed by Long Realty)

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this doesn’t surprise me one bit

3561 E Calle Puerta De Acero was listed 31 days ago at $1,750,000 and is reported in-contract today. I went to see it a couple days after it was listed and from the house called some clients of mine to tell them about it. But for various reasons it wasn’t right them. Darn.

It’s no secret that I’m a great admirer of Mike Wachs work, it’s the real thing, and 3561 is a great example. Though, take note, the magnificence of the house and setting surpass what’s been captured in the photos.

3561 E Calle Puerta De Acero Tucson, AZ 85718
(listed by Long Realty)

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now’s your chance

After having left the market last November at $5.2mil, 6620 N Eagle Ridge came back on today at $4,595,000 - after starting out in 09 at $8,250,000.

Nevertheless, it’s pretty special, designed by Rick Joy and featured in the National Building Museum exhibit.

6620 N Eagle Ridge Tucson, AZ 85750
(listed by Long Realty)

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there’s a right price for everything

4505 N Quartz Hill Drive, aptly described in the listing as - “ A ''CLIFFHANGER'' ONLY FOR THE DARING* Overlooking ALL the Tucson Valley … MANY STEPS IN HOME. It's all about the VIEWS VIEWS VIEWS!” - went to contract late yesterday after recently dropping to $429,900 following a long journey from its $899,000 debut price in 2011.

It last sold in 2003 for $380,000.

4505 N Quartz Hill Drive Tucson, AZ 85750
(listed by Long Realty)

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pure contemporaries

they don’t come along very often in the Foothills,

But this one was listed today at $1,349,000 in Pima Canyon.

 

 

The sellers paid $1,725,000 in 04. And since then it’s been on and off the market for as much as $2.7 and as little as $1,385,000 when it left the market last February. But with no success.

I showed it in 2011 and it’s an attractive house with nice grounds and good views from inside and out. There are oodles of soft contemporaries, southwestern contemporaries and desert contemporaries, even Mediterranean and Sante Fe contemporaries, but pure and simple contemporaries are hard to come by.

2004 E Desert Garden Drive Tucson, AZ 85718
(listed by Long Realty)

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lightning strikes twice

When 7377 N McManus Trail was listed last September I wrote -
Get this, there are 10 homes for sale in Cobblestone and just one sold this year. Pretty dreary. And then last week along comes 7377 N McManus Trail, newly listed at $799,000, bringing that total to11. But not for long. Because McManus is already in contract. And I showed it on Saturday morning and already it had two offers. But my clients didn’t care for it, for them the interior needed a top to bottom renovation -  It’s the proverbial good bones house with brick everywhere, and I mean everywhere…

And go figure, but 8 days later it went to contract and sold for $780,000. Just like that. 
psst!, a sale in Cobblestone

And after completing the renovation McManus Trail went back on the market yesterday listed at $1,150,000, and is in contract today.

It went from this,

to this,

and this,

to this,

and more, but you get the idea. These flips are tricky and risky and don’t always work out as planned. But it looks like this one sure did.

7377 N McManus Trail , Tucson, AZ 85750
(listed by Long Realty)

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a gorgeous new listing in La Paloma

3287 E Camino Juan Paisano went on the market the other day at $1,995,000 (374/sf).
Built in 2004 by John Kline it’s 5338 sf, 5 Beds/5 Baths (separate his and her baths in master with steam shower), masonry construction, one level – no steps, pool/spa, 4 car garage and all the attention to detail, amenities and top end features that go into a John Kline house. It last sold in 2006 for $2,400,000. Hurry!

And the views,

3287 E Camino Juan Paisano Tucson, AZ 85718
(listed by Long Realty)

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take your pick in La Puerta,

a small, gated community off Hacienda del Sol Rd, consisting of a grand total of no more than 10 homes, 4 of which are now for sale. 3561 E Calle Puerta De Acero joined the fray today listed at $1,750,000.

Homes in La Puerta are on larger lots, 2 – 4 acres, larger than most in the foothills, and they’re also big homes. The 4 for sale are 4594, 5904, 6166 and 7037 sf, and are priced accordingly, from $1,145,000 to $2,195,000. And they were all built by master builder Mike Wachs, and all are southwestern or Sante Fe style, masonry stucco, and beautifully built.

And I like La Puerta, very much, it’s special and unique as foothills subdivisions go. And Mike Wachs is one the top 2 or 3 builders in town, hands down. That said, 2 of the 4 homes for sale have been for sale for a year or more, and they now have even more competition.

See all 4 in La Puerta
(3 listed by Long Realty and 1 by Homesmart)

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a special treat

On 6 acres in Cobo Catalina Hills, an authentic Spanish Hacienda – 7,294 sf, $3,150,000.

Feast your eyes,

I had the pleasure of showing it when it was for sale in 2009, asking $3,500,000 – it sold for $3,200,000 – and it is everything, and more, that' it’s cracked up to be. It’s stunning.

901 E Magee Tucson, AZ 85718
(listed by Long Realty)

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good looking house, good looking price

and in contract in 29 days. That’s In Skyline Country Club at 6750 N Mamaronick Drive.

It’s an older adobe that was remodeled and transformed into a modern 21st century home, not for everyone, but if you were looking for something like this, there’s nothing else like it available, and there seldom is. I mentioned it when it was listed > old is new again <

6750 N Mamaronick Drive Tucson, AZ 85718
(listed by Long Realty)

old is new again

and better than ever. In Skyline Country Club 6750 N Mamaronick Drive, a 1965 burnt adobe territorial, has had a top to bottom remodel, transforming it into a modern 21st century home. 

There are just a few pictures from when it sold in 2006, before the remodel, but even so,
I think you can get the gist of it.

From then,

 

to now;

And unfortunately, modern remodels like this are rare in the Foothills. So if this looks like your thing, you may want to jump on it -  it was listed today for $649,000 – after selling in 2006 for $670,000, before the remodel.

6750 N Mamaronick Drive Tucson, AZ 85718
(listed by Long Realty) 

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every once in a while something really special comes along

''Hacienda Rosetta Marie'', a one of a kind recreation of a centuries old Mexican hacienda, was  just listed.

 

 

Built 1999, 6,842 sf, 3 Beds – 6 Baths, masonry construction, 1.67 acres, 1 story, in the Canyons, $4,395,000

7288 N Cloud Canyon Place Tucson, AZ 85718
(listed by Long Realty)

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finally, a real Joesler

4930 N Calle La Vela, a 1936 built Joesler hit the market today.

1.9 acres, 2970 sf, mud adobe, 4 Beds/3.5  Baths, including guest casita, pool, views.
Sold in 05 for $975,000, offered today for $849,000

4930 N Calle La Vela Tucson, AZ 85718
(listed by Long Realty)

in La Puerta

La Puerta is a small gated community (maybe a dozen or so homes) off Hacienda del Sol Rd where most of the homes (or maybe all of them), were built by the master builder Mike Wachs. He’s the real thing. They’re also on larger lots than is typical for the Foothills, 2, 3 and 4 acres.

3545 E Calle Puerta De Acero, on 2.88 acres and built by Mr. Wachs, sold for $2,100,000 in 04, was listed for $1,995,000 earlier this year and is today down to $1,795,000 ($291/sf), built 1995, 6166 sq ft., masonry construction, 1 story, Spanish Colonial, 5 car garage.

3545 E Calle Puerta De Acero Tucson, AZ 85718
(Listed by Long Realty)

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it’s one of a kind

If you missed it the 1st or 2nd time round, no worries, 3700 E Rose Peak Place is back in play today and looking better than ever - listed at $2,950,000 ($420/sf).

 

It first sold in 05 for what, apparently, looked like a bargain price to the buyers who paid $2,100,000 for it - even though the interior was pretty much raw space. No finished floors, cabinetry, doors, fixtures, appliances, lighting, and an elevator shaft but no elevator, etc., etc. They then proceeded to finish it, but with no elevator and other stuff, and listed it for $5,500,000 in September 07, and sold it for $1,403,000 in September 09 as a very short sale.
Now those buyers got a bargain. A steal really.

Personally, I’ve always been crazy about this house (so take my comments with a grain of salt) - the unique minimalist yet dramatic architecture, the nothing short of spectacular views,
and more - and written about it often over the years, including when it last sold - no WOW house to kick around anymore.

And though I’ve yet to see it in person in its latest guise, from what I can see, it appears these owners have put some thought and money into it and improved upon what was there.

3700 E Rose Peak Place Tucson, AZ 85718
(listed by Long Realty)

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$9 million off and still it hasn’t sold

Campbell Cliffs, the top-of-the-heap for high-end Foothills real estate, has expired unsold at $12,950,000. It started out in 06 and 07, when it was listed for $22,000,000, and then left the market until last December when it reappeared at $15,900,000.

It’s a spectacular house in an incomparable setting, and I don’t imagine you could come close to buying the 6.6 acres and building it for $12mil, but there doesn’t appear to be a market for a 25,000 sf house in the Tucson Foothills. So how do you get around that.

7474 N Catalina Ridge Drive , Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty 472203)

I wrote about it a few times over the years, most recently, and adoringly, here > Campbell Cliffs <

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it’s been a long time coming

Listed in January 2011 at $1,095,000 and eventually reduced to $925,000 2321 E Calle Lustre sold yesterday for the bargain price of $842,500 ($169/sf). What a deal, I think. But when a house sits on the market for that long it loses some of its allure. And buyers wonder, “… why hasn’t it sold”, “how come no one else …”. And, inevitably, the sale price suffers. And by that time the sellers are often at the end of their rope and just want out. And a bargain is born.

In August, when it went to contract, I mentioned it here > 2321 E Calle Lustre is in contract <

Calle Lustre had a double whammy though. It went to contract in March and the deal fell thru because of a bum appraisal.  > another deal killed by another half-assed appraisal <  so they had to start all over again, but now with the taint of the low appraisal hanging over it.

 2321 E Calle Lustre Tucson, AZ 85718
(listed by Long Realty)

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this is big,

5801 E Finisterra, in Finisterra, a 3 level 11,874 sf masonry stucco behemoth is in contract this morning. Currently listed at $1,850,000 it first hit the market in late 08 (about a month after Lehman collapsed) at $3,887,000. Oh well, timing.

See it for yourself >  5801 E Finisterra, Tucson, AZ 85750
(listed by Long Realty)  WOW!, so not everyone is scaling back.

But going back to 1995 there are just 2 sales in the Foothills of homes larger than this and they’re both for the same house – Joesler’s glorious Eleven Arches off Hacienda del Sol.

It sold in 2000 for $2,800,000 and was listed as having 16,367 sf on 19 acres. And before you knew it  the 19 acres were carved up into  +/- acre lots to make way for the fab new Eleven Arches subdivision - where modern behemoths were built and a few of which ended up as distress sales selling for pennies on the $$$$. 

Then in 2005, having dispensed with much of that acreage, Eleven Arches sold  again, this time for $2,200,000. But it was listed as having just 12,600 sf on 4.93 acres. We know what happened to the 14 acres, but where did the missing 4000 sf go. I have no idea. Probably a guest house or two were bulldozed to allow for a tidier lot split. ??

If you’re interested, there’s a long piece I wrote in 2008 on Joesler homes which wraps up with a look at Eleven Arches > Joesler and Murphey, they started it all, in the Tucson Foothills <

For last I've saved the mother of all Joesler's, Eleven Arches, a.k.a. Grace Mansion.
In 1937 Louise N. Grace, heiress to the The Grace Shipping Lines fortune, decided to build a 15,000 sq. ft. house in Tucson, just for herself. It was to be designed by Josias Joesler and built by John Murphey …

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2321 E Calle Lustre is in contract

Yeah! I like this house, a lot >  a Joesler, transformed <

It went to contract in March but ended up falling out over a bum appraisal > another deal killed by another half-assed appraisal <

I’m glad to see that another buyer has come along, it’s a special house;
> 2321 E Calle Lustre -  Tucson, AZ 85718 <
(listed by Long Realty)

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if you missed it the 1st time

6470 N Thimble Pass, listed at $1,795,000 and went to contract last week after just 22 days, 
is back on the market.

6470 N Thimble Pass Tucson, AZ 85750
(listed by Long Realty)

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ye olde colonial

6840 N Saint Andrews Drive, a rare Colonial, maybe the only Colonial in the Foothills, went Pending today as a foreclosure listed at $429,000 ($96/sf). That’s after starting in late 09 at $849,000.

 

I’d mentioned this house in January when it went to contract as a short sale, but since fell out
and then, it appears, found yet another buyer in search of a Colonial  >  after 36 years it ends up a short sale  <

6840 N Saint Andrews Drive Tucson, AZ 85718
(listed by RE/MAX Excalibur)

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looking for a contemporary in Ventana

Here’s one that just came on that from the pictures and description looks awfully nice.

2007 built, 5112 sf, 3 Beds/3.5 Baths + 2 offices, 4 car, pool/spa, one level and no interior steps - $1,795,000 ($351/sf). Hurry!

6470 N Thimble Pass Tucson, AZ 85750
(listed by Long Realty)

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Dean Martin, Alice Cooper and …

When 6935 N Mamaronick Drive was listed two weeks ago for $1,390,000 I mentioned it here
> a Skyline Country Club Classic < and mentioned that it was reputed to have been owned by both Dino and Alice Cooper.

And talk about star power, it’s already in contract. How likely is that. A 1973 built, 9,548 sf,
3 story going to contract in Tucson in June in 14 days. Then again Zillow values it at $1,480,300. So I wonder if that did it.

6935 N Mamaronick Drive Tucson, AZ 85718
(listed by Realty Executives Tucson Elite)

And don’t hold me to this but rumor has it it’s Arnold Schwarzenegger.

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a Skyline Country Club Classic

6935 N Mamaronick Drive came on the market today. Again. But this time at a price that buyers may actually find attractive, $1,390,000 ($145/sf). And weighing in at 9548 sf she’s a biggie and all masonry construction too.

It was previously listed in 05, 06 and 07 for $2,700,000 then $1,950,000 then $2,390,000 then $2,700,000 again. And still it didn’t sell. And adding to its mystique while also showing off its broad appeal, it is reputed to have been owned by Dean Martin and Alice Cooper.
Though, I imagine, not at the same time.

6935 N Mamaronick Drive Tucson, AZ 85718
(listed by Realty Executives Tucson Elite 4983)

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SOLD, a real contemporary

4905 N Camino Antonio sold today for $1,262,500 ($277/sf) off a $1,500,000 list price.
It also sold in July 2008 for $1,350,000. And given the economic havoc since then, I’d say the sellers did very well today. But they were selling something that’s in very short supply here in the foothills – a real contemporary. And while there are fewer buyers for contemporaries, when a buyer does come along there’s usually very little, if anything, to choose from. (listed by Long Realty) And, coincidentally, Zillow’s most recent Zestimate was $1,258,600. Do we think that had anything to do with the sale price.

This is one of a set of triplets, three virtually identical homes - same architect, builder,size, style, materials and amenities, you name it - that were designed by Don Kornberg and built in 2007 as spec homes along Camino Antonio.

The first one at 4919 N Camino Antonio hit the market in June 06 for $1,795,000 (prior to being completed) and sold lickety-split in April 07 for $1,715,000. So they started off with a bang.

But the second – at 4911 N Camino Antonio -  also listed in June 06 (also prior to being completed) wasn’t quite as lucky. It debuted at $1,695,000, and since it didn’t sell at that price they raised to $1,775,000. But even that didn’t do it. And so it lolled around on the market until February 09 when it was reduced to $1,375,000 and sold for a disappointing $1,050,000. (I wrote about it at the time – sold, for a song)

A similar fate befell today’s sale at 4905 N Camino Antonio. Except that even though it came along a little later than the others it has now sold twice. It was completed and listed in April 07 for $1,795,000 (of course) and by May 08 it had only dropped to $1,645,000, but with two big specs on their hands they caved and accepted an offer of $1,350,000 and it closed in July 08.
Just in the nick of time, well, for the seller anyway.

Here are the sold listings for all three > 4919, 4911 and 4905 Camino Antonio < see if you can tell them apart. And aside from the falling market, maybe that was the problem. Do you really want to spend a $$million something for a clone of the house across the street.

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Camino Antonio in contract

4905 N Camino Antonio  Tucson, AZ 85718, listed 74 days ago at $1,500,000 ($329/sf) is in contract today. An impressive contemporary, and one of very few in the foothills, it sold as a new home in July 08 for $1,350,000. (listed by Long Realty)  So what will it bring today.
Zillow says $1,236,900. And even though doing the math may suggest they’re on the right track, I’m betting that supply & demand exerted its influence and it settled closer to $1.4
than $1.2. We shall see.

 

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good looking house at an attractive price

Guess what happened. The owners purchased 6451 N Ventana Canyon Drive in 03 for $1,370,000 and listed it for $1,395,000 90 days ago, and it’s in contract.

6451 N Ventana Canyon Drive Tucson, AZ 85750
(listed by Long Realty)

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had enough of the same old, same old

well step right this way

that’s 8,316 sf to brighten your day, for $825,000

5110 E Calle Barril Tucson, AZ 85718
(Listed by Long Realty)

if you missed it the first time

4820 N Via De La Granja is back on the market. Listed in mid January for $895, and dropped to $845, it went to contract last week and is back in play today. It’s a Tyson, but less of a typical looking Tyson than most.

4820 N Via De La Granja Tucson, AZ 85718 (in Catalina Foothills Estates 10)
(listed by Russ Lyon Sotheby's Int Realty)

Cat 10 as well has had a dramatic turnaround from where it was a few years ago.

Currently there are 6 homes for sale from $845k to $1,295,000 – 4 in contract from $894 to $1,595,000 – and 5 sold (last 6 months) from $641k to $1,150,000.

In December 09 there were 15 for sale priced from $1,000,000 to $2,650,000 (four of them were over $2.0mil)  and just 4 sold in the previous 11 months, and all 4 sold for under a million.

see thefoothillsToday.com
to find your home in Catalina Foothills Estates 10

another good one’s gone

In the old foothills, 2321 E Calle Lustre, listed $949,000 went to contract today.

I’d seen it, liked it a lot and mentioned it here last month > a Joesler, transformed

2321 E Calle Lustre Tucson, AZ 85718
(listed by Long Realty)

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to find your Foothills home

when the right one comes along

listed just 15 days ago at $700k 6030 N Camino Escalante is already spoken for 

6030 N Camino Escalante Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com 
and find the one that’s right for you

in contract again in Pima Canyon

1495 E Canyon Spring Court, a short sale – is at it again. It went to contract last month
(I wrote about it here >  is $9 something the new million five )< then it fell out.

Why’d it fall out. It was listed at $939,000 and the offer, I heard, came in close to that. 
So everything should’ve fallen into place. But ignoring both the list price and the offer price, the lender countered the offer at $1,100,000. Yes, a million-one.

Where the (**^(&*%$#@ did that come from. So the buyers walked and it went back on the market, but still at $939,000 - and last I heard the listing agent was having a heart to heart with the lender. And that must’ve clicked, because now it’s in contract again.

1495 E Canyon Spring Court  Tucson, AZ 85718
(listed by MacMorran & Assoc. R.E. Svcs.)

see thefoothillsToday.com
to find your Foothills home

looking for a project to keep busy

How about finishing a partially built custom home in the foothills – built with steel frame construction, 4355 sf (according to the assessor), on 2.2 acres, 

 

with a massive tile roof and thick foam insulation

and views,

 

It’s at 2850 E Via Alcalde and it left the market last January at $1,075,000.
I wrote about it here > unfinished business <  in July 2010 when it was listed for $985k.
But it didn’t sell so they raised it to $1,075,000 and, strangely enough, it still didn’t sell.

And now time has taken its toll on expectations and it’s back today hoping for $550,000- ($126/sf). I haven’t seen it in more than a year so I can’t say what condition it’s in, but back then it looked very good. A 2/3 finished custom home that appeared to be very solidly built.

2850 E Via Alcalde Tucson, AZ 85718
(listed by Long Realty)

UPDATE – it’s now Monday and  they just dropped it to $400k.

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to find your Foothills home

another older 2 story sells in Skyline CC

7028 N Mission Hill Lane sold today for $700,000 ($164/sf) from a $750,000 list price. It was built in 1982 and it’s a 2 story with spectacular views. And maybe that did it.

And in the Catalina Foothills 2 story homes are tougher to sell. Because there are simply many fewer buyers who are interested in, or would even consider, a 2 story. Elsewhere in the country, in SF, NY, Chicago, Atlanta, etc. 2 story homes are the norm. But not here.

But seeing this sale I remembered another recent sale of an older 2 story home in Skyline.
So I pulled up the recent sales and sure enough there it was - 7077 N Mission Hill Lane – right up the street – also sold. 

And looking further, I found 4 more older 2 stories that sold recently in Skyline. Yes, there are plenty of older homes in Skyline and many of them are 2 story. Why. Well, one reason is that if they’re up on the hillside it’s a lot cheaper and easier and quicker to put up a 2 story than to prep and fill and level enough of the hillside to accommodate a 1 story home. And sometimes, even if you’re willing to take the time and pay the price there just isn’t enough hillside to accommodate a single story home of the size required. And above it all are  the views from the 2nd story

Here’s a link to the 5 two story homes sold in Skyline in the last 6 months 
- they sold for an average of 168/sf.

And while I was at it, I thought I might as well compare two stories sales to one story sales in Skyline and see what’s what.  

And guess what, 5 one story homes also sold in Skyline in the same 6 months.  
- they sold for a little more, $190/sf, but, it seems that in Skyline, anyway, buyers are just as interested in two story homes as they are in one stories.

see thefoothillsToday.com
to find your Foothills home

a Joesler, transformed

I went to few open houses on Sunday afternoon but only one really caught my eye.
It’s a Joesler in the old foothills that has been thoroughly transformed into a modern residence – with walls moved and rooms opened up, a new kitchen, baths, floors, utilities and more.

There’s still a good bit of the old world charm, though Joesler’s mostly gone, but now with a very sophisticated and contemporary restoration/renovation. One of the nicest I’ve seen.
The year built is 1937, but you’d never know it. One caveat though, it’s a little closer to Campbell than may be ideal.

And at $987,000, well, see for yourself. Or better yet, call me and we’ll see it together. 

2321 E Calle Lustre Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

for Joesler fans

There’s a new listing for a Joesler in the old foothills. 
It was built in 1938/2.14 acres/3079 sf/3 Beds/3 Baths/Pool/$638,000 ($217/sf).

As best I can tell the last sale for this home was in 1983. This is a welcome addition, because there’s not much to pick from if you’re looking for a Joesler.

4905 N Calle Angosta Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

Campbell Cliffs

Designed by renowned architect Les Wallach of Line and Space and completed in 2004 after seven years in development,

Campbell Cliffs is a magnificent 25,000 sf home on 20 acres of lush high Sonoran desert adjacent to the Coronado National Forest in the Catalina Foothills of Tucson Arizona.

Some key features,

7 Bedrooms

7 Baths + 4 half Baths,
 

6 Car garage, 2 elevators, pool, staff quarters,

 

spa, weight room/aerobics room, steam room, sauna, tennis court,

 

gun/archery range, wine cellar, entertainment center,

 

hobby room, workshop, basketball court, as featured in Integrated Practice in Architecture , The New 100 Houses x 100 Architects , 21st Century House , Contemporary Villas
and many more publications dedicated to design and architecture.

Campbell Cliffs is offered at $15,900,000.
See it all -

The listing,
7474 N Catalina Ridge Drive Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty) 

The web site,
Campbell Cliffs.com

And now, of course, The movie,

 

I had a leisurely tour of Campbell Cliffs last week and it is simply an amazing home in a magical setting, going way beyond what can be conveyed in words and pictures.

Please contact me for further information regarding Campbell Cliffs
John Schneider
johnschneiders@gmail.com
520 271-4164

see thefoothillsToday.com
to find your Tucson Foothills home

Life, perfected

That’s Campbell Cliffs and there’s nothing else like it in Tucson, or anywhere really, it’s truly a world class house.

And a little birdie told me it’s coming back on the market soon. Real soon.
So I went up to Campbell Cliffs the other day for a personal tour.  It’s Amazing, and yes I’m gushing.

Campbell Cliffs

I’ve written about it before HERE & HERE  
More later. 

see thefoothillsToday.com
to find your Tucson Foothills home

and two two stories to contract

and both are in Skyline Country Club

7028 N Javelina Drive was reported under contract yesterday and 7028 N Mission Hill Lane today – listed at $829,000 and $750,000 respectively.

and both went quick too, Javelina Drive in just 11 days, while Mission Hill took 94  – peanuts in this market. Particularly for a two story.

Why such a thing about them being two stories, well, because two story homes are generally a tougher sale. Much tougher. And to have two go within a day of each other and both in Skyline CC, it’s unusual.

two two stories
(and both are listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

A RARELY SEEN MID CENTURY MODERN

just listed at 4820 E Salida Del Sol Place,
$995,000($220/sf)/4513 sf/1.83 acres/4 Beds-4 Baths/2 Car

See it here> 4820 E Salida Del Sol Place Tucson, AZ 85718
(listed by Long Realty)

thefoothillsToday.com
to find your Tucson Foothills home

a second chance

If you’re kicking yourself for missing out on the Joesler on La Lomita that went to contract the other day – stop kicking - even Joesler has to tow the line . That deal has fallen through and the house is back on the market.

5051 N La Lomita Tucson, AZ 85718
(listed by Long Realty)