TheTucsonFoothills

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)

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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.)

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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.

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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)

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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)

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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 of its key features,

with 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 Long Realty) 

The web site,
Campbell Cliffs.com

And now The movie,

 

I had a leisurely tour of Campbell Cliffs last week and it is simply an amazing home in a magical setting. It goes way beyond what can be conveyed in words and pictures. And the price, I don’t believe it could be put together and built today for twice its offered price.

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

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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. 

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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)

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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)

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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)

even Joesler has to tow the line

Originally listed at $1,195,000, the very nice Joesler at 5051 N La Lomita has been on the market since December 09. It eventually dropped to $1,175,000, then $1,169,000, and then the other day it took the leap to $895,000 ($205/sf).
 
And today it’s in contract. I think that leaves just one Joesler for sale in the foothills.

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

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to find your Tucson Foothills home

not even Joesler can escape the grim realities of the market

A 1950 built Joesler at 4320 N Alvernon Way is now down to $1,000,000 ($236/sf)

That’s after starting out in December 08 at $1,495,000 and being on and off the market, but mostly on, ever since. The last line in the listing agents description says it all-  ‘More character than words can describe’

4320 N Alvernon Way Tucson, AZ 85718 (4223 sf on 3.36 acres)
(listed by Long Realty) 

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to find your Tucson Foothills home

getting real

1308 E DESERT GARDEN Drive was re-listed today for $949,000 ($294/sf)

That’s after starting out in January 2010 at $1,280,000($397/sf) and eventually  drifting to $1.1. It’s a nicely done contemporary, very simple, that’s focused around a wide open living area with a nearly wall to wall background of dramatic mountain views.

1308 E DESERT GARDEN Drive Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty)

it’s just a matter of finding the right buyer

6942 N Longfellow Lane, up in Coronado Foothills Estates, is in contract after about 7 months on the market.

Longfellow - a 1976 built, 2 story burnt adobe with magnificent mountain views and nice privacy - sold in 2003 for $530k and then had a complete and gorgeous renovation. New everything, and really good stuff too. And it was listed for sale in February 09 for $1,195,000 – and I think everyone was convinced that the gorgeous renovation would overcome the fact that it was a 2 story with living areas up and all bedrooms down. But it didn’t. And it was reduced and reduced until it sold in October 09 for $950,000. And just one year later those owners wanted to sell and they bit the bullet and listed it for $869,900.  And then they bit harder and reduced it to $799k ($150/sf) and bingo.

It’s a wonderful house, beautifully renovated, and at this price a real bargain, like getting Tiffany for Target prices, but it’s still a real 2 story too.
6942 N Longfellow Lane Tucson, AZ 85718 (listed by Long Realty)

And 7604 N Camino Sin Vacas, in as dramatic a setting as I’ve seen and with amazing views, also found a buyer this week.

And in a setting like that the driveway is also pretty steep and dramatic, and not for the faint of heart. But once you get up there you’re, literally, above it all.

It last sold in 2001 for $1,080,000, then was listed in Feb 2010 for $1,295,000, where it stayed until this Feb when it was reduced to $1,100,000.

7604 N Camino Sin Vacas Tucson, AZ 85718
(listed by Long Realty)

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it’s a Joesler and it’s finally priced to sell

5450 N Calle La Cima, a 1944 built Joesler showed up today asking $729,000 ($179/sf). It’s been listed on and off since 2005, asking anywhere from $1,495,000 down to today’s low of $729,000. And the main obstacle, as I see it, has been the  vacant lot that is directly south and not included in the sale. But that is available for sale (no price disclosed) along with the Joesler. And now at $729,000, it may make sense to pick up the Joesler and the extra parcel. To protect your views and privacy.

From an earlier listing, I think this description captures it;
A 40'S JOESLER LOCATED IN THE OLD FOOTHILLS.WONDERFULLY SCALED ROOMS WITH CONCRETE FLOORS, BEAMED CEILINGS AND WALLS OF WINDOWS. THIS ONE WITH CLEAN AND SIMPLE LINES IS A BLANK SLATE FOR YOU TO MAKE YOUR OWN.

It was clean as a whistle last time I saw it, but that was a year or more ago, so check it out for yourself

5450 N Calle La Cima Tucson, AZ 85718
(listed by Sinclair Associates)

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to find your Tucson Foothills home

a classic burnt adobe goes to contract

Up in Cat 9 - 6856 N Solaz Cuarto, on the market since October and listed at $899,000 ($252/sf) went to contract today.

It was purchased in 2004 for $679,000 and remodeled throughout, including a pretty spectacular new high end kitchen.

 

I have no idea what it went for, but if you’re looking for a beautifully updated classic burnt adobe, well located and with views, they are few and far between. So they don’t come cheap.

6856 N Solaz Cuarto Tucson, AZ 85718
(listed by long Realty)

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to find your Tucson Foothills home

uh oh

From the Arizona Daily Star;

The Catalina Foothills, an area synonymous with growth and prestige for the past 70 years, is losing residents.

It was one of just three Pima County communities to show population declines in the 2010 census, along with the southeast-side neighborhood of Littletown and the old mining town of Ajo.

The Foothills, where household income approaches twice the norm in Pima County, lost nearly 3,000 people from 2010 to a population of 50,796, U.S. census figures show. It is the first time since the area was developed in the 1930s that it lost population, said David Taylor, a retired planner and longtime demographer who happens to live in the Foothills.

For as long as anyone can remember, the Foothills has been considered one of the most desirable places in Pima County to live. The average sales price for a home there runs about $375,000 today.

First developed in the 1930s by pioneer developer John Murphey, the Foothills has long proven attractive in part simply because it lies literally in the shadow of the Catalina Mountains, right next to the Coronado National Forest. It's also drawn many people because of its own rolling hills and ridges and because of the many large-lot subdivisions, particularly in older areas, that left plenty of natural open space.

Will Pew, a lifelong Foothills resident and president of a neighborhood association there, said he wasn't troubled at the reported population decline in the Catalina Foothills.

"Having grown up here, I don't necessarily think more people is a good thing. In the past, it felt like there was more wide open space here, and I'm not against people moving in, but it has not necessarily improved the quality of life here," said Pew, who is president of the Catalina Foothills Association, which was founded in 1956 to represent an area that was developed by pioneer builder Murphey.

____________________________________________________________________

I’m a former city kid – I grew up in NYC, lived in LA for a while and for 20+ years in Chicago – and have only been in the Foothills for 10 years now and, despite being a Realtor, I’m with Will Pew on this one. From what I’ve seen I also don’t think more people has necessarily improved the quality of life here in the Foothills. Amongst other things it has of course led to more development, and a fair amount of that development has changed the character of the old Foothills, and not for the better. With homes squeezed in on marginal lots, often by the side of the road, and has led to the breakup and subsequent over-development of many of the original Joesler estates. The 5 and 10 acre estates that lent breathing room to the old foothills. And gave it the feeling of openness, space, character and charm that Joesler and Murphey had the foresight to create.

On a more positive note I am very appreciative, and I think many residents are, that retail development in the Foothills has not been allowed to run rampant. And has been largely limited to the corners of Kolb & Sunrise, Swan & Sunrise, Campbell & Skyline and Campbell & River.

But read all about it> Foothills area sees 1st drop in population

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it just goes to show

you can never have too much of a good thing,

 

ha-ha, this house went to contract after just 66 days

it’s now a little less lonely at the top

6620 N EAGLE RIDGE, listed today for $6,200,000, becomes just the 3rd member of the very exclusive  - over $6mil in the Tucson Foothills club.

It joins a house in Canyon Ranch Hills listed for $6,500,000 and another in the Canyons currently asking $9,995,000.

This is a return engagement for Eagle Ridge, which was previously listed (with a different broker and agent) for $8,250,000 and left the market unsold last June. 

6620 N EAGLE RIDGE Tucson, AZ 85750
(listed by Long Realty)

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the best laid plans

5527 N Camino Real was designed and built by renowned architect David Tyson to be his own home in the foothills. But it didn’t work out that way. Instead, it ended up going to foreclosure along with two adjacent spec homes he built in 2007 along the north end of Camino Real. And very sadly, it was also his last hurrah. David Tyson died in October 2008 while all three homes, his last three, were still for sale and slipping into mr lenders grubby hands.  

Meanwhile 5527 ended up selling as foreclosure in June 09 for the bargain price of $895,000. And if you’re a Tyson fan, or just looking for something more stylish & contemporary than your average southwestern,  you’re in luck. Because 5527 is now for sale again, this time for $935,000 ($198/sf) - as a result of a corporate relocation, I’m told.

5527 N Camino Real Tucson, AZ 85718

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somebody got a very good deal

3451 E Calle Puerta De Acero finally went to contract today off a $1,199,000 ($255/sf) list price.

The seller bought it in 2006 for $1,350,000 then spent a bundle completely redoing the very large kitchen and also ripping out the wood floors and putting in new stained concrete throughout. Plus other odds and ends. And then they put it on the market in February 08, exactly 3 years ago, for $2,195,000. If wishes were horses …

So it went nowhere, except down down down in price. And In the spring of 2009 it was at $1,295,000 and I submitted an offer for buyers I was representing that I think got up to $1.1. But that wasn’t up enough for the seller, so we moved on and it stayed for sale. I showed it a few more times after that – I really like this house – and I wanted my buyers to buy it.  Mike Wachs built it, and he’s one of the very best. Masonry construction, massive mission tile roof, 4707sf, 4 bedrooms/4.5 baths/4 car/pool-spa/3.6 acres – sprawling mountain views.

And it’s in the wonderful little boutique subdivision of La Puerta On Hacienda Del Sol – I think there are maybe a dozen or so homes in there and they’re all on 3.3 acres or more. A very special property,

3451 E Calle Puerta De Acero , Tucson, AZ 85718
(listed by Diamond Foothills Properties)

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it’s a Joesler kind of day in the Tucson Foothills

Joeslers are pretty rare, even here in the Catalina Foothills where Josias Joesler spent about 15 years designing and building homes.
So it’s not often that you see a Joesler come up for sale or see one sell. But to have one sell and another listed for sale all in the same day, that’s a once in a blue moon happening.

5025 N Camino Escuela sold today for $840,000 ($325/sf). And Cmo Escuela is a very special Joesler in that it’s in vintage 1941 condition and sits on an extremely rare 15 acre parcel in the old Foothills – a parcel that is protected and cannot be split or developed. Built in 1941, the new owners are now just the 3rd owners of this historic home. Congratulations!!
I represented the sellers and the buyers. 5025 N Camino Escuela Tucson, AZ 85718

And 4320 N Alvernon Way, a 1950 built Joesler, came on the market today for $1,149,000($272/sf). And according to the listing it is, 4,223 sf of California Mission Revival style Joesler on 3.36 acres in the Catalina Foothills with unobstructed mountain views, mud adobe construction with mission tile roof with chinked mortar.
4320 N Alvernon Way Tucson, AZ 85718 (listed by Long Realty)

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got the blahs

Step right this way,

That’s 5110 E Calle Barril, 8316 sf of living breathing color. And it’s back on the market, now for just $1,200,000 ($144/sf) (listed by Win3 Realty )

see it here> 5110 E Calle Barril Tucson, AZ 85718

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someone stole this house

5905 N Camino Escalante, a foreclosure, recently listed at the ridiculously low price of $740,000 ($154/sf) finally went to contract today. Cmo Escalante is a 2007 built adobe hacienda (a fortress really) with massive adobe walls inside and out, tall wood beamed ceilings, concrete floors and solid wood windows and doors. Gorgeous, built to last forever and very efficient. At 4790 sf on one acre in the old foothills (the acre alone sold for $340k) it would take at least $1.5mil to put it together.  These pictures are from the previous, non-foreclosure, listing,
but the house today is essentially the same, no damage, minus the furniture, decor.
(listed by Win3 Realty) 

This is a special house and I’m sorry that I wasn’t able to find a buyer for it myself.

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the way it used to be in the Tucson Foothills

About two weeks ago I listed a very special and unique property here in the foothills. Now I know you hear that all the time, special and unique, yeah sure, but this one really is. It’s a 1941 Joesler that sits on 14.7 acres in the old Tucson foothills.

The Joesler is a 2600 sf burnt adobe that’s in vintage 1941 condition, with a very nice walled in yard and pool, and 14.7 acres of beautiful, untouched natural desert.  And thanks to a conservation easement written into the deed, none of those 14.7 acres can be split or developed. Ever.

And from 1941 to today it's been just a two owner home. The first owners had it built by Joesler in 41 and used it as a vacation home until they sold it in 1951 to the family that still owns it.

 

As you might guess, when I took the listing I was concerned about finding that very special buyer who would not only appreciate this property for what it is, but also be willing to maintain it as it is, with no hope of ever profiting from it by developing or splitting the land.

But, and this is really a coincidence, at the same time I was also working with a couple from Europe who were looking for a Joesler here in the foothills. But this one is smaller than what they wanted, and aside from whether or not the house and setting would work for them, with the tight restrictions imposed by the easement, it was easy to imagine that they might take a pass.

But after talking to them about it and putting up a bunch of pictures and aerial maps, etc., one of them flew in to spend the day with me. And we walked the land and examined the house pretty carefully and also scrutinized the easement and everything else I could get my hands on that had to do with the property.  And after a lot of looking and weighing and talking, we wrote an offer. And the offer was accepted.

So happily for all, this little corner of the foothills will continue to be the way it used to be, thanks to the people who truly appreciate it for what it is.

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Looking for something really charming & special?

2138 E Camino El Ganado is now on the market for $699,900 ($250/sf)
El Ganado is the house I was referring to in the WANTED post I did about 10 days ago, where I said “… I believe that once it hits the MLS it won’t last 5 days”

start the clock and let’s see,

> 2138 E Camino El Ganado Tucson, AZ 85718
(listed by Long Realty)

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WANTED

one 2800 sf, 1971 built, burnt adobe La Quinta in the old foothills -
3 bedroom + office, 3 baths

must have - new kitchen, 3 new baths, new stained concrete & wood floors, new windows & doors inside and out, newly chip sealed driveway, updated mechanicals, beautifully tended native landscaping. Location, charm and privacy in a beautifully updated and meticulously maintained classic Foothills home. $699,000

It’s not yet in the MLS, but if this is what you’ve been hoping to find, call me, I’d love to show it you. 271- 4164.

It is not my listing, but I believe that once it hits the MLS it won’t last 5 days.

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to find your Foothills home

SOLD, before you can say Tucson Multiple Listing Service

6830 N Solaz Cuarto turned up as a new listing today at 1:32 pm, and four minutes later it showed up as sold.

Solaz Cuarto is a 1978 La Quinta, simply described in the listing as,  “A La Quinta Classic perfectly maintained and updated “

Obviously this deal was made on the QT, then it went thru escrow and closed, and was only then entered into the MLS.

I’ve extolled the virtues of La Quintas often on these pages and so it’s nice to see that others admire them enough to snap them up.  It sold for $1,050,000 ($232/sf).

6830 N Solaz Cuarto Tucson, AZ 85718
(Listed by Long Realty)

OOPS!, that’s the market

3550 E Entrada Del Sol, in Cat 10, sold today and squeaked in at just over a million. Listed at $1,295,000, it sold for $1,030,000 ($244/sf)  (listed by Long Realty)

About a month ago when it finally went to contract, I wrote, “… if it sells for $1,000,000 or more, and I’m betting that it will, easily, it will be the highest $$$ sale in Cat 10 since February 2008”

Well it did sell for over a million, but, since I wrote that, a house on Sumo Octavo sold for $1.2. So this is the 2nd highest priced sale in Cat 10 since Feb 08. And it was hardly easily over a mil.

Anyway, about this time last year I had some buyers who were interested in this house, but not at the $1.4 that it was listed for at the time. And after some discussion with the owner, who, at the time, was also the agent, I was given the distinct impression that he’d only come down a little bit in price. And, heaven forbid, nowhere near where it sold for today. 

I think some people are going to be surprised by this one and wish they’d taken a swing at it. I know I am.

If you aren’t already sick of hearing about it, see my May 13, 2010 post. Amen.

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A Celebration of Joesler

Josias Joesler was "an architectural linguist" conversant in many styles, said architectural historian R. Brooks Jeffery, who spoke about the topic at the opening of an exhibition of Joesler drawings at the University of Arizona Library Special Collections.

Jeffery, director of the college's Drachman Institute, is also its de facto archivist and historian. Showing the papers of the Joesler-Murphey archive, housed off campus, had become a burden.

It was far and away the most popular archive, with demand coming mostly from owners of Joesler homes or the real estate agents selling them, he said.

Read all about it,
Exhibit shows how architect changed our look
He invented SW vibe that enriches Tucson

IF YOU GO

The exhibit, featuring photographs of Josias Joesler's buildings, architectural drawings and concept plans, is open until Aug. 21 in the gallery at Special Collections, 1510 E. University Blvd.

For hours and more info, go online to: speccoll.library. arizona.edu

somebody got lucky

5227 N Campbell Ave, a 2006 built La Quinta, went to contract today off a $1,999,999 ($401/sf) list price. 

Simple, classic, if you’ve got a La Quinta, you’ve got the real thing, 

This one was built and sold in 06 for $1,682,950, and was back on the market a year later for $2,695,000. oh well, so not even La Quinta’s can defy gravity.

Regardless, it’s a beauty and there are very few around and anyone who gets one should thank their lucky stars.

more details, more pictures > 5227 N Campbell Ave/Tucson, AZ 85718

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for Joesler fans

The University of Arizona, UA Special Collections is hosting an exhibition that will showcase the plans and renderings of local architectural icon Josias Joesler.

New Exhibit Showcases Tucson Architect's Plans

By Gabrielle Sykes-Casavant, UA Libraries May 28, 2010

Structures designed by the early 20th century Tucson architect Josias Joesler include the St. Philip’s In the Hills Episcopal Church, St. Michael and All Angels Episcopal Church and the Broadway Village Shopping Center.

To commemorate Joesler's work, the University of Arizona Libraries is hosting a special exhibit, one that also marks the library's ongoing effort to provide electronic access to thousands of Joesler’s architectural drawings and plans. 

The exhibit, which opens June 1 and will run through August 21, will be on display at Special Collections, located at 1510 E. University Blvd. The library will feature original architectural drawings, conceptual plans and photographs of Joesler buildings.

Also, an opening lecture, "Josias Joesler & John W. Murphey: An Architectural Legacy for Tucson," will be held June 1 at 7 p.m. UA architectural scholar R. Brooks Jeffery will speak during the event, which also will be held at Special Collections.

A book carrying the same name will be available for purchase and light refreshments will be served at the lecture.
Jeffery described Joesler as “an architectural linguist.”

Enjoy it.

getting to 3rd base

3550 E Entrada del Sol in Cat 10 was reported as Pending today.
Pending indicates that all inspection contingencies have been satisfied and the deal is coasting toward close of escrow. Presumably, the only possible hiccup at this point would be the lender getting cold feet.
That is, if there is a lender.

Listed for $1,295,000 ($307/sf), and assuming it sells for well over a million$$, and I’m betting it will, this is an important sale for Cat 10. That’s because it will be the highest $$ sale in there since February 2008. That honor has thus far been held by a $995,000 ($168/sf) sale in December 09, (I represented the buyers).

I mentioned this house, and gave a little background on it, when it first went to contract> though quite late, this is a good omen

more details, more pictures> Entrada del Sol
(link expires 6/23/2010)

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the right one came along

7915 N Sendero De Juana is reported as under contract today.
This is in Cobo Catalina Hills, a Foothills community of homes on 3.3 acre, or larger, lots.

Sendero De Juana is a unique contemporary, and though quite nice, unique enough that it’s for just a certain few. On the other hand, if this is what you long for, it’s the only one around. er, was around.

At the request of 4 different buyer clients, I’ve shown it 4 times now since it was listed in January. And each time, my clients admired it but felt that it just wasn’t for them. And except for one of them, 
I wasn’t at all surprised. I showed it again just last Friday.
Same reaction.

First listed in January at $1,250,000 it went contract today listed at $1,000,000 ($242/sf) (Listed by Long Realty)

more details, more pictures> 7915 N Sendero De Juana
(listed by Long Realty) (link expires 6/17/10)

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though quite late, this is a good omen

3550 E Entrada Del Sol, in Cat 10, went to contract today listed at $1,295,000 ($307/sf)

It’s been listed on & off, but mostly on, since October 2008 when it started out at $1,450,000. It was built in 1985 by La Quinta - one of my few favorites – and manages to be both beautiful and charming at the same time. It was purchased by this owner in 2003 for $523,500 and, at that time, was a 2900 sf house.

They added 1200+ sf and renovated the existing house from stem to stern. And a beautiful, quality job they did. I showed this house a few times and hoped that one of my clients would buy it. It is special.
But it’s also not for everyone.

In any case, if it sells for $1,000,000 or more, and I’m betting that it will, easily, it will be the highest $$$ sale in Cat 10 since February 2008. Noo, you say. Yes, sad but true.

see it here> Entrada del Sold

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this little Joesler just sold

And because it’s a Joesler and was priced at just $449,000($163/sf) there was a lot of interest in it.

And inside it was in fairly good and mostly original condition,
sweet and charming,

It’s at 4141 N Pontatoc Road (listed by Tierra Antigua Realty)
2756 sf/1.6 acres/burnt adobe/3 Beds/3 Baths/no pool/
and the listing description mentions; one of the last homes designed by Josiah Joesler for the Kellogg family.

But the problem is it sits right next to Pontatoc Rd.

 

When it was built in 1957, a year after Joesler died, I’m sure you could’ve counted all the cars that passed on Pontatoc in one day on one hand. Not so today.

And I imagine that’s why it took a year to sell. I got more than a few calls on it and let everyone know that it was sweet and charming, but also that it sat cheek to jowl with Pontatoc.  And for that reason I recommended against it. Too bad.
Without Pontatoc, I probably could have sold it 5 or 6 times. But also, without Pontatoc it would have been listed for a lot more than $449,000.

PS-someone couldn’t resist though, it sold for $439,000 ($159/sf)

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the mother of all Joeslers

was withdrawn from the market today.

As stated in the listing; 
The Marvin Residence, the stunning 12.2 acre Joesler estate of the late actor Lee Marvin. Located in the ''Old Foothills'',this stuccoed mud adobe treasure built around a courtyard w/massive fountain offers 7,193 historic square feet,full guest house,tennis court,pool,city/mtn views …

Going on two years since it was first listed, this historic Joesler, on the largest plot of land I know of in the Foothills, has yet to find a buyer. Listed price $5,850,000. I can’t imagine that it won’t be back on, sooner or later. See it here> Joesler/Marvin Residence

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4 years trying & another million $$ sale

In La Paloma - 6301 N Placita Arista - on the market since March 2006, when it started out at $2,395,000 and slowly worked its way down to $1.1, sold today for $1.1 ($171/sf). (Listed by Long Realty)
A very nice deal for the buyer anyway.

If that sounds familiar, I wrote practically the same eulogy the other day for a house on La Paloma Dr (no relation to this La Paloma, the CC) >  what a waste  & Ditto!

And I’ve mentioned Placita Arista here before too> Finally!

PS – and get this, Placita Arista will go down in the books as having sold for 100% of its list price. Is that funny, or what.

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not a thing you can do about it

4610 N Camino Real sold today for $775,000($182/sf).

It’s a very charming and nicely updated burnt adobe on a very private lot with a gorgeous backyard and a great guest house. And, with all that, it took about a year to sell because it’s also one of those rare foothills properties that are in a flood zone.

It’s a 2.2 acre lot and the flood zone cuts into just a sliver of the eastern portion of the property. But that puts it in the flood zone, and that requires flood insurance and all that makes it a tough sell.

And I wonder what it feels like when your house is in a flood zone and you’re having the kind of pounding rain storms we’ve had this winter.
Must be unsettling as hell.

For that reason alone it wouldn’t be for me.

after 50 years a new owner

Custom built in 1960 and owned ever since by Dr & Mrs Don B. Campbell 4920 N Camino Real is about to trade hands.

Listed for sale, for the first time ever, on Feb 12th, this gem of a
one-owner home on Camino Real went to contract yesterday.
List price $699,000 ($257/sf) by Prudential Foothills Real Estate.

for more, see> take a trip down memory lane

There is a Cliff May designed house somewhere in Tucson. Does anyone know if it is located here in the Foothills?

That’s from a reader responding to my post take a trip down memory lane

If you know where it is, we’d love to hear. Thanks,

Cliff May, the father of California ranch house

new and noteworthy in La Paloma

A Santa Barbara style home built in 2001 by John Kline.
John Kline is the real thing, I’d say one of the top 3 builders, up there with La Quinta and Mike Wachs.

This one, at 5969 N Camino Preciado, (Listed by RUSS LYON SOTHEBY'S INTERNATIONAL) on 1.8 acres/4304 sf/4 Beds/4 Baths + 2 half baths/masonry construction/1 story/pool-spa/and the all too rare
4 car garage/$1,395,000 ($324/sf).

A little background; this house last sold in 2003 for $1,600,000, and listed now for $1,395,000, so I'm just guessing, but I’d say they want to sell and have priced it accordingly.

It was on the market in 08 for $1,799,000 and did drop down to $1,395,000, but that was just after Lehman fell, and at that point no one was listening. Then off the market since Feb 09.

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take a trip down memory lane

on Camino Real. This house was custom built in 1960 for Dr & Mrs Don B. Campbell, who’ve owned it for all these 50 years, imagine. It was listed today for $699,000 with 2.5 acres. Check out the rendering of the foothills in 1960. You gotta love it.

4920 N Camino Real

The first time I saw houses like this was about 30 years ago in Palm Springs. Back then they were all over the place in PS, and I believe to this day they’re prized and preserved rather than gutted and ‘fixed up’.

And just for the heck of it I looked at the county appraisers assessment of this house and he rates the construction quality as ‘Excellent’. Now I hate to sound like a crotchety old fart but, if you look at the appraisers opinion of homes in the foothills built in the last 10 or 15 years, you’d be lucky to find 1 in 100 rated ‘Excellent’.

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a new low price leader for Cat 10

Joining the party in Cat 10 is 3920 E Corte De La Granja, first time on the market, and, thank goodness, listed for $729,000 ($269/sf), so not another million $$+ home to clog up the works.

Disclosure; I’m partial to La Quinta’s, because they build great homes, and this is a La Quinta.
Built 1990/2+ acres/burnt adobe construction/2712 sf/3 Beds/
3 Baths/including separate guest casita/2 car/no pool/& District 16

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maybe it’s a Joesler, maybe it’s not

The house at 5320 N Camino Real was listed today. Built in 1945 and listed as - Classic Tucson Home by Joesler (per owner),
in other words, the agent is not sticking her neck out on the pedigree.

1.6 acres/4395 sf/3 Beds/3.5 Baths/Pool/2 car/Charming and private/$1,150,000 ($262/sf) Last sold in 1993 for $334,000.

Joesler or not, it sure looks like a classic Tucson home, clay tile mission style roof and all.

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these people want to sell

Listed on October 5th @ $1,625,000, it’s now $1,095,000($225/sf).
Unfortunately, in that short time, it’s become a short sale.
So they also need to sell.

This is a 2007 built mud adobe- expensive to build, and so, a rare bird these days – 4861 sf/3 Beds/3 Baths/1+ acre/polished concrete floors

with pool. $225/sf! see more here> 5905 N Camino Escalante

I’m embarrassed to say I’ve never seen it, but, from the looks of it, it’s worth a look. I have to get over there.

UPDATE; I received an email with a link to more good info on the construction of this house> Camino Escalante

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the Sante Fe style in the Tucson Foothills

I was under the impression, just based on my own idle observations, that Sante Fe style homes had slipped a notch or two in popularity over the last few years.

But styles come and go and now I see that two Sante Fe’s have gone to contract in just the last week. So maybe they’re back, or, more likely, they never left.

The other day 5661 E Shadow View Ct, listed for $825,000 ($252/sf) went to contract. And no mistaking it, it’s a Sante Fe,

This house had gone to contract in the spring, and then, prior to closing escrow the buyer occupied the house – with the agreement of the seller. But for some reason the buyer never closed escrow, and did not intend to close escrow, but also, would not vacate the house. It took some months to get them out – perhaps squabbling over earnest money, which I heard was quite high, but it was finally resolved and the house no sooner went back on the market than it was back in contract again. Phew! That’s 2 Sante Fe buyers.

The other one is at 6050 N Desert Sun Ct in Ventana Country Club estates. Also a Sante Fe, through and through,

It went to contract yesterday listed at $1,198,000 ($348/sf) yikes.

And come to think of it, I know this nice couple from Alaska who bought a Sante Fe a couple of months ago, and love it. So I’m probably all wet with my Sante Fe observation.

See them here> the Sante Fe’s

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a late model Joesler

A 1955 Joesler at 5051 N La Lomita was listed today for $1,195,000 ($273/sf). Joesler died in 56, so this was amongst his last.

4371 sf/5 Bedrooms/7.5 Baths/Brick construction/mission tile roof/pool/Adorable guest house w/small kitchen & balcony overlooking Camino Real wash/on 2.7 acres at the tippy-top of La Lomita- a quiet off the beaten path, but just steps from it all, street that runs northeast off Camino Real.

With La Lomita there are now 4 Joesler’s for sale in the foothills;
5450 N Calle La Cima @ $849,000 – where minimalism meets Joesler, an out of the way Joesler at 4320 N Alvernon Way @ $1,250,000 and the pièce de résistance, the Marvin Residence on 12 acres in the old foothills @ $5,850,000.

a Joesler for everyone!

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Foothills Contemporary with 7 car garage goes to contract

6652 N Avenida De Posada, listed at $1,495,0000 ($336/sf) has gone to contract after 98 days. Built 2006/1.38 acres/4445 sf/4 Beds/5 Baths/
1 story/pool-spa/7 car garage/Built w/steel frame & Rastra block

I know the builder, Dick Rivas, and I know his work. He builds the real thing; solid, quality construction, high-end materials and craftsmanship, and he doesn’t cut corners. And he’s a car nut too.

Congratulations to Dick and Annette.

A real quality built newer contemporary, and with a 7 car garage,  is a very rare beast in these here parts.

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