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)

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

this looks awfully good

7040 N Camino Sin Vacas, Tucson, AZ, 85718 
(listed by Russ Lyon Sotheby's Int Realty)

it last sold in June 08 for $855,000 and is listed today for $689,000, right out of the chute.

PS- this is not in the gated community of Sin Vacas – it’s one block south of it.

see thefoothillsToday.com
to find your Foothills home

in contract since Monday Jan 30

25 single family homes went to contract in the Tucson Foothills this past week

20  priced $175,000 to $529,000
  3  priced from $875,000 to $995,000
  and 1 squeaked in at a million +, but just, @ $1,025,000

That was the extent of it in the foothills this past week. Maybe next week, after Super Bowl!

earlier entries tracking contracts this past week > on Monday,  8 homes went under contract today and Thursday,  in the last 3 days 

And that’s with a surging stock market, though, with everyone still counting their winnings, 
it may be too soon for the wealth effect to have kicked in.

see thefoothillsToday.com
to find your Foothills home

like people, some houses just lead more interesting lives than others

Take 4496 N Via Bellas Catalinas. It  was first listed for $950,000 in 05. And it didn’t sell but they didn’t lower the price, no, they raised it to $999,000. But still it didn’t sell, so they stopped pussyfooting around and raised it to a million-two. Way to go. A million-two in one swoop. That takes nerve. And guess what happened, someone came along and paid a million-two. No kidding. That was February 2006 -when practically everything sold for about twice what it was worth.

But despite the high price they paid, the love affair was short-lived and the house went back on the market just two months later, for $1,250,000. And they stuck it out at $1.250 for about a year and then started dropping it $40 to $50k a pop until eventually it got down to $950,000 where it started. But by then it was too late and mr lender reared his ugly head and took it over – that was October 07. And a couple of months later It came back on the market as one of the pioneering foreclosure listings in the foothills, this time for $719,900. But still no one wanted it.

But finally a buyer did come along and make them an offer they couldn’t refuse – them being Deutche Bank - they took $400,000 for it and ran all the way home, not knowing whether to laugh or cry. 

And hallelujah, it’s back on the market today, and all spiffed up I hear, and listed for $849,000.
Check it out.

4496 N Via Bellas Catalinas Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

a plug

I had my driveway redone recently, it’s a long gravel driveway, about 100 yards long, and it turned out great. And a neighbor also had theirs done, they had theirs chip sealed, and a beautiful job too.

We both used Charles Trail Contracting – they do Chip Sealing, Asphalt Coating, Crack Filling and Paving – and I recommend them. They’ve been at it for years, they’re very professional and do excellent work at a fair price. What more could you ask for.

Charles Trail Contracting
1505 W. St Mary’s Road
Tucson, AZ 85745

Contact Charles for an estimate.
Ph. 520 704-6969
FX. 520 622-7453
charlestrailcontracting@gmail.com

licensed, bonded, and insured ROC# 201185

And if you do use them, please drop me a line and let me know how it went. I like to keep track of how it goes with the very few people that I do recommend.
Happy Trails!

see thefoothillsToday.com
to find your Foothills home

are these the deals you’ve been waiting for

2162 E Sentry Ridge Court, a 2009 built spec home in Pima Canyon which left the market last July at $1,755,000 is back on at $1,550,000 ($339/sf). But it started out in 2007- when it was still a hole in the ground -  looking for $2,800,000 ($612/sf),
2162 E Sentry Ridge Court, Tucson, AZ 85718 (listed by Long Realty)

And 4411 Camino Sumo in Cat 10 left the market in August at $1,295,000 and is back today at $1,195,000 ($263/sf). And it too has come a long way – first listed in December 08 for $1,650,000, then, after failing to sell, it was bumped up (not down) to $1,750,000, then to $1,699,000, etc., 4411 Camino Sumo, Tucson, AZ 85718 (listed by Long Realty)

4907 N Camino Escuela was canceled the other day at $1,149,000 and promptly relisted at $1,149,000 ($252/sf) 4907 N Camino Escuela, Tucson, AZ 85718 (listed by Long Realty)

Likewise with 6144 E Finisterra Drive. Expired at $1,135,000 it was relisted at $1,135,000 ($223/sf). 6144 E Finisterra Drive , Tucson, AZ 85750 (Listed by Long Realty)

3540 E CALLE PUERTA DE ACERO, which, I mentioned the other day, was listed, and failed to sell in 08, for $2,695,000 is now back at $2,195,000 ($372/sf)
3540 E CALLE PUERTA DE ACERO, Tucson AZ 85718 (listed by Long Realty)

4820 N Via De La Granja hit the market yesterday for the first time since 2000 – when it sold for $740,000 – now asking $895,000 ($201/sf), for a 1993 David Tyson design/build on a hilltop lot in Cat 10. 4820 N Via De La Granja Tucson, AZ 85718 (Listed by Russ Lyon Sotheby's Int Realty)

And in La Paloma, 6194 N Placita Pajaro, which sold in 05 for $735,000, showed up today at $725,000 ($199/sf). 6194 N Placita Pajaro Tucson, AZ 85718 (listed by Realty Executives)

Also in Cat 10, 4421 N Placita Camaleon. When it was listed last July 2011,
I said it would sell quick. Well, it didn’t, but then the Euro debt crisis hit right after it was listed and killed its chances along with everything else. It was $970,000 then, it’s $875,000 now, ($249/sf) Built like a fortress. 4421 N Placita Camaleon, Tucson AZ 85718 (listed by Long Realty)

And, finally, 1593 E Sahuaro Blossom Place, in Pima Cyn. It expired at midnight new years eve listed at $1,995,000 ($447/sf) and returned a week later at $1,995,000 ($447/sf).
Built in 2006, they got a head start and  listed it in 2005, first for $2,400,000, then for $2,800,000, then $2,690,000, etc. 1593 E Sahuaro Blossom Place , Tucson, AZ 85718 (listed by Tierra Antigua Realty)

And before you know it it’s 2012, and the market for high-end homes is still awfully tight and very unforgiving.  

see thefoothillsToday.com
to find your Foothills home

a long way from where it started

In Cat 10, after a 6 month break 3731 E Sumo Septimo returned to the market in late October   listed at $929,000 and today dropped to $899,000 ($209/sf).

It’s on a classic Cat 10 hilltop lot, 1.6 acres, very private with nice views, beautiful remodel on the house, and if you don’t mind a couple of steps here and there, I think this is a hell of a house, and for $899, it’s a deal.

It started out in 07 at $1,500,000 ($352/sf) – and has been on and off the market ever since.
3731 E Sumo Septimo Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

our in-season

This is it, the start of our in-season for home sales here in the Tucson Foothills – it runs from now through May or June. This is when buyers arrive from all those freezing cold places, looking for a place in the sun, as foothills home sellers put on their best faces.

And it’s usually the time when we see the most new listings come to market. But no, not so far this year. Most of what’s showing up as new listings are relisted old listings. Stuff we’ve seen over and over again. And for the first time in a long time we could really use some new listings, at the upper-end anyway. Where much of what is for sale has been for sale for so long, and has yet to find a buyer. And while we’re at it, how about some really big price cuts on that stuff too.

see thefoothillsToday.com
to find your Foothills home

what do you get for $700,000 in the Tucson Foothills

Well it depends on what you want, on the location, the lot, the views and the condition, style and amenities of the house. And more. But what you always get are choices.

A recent sale in Pinnacle Ridge went for exactly $700,00, $157/sf, for a 2001 built 4,446 sf house on just under half an acre. With a pool/spa, 4 Bedrooms/3.5 Baths and a 4 car garage.

It was listed by CNN Realty Services, LLC.

Just a couple of miles southeast of Pinnacle, 5230 N Salida Del Sol Drive sold recently for $681,500, $209/sf, for a 1998 built, 3268 sf house on 1.56 acres. With a pool, 3 Bedrooms/2.5 Baths and a 3 car garage.

Listed by Long Realty

And almost dead-center between the two, in Skyline CC, 7077 N Mission Hill Lane sold for $705,000, $160/sf, for a 1981 built, 4413 sf house on 5.88 acres. With a pool/spa, 4 Bedroom/3 Baths and a 3 car garage – smack dab at the top of Skyline CC and rubbing elbows with the Coronado National Forest.  

Listed by Long Realty

There are many ways to spend $700,000 in the foothills. Choose carefully, and choose well.

see thefoothillsToday.com
to find your Foothills home

why follow the crowd

A house that has been on the market since February 2011, and didn’t sell listed at $800,000, was relisted today for $830,000. $30k, it’s not all that much, but still, 10 months and no sale and you raise the price? huh!

Somehow, someone must have convinced someone else that foothills home prices are on the rise. What else could it be?

see thefoothillsToday.com
to find your Foothills home

it’s not a spec home and it’s not a custom built, what is it

It’s a to-be-built, and there are 3 to-be-builts for sale right now in the foothills.
They’re not specs, because they won’t be built until a buyer comes along who likes the lot and the existing plans (hence, also not a custom built) and trusts the builder enough to sign a contract and put down a big down payment and then make progress payments – all the while waiting 16 months or more for it to get done. Who could resist.

2981 E Plaza Encantada Tucson, AZ 85718
(listed by Long Realty)

4045 E Coronado Drive Tucson, AZ 85718
(listed by Long Realty)

1407 E Desert Garden Drive Tucson, AZ 85718
(Tierra Antigua Realty)

And perhaps not having complete faith themselves that it’s going to fly, two of the builders have hedged their bet by listing the lots for sale separately – so you can do it the old fashioned way, buy the lot, pick your own builder and build what you want.  

see thefoothillsToday.com
to find your Foothills home

starting off 2012 with 2003 prices

6451 N Ventana Canyon Drive last sold in 2003 for $1,370,000 and was listed today for $1,395,000. That’s starting off on the right foot,

6451 N Ventana Canyon Drive Tucson, AZ 85750
(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

a trickle of New Listings

With our high season for home buying right around the corner (we hope) I’ve been looking forward to seeing a slew of new listings come to market. But so far it’s barely a trickle.

Yesterday I mentioned a new listing in Ventana CC –  and today there’s one in Ventana Reserve (different from Ventana CC) and another one on a hilltop (far) off of Hacienda del Sol Rd in Catalina Foothills Estates NO. 2.

But so far that’s it. And we need more new listings, particularly at the upper-end –  because so much of what is already listed has been picked over and still failed to find a buyer. 
So we need fresh, shiny new listings.

I think the potential is there to have at least a moderately successful season in 2012, but only if there are attractive, well priced homes for buyers to choose from.

6042 N Indian Trail Tucson, AZ 85750
(listed by Long Realty)

4521 N Hacienda Del Sol Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

what are the chances these days of beating the market

A house in Pinnacle Ridge (aka Paloma Canyon) sold in 2005 for $850,000 ($187/sf).

And then, throwing caution to the wind, it was listed this past March for $949,500 ($214 s/f),
yes the very same house, nice try, but of course it didn’t fly – and now it’s back again, for $877,000 ($197/sf).

Meanwhile, just two homes have sold in PR in the last six months – one for $700,000 ($157/sf), the other for $605,000 ($136/sf) – and during the boom both of them sold for way bigger $$$$ – for $1,135,000 & $1,100,000 respectively.

These days everyone has this information at their fingertips and buyers are not inclined to pay more than the comps suggest or as much or more than a house sold for during the boom  – and if for some reason they are, well, the banks are not handing out $$$ for homes that don’t comp.
We all know that.

And unlike much of the Tucson Foothills, Pinnacle Ridge is pretty easy to comp, because the homes are very similar. They’re all built by the same builder (AF Sterling) and all built within about 4 years of each other, all are on similarly sized lots on very similar (identical really) streets. Yes of course there are a few exceptions and differences here and there, but that’s what they are, exceptions.

Then again, if it’s your house you can ask whatever you want – bloggers, buyers, bankers and Realtors be damned.

see thefoothillsToday.com
to find your Tucson Foothills home

is it finally, actually, really, honestly, truly, no kidding, time to buy a house, is it

Over at SmartMoney.com , WSJ.com & Forbes they seem to think so,

SmartMoney By Quentin Fottrell
Time for Home Buyers to Go Long
Though real estate prices are barely budging, experts say this may be a good time to buy a house. But only for those willing to stay put.

WSJ.com By JACK HOUGH
It's Time to Buy That House

U.S. house prices have plunged by nearly a third since 2006, and homeownership rates are falling at the fastest pace since the Great Depression.

The good news? Two key measures now suggest it's an excellent time to buy a house, either to live in for the long term or for investment income (but not for a quick flip).

Forbes.com By John E. Girouard
Buy That Dream House Now Or Wait Until Prices Fall Further?
Is it time to buy that house we always wanted, or should we wait until prices fall further?

As a financial planner, I’m often asked that question and it frustrates me to hear otherwise rational people talking about home ownership the way a speculator might talk about the price of gold. Nobody needs gold, but everyone needs a place to live.

 What do you think,

see thefoothillsToday.com
to find your Tucson Foothills home

November

are you wondering about average & median sold prices of Tucson Foothills homes during the month of November. Aha, I thought so. 
Well wonder no more. Here’s the poop on November sale prices from 2002 thru this year. And yes, stuff like this is a terrific ice breaker for all those foothills holiday parties,

see thefoothillsToday.com
to find your Tucson Foothills home

reaching for the stars in Sin Vacas

First time on the market, 7373 N Camino Sin Vacas showed up today listed for $1,850,000 ($359/sf) in Sin Vacas. And it looks like a beautiful house with spectacular views.

But the reality is that Sin Vacas has never had a $1.8mil sale, or anything close to it. Not thru the MLS anyway. (highest sale was $1.5 in 2002, then three sales at $1.475, in 05, 06 & 07 - more recently, the last two years, the highest sale was $975,000)

Anything’s possible, but, the question is, is this the time to reasonably expect record breaking home prices – in Sin Vacas or anywhere else in the Tucson Foothills.

 7373 N Camino Sin Vacas Tucson, AZ 85718
(listed by Realty Executives Tucson Elite)

a dwindling supply

From the WSJ.com real estate blog - The number of homes listed for sale fell for the fifth straight month in October, hitting the lowest level in more than four years.

By Nick Timiraos
Housing Inventories Fall to New Four-Year Low in October

That is also the case here in the Tucson Foothills.
Right now there are 365 single family homes for sale. During the last five years the closest number of homes for sale was in November 2006 when there were 395.

in Nov 2007- there were 505 for sale

Nov 2008- 591

Nov 2009- 465

Nov 2010- 496

Yet even with a dwindling supply prices are still weak and if anything still falling. Though it seems they’re falling much less and more slowly than they were.

see thefoothillsToday.com
to find your Tucson Foothills home

now at 50% off its original asking price

In Pima Canyon, 1347 E Desert Garden Drive was relisted today with an $80,000 price cut, bringing it in at $1,295,000 ($281/sf). It’s been on and off the market – but mostly on - since 2007 when it debuted at $2,600,000 ($530/sf)

And though it took a while to get there, this new price may just be the magic number buyers have been waiting for. It’s right about where homes like this have been selling recently in PC, and they’ve been selling better in PC recently than in every other luxe gated community in the foothills,

1347 E Desert Garden Drive Tucson, AZ 85718
(listed by Long Realty)

if you’re looking in the $9’s

step right this way, three new listings today and they’re all in the $9’s

4971 N Avenida De Vizcaya, Tucson, AZ 85718, in Hacienda del Sol – $995,000
4201 N Quail Canyon Drive, Tucson, AZ 85750, on Sabino Mountain – $995,000
4081 N Quail Canyon Drive, Tucson, AZ 85750, also on Sabino Mountain – $999,000
(and all listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

getting it right, right out of the gate

for homes in the Tucson foothills listed at a million $$ & up, 3 of the last 4 to go to contract did so in less than 20 days on the market. The 4th, with an honorable mention, dragged it out to 67 days.

7574 N Mystic Canyon Drive – $1,249,000 –  19 days
6851 N Vista Del Pueblo – $1,249,000 – 10 days
3565 E Placita De La Raza – $1,250,000 –  10 days
7501 N Mystic Canyon Drive – $1,250,000 – 67 days

And each of them went to contract with not a single price reduction, much less hand wringing, and many fewer sleepless nights.

Meanwhile, many others continue to languish on the market.

Get it right, right out of the gate and get on with it.

though isn’t it curious how they’re all huddled within a thousand bucks of each other, 

> 4 to contract <

see thefoothillsToday.com
to find your Tucson Foothills home

ain’t that the truth

From WSJ.com
Slim Pickings Are Latest Headache for Home Sales

The housing market, which has struggled with an oversupply of homes for years, is facing a new problem: a lack of attractive inventory.

The report is the latest sign of how the U.S. housing market can't seem to catch a break. While falling inventories are typically a sign of health, because reduced competition can boost prices, that isn't the case right now.

Instead, real-estate agents say, people are pulling their homes off the market rather than try to sell them at today's discounted prices. At the same time, banks have been more slowly moving to take back properties through foreclosure ever since processing irregularities surfaced last fall, temporarily reducing the supply of foreclosed properties. The shrinking supply isn't driving up prices because demand is soft.

Read all about it > Slim Pickings Are Latest Headache for Home Sales
___________________________________________________________

We’re experiencing the same thing here in the Tucson Foothills, which I talked about last month > now that summer is over we’re starting to see a trickle of new listings

Today we’re at 370 single family homes for sale. In 08 we hovered in the
+/- 600 range.

thefoothillsToday.com
to find your Tucson Foothills home

have you heard, Canadians are on a Sun Belt shopping spree

House Bargains, Greenback's Woes Draw Northern Buyers Into Sun Belt Markets

From WSJ.com
Canadians Warm to Phoenix

Phoenix and other warm-weather cities that have seen real-estate prices crater are newly popular among Canadians looking for second homes or investment properties, brokers and buyers say.

They are lured by the weak U.S. dollar, historically low interest rates and rock-bottom property prices, dragged down by high unemployment and a wave of foreclosures. For the two years that ended in March, Canadians made up the largest percentage of foreigners buying homes in the U.S.—23%—up from 11% in 2007, according to the National Association of Realtors. Arizona and Florida are the focus of their interest, according to the Realtors' group.

Read all about it, Canadians Warm to Phoenix

If Canadians are buying in Phoenix I’m sure they’re in Tucson as well. But I’ve yet to run across any of them.

thefoothillsToday.com
to find your Tucson Foothills home

here’s another one

In Ventana Country Club Estates, 7200 E Desert Moon Loop sold for 1,280,000 in 2003 and was listed this past June for $1,195,000 - pricewise, I thought they hit the nail on the head, but no, that didn’t cut it – so today it’s reduced to $1,049,000,
18% less than it sold for in 03. 03!

7200 E Desert Moon Loop, Tucson, AZ 85750
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

more food for thought on where home prices are headed

7373 N Mystic Canyon Drive in Pima Canyon sold for $800,000 in 2001.
And 10 years later it was listed for $895,000, then dropped to $849,500 and dropped again today to $799,900. And still no sale. And PS, it was 2003 the last time a home in PC sold in the $7’s, or less. 

7373 N Mystic Canyon Drive Tucson, AZ 85718
(listed by Keller Williams Southern Arizona)

see thefoothillsToday.com
to find your Tucson Foothills home

now that summer is over we’re starting to see a trickle of new listings

And though it may sound strange, new listings will be a very welcome sight. 
The inventory is very low, lower than I’ve seen it in my almost 10 years in the biz – currently 363 for sale including 67 at a $million & up. But, unfortunately, quite a few of the homes that do remain for sale are stale old listings that have proven difficult to sell, or they are at a price that no one is willing to touch. Or both.

And I have a few clients who would like to buy a house in the foothills, but the kind of house they want is just not for sale at this time. And it’s not amongst these new listings either, or I wouldn’t be spreading them around like this. And I know other agents who are in the same boat.

See the link below for the 10 listings in the Tucson Foothills at $750,000 or more that have come to market since September 1st. And I’ve tried to weed out the relisted old listings, you know, homes that have been listed and recently expired or withdrawn and then re-listed. However, a few of the 10 homes have been for sale before, and failed to sell, and are now back. But in those cases, they’ve been off the market for a respectable few months anyway.

And it’s encouraging that most of the homes in this group that were for sale or sold in the last few years, have now been relisted at lower prices, in some cases much lower prices, than they either sold or were listed for before.

> Listed since September 1 <

And there is no doubt in my mind that there are quite a few potential home sellers out there who would like to sell but have held off listing their homes because of  poor market & economic conditions. And then more recently because of the added burden of slower summer sales. Well, at least summer is over.

thefoothillsToday.com
to find your Tucson Foothills home

new in Cat 10

5051 N Circulo Sobrio joins 4 other homes for sale in Cat 10.
And at $1,100,000 it takes honors as the highest priced in there, though by just $5k, while in $/sf, at $344/sf, it is clearly the leader of the pack. It last sold in 1998 for $535,000.

see> for sale in Cat 10

and> sold this year in Cat 10

5051 N Circulo Sobrio Tucson, AZ 85718
(listed by Tierra Antigua Realty)

thefoothillsToday.com
to find your Tucson Foothills home

what’s it worth to live on ‘the street without death’

I mentioned 2290 E Placita Sin Muerte back in July when it was first listed and again when it went to contract just two days later > improve your odds <

and now it closed today for full list price – $589,000 ($227/sf). Coincidence?

2290 E Placita Sin Muerte Tucson, AZ 85718
(listed by Keller Williams Southern Arizo)

is bigger still better

This came up during a conversation with another agent about how a very large house he has listed (more than 10,000 sf) gets no showings. None, zippo. And, not surprisingly, he doesn’t have much hope of selling it. But that’s not surprising either.

Really big houses just aren’t all that popular in the foothills. That’s what buyers are telling us. Looking back 5+ years to January 2006, just two homes over 10,000 sf have sold in the foothills. That’s it.

And one of them was the Javelina Dr house, the house in Skyline CC (10,901 sf) that after seven years on the market finally sold  a few months ago through foreclosure for $1,850,000 ($170/sf), which was about $350k more than I thought they’d get.
Or should get.

for my eulogy on Javelina Dr, see > another icon bites the dust <

On the other hand, if you are in the market for 10,000 sf, there are only 4 to choose from in the foothills > for sale over 10,000 sf < but still, I imagine you oughta be able to drive a pretty hard bargain

see thefoothillsToday.com
to find your Tucson Foothills home

idle hands …

since there’s nothing much happening in real estate, and I’ve been spending more time on the internet than I am working, here are a few articles I came across that you may enjoy,

Why Software Is Eating The World
Six decades into the computer revolution, four decades since the invention of the microprocessor, and two decades into the rise of the modern Internet, all of the technology required to transform industries through software finally works and can be widely delivered at global scale.

Forget the Market. Buy a House
With the Dow Jones Industrial Average down more than 400 points today, and many market experts predicting more volatility ahead, some advisers are recommending their clients put some of their cash to another use: To buy that house or summer home at the shore.

Linkage in Income, Home Prices Shifts
Home prices in some of the nation's hardest-hit metro areas have fallen far below pre-bubble levels, stirring concerns that properties in those markets are undervalued.

In a recent analysis, real-estate firm Zillow Inc. studied the correlation between home prices and annual incomes over the 15-year period that ended in 2000, before home prices began to surge.

Merrill Lynch Wants To Foreclose On Burt Reynolds' $9 Million Florida Home
Sad news for Burt Reynolds: the legendary actor is facing a foreclosure action on his Florida home after failing to make mortgage payments for more than a year, according to the Telegraph

American Idiots: How Washington is destroying the economy
The root of our current problem is that there are no grownups in positions of serious power in Washington. I've never felt this way before -- and I've written business stories for more than 40 years, and about national finances for more than 20.

Woman Loses Long Foreclosure Fight
Patsy Campbell, a Florida woman who had drawn out the battle to save her house from foreclosure for more than 25 years, has finally lost her home.

Banks Ease Stance on Short Sales
These days it is even starting to dawn on long-reluctant banks that there is value in short sales, which promise higher returns than foreclosures (not to mention the benefit of keeping a house from abandonment).

Wealthy Chinese Buyers Are Snapping Up Luxury Apartments In Manhattan
Much like Americans look to China for the toys in their Happy Meals, Chinese businesspeople are looking more and more to the U.S., and specifically New York, for their luxury real estate purchases, according to The New York Times.

This Guy Is Making Tons Of Money Selling New York City Trash

Cubes! Get yer garbage cubes here! Filled with 100% authentic New York City rubbish, freshly picked from the streets.

thefoothillsToday.com
to find your Tucson Foothills home

take your pick, ‘lovingly cared for’ or ‘sold as is’

Reading the descriptions of the homes listed for sale could lead you to believe that they are all perfect homes in ideal locations under wonderfully sunny skies where everyone is as happy as can be. And they are, the Best Priced…, the Best Value … with the Best Views …, and The Most Stunning Floor Plan … (yes, I too can exaggerate)

Those descriptions could lead you to believe all those wonderful things being said about those homes, except that most of us have learned to take that stuff with a grain of salt. Or, at the very least, with a wait and see, I’ll be the judge of that, attitude. Because, whether it’s homes or cars or smart phones, it is advertising that you’re seeing. And advertising tends to emphasize the positive and ignore the negative.

But sometimes it’s more than just an amusingly exaggerated description. Because sometimes the description is so far off from reality that not only does it not do the seller any good, it actually does them harm. While also wasting the time of a lot of buyers and their agents. How so. Take the most blatant example, a fixer-upper.

99 times out of 100, people are either in the market for a fixer-upper or they’re not. There are fixer-upper people and then there is everyone else.  And everyone else wouldn’t touch a fixer-upper with a ten foot pole. So if you’re trying to sell a fixer-upper, you want to do everything you can to get the fixer-upper people in to see it. And forget about everyone else, because they’re not interested. So please, do everyone a good turn and advertise your fixer-upper, or whatever it is you’re trying to sell, for what it really is.

And my favorite. Have you ever walked into a home that’s advertised as, let’s say, 3500 sf only to discover that 400 of those sf are in the garage. 
It happens. There’s usually a heat/AC unit rigged into the wall of one of the garage bays, and they’ve put down some carpet and, voila’, called it living space. 
And technically, as long as it’s heated and has walls and a roof, it can be counted as living space. Just so long as you don’t mind having a rollup garage door as your front wall. And even more amusing is when that garage bay is counted as both living space and as one of the garage bays. Yep, the ultimate flex space.

What brought on this rant. Well, a couple of things.
The other day I noticed a listing that really annoyed me. In one place it stated;
”… It is so lovingly cared-for and is … blah blah”

And then just a little further down the page, and with a straight face, it also stated;
”Seller has never resided on the property and no SPDS are available. Home to be sold ''AS IS.” OK, which is it, lovingly cared for, or sold as is?

And then recently, along with clients who weren’t at all interested in a fixer-upper,  we walked into a fixer upper that was described as anything but. (and there were no pictures in the listing, just the glowing description) It was embarrassing and a total waste of everyone’s time.

(Updated from a previous post on this blog)

thefoothillsToday.com
to find your Tucson Foothills home

HURRY! WHILE SUPPLIES LAST

the supply of homes for sale in the Tucson Foothills is dwindling

July 17, 2011 – just 383 single family homes listed for sale, including 68 listed at $1,000,000 and up

July 2010 – 464 for sale/98 at $1,000,000 and up

July 2009 – 509 for sale/114 at $1,000,000 and up

July 2008 – 566 for sale/147 at $1,000,000 and up

UPDATE – I stopped at 08 but then someone asked about 2007, so I’ll add 07 and while I’m at it I’ll throw in 06. No charge. But I only have the number of overall homes for sale for those years, with no breakout of how many were at $1.0m & up.

July 2007 – 480

July 2006 – 377  (this is just after the market peaked in late May early June 06)
so stepping into the past we’re now at 2006 inventory levels and somewhere between 2003 to 2004 for prices. 

see thefoothillsToday.com
to find your Tucson Foothills home

the problem with appraisals

I recently represented the buyers in a deal where the appraisal for the house came in 30% less than the agreed-to purchase price.  30%, that’s not chickenfeed.

But after the initial shock, no one panicked. Because it was obvious that it was a seriously flawed appraisal (to put it very politely). The buyers knew it, I knew it and the listing agent and seller also knew it. The only one who didn’t know it was the lender. And if we were going to move forward with this deal, they needed to know it too. But they’re located somewhere in Ohio and, of course, didn’t know diddly about the Tucson Foothills and were therefore completely guided by the alleged sanctity and reliability of the appraisal. So it was obvious that somehow I had to get the appraisal revised or redone or re-somethinged. 

So, with the full support of my buyers, the first thing I did was call the appraisal company and get the manager on the phone. I thought maybe I’d be able to convince him to have a look at the appraisal himself and see if he agreed with me. But after stating my case and not hearing any probing questions or encouraging sounds from the other end of phone, I asked Mr Manager if he agreed with me that the foothills is more difficult to appraise than other areas of Tucson.  

And at least he was honest. He admitted right off the bat that he didn’t know a thing about the foothills. Had never set foot in the foothills and didn’t even know where they were. He’d recently blown into town from Phoenix to open the Tucson branch of some big appraisal conglomerate. But still, he didn’t want to listen to some
smart-ass, know it all Realtor telling him his business either. So he started in with the ‘oh you Realtors are all the same, whenever the appraisal doesn’t come in you blame the appraiser, blah blah blah’

And not wanting to listen to his whining, I pulled my ace in the hole.
I let him know that there were 3 offers on the house – from 3 different buyers, represented by 3 different Realtors - and all 3 were within $5k of each other and 30%  higher than his appraisal. And isn’t that what appraisals are supposed to measure – the market price for a house – the price that a buyer is willing to pay and a seller is willing to accept, in an arms length transaction. And we had 3 of them. That got his attention for a second but still didn’t make much of a dent - this guy was thick. And he just continued his defensive whining.

So I chucked that and moved to plan B. I wrote and emailed a 3 page letter to the lender pointing out in no uncertain terms why the appraisal was grossly off the mark and apparently done by someone who had no business doing appraisals in the foothills. And I also sent them the two other offers and invited them to call and speak with the other two agents to verify that they really did have ready, willing and able buyers for the house. And I also called the lender and pleaded with them and insisted that the buyers and sellers should not have to suffer - and not be able to buy and sell the house - because of the gross incompetence of some appraiser.

And somebody up there agreed with me, because the lender ordered a new appraisal (from a different appraiser) and it came in within a few points of the agreed-to purchase price, and we moved forward and closed escrow. And other than the thrill of having won it for my clients, and for everyone involved, it was also very gratifying to find a banker who cared enough to hear me out and to stick their neck out and see it through. All’s well that ends well.

That’s a true story.

see thefoothillsToday.com
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) 

see thefoothillsToday.com
to find your Tucson Foothills home

what a difference a year makes

Last summer 4085 N Black Rock Drive was looking for $1.5mil.
Still for sale today it is now available for $749k.

4085 N Black Rock Drive Tucson, AZ 85750
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

improve your odds

there’s a new listing at 2290 E Placita Sin Muerte – (street without death)
(listed by Keller Williams Southern Ariz)

it must be the views

Just 41 days on the market and 1980 E Desert Garden Drive is under contract from a $1,200,000 ($367/sf) list price. That’s behind the pearly gates in Pima Canyon and has to be the quickest contract in PC in many moons.

… its got them coming

and going

1980 E Desert Garden Drive Tucson, AZ 85718
(listed by Long Realty)

I wish them well but I can’t help wondering how the appraisal will go.
It’s listed for $1.2, $367/sf and, since it went to contract so quickly, lets assume it went for reasonably close to asking – say $1.1 which works out to $336/sf. Fine & dandy.

But the 6 homes that have sold in PC since Jan 1 sold for an average of $236/sf - 
with the highest at $290, then $248/sf and so on.

see thefoothillsToday.com
to find your Tucson Foothills home

with all the homes for sale in the Foothills, there’s plenty to choose from

I posted this piece in March and again in August of 2009. At that time, there were 593 homes for sale in March and 491 in August.  And today, with inventory down to 411 homes for sale, and more buyers in the market - it’s more relevant now than ever. So with the figures updated to reflect current inventory, here it is again.  
__________________________________________________________

Yes, sure, of course there are plenty of homes to choose from, are you kidding. With 593 491 411 single family homes for sale in the Foothills, we can’t miss.

Let's look at a hypothetical/typical buyer looking for a home in the Foothills with a price range of $800,000 to $950,000.

-at $800,000 to $950,000 there are 45 39, no, in May 2011 there are just  26 homes for sale, but that’s still more than plenty, right
-yes of course, you want 4 bedrooms & 3 baths - 37 28, that’s 20 homes
-3000 to 4000 sq ft - no prob, 24 19, lucky 13 for sale
-oh, you'd like about an acre, let's say .80 or more - 16 14, 7  gorgeous homes
-and in District 16  - OK, 10 8, 6 homes to choose from, Perfect!
-and you'd like to be in 85718 zip - down to 6, no, in May 2011 we’re down to 4
-single story, yes of course- that's 4, 6, oops - still 4 really great homes to choose from
-and a pool, but of course - OK let's go, with 4 homes to choose from we should be able to wrap this up in no time.
_________________________________________________________________

The point is after putting in some very basic criteria there are 4 homes to choose from  **link will expire on 6/22/2011** And we didn't even get into the style or the age of the home, whether it was in a gated or non-gated area, city or mountain views, and other preferences.

It happens every time. Once you start breaking down all the homes for sale in the Foothills, which run the gamut from under $200k to over $6 mil, you end up with too few, not too many, to choose from. Especially now, with inventory d-o-w-n.

see thefoothillsToday.com
to find your 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

see thefoothillsToday.com
to find your Foothills home

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

see thefoothillsToday.com
to find your Foothills home

Pinnacle Ridge is waking up

A few weeks ago I mentioned that 4 optimistic home owners had recently listed their homes for sale in Pinnacle Ridge – bringing the total to 6 for sale. And they’d done so despite the fact that there were no homes in contract at the time and that it had been almost 5 months since the last sale. (more to choose from or more competition)

But since then two homes have gone to contract and 3 more have been listed.
So there are 7 for sale  - 2 in contract – and 3 sales in the last 6

Pinnacle Ridge today

Before the bust Pinnacle Ridge was wildly popular, and for good reason.
Great foothills location, great foothills location, gated, family friendly, all newer homes built since 2001, and did I mention great foothills location. And at a price, until things got out of hand, that many upper middle class families could handle.
And that’s all still true today, and so I don’t doubt that Pinnacle Ridge will soon be wildly popular again.

see thefoothillsToday.com
to find your Foothills home

conveniently located on Craycroft Rd

If you head north on Craycroft from Sunrise, on the east side of the street just north of Cimarron there’s that stretch of road where those mini cul-de-sacs were developed a few years ago. You know the ones I mean, they’re just below Pinchot Rd - see the map below where I’ve marked them off in red with yellow arrows at each cul-de-sac.

I’ve passed there countless times during and after the development and wondered ‘what could they possibly be doing’. I couldn’t believe that that land, that fronts directly onto Craycroft, was being developed as residential building sites. No way, couldn’t be. Well yes, could be and is. That is exactly what’s been done - 10 or 11 building lots fronting Craycroft Rd.

This plan must have been hatched during the boom and then put on hold during the bust. But when the dust settles and builders start swinging their hammers again, are we going to see houses sprouting up along that strip of Craycroft.

I’d have thought builders and investors, having lost their shirts on houses they built by the side of the road, had learned their lesson. But maybe not. Over the last few years I’ve written often about the homes, usually specs, that were built by the side of the road  – I call them road kill – and how absolutely miserably they fared in the marketplace. No one wanted them. Why, because people don’t want to live by the side of a busy road. duh (for more of my posts re; road kill, plug road kill into the search box on the upper right)

see thefoothillsToday.com
to find your Foothills home

more to choose from or more competition

It depends on which side of the fence you’re on, but four optimistic home owners have listed their homes for sale in Pinnacle Ridge (aka Paloma Canyon) in just the last few weeks - bringing the total for sale in there to 6 – for an average/median of $775,783/$767,950

Yet just 3 have sold in the last six months – with the last sale on November 1st -
for an average/median of $666,667/$610,000. And there’s nothing in contract.
So who knows.

And if you’re not familiar with it, Pinnacle Ridge is a newer (built since 2000) gated community located west of swan off Skyline Drive. It is quite popular with families and others and was developed and built by AF Sterling.

6 for sale

3 sold

see thefoothillsToday.com
to find your Foothills home

slim pickins in short sales and foreclosures in the Tucson Foothills

Heading into this new year there are 467 single family homes for sale in the foothills, and 39 of them are either short sales or foreclosures -
19 short sales/20 foreclosures – so  8% of the total homes for sale are distress sales.

29 are priced from $0 to $599,999 (29 of 260 total for sale = 11%)
  5 from $600,000 to $999,999 (5 of 116 total for sale = 4%)
  5 from $1,000,000 & up (5 of 91 total for sale = 5.5%)
The average/median list price of the group is $528,399/$334,900

With just 8% of the homes for sale, distress sales are, for now anyway, 
a fairly light burden to bear. But buyers have a real sweet tooth for foreclosures and short sales and, consequently, they sell at a higher rate, relative to the number available,  than do normal sales.

585 homes sold last year, and 128, or almost 22%, were distress sales.
102 sold from $0 to $599,999 (102 of 441 total sales = 23%)
20 sold from $600,000 to $999,999 (20 of 105 total sales = 19%)
6 sold from $1,000,000 & up (6 of 39 total sales = 15%)

see thefoothillsToday.com
to find your Foothills home

prices are not going up

or, why buyers are not in a rush
Here’s a new home in Sin Vacas, a spec home no less, 3600 sf/.93 acres/4 Beds/
3 Baths/built 2011, so, brand new, maybe not even finished yet/asking $699,900 ($194/sf) It just showed up in the mls, so I haven’t seen it yet. But that’s the lowest price/sf I’ve ever seen for a new home in the foothills. (listed by Realty Executives)

And 04 prices are back in vogue at 6972 E Wild Canyon Place up in Canyon Ridge. It was just listed for $679,000 ($203/sf) and it last sold in 2004 for $655,000.  (listed by Long Realty)

And after 123 days on the market 6549 N Calle De La Lluvia chopped another
$110 thou bringing it to $1,150,000. (listed by Long Realty)

4215 N Saranac, a foreclosure that was a spec home that sold for $750k in 2006,
can now be yours for a mere $449,900 ($139/sf). (listed by Catalina Realty)

And 4140 N La Paloma Drive, on the market just 72 days, has been reduced from $1.325m to $1.150m ($244/sf) (listed by Long Realty)

7110 N Mercer Spring Place, which sold for $940k just 2 1/2 years ago, is, after another $50k price cut, now available for $699,000 ($176/sf) Heck, in 2001 it sold for $645,000. (listed by Long Realty)

In La Paloma, 6321 N Via Acacia left the market at $999,999 in June and returned the other day at $895,000($213/sf). A steal, In my opinion. (Keller Williams Southern Arizona)

In Sunrise Territory Estates, 4621 N Via Masina went for $880k in 07, and is down to $719k this time round, but has yet to find a buyer. (listed by Long Realty)

And 4549 N Hacienda Del Sol was asking $879 then $825 then $799, but no go.
Looking to cut to the chase, it’s back on the market for $585,000 ($177/sf) as a short sale.

And there’s more, but you get the idea.

Then of course there’s always the exception;
6243 N Via De La Tortola sold for $449,500 in 05 and for $522,000 (251/sf) the other day. (listed by long Realty)

see thefoothillsToday.com
to find your Foothills home

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.

see thefoothillsToday.com
to find your Foothills home

a recommendation

I first saw Luis Alvarado’s cabinetry work in a home that was for sale in Skyline Country Club – much of the house had been renovated and, though I didn’t know him at the time, Luis had done all the cabinetry work. He built new cabinets for the kitchen,  baths, the master bedroom closet, the laundry room and the bookcases too. I remember being very impressed with the beautiful high quality of his cabinetry. 
(the house sold this summer for $1,175,000) Here’s a link to the listing with more pictures -
6640 N Los Leones Drive

And then, coincidentally, I met Luis recently and saw more of his great work and also found him to be a terrific guy. Someone who takes pride in his work and is dedicated to doing a great job for his customers. So I want to recommend him to you, my readers.

From his web site  www.alvaradocabinetry.com

Alvarado Cabinetry is a small shop specializing in custom high-end woodworking. Our area of expertise includes kitchens, bathrooms, home offices, entertainment centers, bookcases, closets, wall beds, custom furniture, fireplace mantels and interior doors.

Luis Alvarado Alvarado Cabinetry, Inc. 1027 S. Tyndall Ave Tucson, AZ 85719 License# ROC188393 Bonded & Insured

Tel: (520) 623-2211 Fax: (520) 623-9920 email: luis@alvaradocabinetry.com

see thefoothillsToday.com
to find your Tucson Foothills home

fear of buying

House hunters are too scared to buy despite low prices

thanks to CNNMoney.com

You betcha. This article hits home, but it’s not a revelation. In one way or another, the readers and commenters on this blog, and me, have been talking about this for a long time now.  If they hope to sell, sellers have to get real and do everything they can to entice buyers to come to the table. That’s right, entice them. How, with a great product at a can’t-pass-it-up price. Nothing less will do.  

see thefoothillsToday.com
to find your Foothills home

today, 11/29/2010

3451 E Calle Puerta De Acero, on and off the market since 08 when it started at $2,195,000, then quickly dropped to $1,695,000, dropped again today from $1,375,000 to $1,199,000 ($255/f).

The trouble is that it sold for $1,350,000 in 06 and the new owner then spent a bundle on a complete new kitchen, new concrete floors throughout and more. It’s in La Puerta, a very small and private gated community of maybe 13 or 14 homes, all on 3.3 acres or larger lots, off Hacienda del Sol Rd. I made an offer on this last year for clients of mine, but we weren’t able to strike a deal. Built by Mike Wachs, this is a special house for the right buyer. (listed by Diamond Foothills Properties)

And 3208 E Via Palomita, in La Paloma Estates, cut another $200 thou today.
A very nice house built by John Kline, one of the best in the biz.

It first went to market just before Christmas 08, with visions of sugar-plums dancing…, they listed it for $3.2. But old St Nick didn’t show and they dropped it to $2,795,000 right after the new year. It’s now $1,995,000 ($318/sf).
2006 built/6294 sf/5 Beds/5.5Baths/masonry construction/pool-spa/4 car/some steps. (listed by Lynn Kline Realty, Inc)

And then there’s, The house of many steps,

5106 N Avenida De Castilla, which I’ve mentioned 2 or 3 times –once here,  
truth in advertising - sold today for $549,000, off a $549,000 list price. Though that was off the 2007 $1,199,000 original list. This house has steps from every room to every other room. But other than that, it’s a helluva lot of house for the money. (listed by Long Realty)

And 5922 N Vista Valverde, a classic and pristine old foothills burnt adobe charmer closed today for $670,000 ($212/sf) off a $749,000 list price, reduced from $799,000 when it was first listed in April. The listing described it as > Exceptional burnt adobe Territorial in Old Foothills imbued w/natural SW character,updated'04. Ideal secluded location … (listed by Jack Goretcki)

 
I couldn’t agree more.

That’s it. Stay warm.

see thefoothillsToday.com
to find your Foothills home