TheTucsonFoothills

talk about lowballing

Zillow’s zestimate for 6820 N Los Leones Drive, a new spec in Skyline CC, is $1,010,800.

Meanwhile Los Leones sold today for $1,525,000.

6820 N Los Leones Drive Tucson, AZ 85718
(Listed by Long Realty)

sales and contracts

first, on Coronado Drive

4455 E Coronado Drive sold today for $1,035,000 ($257/sf) – and while that is 27% less than the $1,425,000 it started at in October 2010 – it is still way more than I would’ve bet it would ever get, in this market anyway. But maybe this market is changing and this is just another little sign that it is.    4455 E Coronado Drive Tucson, AZ 85718 (listed by Long Realty)
It last sold in 05 for $1,185,000, so, by the numbers the sellers did well.

And right down the street  4000 E Coronado Drive Tucson, AZ 85718 is reported in contract from a $389,000 list price. This is why it’s often difficult to make proper appraisals in areas of the foothills where there are a wide variety of houses – old and shabby, old and renovated, old and not renovated but not shabby, new and nice, new and not so nice, not new but not old either …
(listed by Long Realty)

And here are some of the other sales and contracts in the foothills, though not on Coronado Drive,

961 E Calle Mariposa sold for $769,000 in 2005, and today as a foreclosure for $436,000 off a $412,500 list price -  so a little bidding war I presume. (listed by Long Realty)

And in Skyline Belair 5132 E Camino Alisa went for $537,500 in 2002 and for $475,000 today. 2002 Yikes, (listed by Long Realty)

4430 N Hacienda Del Sol Road sold today for $554,000 off a $575,000 list price after just 6 days on the market. It was listed as a Joesler  – and it’s on 3.8 acres. So it’s special,  (listed by Tierra Antigua Realty)

5440 N Ventana Vista Road, in Ventana Vista, sold for $430,000 in October 08 and for $345,000 today. (listed by Long Realty)

A similar fate befell 5130 N Pelican River Way  - $489,753 in 07 and got just $368,000 today.
(listed by Realty Executives Tucson Elite)

 3641 E Via Alcalde is in contract today from a $949,000 ($255/sf) list price after about 4 and half months. It was also listed for 6 months in 07 – 08 at $1,550,000, to no avail. (listed by Long Realty)
Isn’t it nice to see realistic pricing pay off. 

And 7898 N Ancient Indian Drive, a short sale in Pima Cyn, was in a short sale contract for eternity, well almost, from late July to early February and after all that time it fell out. Now someone else has come along and put it back in contract – though still a 1st stage short sale contract.  (listed by Long Realty) 

see thefoothillsToday.com
to find your Foothills home

ready or not, another distress sale for Pima Canyon

According to Realty Trac, 1643 E Sahuaro Blossom Place is now bank owned.

A spec, it was still under construction when listed for $2,900,000 ($624/sf) in 2006.
But no-go, gee I wonder why, and it left the market in July 07 at a mere $2,795,000 – not to return anytime soon.

Vacant during that time it was also available as a rental, first for $10k – but no-go there either – then for around $5k. And that worked and it was rented and occupied over the years (very un-spec-like behavior, most just plug along for sale) and then, while rented, it was listed for sale last November (after 4 years off the market) for $1,100,000 as a short sale. And it went to contract pronto, in 20 days, but as a first stage short sale contract, with just the owner signing off on the deal.

Meanwhile mr. lender, the one calling the shots, was, as usual, taking their sweet time and had not gotten around to giving it their blessing.

And now despite having an offer in hand it appears mr. lender has gone ahead and foreclosed. Which means everyone’s out of luck - the former owner, the tenant, and the intended buyer. Not to mention the listing and buyers agents. So much for the year of the short sale.

Sharpen your checkbooks, because, assuming they price it right, I’m sure there’ll be plenty of competition for this when it shows up as a foreclosure. 

1643 E Sahuaro Blossom Place Tucson, AZ 85718
(was listed by Coldwell Banker Residential Br)

see thefoothillsToday.com
to find your Foothills home

signs of life at the upper end

Yesterday it was 3632 E Windy Point Drive, today it’s 4803 E Placita Provida.
(both listed by Long Realty)

Listed at $1,195,000 ($322/sf) and $1,095,000 ($287/sf) respectively, they’re both in contract - Windy Point up in Foothills ll and Placita Provida, a 2011 built spec, in the newer subdivision of Montanas De Paz Il east of Swan Rd. And, btw, both gated.

That’s 2, where’s # 3

see thefoothillsToday.com
to find your Foothills home

dead wrong

Asked what I thought about the new listing at 3632 E Windy Point Drive I was less than enthusiastic about its chances. And it’s a terrific house. And I know it well, I listed and sold it for $1,050,000 in 2005.

And though there’ve been some nice upgrades done since then, I thought in this market- nah, it would be a tough road at $1,195,000 ($322/sf). But good thing they didn’t listen to me. Because after just 13 days it’s already in contract. And I’m guessing that, given the quick contract, the offer must be fairly close to list too. You can’t beat that.
Congratulations!

3632 E Windy Point Drive Tucson, AZ 85718
(listed by Long Realty)

buyers are quite content to wait it out

And they demonstrate their resolve every single day here in the Tucson Foothills.

A good example for today is 1347 E Desert Garden Drive. It went to contract today listed at $1,195,000 ($259/sf) – hear-hear! Congratulations! yet another contract for Pima Canyon –
but not before taking a swing at $2,600,000 > $2,300,000 > $2,100,000 and on down, until it dropped to $1,195,000 two weeks ago – which only took about 4 years..

I also mentioned it in November when it dropped to $1,295,000, and I thought that would do it > now at 50% off its original asking price <

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

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

the lucky 13

Listed at $800k and up there are 13 lucky homes in contract. 13.
And with 119 for sale at $800k and up, you can see why I’d call them lucky.

Where are these 13 lucky homes located;

2 in Cat 10
1 in Cat 7
1 in Coronado Foothills Estates
1 in Foothills ll
3 in Pima Canyon
1 in Sabino Mountain
1 in Skyline Country Club
2 in Ventana Canyon Estates
1 in Ventana Reserve (which is not in Ventana CC)

So 11 of the 13 are in gated communities, 2 are not- Cat 7 and Ventana Reserve. 
Based on this admittedly skimpy evidence, you might conclude that higher-end buyers prefer their homes be in gated communities. And, skimpy evidence or not, you’d be absolutely correct. Many more high end buyers want to be in a gated community than not.
Plus, at that price, most of the choices are in gated communities - 119 for sale at $800k and up, 96 are in gated communities. 

see thefoothillsToday.com
to find your Foothills home

it sold, but it sure didn’t come easy

3208 E Via Palomita sold today for $1,750,000 ($279/sf) - after having been at it since  December 2008 when it debuted at $3,200,000. Congratulations to all!

This is the biggest sale in La Paloma in the last 2 years. And though 2nd place was close behind, at $1,640,000, it dropped off very steeply after that.

3208 E Via Palomita Tucson, AZ 85718 
(listed by Lynn Kline Realty, Inc.)

 

list prices

I’ve noticed here and there, some of the new listings that have come on in the last few weeks are priced higher now than what they sold for 3 or 4 or 5 or 6 years ago. As if prices have gone up, not down since then. And I don’t mean just a few bucks higher, I’m seeing prices10% and more higher when, in fact, they should be 20% or more lower.

And I wonder what brings this on now. Is it because we’re in the early innings of our in-season and sellers & their agents figure there’s time to test the waters and still have time to drop back down if needed before June rears its head. Or is it because the inventory is low and they figure their chances are better now than they’ve been, so go for it. It’s possible, anything’s possible, it’s not likely, but possible.

But I recently met with a few sellers who wanted to list their houses, and I got to see first hand their thinking on list prices. And with a few exceptions I don’t even list houses anymore. I just prefer to work with buyers. But over the last few months quite a few people called me to talk about listing their house. And at first I just thanked them and declined, explaining that I don’t list anymore. But then I got more calls and I thought, what the heck, I’m not all that busy with buyers, that’s for sure, so maybe I should think about listing again. So I went on a few listing appointments.

And I was very upfront with everyone. I explained that I work mostly with buyers, but would on occasion take a listing. And that I was now considering dipping my toes a little deeper into the listing end of the pool. And after touring the house and chatting we eventually got around to the money part. We looked at comps and talked about the market and what I thought their house should be listed for, and why I thought so, and so on. And the more we talked the chillier it got.

And I found that many of them didn’t need me at all, or any Realtor really, they already knew what they wanted to list it for. And it usually had very little to do with the realities of the market. When push came to shove, though no one quite said so out loud, the attitude was ‘the heck with the comps and the market and all that mumbo-jumbo, this is a great house & I’ve got XX in it and I want what I want and that’s what I’m going to list it for’  Imagine, in this day and age?

And that cured me of the listing bug. And I’ve since resolved to stick to what I like best, working with buyers - except maybe for a past client, a friend, or a special property, that’s priced right -  and I’ll leave the chilly discussions to the listing agents who somehow manage to do it day in day out.

see thefoothillsToday.com
to find your Foothills home

to contract in record time

Listed just 14 days ago, 6820 N Los Leones Drive, a recently completed spec home in Skyline CC, range priced from $1,600,000 to $2,000,000, is in contract. Already!

This is the spec I mentioned when it was listed two weeks ago that claims to have
“Views you have only dreamed of” (making their debut today)

6820 N Los Leones Drive Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

another day, another contract in Pima Canyon

Today it’s 2162 E Sentry Ridge Court’s turn. It’s a 2009 built spec, (and in good company on Sentry Ridge which has seen more than its share of specs, but more on that later) that was first listed (well before it was completed) in the easy-breezy days of January 07 for the not so easy-breezy price of $2,800,000 ($612/sf)

And as with many other high-end homes that were dreamt up during the boom years it sat around enduring one price reduction after another, and going nowhere, until 11 days ago when it was relisted and reduced to $1,550,000 ($339/sf), from $1,755,000. And presto, it’s gone.

And it’s a beautiful house too, with a very striking and distinct design that, though it wouldn’t appeal to everyone, I’m sure it would have sold long ago had it been more reasonably priced, long ago.

2162 E Sentry Ridge Court Tucson, AZ 85718
(listed by Long Realty)

That makes 5 homes in contract in PC, from $939,000 to $1,550,000
+ 5 sold in the last 3 months, from $1,038,000 to $2,325,000.
No doubt, the market in Pima Canyon is kicking into gear.

see thefoothillsToday.com
to find your Foothills home

what’s in contract

looking at which homes are in contract offers a good indication of what’s happening in the market right now – of what homes and at what prices buyers and sellers are actively engaged in the market. 

Overall, there are 105 single family homes in contract in the Tucson Foothills. And with 364 for sale, 105 in contract equals 28% of the available inventory in contract. And that’s pretty good.
But as you’ll see, and which has been the case for some time, most the action is huddled at the lower end, with diminishing activity at higher price points.

Broken down by list prices, there are;

84 in contract at $0 to $599,999 
(201 remain for sale) is 42% of available inventory in contract. WOW!

12 at $600,000 to $999,999
(90 for sale) is 13% of available inventory in contract

6 at $1,000,000 to $1,499,999
(36 for sale) is almost 17% of available inventory in contract

3 at $1,500,000 to $1,999,999
(18 for sale) is almost 17% of available inventory in contract

0 (none) at $2,000,000 & UP 
(21 for sale) is a long dark tunnel

**the number of homes in contract as reported above is only accurate at the time I pulled the data. Late Sunday afternoon. That’s because the number of homes in contract is constantly changing, so what you see when you click the listings above may well be different than what I’ve reported. That’s due to additional homes going to contract, while others that are in contract pass all the hurdles and sell (and therefore are no longer in contract) while still others fail to pass all the hurdles and fall out of contract and go back on the market as active listings.

see thefoothillsToday.com
to find your Foothills home

I thought this should have sold long ago

in Cat 10, 4525 N Via De La Granja sold for $1,200,000 in October 06 - then underwent a 
top to bottom high-end remodel that had to cost $300k, or more, (I was told $500k) and finally sold today for $1,150,000 ($232/sf). geez.

They tried for more - it was listed for $1,399,000 in June 2010, then dropped to $1,275,000 in September – which didn’t seem out of line to me but, more importantly, no one stepped up to buy it.

But even so, it’s the kind of house that even if it wasn’t just right for you, you could see the value – wonderful location & lot, beautiful views, solidly built masonry construction and a very attractive remodel. You had to figure it wouldn’t last.That’s what I thought, and a couple of clients I showed to did too.

I wrote about De La Granja a few times, most recently here > 2 good contracts <

4525 N Via De La Granja Tucson, AZ 85718
(listed by Long Realty)

PS- It left the market last January and returned in October and went to contract in early December. So for its 2nd time around, it went quick.
Maybe it was just 2010, the year of the reluctant buyer and the obstinate seller.

see thefoothillsToday.com
to find your Foothills home

how’s the high-end market doing

Let’s look at the numbers and see.
At $1 mil and up there are 75 homes listed for sale
(average list price $2,166,359) (none are distress sales, yeah!)

There are 10 in contract - 
(average list price $1,388,400) (2 distress sales)

And 13 sold in the last 3 months
(average sold price $1,350,154) (3 were distress sales)

With the current inventory and rate of sales, there is a 17+ month supply of homes at $1 mil and up – about 3X what is considered a normal or balanced market.

And then there’s this - the average list price of homes for sale exceeds the average list price of those in contract by 56% – and the average list price of homes for sale exceeds the average sold price of those sold by 60%.  Why, because for the most part,  buyers are choosing homes from the  low end of the high-end inventory. And not from the mid to high-end of the high-end inventory. Make sense?

So looking at it with eyes-wide-open, it’s clear the high-end continues to be a very unbalanced market that is heavily weighted in favor of buyers. Or at least it should be. 
But there are still quite a few home sellers who apparently don’t care about that stuff, you know, the facts.  

On the other hand we’ve recently entered our high season for home sales here in the Tucson Foothills – a hopeful time which runs January to May or June – when, presumably, there are more buyers looking for, and buying, high-end homes. A time when, if the market is going to improve,(a very big if) this is when it’s most likely to do it. Of course, unless another shoe drops somewhere in the world.

PS – since January 1st just 2 homes listed at $1 mil or more have gone to contract.

see thefoothillsToday.com
to find your Foothills home

less than half of where it started

1347 E Desert Garden Drive had another price cut today, this one from $1,295,000 to $1,195,000 ($259/sf). It was at $2,600,000 in 2007.

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

Makes you wonder, are high-end home prices still dropping in the Tucson Foothills.

a Joesler, transformed

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

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

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

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

see thefoothillsToday.com
to find your Foothills home

big deal in Foothills II

7155 N Finger Rock Place, listed at $1,980,000 ($314/sf) and on the market just 2 months is reported in contract.

If it sells for anywhere near list it’ll be at the very top, if not the top, of the sales heap in Foothills II. The highest sale was $1,900,000 in 07 with 2nd place going to a $1,800,000 sale in 2010. From there it drops off to $1.4, $1.3, $1.1,

7155 N Finger Rock Place Tucson, AZ 85718
(listed by Long Realty)

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

making their debut today

First up is 3540 E CALLE PUERTA DE ACERO. Notable not only for its elegant Spanish Colonial style, and very desirable location in the boutique gated community of La Puerta, but also because it was built by Mike Wachs – one of the very finest builders around.
$2,195,000 ($372/sf)  It’s the real thing,

See for yourself  - 3540 E CALLE PUERTA DE ACERO , Tucson, AZ 85718 (Listed by Long Realty)

Next up is a new spec home in Skyline Country Club Estates. Yes, apparently specs are back in vogue. 6820 N Los Leones Drive is a 5,550 sf, masonry construction, 5 Bedroom/5 Bath with Media room, large laundry room, exercise room off master suite, wine bar, butlers pantry, pool, 3 car on one level. And, according to the listing (I haven’t seen it) views you have only dreamed of.

This is a Range priced home, the first I’ve come across in a very long time.
The, ah, suggested range is from $1,600,000 to $2,000,000. Place your bets.

6820 N Los Leones Drive Tucson, AZ 85718 (Listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

2 big sales today in Ventana

6725 N Hole In The Wall Way sold today for $1,700,000, which, at 3871 sf, works out to a tidy $439/sf.

That’s the highest $$/sf sale in the foothills since July 2009 – when many of us (foolishly) thought the worst was over. 

And, coincidentally,  it also sold for $1.7 exactly 4 years ago, in January 2008. No kidding.
No doubt, it’s a million-seven house.
PS- it sold pretty quick too, listed in mid September it was in contract on 12/14.

see it here > 6725 N Hole In The Wall Way Tucson, AZ 85750 (listed by Long Realty)

And down the road apiece and out of the Mountain Estates in the lower elevations of Ventana, 
6030 N Desert Sun Court also sold today, and, would you believe it, it also sold for $1.7.

ha-ha, just kidding, it sold for $1,335,000 ($277/sf) from a $1,449,900 list.  
And it’s about time too, it’s been at it since February 2010 when it was listed at $1,750,000.

Why did it take so long. With such a good looking house, in a great location, with a wonderful backyard - as the listing says “arguably the most expansive and striking back yard in all of Ventana Estates.” No kidding. And also with some of the tallest ceilings I’ve seen. I think the issue here was price price price, but also the views. They’re nice, very pleasant, but without the dramatic mountain or city views that many/most buyers want and expect at this price range. 

6030 N Desert Sun Court Tucson, AZ 85750 (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

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

spec homes, then and now

Once upon a time they were the darlings of Tucson foothills real estate but, more recently, many spec homes have ended up as huge anchors around the necks of their builders/investors and lenders too.

On the other hand a new crop of specs have come along in just the last year (a mini crop really) that are starkly different, and have been more successfully received, than their predecessors.

It looks like 8 spec homes sold in 2011 from $925,000 to $2,325,000.
Let’s see how they fared,

First the new crop – more modestly sized and appointed and priced accordingly, than the old crop, and with none venturing into the 2, 3 and 4 million $$$ arena. And the $/sf costs, in the low $200’s - at that price, buyers would run, not walk, for a nice new home in the foothills.
And in fact they did.

6520 N CALLE DE LA LLUVIA – first listed @ $989,000 Feb/2011 – sold $925,000 ($218/sf) Dec/2011. Anchors Away!

6650 N Sutherland Ridge Place – first listed @ $1,095,000 March/2011 – sold $950,000 ($199/sf) Dec 2011, no pain and suffering here,

5201 N CIRCULO SOBRIO – first listed @ $1,400,000 Sept/2011 – sold $1,400,000 ($233/sf) Sept/2011, talk about a quick sale.

And now the old crop. You know, the specs that were built on a wish and a prayer for a market that never quite materialized, and ended up selling in yet a very different market that, unfortunately, did materialize. And that continues to rear its ugly head to this day.

2123 E Sentry Ridge Court – first listed @ $2,750,000 Nov/2007 – sold $1,517,250 ($249/sf) Jan/2011. Yes, 3 long years to end up with a million-two less than planned – but worse yet, imagine the 3 year carrying costs for this behemoth.

Likewise with 7828 N Ancient Indian Drive – first listed @$3,295,000 ($447/sf) Jan/2010 – sold $1,660,500 ($223/sf) Mar/2011 – but this one never really had a chance because the party was so over by Jan 2010.  (sold as a foreclosure)

And the bell of the ball - 7454 N Secret Canyon – first listed @ $5,000,000 ($722/sf) Mar/2009 – sold $1,850,000 ($267/sf) May/2011. What’s there to say. (sold as a foreclosure)

Straddling the middle ground - 6101 N Paseo Zaldivar – first listed @ $2,150,000($362/sf) Jan/2011 - sold $1,850,000 ($312/sf) June/2011, snuck in under the wire.

And the best for last - 2304 E Sentry Ridge Court – a very special house- beautifully built, absolutely gorgeous, worth $3.5 - 4 million, but not in this market.
First listed @ $4,950,000 ($639/sf) Jan/2010  – sold Dec/2011 $2,325,000 ($300/sf).  
**Even though it ended up ‘behaving’ just like a spec home, I’m not absolutely sure that it was planned as a spec from the get-go. It is possible that listing it was due to something else entirely, a reversal of fortune, a change of heart, who knows. But somewhere along the way money did become an issue because it sold as a short sale.

see them here > the new crop, the old crop <

Next I’ll pull together the leftovers, the specs still for sale ,

see thefoothillsToday.com
to find your Foothills home

the envelope, please

2011
627 single family homes sold in the Tucson Foothills for an average/median of
$477,760/$387,500 @ $160/sf.

vs.

2010,
586 sold for an average/median of $501,499/$408,750 @ $170/sf

vs.

2009
532 sold for an average/median of $535,242/$432,500 @ $183/sf

vs.

2008
530 sold for an average/median of $612,257/$515,000 @ $ $212/sf

vs.

2007
621 sold for an average/median of $676,151/$540,000 @ $236/sf

Sales in 2011 were up about 6% & prices down about 6%  vs. 2010.
And with 627 sold, sales are back to where they were in 2007 – but at prices that are back to where they were in 03 – 04.  Also, notice that the biggest price drops were from 07 to 08 and 08 to 09. Since then the decline has slowed dramatically.

Heading into 2012 there are (just) 342 single family homes for sale in the Foothills – not quite
7 months inventory based on 2011 sales - but they’re listed at an average/median of
$850,350/$549,000 @ $215/sf – which is way higher than recent sold prices -  ie, December $530,096/$390,000 @ $154/sf.

And much of that imbalance is due to the many high-end listings that linger on the market at list prices that haven’t been achieved in years, if ever, in the Tucson Foothills.
So I wonder, will this be a year of setting record high home prices in the Foothills, or will it be a year when ultra-high-priced homes continue to succumb to the forces of the market as we know it.

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

psst!, wanna sell your house really fast

Just do what they did over at 4625 N Placita Roca Blanca in Cat 10.

In 2007 they paid $2,595,000 for it and they listed it yesterday for $1,595,000 – 38% less. 
It was under contract for more than list price before the ink was dry on the listing agreement.
(and it’s not a short sale or foreclosure either)

4625 N Placita Roca Blanca Tucson, AZ 85718
(listed by Long Realty)

Despite the woes of the high-end market – mostly because most of what is for sale is just more $$$ than buyers are willing to pay - it’s no secret there are high-end buyers waiting patiently for a deal to come along. And when one does, they pounce. That’s right pounce, because, while there are plenty of high end homes for sale, really well-priced high end homes are in very short supply in the Tucson Foothills. And once they’re gone, they’re gone.

Just recently we saw 1682 E Sahuaro Blossom Place in Pima Canyon, listed years ago at $4.2mil and more recently at $2.3ml and still go nowhere. Until it was relisted at $1.075 and got 9 offers in 3 days and sold for $229,000 over list.

Then 2304 E Sentry Ridge Court, also in PC, after almost 2 years at $4.9 and $4.250, dropped to $2.250 and had at least 3 offers in 2 days and also sold for over list.

7808 N ANCIENT INDIAN Drive struggled along since 2005 priced from $3.799 to $2.999mil and went nowhere, until it dropped to $1.990 and quickly went to contract.
This is what high-end, discretionary purchase, don’t have to have it, buyers want.

see thefoothillsToday.com
to find your Tucson Foothills home

a big contract for La Paloma

3208 E Via Palomita is in contract.
First listed for $3,200,000 in December 2008 it quickly dropped to $2,785,000 then $2,495,000, etc. until it settled in last month at the magic number> $1,939,000 ($310/sf) and BINGO!
3208 E Via Palomita Tucson, AZ 85718 (listed by Lynn Kline Realty, Inc)

This is a John Kline built house – with all the attention to top quality construction,
details and finishes that he’s known for. 

So if it’s such a great house what took so long? Well aside from the price - and all the economic/confidence issues bearing down – how about the fact that it’s a 2 story. 
2 story homes are less popular than 1 story homes here in the Foothills, they just are. And I’m sure that was a hurdle.

In any case, if this closes above $1,640,000  it’ll be the biggest sale in La P since July 09.

see thefoothillsToday.com
to find your Tucson Foothills home

it’s all happening on Desert Sun Court

Last week I mentioned that 6030 N Desert Sun Court in Ventana had gone contract in one day > a very fast contract, < and now its neighbor, 6070 N Desert Sun Court, is also in contract - listed in mid September at $1,199,000 ($261/sf)

6070 N Desert Sun Court , Tucson, AZ 85750
(listed by Long Realty)

And aside from just one other home in contract and 34 for sale in Ventana – but none (darn it) on Desert Sun Court – that’s about it

see thefoothillsToday.com
to find your Tucson Foothills home

 

the perils of overpricing

7808 N Ancient Indian Dr in Pima Canyon sold yesterday for $1,600,000. And it wasn’t a short sale or a REO. That’s the good news.

The not so good news is that the sellers paid $2,650,000 for it in March 05.
But here’s the kicker, just 6 months later they listed it for $3,899,000.
Hard to believe but true. I’d love to have been a fly on the wall for that conversation, you know, the one where someone convinced someone else that the house would fetch more than a million $$’s more than what it just sold for – not more than one person could have come to the table with that bright idea.

net-net, it’s been on the market all this time, and in late May finally got down to $1,990,000 and went to contract in mid July and closed yesterday. So instead of making a quick million they spent 6 long years losing it.

7808 N ANCIENT INDIAN Drive Tucson, AZ 85718
(Listed by Russ Lyon Sotheby's Int Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

a very fast contract,

maybe even a record of some sort. In Ventana CC, 6030 N Desert Sun Court was listed this morning for $1,449,900 ($277/sf) and went to contract this afternoon. Maybe it was the tall ceilings, this place has them in spades.

Oddly enough, Desert Sun Court had been listed before (by a different agent) and in late August the listing was canceled after 18 months on the market – and then it was relisted this morning with a different agent, and the rest is history, though a very very short history. 
OUCH! That must hurt.

And it was just a matter of timing - the right house and buyer crossing paths - and has noting to do with the first listing, no. The first listing was absolutely top notch professionally done.
dems da breaks,

6030 N Desert Sun Court , Tucson, AZ 85750
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

well, at least it sold

nearly 6 years, $3 million in price cuts, 4 listing agents and 4647 E Palais Place sold today for $1,400,000 ($199/sf) off a $2,650,000 list price – as a very short sale.
It looks like a WaMu loan for $2.2

Back in the day it debuted at $4,450,000 ($590/sf) 

 4647 E Palais Place Tucson, AZ 85718
(listed by Andy Courtney Properties, Ltd)

+ a not so fun fact, there’ve been just 2 homes for sale in the Summit in the last
2 years and while both did sell, they both sold as short sales.

see thefoothillsToday.com
to find your Tucson Foothills home

have it your way

6515 N Ventana Canyon Drive, a 1990 built, 3,590 sf house, was listed today in Ventana CC with either 2.16 acres for $1,175,000 ($327/sf) or 3.18 acres for $1,500,000 ($417/sf).

In either case the house occupies approximately 1 acre, with either one or two additional & adjacent 1 acre (approx) lots – each with their own parcel #. Very tidy.
And as it suggests in the listing - Hold the extra lot for privacy or build a spec, personal residence or family compound.

6515 N Ventana Canyon Drive Tucson, AZ 85750 with 1 additional lot

6515 N Ventana Canyon Drive Tucson, AZ 85750 with 2 additional lots
(listed by Long Realty) 

Vacant lots are rare in Ventana,

see thefoothillsToday.com
to find your Tucson Foothills home

to each his own

6520 N CALLE DE LA LLUVIA, a spec home in Alta Vista, sold yesterday for $925,000 off a $919,000 list price. I’m guessing the bump in price was due to some additional amenity or feature or something that the buyers requested, and not due to a mini bidding war.

Calle de LLuvia is in that tiny northeast section of Alta Vista that is zoned CR-4, allowing multiple homes/acre – rather than the majority of Alta Vista that’s zoned CR-1. This lot is 10,000 sf, just under a quarter acre.

And as you can see it’s a tight fit with the homes butting right up to the lot lines – the X is where this house is parked,

but as they used to say in Detroit, there’s a butt for every seat

6520 N CALLE DE LA LLUVIA Tucson, AZ 85750
(listed by Long Realty)

Meanwhile, they’re kicking butt in Pima Canyon,
7501 N Whisper Canyon Place, on 1.3 acres, sold yesterday after dangling the for sale sign for just 8 days. First time on the market, Whisper Cyn was listed at $1,349,000 and sold for $1,200,000 ($292/sf). This is the 6th sale in PC since mid June (the off season) + there are three homes in contract.
7501 N Whisper Canyon Place Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

the biggest sale of the year

In Pima Canyon 2304 E Sentry Ridge Court sold today for $2,325,000 ($300/sf) from a $2,250,000 list price. Not only did it go for $75k over list, but it’s also the highest priced sale
in the Foothills this year. And, ironically, it’s a short sale.

Soon after it went to contract I wrote about it >  HERE

In that post I mentioned that I represented buyers who made a $2 million cash offer and we came in 2nd. They, the owner and, really, the lender, just accepted the other offer without giving us a shot at a counter offer – my clients and me, we were pretty pissed. But given the amount of the higher offer – which I didn’t know at the time - I can see how they might just want to take the money and run rather than risk alienating that buyer by dilly dallying with a counter offer when they had a bird in hand. But still, that’s a tough one to lose.

the sold listing > 2304 E Sentry Ridge Court Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

where are they selling at $1,000,000+

45 homes listed at $1,000,000+ have sold in the Tucson Foothills so far this year,

Alta Vista - 4
Canyon Ridge – 1
Canyons – 2
Catalina Foothills Estates 10 – 7
Catalina Foothills Estates (the old foothills) – 1
Cobblestone – 1
Cimarron – 1
Coronado Foothills Estates – 1
Finisterra – 1
La Puerta – 1
La Paloma – 1
Pima Canyon – 10
Sin Vacas – 1
Skyline Country Club – 4
Summit at Finger Rock – 2
Ventana Country Club – 5

see thefoothillsToday.com
to find your Tucson Foothills home

another quick sale in Pima Canyon

Listed at $1,250,000 ($338/sf) 7501 N Mystic Canyon Drive went to contract about 60 days later and closed escrow today at $1,100,000 ($297/sf).

This is the 4th sale in PC in the last 6 months – not bad at all for PC considering world events, the economy, the generally lackluster upper-end market + the time of year – and it’s also the highest, by a nose, on a $/sf basis.

7501 N Mystic Canyon Drive , Tucson, AZ 85718
(listed by Long Realty)

 

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

see thefoothillsToday.com
to find your Tucson Foothills home

2 good contracts

6702 N Los Leones Drive in Skyline CC listed this past April at $1,175,000($268/sf), and held there, is reported in contract.
6702 N Los Leones Drive , Tucson, AZ 85718
(listed by Long Realty)

And I think the buyers of 4525 N Via De La Granja in Cat 10 – which is also in contract - did very well. It was relisted just 49 days ago at $1,225,000 ($247/sf).

It last sold in 06 for $1,200,000 and then underwent a complete and very high quality renovation – a stem to stern renovation – I’d guess $300k or so,

taking it from this

to this, and all through the house

And it was then listed in June 2010 for the losing money price of $1,399,000 but (mysteriously) failed to sell and was withdrawn this January 2011 at $1,275,000.
Last year I showed it to two different buyers and they both seriously considered it but in the end they didn’t go for it either.

4525 N Via De La Granja , Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

heavily reduced and still for sale

The good news is there are no high-end ($1.0+) foreclosures or short sales for sale in the Tucson Foothills. None, they’re all gone, for now anyway. But there are still plenty of buyers out there hoping and waiting for more of them to come along.
And though I’m sure there will be more distress sales, if recent history is any guide, it seems likely that demand will far outstrip the supply.

So with no distress sales to fight over here’s a possible alternative. 
Homes that have either been heavily reduced from their starting list price – and I mean heavily reduced - or that are now priced for much less than they sold for  during the boom, or, better yet, are at or below their pre-boom sold price. So homes that, at a glance, appear to be making a serious effort to get in sync with todays prices and finally hook a buyer.  

And while price cuts like these do not necessarily mean that the house is a great deal or even that it’s priced right, (because maybe they were so over priced to begin with that even with a big reduction they’re still way high) it is often a sign that the owner has (finally) come to grips with the market and is now motivated to do a deal. And an owner coming to grips with the market and adjusting their price to reflect that realization, is a giant step forward in getting to a good market price.

Disclaimer - this is by no means a comprehensive list, it is simply a list of some of the homes that caught my eye. I’m sure there are other homes, not on this list for one reason or another, that are priced right and are good deals too, etc. 

In Ventana (at $1.0 & up there are 17 for sale)
7200 E Desert Moon Loop sold for $1,280,000 in 2003 and is listed today at $1,049,000. (listed by Long Realty)

6426 N Desert Wind Circle , Tucson, AZ 85750 started out in 08 at $2,350,000 and is now $1,350,000. (listed by Long Realty)

6201 N Whaleback Place is now priced at what it sold for in 2002 – $1,199,000 – and also down a bundle from the $1,850,000 it started at in 2008. (listed by Long Realty)

Skyline Country Club
*nothing

Hacienda del Sol Estates
3199 E Corte De Andalucia, a spec house, was $1,795,000 and is now $1,195,000 (listed by Long Realty)

Catalina Foothills Estates 10
nothing

Cobblestone
nothing

Canyons (7, starting at $2.795)
Are these priced right,

three years ago 7417 N Secret Canyon Drive , Tucson, AZ 85718 was $4,500,000, today it’s $2,995,000 ($414/sf). ?? (listed by Long Realty)

Last summer 3508 E Secret Canyon Place Tucson, AZ 85718 was $4.2, today it’s $3.2($503/sf). (listed by Russ Lyon Sotheby's Int Realty)

One year ago 7557 N Secret Canyon Drive , Tucson, AZ 85718 was $5,500,000 today it’s $3,250,000 ($620/sf) (listed by Russ Lyon Sotheby's Int Realty)

18 months ago 7431 N Secret Canyon Drive , Tucson, AZ 85718 was $5,950,000, today it’s $3,950,000 ($410/sf) (listed by Long Realty)

and even though 7582 N Secret Canyon Drive has had the largest price drop I’ve ever seen, from $13,500,000 to $7,900,000 ($592/sf), it has yet to find a buyer (listed by Long Realty)

Sin Vacas
0

La Paloma (3 at $1.0+)
Three years ago 3208 E Via Palomita , Tucson, AZ 85718 was $3,200,000, today it’s $1,939,000 ($310/sf) (listed by Lynn Kline Realty, Inc.)

Pima Canyon (13 for sale at $1.0+)
1347 E Desert Garden Drive was $2.6, is now $1.295. (listed by Long Realty)

1407 E Desert Garden Drive ( a ‘to be built’ home) was $2,595,000 ($493/sf) in August 2010 and is now $1,299,000 ($433/sf). Accordingly, the size of the house has shrunk from 5264 to 3000 sf. Though I could’ve sworn that the minimum square footage in PC is 3500 or so. Does anyone know. (listed by Tierra Antigua Realty)

Many moons ago 2004 E DESERT GARDEN Drive was asking $2,700,000. Today it can be yours for a mere $1,385,000 ($321/sf). And, more to the point, these sellers paid $1,725,000 ($389/sf) for it in 2004.  (listed by Long Realty)

See them all here> heavily reduced and …<

see thefoothillsToday.com
to find your Tucson Foothills home

eventually they come around

6851 N Vista Del Pueblo was listed in January 2010 for $1,795,000 ($322/sf)
and sold yesterday for $1,175,000 ($211/sf) off a much reduced list price of $1,249,000.

This is in Finisterra where the three homes still for sale have been at it for a long time now – two of them closing in on two years. 

6851 N Vista Del Pueblo Tucson, AZ 85750
(listed by Long Realty)

Life, perfected

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

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

Campbell Cliffs

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

see thefoothillsToday.com
to find your Tucson Foothills home

more fallout from the boom

It took 19 days, an eternity for a deal like this, but 1643 E Sahuaro Blossom Place –  another Pima Canyon casualty, a short sale – finally did find a buyer. Well sort of. According to the listing designation – Active CAPA – the seller has signed off on the deal, but the real decision maker, Mr lender, has yet to concur.  The attraction - this house sold in 2006 for $2.9mil and was listed a few weeks ago for $1.1. aha
But it’s short sale, so it could be complicated, maybe there’s more than one lien, maybe there’s who knows what between the owner and the lender, you don’t really know until you get into it,

On the other hand I wouldn’t be surprised either if they had a dozen offers and it just took a while to sort through them. Also, there’s a tenant in residence and that may have caused some second thoughts for buyers – because the new owner very likely would inherit the tenant for the terms of the lease.

When it was listed I mentioned it here >   what sold for $623/sf in 06 and is available today for $255

see it here> 1643 E Sahuaro Blossom Place Tucson, AZ 85718 (listed by Coldwell Banker Residential Br)

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)

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)

not everything above a million $$ is languishing on the market

3565 E Placita De La Raza was listed on October 10th for $1,250,000 ($273/sf), went to contract 10 days later and closed escrow today for $1,120,000 ($245/sf).

It’s unexpected and seems out of sync with this market, but very recently there have been a few contracts & sales, all, notably, in the $1.0 to $1.5mil price range,
that have gone to contract very quickly. Like in less than 20 days.
And none of them are short sale or foreclosures. And, more surprising, they were not bargain priced either.

3565 E Placita De La Raza – 10 days to contract (listed by Long Realty)

6851 N Vista Del Pueblo – 10 days to contract (listed by Long Realty)

7501 N Whisper Canyon Place – 8 days to contract (listed by Russ Lyon Sotheby's Int Realty)

7574 N Mystic Canyon Drive  - 19 days (listed by Long Realty)

see them all > HERE <

And this at the $1.0 to $1.5 price range which, as noted in the post just below, is burdened by a 20 month supply of homes. Though that may soon be changing.
And it seems that the shortage of short sale & foreclosure homes in this price range (there is only 1 for sale) may be nudging buyers toward normal sales.

see thefoothillsToday.com
to find your Tucson Foothills home

As the housing slump drags on, the carrying costs of waiting out the market have become onerous, even for the wealthiest.

A seller who put a home on the market in 2009 hoping that a turnaround was on the horizon may now be realizing that it could take several years or more for the market to rebound. "Eventually, even the people who have unlimited means will throw in the towel at some point," said George Graham, the CEO of Concierge Auctions.

Read all about it > From WSJ.com
High-End Hits the Auction Block
Long associated with desperate sellers and foreclosed homes, auctions are now selling mansions and luxury estates.

or just sit back and watch,

 

see thefoothillsToday.com
to find your Tucson Foothills home

paid $2,200,000 ten years ago and sold for $1,400,000 today

That’s at 7203 N Cloud Canyon Place, on the market since 2007 when it was listed for $3,250,000 and reduced and reduced until it reached $1.5 and sold today for the aforementioned $1,400,000 ($252/sf) - in the Canyons.

And while the sellers did pay $2.2 ($407/sf) for it in July 2001 it’s hard to believe that that was fair market value. The sellers who sold it them for $2.2 had purchased it exactly one year earlier, in July 2000, for $1,595,000 ($295/sf) – when it was brand new.

Can anyone make a case for it appreciating 38% from July 2000 to July 2001 –
if so I’d love to hear it. 

You’ve heard the old saying, you make (or lose) your money in real estate when you buy (not when you sell),

Today’s buyers, getting it for less than the  2000 price, they did well.

7203 N Cloud Canyon Place Tucson, AZ 85718
(listed by Long Realty)

Also worth noting, this is only the second sale in the Canyons since July 2008 - 
and it’s also the first “normal” non-distress sale since 2008 - Cheers to that!
the one and only other sale was a foreclosure earlier this year.

see thefoothillsToday.com
to find your Tucson Foothills home

for those who are not hunkering down

6151 E Finisterra is a brand new spec home in Finisterra, really, a NEW spec completed just 6 months ago

And at 8921 sf/6 Beds-7.5 Baths/it’s bigger than your average spec and bigger than your average anything, spec or otherwise

It was first listed in Feb 2010 – for $4,200,000 – but back then it was in the early days of construction, so who could tell – and it caught my eye today when it came back on, again at $4,200,000 ($470/sf)

 

 

6151 E Finisterra Tucson, AZ 85750
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

calling all buyers in the $3mil range

5600 N Via Elena, a marvelous and unique property in the old Tucson Foothills, is back on the market today at $3,500,000 after its most recent listing at $4,450,000 was canceled in late September.

It’s a biggie, Main House - 6952 Sq.Ft. Office Space - 928 Sq.Ft. Maid Quarters - 854 Sq. Ft. Guest Quarters - 792 Sq. Ft. Exercise Room - 792 Sq. Ft.
Total Sq. ft. 10,318. And all of it tidily arranged on an unusually large 6.18 acre lot,

all gated, walled & private

see it here > 5600 N Via Elena Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty)

see thefoothillsToday.com
to find your Tucson Foothills home