The Catalina Foothills

wrapping up a week of fast contracts

In Cimarron, 6078 E Paseo Ventoso showed up this morning as a new listing asking $749,500, and moments later as under contract. Obviously a done deal before the listing was even put in, but that still counts. And having not been exposed to the market maybe it counts even more.

6078 E Paseo Ventoso Tucson, AZ 85750
(lsited by Russ Lyon Sotheby's International Realty)

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big discount

on this magnificent Spanish hacienda on 6 acres, built 1998, 7294 sf, 7 beds/7 baths in Cobo Catalina Hills. It was listed one year ago for $3,150,000 and is now down to $2,550,000 ($350/sf) - it sold for $3,200,000 in 2009,

We all have our fantasies, this is one of mine, ha!

 

 

 

 

More pictures, more info, more fantasies
901 E Magee Tucson, AZ 85718
(listed by Long Realty)

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still more quick deals

This is now the 3rd wave of quick contracts just this week, and I’m only reporting those that have gone to contract in 20 days or less; there are others that have taken a bit longer going unannounced.

5290 N Strada De Rubino Tucson, AZ 85750, listed for $245,000, is in contract in its 1st day on market. (Long Realty)

6725 E Bacobi Circle Tucson, AZ 85750, asking $329,500, is gone on day 9. (Long Realty)

Also coming to terms in 9 days is 6735 N Camino Padre Isidoro Tucson, AZ 85718 in Shadow Hills, listed for $335,000. (Long Realty)

4420 E Cerrada Del Charro Tucson, AZ 85718 listed at $549,500, is in contract on day 15. (Long Realty)

See them HERE

Since Monday that’s 14 deals that have gone to contract in 20 days or less. And yes, most of them are priced up to about $600,000, but there are also a few above that, including 2 at $1.3 and $1.449mil.

Counting the quickies and the laggards there’ve been 25 contracts since Monday , and it’s now just noon on Thursday.

Needless to say it appears that the market is now kicking into high gear after the holidays. And while this first wave of buyers are getting the pick of the litter, this surge in contracts will motivate other sellers to list their homes, so there will be other good choices. But with demand high, and assuming it continues, you can be sure that those new sellers will list at higher prices. I see it already, I thought more than a few that went to contract this week were pushing it.

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imagine, same century, and another buyer for canyon ranch

3817 N Hillwood Place was listed in late 2012 for $1,800,000 and after two hefty price cuts,
to $1,300,000, it’s in contract. But with so few sales above $1mil it’s interesting that Hillwood would be the one to find a buyer. It’s a terrific house, special, very nice. But it’s different, it’s not at all mainstream, it’s heavily southwestern and heavily adobe, and it’s in Canyon Ranch where sales have been scarce and where the HOA fee is $700+/month. But hey, glad to see it and to see something different, and other than another southwest contemporary, go to contract.

I mentioned Hillwood back in November - a relative bargain in Canyon Ranch

It’s kinda like the contract the other day in Ventana on the almost 5000sf house with just 2 bedrooms, but with 4 ovens, and a 2 story, that went to contract in the blink of an eye, and in Ventana where high-end sales have also been few and very far between.

3817 N Hillwood Place Tucson, AZ 85750
(listed by Keller Williams)

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4 more quick contracts

7 days from listing to contract for 5780 N Calle De Los Camarones , Tucson, AZ 85718, in La Paloma Estates. 2665 sf, 4 beds/3 baths, built 1994, $650,000 ($244/sf) (Long Realty)\

And 5435 E Gleneagles Drive Tucson, AZ 85718, in Skyline CC, is gone after 13 days.
4583 sf, 4 beds/2.5 baths, built 1984, $799,000 ($174/sf) (Long Realty)

4821 E Paseo Del Bac Tucson, AZ 85718, a goner after 9 days, 2840 sf, 3 beds/3 baths, built 1974, $499,000 ($201/sf) (Long Realty)

And quicker yet, 5740 N Camino Padre Isidoro Tucson, AZ 85718 didn’t last 2 days. In Shadow Hills, 2965 sf, 4 beds/3 baths, and a 2 story too, $499,000 ($168/sf) (Long Realty)

See them HERE

see the other 5 homes that also went in a flash HERE

The score; 9 quick contracts in the last 2 days for homes priced from $230,000 to $799,000 – 

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you just never know

7075 E Ventana Canyon Drive was listed today for 1,449,000, and my immediate reaction was
‘'oy, just what Ventana needs, another $million+ listing” And no sooner had that thought flashed thru my head than 7075 went from ACTIVE to under contract. See 1 down, 16 to go  and you’ll understand my skepticism.

And looking closer at the listing there were even more surprises. It’s a 2 story and it’s 4913 sf, OK but, with just 2 bedrooms – yet it has 4 1/2 baths, and 4 ovens in the kitchen. Interesting! 
I think it’s safe to say that most RE agents would consider this to be a listing in need of a very special buyer, and that usually takes time. But good for them, I guess they had one.

And who knows, maybe this’ll be the icebreaker for Ventana CC.

7075 E Ventana Canyon Drive Tucson, AZ 85750
(Long Realty)

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quick contracts

This price range had been selling like hot cakes - and then it paused for the holidays, which some took as a cooling off – and now it’s heating up again.

 
6335 N Camino De Cabaluna Tucson, AZ 85704 was listed 5 days ago (Tierra Antigua Realty) and is already in contract. No surprise, it’s newer, squeaky  clean, move-in ready, 1550 sf, $230k. It’s hard to go wrong with something like this.

4819 N Via Sonrisa Tucson, AZ 85718 dawdled for 19 before finding a buyer – this one of the small and very sweet burnt adobes built by La Quinta in Serenidad in 1979 just north of River Rd off Via Entrada. 1710 sf, $319,900. A perfect down-sizer or easy care 2nd home getaway. (Long Realty)

6340 E Placita Becal in the always popular and seldom available Casas de Ventanas was listed 9 days ago for $410,000 and it too is in contract. 2213 sf, District 16 schools, nicely updated and maintained, larger 0.7  acre lot, lots of privacy, move-in ready. (Long Realty) Gone.

Just 4 days on the market and 6661 N Calle Lomita Tucson, AZ 85704 is gone. 3,424 sf including 840 sf guest house, 1+ acre, pool, updated, lush grounds – $539,900 in Casas Adobes Vistas. (Realty Executives Tucson Elite)

 

6188 N Ventana View Place Tucson, AZ 85750, at the Ridge at Ventana,, overlooking the Ventana course to the Catalina Mountains, gated, a 2 story, masonry construction, built 2001, 2771 sf, $679,000, barely made it to 3 days on the market – gone. (Long Realty)

 

See them all HERE

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real estate reads in today’s New York Times

The Tale of a House, and an Entire Market
The history of 12204 Backus Drive in Bowie, Md., is in many ways the history of the American housing market over the last two decades.

 

In Housing, Big Is Back (Not Counting the Extras)
An easy and amusing read but, for the most part, has nothing to do with what’s happening here, not yet anyway. For example, Yet despite the bursting of the housing bubble, the ensuing recession and the slow recovery, buyers have not abandoned luxury homes. It turns out that they just took a break. In July 2013, sales of homes costing more than $1 million were up 46.6 percent from the previous July. Dream on

 

And saving the best for last - The Gadfly of Greenwich Real Estate
chronicles the wickedly hilarious doings of one Christopher Fountain, a much admired fellow blogger. His blog > For What It’s Worth

As he drives his white pickup truck past the manors that crowd the hills and meadows along Round Hill Road in Greenwich, Conn. — a town that has long signified what it means to be rich in America — Christopher Fountain snorts. This is “Rogues Hill Road,” or so Mr. Fountain has called this 3.5-mile stretch of asphalt. “All these aspirational schnooks came out here thinking that they had really made it,” said Mr. Fountain, a real estate broker, blogger and lifelong Greenwich resident. “But then the tide went out and what you are left with is a bunch of crooks.” Believe it or not, Mr. Fountain actually makes a living brokering mega-mansion real estate deals to these so-called schnooks, among others.

from peak to trough to now

with single family home prices in the Tucson Foothills

We’ve heard all the talk that home prices are recovering across large swaths of the USA and that some areas are even at or near where they were at their peak. Unfortunately that’s not true in the in our little neck of the woods. And if you’ve followed this blog you know that the “recovery” in prices has actually been rather limp, and certainly nowhere near its peak.

But just as some locales across the US are recovering better and faster than others, or may not have slumped as much to begin with, the same is true in different areas of the foothills.  
So to get a better handle on prices, instead of glumping the foothills all together, in the table below I’ve focused on individual subdivisions, showing average sold prices for the peak year of 2006, the trough (we think) in 2012, and where they are now, or were most recently in 2013, when they finally stopped, or at least paused, going down.

(as a benchmark, the first line of the table shows average sold prices for all foothills homes.
The first number in the % change is the change from peak to trough, and the second is from trough to now – though, as you’ll see, some areas were still seeing falling prices in 2013, and therefore may not have reached bottom in 2012. Or maybe they just had an off year, it happens.

area	2006	2012	2013	% change
All Foothills sales	$681,442	$460,382	$464,204	-32 / +1
Shadow Hills	$641,393	$436,962	$454,914	-32 / +4
Pima Cyn	$1,849,533	$1,207,382	$1,108,529	-35 / -8
Sin Vacas	$979,250	$687,458	$581,214	-30 / -15
Cat Fthls 1-9	$784,527	$561,704	$594,466	-28 / +6
Cat Fthls 10	$1,205,000	$1,080,107	$646,500	-10 / -40
La Paloma Est	$1,962,400	$1,148,000	$1,211,000	-41 / +5
La Paloma (not Est)	$706,513	$479,171	$511,507	-32 / +7
Cobblestone	no sales	$1,004,965	$1,013,571	? / +1
Canyons	no sales	$2,100,000	no sales	?
Hac del Sol Est	$1,300,000	$822,500	$920,000	-36 / +12
Foothills ll	$1,062,500	$1,119,875	$900,000	+5 / -20
Pinnacle Ridge	$965,833	$643,786	$732,130	-33 / +14
Skyline CC	$1,170,455	$681,571	$578,091	-42 / -15
Alta Vista	$1,019,770	$863,583	$798,417	-15 / -8
Cimarron	$681,583	$487,257	$439,901	-28 / -10
Fairfield	$586,052	$354,460	$402,090	-39 / +13
Villages of Ventana	$451,729	$331,300	$365,500	-27 / +10
Ventana Golf Villas	$605,878	$357,877	$460,429	-41 / +29
Ventana CC, Cyn Est, Whlbck.	$1,329,740	$1,067,900	$768,400	-20 / -28
Ventana Cyn Mountain Est	$2,091,833	$1,700,000	$1,375,000	-19 / -19
Sabino Mtn	$864,550	$347,369	$537,653	- 60 / +55

No surprise that the really popular lower to mid priced subdivisions are showing the strongest price recovery – Shadow Hills, Cats 1-9, La Paloma (not including the Estates), Pinnacle Ridge, Fairfield, Villages of Ventana. Surprisingly though, Cimarron has not made a comeback and Hacienda del Sol and the Ventana Golf Villas have. I would have bet just the opposite. But the golf villas are a relatively inexpensive ticket to living the Ventana CC lifestyle, and while they are recovering nicely, the rest of Ventana, which is a much bigger ticket, appears to be stuck in reverse. Skyline CC, Canyons, Sin Vacas, Foothills ll, flip a coin.

Net-net, now if we could only eliminate those underperforming high-end communities, presto, we’d also have a shot at double digit price gains.

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one of a kind in Skyline CC

4825 E Placita Tres Vidas, a very special 1982 custom built contemporary, and a one owner home, went to contract today after just 19 days. 3300 sf, 3 beds/4 baths, 1 story $749,000 ($225/sf). I imagine there were other interested buyers who hesitated, and are now hoping for a do over.

With homes built from the 1960’s through the 2000’s, Skyline CC, more than any other community in the foothills, is full of surprises. Some, like this one, very pleasant, and others not so much.

4825 E Placita Tres Vidas Tucson, AZ 85718
(listed by Russ Lyon Sotheby's International Realty) link expires on 2/24/14

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what will the housing market look like in 2014

reporting in from Davos Robert Shiller is going to tell us,

 

If the video punks out click this LINK to go to it on WSJ.com

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1 down, 16 to go

In Ventana CC, 6428 N Desert Wind Circle sold today for $1,084,000 ($216/sf) from a $1,099,000 list price after a brief 113 days on the market. No small feat, given that this is the first sale in Ventana over $1mil since last May, yes 8 months, and there is plenty of competition in Ventana with 16 others for sale from $1,050,000 to $5,595,000.

6428 N Desert Wind Circle Tucson, AZ 85750
(listed by Long Realty)

But looking at the numbers it appears that Desert Wind stood out from the crowd  - 15 of the 16 still for sale are listed quite a bit higher/sf, from $253 to $863/sf. And 11 of them are listed way up in the very thin air - from $1,850,000 to $5,595,000 – a segment that is not drawing a slew of buyers these days.

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the high-end market, this year, last year and the year before

In January 2012 I did a post titled how’s the high-end market doing & in January 2013 I did a follow-up and almost identical post titled how’s the high-end market doing as we enter the new year .
Both of which looked at 4 key data points – the number of homes for sale, in contract and sold, and the resulting months of inventory for homes at $1,000,000+.

And today I thought, why not, let’s make it a tradition and do it again this January. So as we once again enter our high season for high-end home sales here in the Tucson Foothills lets have a peek at the state of the high-end market, from then to now.

Here goes; (the sold figures are for homes sold in the previous 3 months)

	January 2012	January 2013	January 2014
# for sale	75 @ $2,166,359	89 @ $1,905,591	105 @ $1,953,132
# in contract	10 @ $1,388,400	7 @ $1,333,571	5 @ $1,293,600
# sold	13 @ $1,350,154	8 @ $1,429,125	8 @ $1,526,688
MOI	17+	33+	39+

Commenting on last years results compared to 2012 I said; “ So for this January there are more $mil+homes for sale, fewer in contract and fewer sold in the last three months than there were last January. And, consequently, months of inventory has jumped, well, almost doubled. Nothing terribly encouraging there”

Ditto, almost, for this year. Once again we do have more for sale and fewer in contract and MOI has jumped, but the same number of homes sold during the last 90 days. So there’s that. But by no means is there any sign of strengthening in this market over the last two Januarys.

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new home builders are bullish

Maracay Homes just opened a new subdivision - Deseo at Sabino Canyon - off Sabino Canyon Rd. just north of River Rd.

I was there at 10:30 Sunday morning with a client and already it was getting mobbed with lookers.

It’s slated for 39 homes, starting at $410,000, and from the model that I saw they’re very nicely done.

And just up the street Miramonte Homes is putting 18 homes at Sabino Terrace – priced from $274,900. Also nicely done.

At those prices, and for what they offer, it’s a no-brainer. My bet is they’re going to do well, very well. Newer homes in that price range are sorely lacking in the foothills – and almost non-existent on the east side of the foothills - they’re sure to give the existing home market a run for its money.

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the Market Snapshot

I updated it today and it’s a quick and reliable guide to the current state of the single family  home market in the Catalina Foothills. Click the Market Snapshot tab at the top of the page.

Note, to avoid confusion - the Market Snapshot includes all activity for single family homes in the foothills – including homes that were listed, went to contract and sold before the 1st of the year - whereas the charts just below (Supply & Demand since January 1st ) show just that, activity since January 1st. Nonetheless, the takeaway is essentially the same – big supply,
so-so demand.

However, it’s the beginning of our selling season here in the Tucson Foothills and traditionally the supply surges ahead of demand. We’ll see. But for right now, and other than at the lower end of the market, if you hear that the market is going great guns, I promise you, it ain’t.

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Supply & Demand since January 1st

Here’s a quick look at the real estate activity in the Tucson Foothills for single family homes since January 1st.

 

And the average list price of those new listing & new contracts;

Plenty of supply, not so much demand, and a glaring gap in prices. Stay tuned.

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at long last the Joesler on Calle La Cima has sold

First listed in February 2005 for $987,500, and with numerous price adjustments over the next 7 years, 5450 N calle la cima Tucson, AZ 85718 finally sold for $620,000. Built in 1944 I’m sure it was built with 4 or 5 acres, or more, but, except for 1 additional 1 acre parcel, the others had been split and sold long ago.

But the 1 acre that was split in 2006 was still for sale. I showed the Joesler a few times over the years and one obstacle to a sale, and I think the obstacle, was that 1 acre vacant parcel directly adjacent to the house’s south side. As it stood the Joesler had nice southern views but anything built on that parcel would effectively erase them, and you’d be staring at the back of someone else’s house. And no one wanted to pay the price for the house and then have to to buy the parcel to insure their views.

But with the price of the house finally way down, maybe it made sense. The parcel sold in November 2013 for $175,000, followed by the sale of the Joesler in December for $620,000. Coincidental timing, I doubt it. So I’m guessing that one party bought both pieces. But I can’t be sure because the tax assessor has yet to update the online records for the sale of the Joesler.

Any vacant buildable parcel that, when built, may substantially impact an adjacent home is a turnoff for most buyers. Because you don’t know and have no control over what’s going to be built.

5450 N calle la cima , Tucson, AZ 85718
(listed by Sinclair Associates)

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1st deal of the year in Pima Canyon

1942 E Quiet Canyon Drive, which sold for $1,295,000 two years ago, went to contract today listed at $1,395,000 ($333/sf) after just 69 DOM.

1942 E Quiet Canyon Drive Tucson, AZ 85718
(listed by Long Realty)

Last year, and the year before, and the year before that, PC outsold all other
high-end communities in the  Foothills, and I doubt this year will be any different.

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this looks like quite a deal

6265 N Jochums Drive, which sold in 06 for $830,000 and again in 07 for $830,000, was listed in August for $625,000, was reduced to $599,000 in September, and today was reduced to $565,000 ($173/sf) –  32% less.

I haven’t seen it during this latest go-round but I was the listing agent for its 07 sale, and it was a very nice, well kept house that went to contract in 43 days. I can’t imagine what’s holding it up now. And no, it’s not a short sale or foreclosure.

6265 N Jochums Drive Tucson, AZ 85718
(Listed by Long Realty)

 

the first 13 days

Since Jan 1, 2014;

- there’ve been 97 homes listed, 43 of them are actual new listings while the remaining 44 are relisted old listings. 
- 46 are priced from $110,250 – $575,000
- 23 from $615,000 – $999,000
- 28 from $1,025,000 – $4,500,000

- during that time 22 homes have gone to contract
-16 are priced from $227,500 – $569,000
- 4 from $600,000 – $895,000
- 1 each at $1,025,000 & $1,099,000

Leaving a grand total of 416 single family homes for sale – including 102 priced from $1,000,000 to $13,900,000 - a steep hurdle for the high end market given that just 33 homes sold for $1,000,000 or more in 2013.

Of the 416 for sale 53 reduced their price during these first days of the New Year.

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Miraval Quinto closed today

3 days on the market and listed for $500,000,  2077 E Miraval Quinto Tucson, AZ 85718, closed for $515,000 ($186/sf). A classic territorial in the old foothills and previously mentioned here >  a bidding war on Miraval Quinto?  (listed by Long Realty)

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rising prices in Villages of Ventana, not so fast

In the last 6 months 5 homes have sold in the Villages, and 4 of the 5 sold after just 3 to 10 days on the market, the 5th took 43 days. And other than a short sale listed for $120/sf the others were listed for $142 to $148/sf and sold at an average of 99+% of list price. I wrote about those impressive sales, HERE & HERE

But it now appears that that success may be leading to inflated expectations.

Because since then three other homes have been listed – with one at $156/sf and the other two at $162/sf. Now that may not seem like a big deal, but a buyer has to wonder why they’d pay that much more, and for what, even if they could.

A typical size Villages home at 2600sf home listed at $145/sf = $377,000 list price. That same home at $162/sf = $421,200, nearly $45k more – almost a 12% increase. And they’re getting  shown, buyers are looking at them, but they’re not biting, and they’ve been on the market for between 34 and 87 days. A long, long time for the Villages of Ventana.

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Quarterly Sold Prices - the Tucson Foothills

I thought in addition to posting month-to-month sold prices I’d start posting quarterly prices. Quarterlies smooth out the inevitable jumps and dips that occur monthly and make it possible to spot trends in the market.

The following chart shows quarterly average/median sold prices for single family homes. 

 

Here’s the same data shown month-to-month, and compared to the quarterlies it’s hard to make sense of where the market is headed.

In any case, for the 4th qtr of 2013 average/median sold prices are up over the last two years.

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sold for $3,700,000, cash

7557 N Secret Canyon Drive, listed for $3,500,000 sold today for $3,700,000 after starting out in October 2010  asking $5,500,000. This is by far the highest $$ sale in the Canyons in almost forever.  The last one was in 2007 for $3.8mil.

See a big deal for the latest poop on sales in the Canyons. 

7557 N Secret Canyon Drive Tucson, AZ 85718
(listed by Russ Lyon Sotheby's Int Realty)

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take me higher

At roughly 3550 feet elevation 7330 N Stone Canyon may be the highest home in the foothills, and it’s now available for $4,500,000, on 93 acres (ninety-three) – which also may be the largest lot in the foothills. We mere mortals are at what, 2600 elevation on, give or take, 0.93 acres.

The location, way high above Ventana

and the lot,

6912 sf, including an 892sf guest house, on 93 acres.

Spectacular!

And the interior is not too shabby either,

7300 E Stone Canyon Drive Tucson, AZ 85750
(listed by Long Realty)

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we’re off to the races

In the barely 7 days since January 1st;

- there’ve been 48 homes listed, 22 of them actual new listings, and 26 of them relisted old listings putting on a new face for the new year.  The 48 are priced from $165,000 to $3,399,999.

- 23 homes priced from $239,900 to $2,635,000 have had price reductions

- 10 homes priced from $255,000 to $799,000 have gone to contract

- 5 homes that went to contract in 2013 have sold from $244,500 to $925,000

It’s a start, and the pace should quicken (we hope) in the weeks ahead.

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At the starting gate

As we head into the new year there are 392 single family homes listed for sale and 80 in contract in the Tucson Foothills.

here’s how the 392 for sale & 80 in contract brake down by price range;

56% of the homes for sale & 81% of those in contract are priced $0 to $599,999

21% of the homes for sale & 15% of those in contract are priced $600,000 to $999,999

23% of the homes for sale & barely 4% of those in contract are priced $1,000,000 to $13,900,000

The average/median list price of the 392 for sale is $837,406/$550,250
The average/median list price of the 80 in contract is $488,432/$389,750

I did the very same analysis at this time last year and the %’s/price range are strikingly similar. But, overall, we start this year with 9% more homes for sale and 19% fewer in contract than last year.

Also, average/median list and contract prices are up a bit vs.Jan 2013.

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for big pocketed Joesler fans

A new listing at 4775 N Camino Antonio, 5219sf on 6.39 acres, built 1941 – when Josias Joesler was in his prime, asking $2,950,000.

 

 

 

 

 

 

 

4775 N Camino Antonio Tucson, AZ 85718
(listed by Long Realty) link will expire on 2/3/14

It’s no secret that I’m a big fan of Joesler, and though I lack the big pockets I do enjoy seeing that his homes are still making a mark after 75 years. I’ve written often about Joesler homes in the Foothills and if you’re interested this one’s a good place to start -  Joesler and Murphey, they started it all, in the Tucson Foothills . Or take your pick by clicking Josias Joesler under the CATEGORIES tab in the right hand column, and they’ll all come spilling out.

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biggest sale in Skyline Bel Air since 2008

Capping a spectacular year in 2013, 5352 E Camino Bosque closed today for $743,000 after just 18 days on the market.

5352 E Camino Bosque Tucson, AZ 85718 (listed by Long Realty)

For more on SBA see -  HERE  HERE & HERE

Some areas and subdivisions in the foothills did better than others in 2013 and SBA was way high on that list.

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The Big Picture

Here’s a quick glance at home sales and Sold prices for single family homes in the Tucson Foothills from 2000 thru 2013.

 

 

 

 

 

 

 

Sales of homes under $1,000,000 have climbed steadily since the market bottom of 2009, and are even ahead of where they were in 2006. Though still well below the highs of 04 and 05.

On the other hand sales at $1,000,000+, which had been inching up, dropped unexpectedly in 2013 to the lowest they’ve been since 2003. Even with a roaring stock market.  ???

And in 2013 sale prices turned up for the first time since 06 and are hovering in the vicinity of where they were in 2004 and in 2011. But also still a long way from the highs of 06 – 07.

So, other than the $1.0mil+ market, 2013 was a reasonably positive year, if not a spectacular one, for Tucson Foothills real estate.

On the national front the word is that the economy is finally showing some real signs of improvement, the stock market is still roaring along and consumer confidence is up. And auto  sales, including super luxury sales, are through the roof. The big question is, will this gush of positive sentiment translate into further recovery for the Tucson Foothills real estate market. 
It should because, as you know, many of our home buyers come from out of state, snow birds, retirees and 2nd and 3rd home home owners. And homes are selling, and for more $$, in many of those places.

see TheFoothillsToday.com
to find your Tucson Foothills home