The Catalina Foothills

Joesler still brings home the bacon

though a bit less than hoped 
A 1936 mud adobe Joesler located in the old Catalina Foothills, 5645sf (including guest house) on 13 acres and listed for $2,750,000 ($487/sf) sold today for $1,950,000 ($345/sf) after 574 days. It was also listed for $2,200,000 with 8 acres.

5353 N Camino Escuela, Tucson, AZ 85718, 

 

This the 11th Joesler to sell since January 2012 and by far the largest in size of the house, the land and the price. The other 10 sold from $399,000 to $895,000.
3 Joeslers remain for sale from $1,100,000 to $3,250,000. Call if you are interested.

Zillow absolutely muffed it at $1,200,640.

5353 N Camino Escuela, Tucson, AZ 85718
 

see TheFoothillsToday.com
to find your very own Catalina Foothills Home

fear of the unknown

A rarely found and perfectly charming and updated Joesler at 4430 N Hacienda Del Sol Road, which otherwise would have sold in a jiffy, had been on the market for quite some time due, I’m sure, to an adjacent vacant building lot on its north side that had been split off from the Joesler property. 

I had more than a few calls from buyers to show it and before going any further I always explained the situation with the vacant lot. But because the house looked so great buyers wanted to see it for themselves. So I showed it 3 or 4 times and everyone was crazy about the house, they loved it, but in every case the vacant lot quickly squashed their enthusiasm.

Wonderful house, fair price, nice location, but because there was no telling what type house -how big, how tall, how wide, how pretty or ugly - was going to be built on that lot, no one was interested in going any further. And I’m sure that was the stumbling block for other buyers. And perfectly understandable since the new build had a high potential for blocking the mountain views.

 

At one point I suggested the obvious to the listing agent, which she was well aware of, they should just build the house so buyers would know what they were getting into and there would be no fear of the unknown. I haven’t been up there in almost a year, so maybe they did build.

In any case it sold yesterday for $625,000 ($224/sf). Someone got a really wonderful Joesler with, hopefully, enduring mountain views.

The point is, if there’s a vacant lot that when built could impact the views of a house you are considering buying, be sure to thoroughly check it out. There are very few good vacant lots left in the foothills and you can be sure that one day they will be built.

4430 N Hacienda Del Sol Rd,Tucson, AZ 85718

see TheFoothillsToday.com
to find your very own Catalina Foothills Home

Joesler Estate to contract

$2,750,000

see TheFoothillsToday.com
to find your very own Catalina Foothills Home

if you haven’t already

Get your tickets for the Historic Home Tour of Joelser's Architectural Masterpieces!

Home Tour 2015: Josias Joesler
25 April 2015

Join the Tucson Historic Preservation Foundation for an exceptional 2015 Historic Home Tour Featuring the Romantic and extraordinary design of Tucson’s most famous and celebrated architect of the 20th century: Josias Joesler. This tour is a rare opportunity to venture inside some of Joesler’s best homes and experience the design that has defined Tucson style for generations. Explore the legacy of Tucson’s architecture.

Click here for more information and to purchase your tickets

VIP Joesler Reception at 11 Arches
24 April 2015

The Tucson Historic Preservation Foundation Invites You to An Evening of Music, Cocktails & Hors d’oeuvres at the Historic Eleven Arches Mansion. Join us in celebration of our 30th Anniversary and the 2015 Home Tour Featuring the Architectural Work of Josias Joesler.

Friday April 24, 2015
6:00 Till the Music Ends

Eleven Arches Mansion was designed by famed twentieth century Tucson architect Josias Joesler in 1937 for Louise N. Grace of Grace Shipping Lines, the mansion was Joesler’s largest residential commission. This is a rare opportunity to experience this remarkable 16,000 square foot home and celebrate the places that make Tucson unique.

Tickets for this special event are highly limited.

Tickets are $100 per person and includes a
Home Tour ticket for Saturday April 25

Tickets can be purchased online by Clicking Here

PO Box 40008
Tucson , Arizona 85717
Tucson Historic Preservation Foundation
[email protected]
To unsubscribe from future emails: Click Here

© 2015 TUCSON HISTORIC PRESERVATION FOUNDATION

see TheFoothillsToday.com
to find your very own Joesler Home

Joesler Home Tour

Historic Home Tour 2015: Homes of Josias Joesler

Tucson Historic Preservation Foundation

Saturday 25 April 2015  |  9:00 am - 3:00 pm

Join the Tucson Historic Preservation Foundation for an exceptional 2015 Historic Home Tour Featuring the Romantic and extraordinary design of Tucson’s most famous and celebrated architect of the 20th century: Josias Joesler.  This tour is a rare opportunity to venture inside some of Joesler’s best homes and experience the design that has defined Tucson style for generations.    Explore the legacy of Tucson’s architecture.

Tickets are $40.00 each.

Location:

Joesler’s homes are scattered throughout Tucson with concentration in the Old Catalina Foothills.  The tour starting point is St. Phillip’s In the Hills Church located at 4440 North Campbell (North east corner of River Road and Campbell Avenue)

The tour is self-directed with docents at each home.  You can go at your own pace anytime during the six hours between 9AM and 3PM. The tour ends at 3PM sharp.   Busses will depart from the St. Phillip;s parking lot every 15 min to the homes located in the Catalina Foothills – Maps and Driving Directions will be provided for the other homes.

Please wear comfortable walking shoes.

Tickets: If you purchased your tickets online your tickets/map will under your name at WILL CALL and are available anytime starting at 8:30AM until 2:00PM.  WILL CALL is located at the intersection in the parking lot St. Phillip’s In the Hills Church located at 4440 North Campbell. (Follow the Tucson Historic Preservation Foundation Home Tour Signs)  If you purchased your ticket in person simply bring your ticket to the check in table at St. Phillip’s to pick up your map.  

Parking:   Free parking will be available at the St. Phillip’s In the Hills Church and at the various homes follow the signs.

Accessibility: There are steps, irregular surfaces, and narrow doorways resulting in limited handicap accessibility.

If you have additional questions please email the Tucson Historic Preservation Foundation at [email protected]

TICKETS ARE LIMITED

see TheFoothillsToday.com
to find your very own Joesler Home

a classic Joesler, transformed

Built in 1950 by Josias Joesler, this classic mud adobe recently had a big facelift. It was opened up, renovated and remodeled to better suit today’s lifestyles.

Thick mud adobe walls, mortar chinked clay tile roof, 2,717 sf, now with 2 Beds/2 Baths, big new kitchen adjacent to a magnificent family room, new baths, new floors, doors, windows and much more. And the views, how about N, E, S and West.  $595,000 ($219/sf)

I think Joesler would have approved. He was an eclectic, combining the best of what had come before and reinterpreting it to suit the southwestern desert and to best serve his Tucson clients.

And the icing on the cake, a terrific video to help put it all together,

5261 N Placita Cresta Loma Place Tucson, AZ 85704 (link expires 3/21/15) 
(listed by Mike Rapp, Tierra Antigua Realty)

see TheFoothillsToday.com
to find your Catalina Foothills Home

Catalina Foothills Estates

Are you looking for an established area, an area of character and charm, with homes in a variety of styles, sizes and prices - an area that’s about as far from cookie-cutter as you can possibly get. Then you may want to start your search in Catalina Foothills Estates. This is where the first homes in the foothills were built in the 1930’s by the developer John Murphey and Josias Joesler, a Swiss architect. Since then, and to this day, homes continue to be built, re-built and remodeled in Catalina Foothills Estates.

The Catalina Foothills Estates is comprised of nine areas or subdivisions. Catalina Foothills Estates is the first and original of the nine, and from there they’re numbered, Catalina Foothills Estates 2, Catalina Foothills Estates 3, and so on up to Catalina Foothills Estates 9.

Looking at the current roster of homes for sale they start at $379,000, and covering just about every price range in between, go up to $3,250,000. They range from 1700 up to 7300 sq. ft., and were built from 1936 (3 for sale built in 36) right up to 2014. And they run the gamut of styles from a variety of Joeslers to Sante Fe, Territorial, Mediterranean, Southwestern, South West Contemporary,  Contemporary, Spanish Colonial, Ranch and others that are an eclectic mix.

However, all Catalina Foothills Estates homes do have a few things in common – a lush Sonoran desert environment in a fantastic foothills location.  And, as I’ve often observed,
home owners in Catalina Foothills Estates are especially pleased with and proud of where they live, and are eager to preserve the area and the quality of life that it affords them.

see TheFoothillsToday.com
to find your Catalina Foothills Home

taking the long way round

4320 N Alvernon Way, a 1950 California Mission Revival style Joesler on 3.36 acres sold for $875,000 in 2004, and was listed for $1,495,000 in December 2008 (yeah sure), had numerous price cuts since then and, after all that, sold today for $895,000.

I like this house, I’ve shown it a few times, and also written about it, but it is truly one of those homes that are ‘for a very special buyer’. And, thank goodness, they finally came along.

4320 N Alvernon Way Tucson, AZ 85718 (link expires 10/12/14)
(listed by Long Realty)

 

see TheFoothillsToday.com
to find your Catalina Foothills Home

welcome to the neighborhood

According to Realty Trac, the leading foreclosure site, 5128 N Calle Ladero is headed to a foreclosure auction, again. Yes again, this will the 2nd time around for 5128. 
It was built in 2007 as a brand new spec home, on a lot that was recently split from a nearby Joesler estate, and before you knew it there it was all shiny and new

and complete with cozy guest house, asking $1,650,000 ($384/sf).

Fast forward 18 months and it sold for $920,000 as a foreclosure, with the added distinction of being one of the very first foreclosures to show its face in the foothills. 

Fast forward again, to last July when it was listed for $975,000, dropped to $925,000 and expired unsold at $899,000 this January. When, I’m guessing, mr lender made his moves.

And I don’t know if it had anything to do with its demise but 5128 was, and is, about as out of place in that neighborhood as could possibly be. As I mentioned it was built on land split from a 1930’s Joesler estate.

It’s on Calle Ladero just north of Calle La Vela, which is the birthplace, the crossroads and the heart & soul of Joeslers in the old foothills. Homes like these that have been there for 70+ years

Simple, graceful, charming homes that were built for the desert.

 

I’m sure the neighbors were fit to be tied, but what could they do, the cc&r’s in Catalina Foothills  Estates had expired and with them went the prohibition against lot splits and any  sort of architectural oversight of new construction.

And for guidance, Realty Trac estimates its value at $1,008,028 and expects an opening bid of $690,000. I say it gets $700,000, tops.

see TheFoothillsToday.com
to find your Catalina Foothills Home

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)

see thefoothillsToday.com
to find your Catalina Foothills home

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.

see TheFoothillsToday.com
to find your Tucson Foothills home

a Joesler, on 13 acres

Listed today, 5353 N Camino Escuela, a 1936 mud adobe Joesler, 5645 sf, including a two bedroom, two bath guest house, on 13 acres. 7 bedrooms/8 baths in all. $2,850,000!

Joesler’s are rare enough, but a Joesler on 13 acres is almost unheard of. Almost.

Two years ago I represented the sellers and the buyers on another Joesler, also on Camino Escuela. Built in 1941 it was 2584 sf on just under 15 acres. And the 15 acres was in a conservation easement, so it could not be broken up or developed in any way. Just enjoyed as mother nature intended.

And I actually had the buyers before I had the listing. I was working with a couple that wanted a Joesler, but there were just two or three for sale and none of them were quite right. So I did a blog post - looking for a Joesler – what the heck, you never know, and, Voila, my prayers were answered. The owner of the 1941 Joesler called me and we met at the house and I thought it was just what my buyers were looking for. And when they saw it they agreed.
So along with taking the listing I wrote an offer and we put a deal together that worked for everyone. And it went into the MLS the next day as under contract, 0 DOM. You can’t beat that.

And while this Joesler is not my listing, I’d love to represent the buyer for it.
Lots more pictures,
5353 N Camino Escuela  Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Catalina Foothills home

a Joesler

Listed today, 4320 N Alvernon Way, a 1950 built Joesler, 4,223sf on 3.36 acres,

with 4 stalls for the horses,

and a nice spot to wash off the trail dust

If you’re looking for charm and character, the listing aptly notes, “More character than words can describe”

4320 N Alvernon Way Tucson, AZ 85718
(listed by Long Realty)

And if it looks familiar, it is, because it was first listed in 2008 for $1,495,000 and was on and off the market until they called it quits in March 2012 at $1,000,000. 
And I’ve mentioned here several times.

see TheFoothillsToday.com
to find your Tucson Foothills home

what’s your pleasure, 85718 or 85750

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

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

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

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

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

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

And the numbers:

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

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

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

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

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

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

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

see thefoothillsToday.com
to find your Tucson Foothills home

not even Joesler gets a free pass

Sold in 2004 for $775,000 and for $975,000 in 2005, 4930 N Calle La Vela just sold again, this time for $815,000 (274/sf) off an $849,000 list price.

Described in the listing as; This lovely 1936 Joesler epitomizes Classic Tucson living in its purest form. Situated on nearly 2 private acres in prime Old Foothills territory w/majestic mountain and unobstructed city views, …

I couldn’t agree more, it’s a charming house, lots of character and on a very nice lot.

And Joesler’s are few and far between. If you wanted a Joesler when this one was listed you’d have had two to choose from. Now this one’s gone, but another Joesler was listed the other day, but that’s it. Two to choose from. And that’s about how it goes with Joesler’s.

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

see thefoothillsToday.com
to find your Tucson Foothills home

finally, a real Joesler

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

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

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

it’s been a long time coming

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

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

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

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

see thefoothillsToday.com
to find your Tucson Foothills home

this is big,

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

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

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

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

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

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

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

see thefoothillsToday.com
to find your Tucson Foothills home

a new low

Over the years 5450 N Calle La Cima, a Joesler, has been reduced from a high of $1,495,000 to $1,275,000 to $995,000 to $898,750, on and on. And when it hit $729,000 last May I said >
it’s a Joesler and it’s finally priced to sell <. But no, that still didn’t do it. So today it’s available for $595,000. But this time I’m making no predictions other than, ‘we’ll see’.

5450 N Calle La Cima, Tucson, AZ 85718
(listed by Sinclair Associates 265)

see thefoothillsToday.com
to find your Tucson Foothills home

a Joesler goes to contract

Built in 1939 and listed in late December (for Joesler fans)  4905 N Calle Angosta Tucson, AZ 85718  has found that special buyer. Leaving just one Joesler for sale in the foothills.

see thefoothillsToday.com
to find your Joesler in the Foothills

another good one’s gone

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

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

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

see thefoothillsToday.com
to find your Foothills home

a Joesler gets clobbered

The Joesler at 5051 N La Lomita sold for $660,000 in 1999 and was listed in late 2009 for $1,195,000. On the market since then it sold yesterday for $765,000 ($175/sf), off an $839,000 list price. And that’s with 2.7 hilltop acres.

An attractive Joesler, and one of the few for sale in the foothills, and, more to the point, one of a dwindling number of Joesler’s in the foothills, period – you’d think (I would anyway) it would’ve sold a little quicker and for a little more $$.

But I also think the initial list price - $1,195,000 – which they stuck to for 12 months was, ah, off putting. And like so many listings that start out too high, by the time the price got down to earth it had been on the market a year and a half and any excitement about it had long since faded. Isn’t hindsight wonderful

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

last summer I mentioned La Lomita here > even Joesler has to tow the line (at that writing it went to contract, but later fell thru)

see thefoothillsToday.com
to find your Foothills home

a Joesler, transformed

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

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

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

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

see thefoothillsToday.com
to find your Foothills home

for Joesler fans

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

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

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

see thefoothillsToday.com
to find your Tucson Foothills home

still looking for a few good Joeslers

A couple of weeks ago I posted an announcement about the Arizona Opera
League’s 2012 Home Tour >  looking for a few good Joeslers

Well, the truth is, we’re still looking. So if you meant to respond, but didn’t get around to it, here’s the information again to help you get started. Thank you

__________________________________________________________________

Announcing the Arizona Opera League’s 38th Annual Home Tour 
                              Featuring Historic Homes of Josias Joesler

The state of Arizona is celebrating its centennial year in 2012 and in celebration
The Opera League will be offering the historic homes of Josias Joesler on this year’s tour.
Featuring four homes on each Saturday.

Dates: Saturday, March 17, 2012
             Saturday, March 24, 2012
_________________________________________________________________

So we’re looking for Joesler owners who would like to participate.
And while March may seem like a long way off, there’s much to be done before then.
Tucson Lifestyle covers the event in the March edition with an article and beautiful photographs of the featured homes. And given the lead time required, the homes must be selected by October in order to be photographed in November, in preparation for the March edition. So there’s not a moment to waste.

If you own a Joesler and would like to participate, and please do,

Please contact;
John Schneider- [email protected]/520 271-4164
or
Vikie Hariton- Chair Home Tour – [email protected]
or
Jean Cooper- President Arizona Opera League – [email protected]

Having done this many times before, the AZ Opera League is very accomplished at producing this event. They are professionals, and if you participate, you and your property will be treated with the utmost respect, care and consideration. It will also be a lot of fun.
_________________________________________________________________

Along with the tour and magazine coverage there will be a cocktail get together and dinner along with a silent auction at one of the Joesler homes.

A brochure listing the homes, sponsors and general information is sent to about 3000 homes.

Posters are placed in businesses throughout Tucson

The Arizona Daily Star will run an article in the  Home Section the weekend before

And more,

We  look forward to your participation. Thank you.
The Arizona Opera League of Tucson

www.azopera.org

a second chance

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

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

looking for a few good Joeslers

                      Announcing the Arizona Opera League’s 38th Annual Home Tour 
                              Featuring Historic Homes of Josias Joesler

The state of Arizona is celebrating its centennial year in 2012 and in celebration
The Opera League will be offering the historic homes of Josias Joesler on this year’s tour. Featuring four homes on each Saturday.

Dates: Saturday, March 17, 2012
            Saturday, March 24, 2012
_________________________________________________________________

So we’re looking for Joesler owners who would like to participate.
And while March may seem like a long way off, there’s much to be done before then. Tucson Lifestyle covers the event in the March edition with an article and beautiful photographs of the featured homes. And given the lead time required, the homes must be selected by October in order to be photographed in November, in preparation for the March edition. So there’s not a moment to waste.

If you own a Joesler and would like to participate,

Please contact;
John Schneider- [email protected]/520 271-4164
Vikie Hariton- Chair Home Tour – [email protected]
Jean Cooper- President Arizona Opera League – [email protected]

Having done this 37 times before, the Opera League is very accomplished at producing this event. They are professionals, and if you participate, you and your property will be treated with the utmost respect, care and consideration.
It will also be a lot of fun.
_________________________________________________________________

Along with the tour and magazine coverage there will be a cocktail get together and dinner along with a silent auction at one of the Joesler homes.

A brochure listing the homes, sponsors and general information is sent to about 3000 homes.

Posters are placed in businesses throughout Tucson

The Arizona Daily Star will run an article in the  Home Section the weekend before

And more,

We  look forward to your participation. Thank you.
The Arizona Opera League of Tucson

www.azopera.org

even Joesler has to tow the line

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

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

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not even Joesler can escape the grim realities of the market

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

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

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

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

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

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

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

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

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the changing face of Camino Escuela

Built in 2006 as a spec home, 4907 N Camino Escuela sold for $1,371,150 in 06, then for $1,250,000 in 2008 and it was listed yesterday for $1,149,000.

That’s it under construction with the new black roof,

The street, Camino Escuela, is home to some of the oldest estates, some of them Joesler estates, in the foothills. And many of them are, or were, on larger tracts of land-  5, 10 and more acres. Cmo Escuela is also one of the few remaining dirt roads in the Foothills. The long time residents like it that way, original old foothills style, and it keeps the looky lous away.

And even though this home is on more than an acre, it was built to be pretty cozy with its three neighbors, going so far as sharing a common driveway.  
And had the real estate market not crapped out I’m sure that more homes would have been built up along Escuela.

4907 N Camino Escuela Tucson, AZ 85718
(listed by Long Realty)

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

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

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

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

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the way it used to be in the Tucson Foothills

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

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

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

 

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

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

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

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

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1 down 2 to go

That sweet Joesler at 5402 N Camino Real sold yesterday. It went for $605,000($226/sf) off a $650,000 list price. Whoever bought it will need to catch up on some deferred maintenance and a few other things, but if you’re into Joeslers, I think it’s a nice catch for $605,000. It was first listed this past March for $799,000.

I’d also mentioned it here> a very sweet Joesler went to contract today and here> now priced in the high $600s

That leaves just two Joeslers for sale in all of the Tucson Foothills – one on Calle La Cima and another at the top of La Lomita. Slim pickins’

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a very sweet Joesler went to contract today

5402 N Camino Real, listed at $650,000 ($243/sf) – down from a high of $799 when it hit the market in March – found that special buyer today. Congratulations to all.
(Listed by Long Realty)

While there are a few other homes in the foothills advertised as Joesler-esque, Joesler-like or Joesler styled, this is the real thing. One of just three Joeslers,
you know, those actually designed by Josias Joesler, for sale in the foothills.

See it here> 5402 N Camino Real Tucson, AZ 85718

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looking for a Joesler

Approximately, 3000 – 4000 sf, 3+ Bedrooms, good vintage condition, well located in the old foothills, private, good views.Fair market value.

I have a buyer and there are just 2 3 Joeslers currently for sale and none of them quite fit the bill.  Call or email [email protected] - 271-4164

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coming full circle

5535 N Calle La Cima, one the early spec homes in the old foothills that was built on land split off from an older estate, is back in play.

La Cima, listed for sale in 2007 for $1,500,000 – eventually sold in October 08 for $783,500 as a short sale – is back on the market today for $1,050,000. (Listed by Long Realty)

You can’t miss it, it’s a two story in a one story neighborhood.

It’s in the original Catalina Foothills estates, where the CC&R’s have expired, allowing for lot splits and two story homes and who knows what else. From its beginning in the 1930’s, and until just a few years ago, this was an area where the homes were designed and built to blend in and live in harmony with the desert.

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is it any wonder

The very charming Joesler at 4320 N Alvernon Way expired today.

It last sold in December 2004 for $875,000 and was again listed for sale in December 2008 for, get this, $1,495,000 – a 70% increase.
On and off the market ever since, and still trying to defy gravity,
it expired again today, range priced from $1,150,000 - $1,195,000.

see it here> 4320 N Alvernon Way Tucson, AZ 85718
(formerly listed by Long Realty)

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now priced in the high $600’s

These two that recently had price cuts caught my eye,

First up is the very charming Joesler near the top of Camino Real, at 5402 N Camino Real. It’s now $697,000 ($261/sf), down from $799 when first listed in March. Worth a look if you’re looking for a
2672 sf – 4 Bed – 3 Bath Joesler in that price range.

PS, it’s also the only Joesler for sale in that price range.

And in a very different package and locale is 5870 N Camino Del Conde. Listed in May for $775,000, it’s now $699,000 ($219/sf).
Built 1981/3189 sf/4 Beds/3.5 Baths. A very tidy, nicely updated house with a really pretty yard and covered patio.

I picked these two because I like them, and I’ve seen them and shown them recently. But my buyers, for one reason or another, have taken a pass on them. Nevertheless, I think they stand out from the high $6’s crowd. And also, when asked, I suggested to the listing agents that they’d do better with them priced under $700, and here they are. So let’s see if I’m right.

But it’s often hard to say in this market. This house, at 5080 N Calle Bujia finally sold the other day. It started in March 07 at $879, then dropped to $799, then $749, and nothing. And after being off the market for a year, it returned this March at $649, and sold for $625 the other day.

But when I showed it last year, it was also off the market but available for $749, I thought it was priced to go. And my buyers did too. But it didn’t.

(all Listed by Long Realty)

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A Celebration of Joesler

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

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

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

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

IF YOU GO

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

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

for Joesler fans

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

New Exhibit Showcases Tucson Architect's Plans

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

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

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

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

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

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

Enjoy it.

this little Joesler just sold

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

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

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

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

 

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

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

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

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the mother of all Joeslers

was withdrawn from the market today.

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

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

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2 contracts

This is how it’s supposed to work. On Monday, the contracts from the weekend’s real estate dealings are supposed to come poring in. And it’s all the better if those contracts are for homes that haven’t been lolling around on the market for two or three years, but rather, for homes that were priced right from the start. And did well because of it. Like these.

5402 N Camino Real, a Joesler, which came and went so fast I never got around to mentioning it. Actually I was saving it for a client of mine. Oh well. This was just listed on Saturday – Built 1950/2672 sf/
4 Beds/3 Baths/1 acre/pool-spa/$799,000 ($299/sf) & gone in a flash.

And 6440 N Desert Wind Cir in Ventana Country Club Estates went to contract at $1,195,000 ($331/sf) list price. It must be a desirable home and also priced right. It’s only been on the market for 60 days and there’s a ton of other homes for sale in Ventana that have been sitting around for eons. And somebody picked this one.

2 contracts does not quite qualify as poring in, but, hey, it’s a start and it’s 2 more than last week.

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Joesler fails to defy gravity

Listed in December 2008 for $1,495,000 and eventually reduced to a range price of $1,150,000 to $1,195,000 the Joesler estate at 4320 N Alvernon Way expired today. Still unsold. How come.

Who can really know. But it may have something to do with the fact that when it last sold, in December 2004, it sold for $875,000 and when it was listed 4 years later, in December 2008, it was listed for $1,495,000. But in that time, rather than going up, up, up, the market went down, down, down.

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a late model Joesler

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

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

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

a Joesler for everyone!

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Monday, Monday

oops! The contract on 3407 E Via Palomita didn’t stick. It went to contract last week after just 2 days, but it’s back on today. Buyer remorse, change of heart, who knows. $975,000 in La Paloma Estates,

And a new listing at 6156  N Ventana View Pl in the Ridge at Ventana Cyn, described as ‘Absolutely brilliant contemporary 4 bedroom home on the 12th Canyon hole of Ventana.3100sf of elegance w/separate Casita…’

Built 1999/3099 sf/4 Beds/3.5 Baths/concrete block construction/
2 stories/2 car/.20 acres/no pool/but with golf course views/$895,000/$289/sf/and last sold in 04 for $640,000/so a 39% price pop, but the listing says, Entire home remodeled w/no detail overlooked/so maybe, you be the judge

and 6 expired listings from the mundane to the magnificent.
Skipping the mundane, the Lee Marvin estate, that incomparable Joesler in the old foothills listed for $5,950,000 expired today. Truly a unique property, it’s a 7193 sf Joesler with a guest house, on 12 acres in the old foothills, and with a fish caught by Lee Marvin.

 

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new or notable

first a couple of new listings,

---A Joesler, which the listing indicates as; ‘beautiful, clean original Joesler! Breathtaking views, fabulous grassed flat yard with large area for potential pool. Large front courtyard. Very private. This home has been graciously cleaned-up, new paint, new tile in kitchen and baths, new appliances, etc. Cute guest house. Owner is licensed to sell real estate in AZ’ 

Built 1944/burnt adobe construction/4075 sf/5 beds/4 baths/1 acre/$875,000/at 5450 N Calle La Cima

It was on and off the market in 05, 06, 07 and 08, and priced as high as $1,495,000 and failed to sell. It’s been two years since I’ve seen it so I’ll reserve my comments until I can get over there for a look. But hey, it’s a Joesler and it’s under a million.

---Then there’s 4388 N Sabino Mountain Dr on Sabino Mountain, and the listing agent says, ‘TRULY BREATHTAKING, KING OF THE HILL RIDGE TOP VIEWS, SEE THE EASTERN CATALINAS, REDDINGTON PASS, AND THE RINCONS FROM THIS EAST FACING PATIO, OVERLOOKING THE BLACK BOTTOM POOL. GATED EXCLUSIVE SABINO MOUNTAIN NEIGHBORHOOD

Built 2001/frame stucco construction/4735 sf/5 beds/4.5 baths/1+ acre/$1,395,000/at 4388 N Sabino Mountain Dr

It last sold for $920,000 in July 05, and so it’ll be interesting to see if today’s buyers agree with the 51% price appreciation now being asked for this house.

++

---Finally!! 7055 E Foothills View Ct went to contract today. It’s a spec house completed in 07 that’s been sitting on the market since July 06. It’s a nice house, but, it sits right next to Kolb Rd just a bit south of the retail plaza at Kolb & Sunrise, that’s a busy spot. And I know it only too well, because I’d listed the lot in 02 and had it on the market for more than 2 years with not much action. Then suddenly in 04 – the start of the craze- BAM!! everything sprang to life and I got two offers in one day and sold it for $1,000 over list - $121,000. And they built a spec house expecting to cash in, but instead got three years of agony. It started out in 06 at $900,000 and went to contract today at $595,000. I hope this stays together, enough is enough.

---now this takes the cake, the house I mentioned the other day that went to contract less than one minute after being listed, now takes the cake again, this time for the quickest sale in the west. It closed escrow today, two days after going to contract, for it’s $825,000 list price. And at $283/sf it might have been a good deal, but it wasn’t a steal. That’s 7481 N Moon Spirit Ln in Cobblestone.

---And late breaking, a little birdie just told me that the owners of the house at 4610 N CAMINO REAL are anxious for an offer, wink-wink, hint, hint. This house is in meticulous condition and oozes charm from every pore, including the guest house, and at 4254 sf, listed at $875,000, or $205/sf, it’s rather attractively priced already.

See all five here> new or notable
that link will expire on 6/13/09

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74 years old and still knockin’ ‘em dead

This magnificent Joesler built in 1935 on Calle La Vela sold today for $1.8mil.

Listed for $1,990,000, it sold in just 49 days, and last sold in 04 for $1.2mil. So the Joesler’s up $600k, while just about everything else is down.
5187 sf, 3 beds/3.5 baths/2.1 acres, on it’s own private hill top, with wonderful mountain and city views. The real thing.

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what was I saying about even the Joesler's are sitting it out,

No more. This one went to contract today, yeah!

Listed at $1,990,000, or $383/sf as listed.
Built 1935, 5187 sq. ft., on 2.1 hilltop acres. It's a major Joesler.

see it here> 5075  N Calle La Vela

and so much for even the Joesler's are sitting it out

And chances are, it'll be the highest priced sale in the Foothills since last October, and one of the top 2 or 3 highest in the last 12 months. From 1935 and Joesler's still knocking 'em dead.

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