Historic Downtown Chandler

With President Bush signing into law a bill that aims to help over 400,000 homeowners from losing their homes into foreclosure, buyers sitting on the fence should also know that it changes how you can purchase a home through the Federal Housing Administration, or FHA.

The law also requires buyers to put a down payment of 3.5% for a FHA Loan.  Previously, buyers only required 3% as a down payment.

But what may affect buyers even more is that sellers are no longer allowed to gift the down payment to the buyer.  New Home Builders can no longer give you your down payment and sellers can no longer give you an incentive to buy their home by handing you a down payment from their proceeds.

Buyers should be aware of this.  FHA loans are becoming the most popular mortgages out there.  Right now, buyers can still accept a down payment from a new home builder or seller before October 1, 2008.

The new housing bill also gives first-time home buyers a tax credit of 10% of the sales price (up to $7500).  In the Phoenix area you’re most likely going to get the entire $7500 tax credit with current market prices.  It should be noted that although the tax credit will benefit you on next year’s taxes - it is really an interest-free loan from the government.  You’ll be paying it back over the course of the next 15 years.

Is now the right time for you?  If you have good credit and have been waiting for the right time but don’t necessarily have a significant down payment you may want to start searching now - if the time is right for you and/or your family.

You can use arizonafusion’s map-based search or our just released fusionpower search for the ultimate property search experience!

You may have seen these blue bus/vans in Tempe but not known exactly what they were.  I myself have seen these but didn’t know exactly what they were - until today I met with a friend who works with the Tempe Chamber of Commerce and explained to me what the Orbit buses are all about.

Orbit is a free service in Tempe that connects it’s residential neighborhoods with it’s growing urban core and other retail, businesses and local destinations.  There are currently five routes on Orbit.

Unlike traditional bussing systems, Orbit uses “flag stops.”  Because Orbit busses run through an area at least once every fifteen minutes from 6 AM to 10 PM seven days a week, a rider simply has to waive their arms to flag down an Orbit bus and have it stop.  Except on major streets, the Orbit bus will stop anywhere to pick up a rider.  On major streets, like Mill Avenue, University Drive and Broadway Road, Orbit will stop at designated bus stops.

Currently, Tempe is considering extending ridership hours to 1 AM or later on the weekends to coincide with the light-rail and other bus services.  I think this is a “no brainer” if the city is dedicated to creating viable mass-transit options for it’s citizens while also cutting down on drunk driving.  I’m sure Mill Avenue and Tempe Marketplace bars and restaurants would appreciate that as well considering Arizona’s recent tough (and needed) stance on DUIs.

If you live in or are considering a move to Tempe - Orbit is a great and free service that really adds value to the area.  Those living on Orbit routes now enjoy the convenience of hopping on a bus and enjoying what Tempe has to offer - the Mill Avenue District, Tempe Marketplace, the Tempe Center for the Arts, the Gammage Theater, ASU sporting events and more.  Incidentally, Orbit will run until midnight on nights of ASU Football games this upcoming season.  

Currently, Orbit only runs north of US-60 but Tempe is also considering extending the service to South Tempe as well.

Orbit Route Map

Other cities, such as Chandler and Scottsdale, may want to take a hint from Tempe.  Destination areas such as Old Town Scottsdale (which does currently have a free Trolley Service connecting parts of nearby Scottsdale to Old Town), Historic Downtown Chandler and Chandler Fashion Center would definitely benefit from a service like Orbit.  

In this era of high energy costs I think most people would consider a service like Orbit to take them out for the evening.  There would not longer be a need to worry about where to park in Historic Downtown Chandler on Friday or Saturday evenings and no need to worry about having that extra beer or martini.  If marketed correctly, a service like Orbit in other Phoenix valley cities would be a hit and enjoy ridership like Tempe has - in less than one year since Orbit began it’s enjoyed nearly 1.3 million riders.

When working with buyers from larger cities around the country: Chicago, New York, Boston, Philadelphia and Seattle to name a few, it often comes as a surprise to these transplants that it’s not as easy to distinguish neighborhoods like you can in, say, Chicago: Bucktown, Lakeview, Wrigleyville, Lincoln Park, Gold Coast or The Loop.  I bring Chicago up because I happened to take a trip there recently and thought to myself, “What if Phoenix had grown up this way?”

“What if Phoenix chose to grow upward and not outward for the past twenty to fifty years?”

So here’s my wish list for the future. Nothing too crazy and some of it’s already in motion in some areas of the Phoenix Valley …

1. Density. Sure, there are acres upon acres of pristine desert out there fifty miles from the center of Phoenix but there isn’t much else.  I want to see a focus like Tempe has but in other valley cities.  Encourage growth like Centerpoint Condos, Mosaic and build the infrastructure that’s needed.  Or work to change zoning in areas to encourage more dense growth.But, while I am impressed with Tempe’s growth there are certain things that still make me think that planners haven’t done their job of planning.  Take for instance the CVS Pharmacy that is currently under construction on the corner of University and Mill Avenue.  While it looks like it will be a nice pharmacy at a prime location - and great for the influx of new residents moving in to the Mill Avenue District - it appears that the CVS will only be one story.  Not two.  Not three or four or five.  Just one.

   Better planning, in my mind, would’ve required CVS to include plans lofts, townhomes or condos above even if it only meant four or eight units.  And don’t tell me you couldn’t rent those units out once they were complete.  That would be a prime location for ASU students.  The units don’t have to offer a doorman, granite imported from the middle of some Mongolian mountain or exotic wood flooring.  No, they could be simple and well-made units that offer an ideal location for people who don’t make a quarter of a million or more a year.

2. Uniqueness. For the most part, Phoenix is a sea of stucco and tile rooftops.  Sure, there are pockets of uniqueness like Old Town Scottsdale, Historic Downtown Chandler, the Willow District near downtown Phoenix and the Mill Avenue District of Downtown Tempe.  But, I’m selfish and I want more.Along with density comes a certain degree of pride in an area.  Pride develops into creating a unique characteristic or personality for that area.  Whether it’s a neighborhood known for the arts, design, gays, a certain architecture, shopping, a certain ethnic group … I don’t care.  I want to be able to tell people “if you go to this area of Chandler/Gilbert/Tempe/Phoenix/Scottsdale you will find (fill in a unique description here)…”  Instead, you’re pretty much going to find more of the same as it stands now.

   Uniqueness can be added and these neighborhood personalities pushed along with innovative buildings that appeal to market segments.  For instance, a development like EcoLogic Lofts in Chicago’s Bucktown would most likely appeal to those interested in living a green lifestyle.  I’d imagine in ten years you’ll see organic bakeries, restaurants or farmer’s markets near this development.

   Tangent: Can someone please tell me why we don’t have developments like EcoLogic Lofts here in Phoenix?  Why aren’t there requirements for adding to the electric grid with mandatory solar panels integrated into building designs?  Sure, there may be developments here and there but it seems like the Valley of the Sun (keyword: sun) would be jumping on this type of design.

3. Mass-Transit. Sure, we’re well on our way.  I am very excited about the light-rail that debuts in the valley in December.  Connecting west Mesa, Tempe and Central Phoenix, the light-rail project is an exciting development.  Some cities, like Chandler and Scottsdale, are already thinking on how they can jump on that train and connect their cities to realize the benefits.  Most well-developed cities offer a mixture of light-rail/subway, buses and taxis.  In a city as large as the Phoenix metro area, you’d think there would be a viable option for those moving here to give up their car and only take mass-transit.  But there really is not.  Perhaps in five or ten years there will be in Tempe and Phoenix (if you work in those areas or out of your home) but there is not right now.If you planned on moving to New York City you’d give up your car for sure.  Chicago?  Most likely if you chose to live inside the sprawling suburbs.  Seattle?  Similar situation to Chicago.  The point is that the option is there.What the Phoenix valley needs is a focus on speeding-up the development of mass-transit options and integrating them into the current transportation systems.  Mass-transit directly deals with the current energy crisis and the brown cloud that persists over the Phoenix Valley.

That’s it.  Just three items.  Density, Uniqueness and Mass-Transit.  If planners for Phoenix Valley cities developed with these three things in mind I think we’d have a city that offers more than it already does.  Developments like The Metropolitan in Chandler and Southbank in Tempe are great starts.  Chandler’s recent announcements of light-rail and bus schedules are too not to mention Chandler’s ideas to add density to certain run-down, strip mall intersections.

But, being impatient, I sure wish I could jump into the future and see what this valley of opportunity looks like in twenty years!

I wrote yesterday about Chandler, Arizona’s initiative to bring walkable urbanism and higher-density living to intersections that currently have worn down strip malls.  It seems that cities who have been dealing with suburban sprawl a lot longer than Chandler are also on the right path.

The Wall Street Journal wrote about Sacramento’s Blueprint plan for changing it’s growth strategy.  The “Blueprint” for the future - which sets goals of how Sacramento should look in 2050 - was adopted in 2004 and includes goals of creating walkable environments where work, entertainment and living are all in the immediate neighborhood.  Furthermore, it connects mass-transit options so that if you do need to get across town you don’t have to jump in your car.

Four years later, Sacramento has seen a dramatic increase in higher-density building - to the tune of 533% more apartment, townhomes and condos while traditional suburban communities fell by 21%.

Those who encouraged the Blueprint took an ingenious approach to promoting the idea.  Rather than throwing a bunch of graphs and numbers into a PowerPoint presentation they utilized realistic imagery to show how traditional suburban streetcorners with worn down strip malls could be transformed into a walkable and much more liveable environment.

Take a look at some renderings here - and then imagine areas of Chandler, Tempe, Phoenix, Gilbert or Mesa (or whatever city you live in) and what would happen if they underwent similar changes.

Again, I say “Cheers!” to Chandler for starting the push towards walkable environments.  Chandler already has great plans for Historic Downtown Chandler that include more townhomes, condos, higher-density single family homes, an expanded convention center and more.  Let’s hope Chandler continues to promote higher-density growth and the continuation of linking mass-transit options.

It seems to be all the rage these days. More and more, in cities all across the country, people are taking a second look at how they get from Point A to Point B. And not only that, they’re making sure they make the most of each trip so there are not wasted trips and thus wasted gas.

I bet back in the day - or everyday in a real walkable city like New York City - when someone is going out for whatever reason, he makes sure that wherever he’s going that he takes care of everything he can. Cities across the country, including Phoenix area suburbs like Chandler are rethinking their mass-transit options. Chandler, as an example, is increasing bus service by 50% to handle new found demand for its  bus services. Not only that, their goals include convenient routes to link its riders to the light-rail stations in Mesa and Tempe while offering text messaging services to notify riders when a bus is nearing a stop (what a fantastic service!).

But what if - just what if - daily tasks like getting to and from work, grabbing a gallon of milk or a pint of beer, taking a yoga class and getting to the airport were all possible without turning on a car and fighting traffic?  Is that even possible in this sprawled-out suburban valley?

Enter a great website that can help to answer that question: WalkScore.com

After entering your address, or perhaps the address of a property you may be considering your next or second home, you’ll find out just how “walkable” that location may be. You’ll have instant access to the distance from that property to grocery stores, convenience marts, bars, theaters, gyms, schools and more.  WalkScore even throws all this information on a nice GoogleMap.

The website then creates a rating from 0 to 100 indicating if that location is walkable (a 100) or will require you to continue to she’ll out $4+ a gallon for gas (a 0).

You might be surprised at what your home is rated. For most people’s lives gas has been cheap and because its easier and more convenient to jump in the Jeep to grab a gallon of milk at the grocery store that’s 0.3 miles away, well that’s the option most people choose.

But in walkble cities - regardless of weather conditions - people don’t think twice about walking a half mile or more to meet friends for dinner, grab a pint or gallon.  The surpise to me was that in my area, I have the man necessities within walking distance - grocery, restaurants, bars (if that’s a necessity), banks and convenience marts. Yet I can honestly say I’ve only walked once to the grocery store and a few times to nearby restaurants and bars.

Here is one great walkable area and one up-and-coming/soon-to-be walkable areas of the southeast Phoenix valley:

Centerpoint Condominiums :: 111 W 6th Street, Tempe, AZ :: WalkScore of 97

The only thing really missing in downtown Tempe’s Mill Avenue District is a full grocery store - and that’s coming at nearby Mosaic (hopefully sooner than later) with Whole Foods.

San Marcos Commons :: Downtown Chandler, AZ :: WalkScore of 72

An up-and-coming area, Historic Downtown Chandler offers a respectible score of 72 with many restaurants and bars within walking distance but lacks a reasonably decent grocery store - a Wal-Mart is well over a mile away.

With the addition of mass-transit options in the valley, areas like these will offer residents a neighborhood that brings many of life’s necessities within a short walk and brings the rest of the valley via light-rail and bus connections.