Mill Avenue District

I recently stumbled upon a listing in the Tempe area (see previous post) that at first made me half laugh at the stupidity of the agent selling the condo and half empathetically cry for the sellers of the condo.  

“The property, which is listed near downtown Tempe for just under $400,000 is incorrectly listed as being within the Cave Creek Unified District.  That’s one hell of a bus ride for kids to Cave Creek which is roughly a 36 mile drive to the northern-most suburb city of the Phoenix metro area.”

Worse yet is the description used in the listing - or lack of description for that matter.  It gives no detail of the property or the amenities located within this development or the convenience of future light rail and the proximity to downtown Tempe.  The pictures (there are only three and the Arizona Regional Multiple Listing Service now allows unlimited photos) posted for the listing look like they were taken with the first cell phone camera ever created as they are grainy and extremely small.  Worse yet, the agent “stole” a stock photo of a Tempe Town Lake sunset and the Mill Avenue Bridge - and used it as one of the three photos to market the property.  

Now, for the icing on the cake - the property is listed as “Owner/Agent” which means the agent selling the property is also the owner.  My empathetic cry for the seller quickly went away.  Can you imagine what this agent does for his/her clients if this is all he/she does for his/her own property!?!  It’s no wonder the real estate industry has a bad image - who sees the value in paying an agent upwards of $24,000 to market a property in that way?  I sure as hell wouldn’t.

Sellers:  Check and recheck your complete MLS listing for accuracies!  Don’t ever assume, no matter who your agent is, that they’ve listed your home with 100% accuracy.  Better yet, don’t assume they’ve posted it in it’s best light.  There are a few way to check your MLS listing.  The easiest is to simply ask your agent for the complete listing printout.  Ask for the “Agent Report” so that you see everything another REALTOR would see.  Verify that all the information in the listing is correct and that nothing has been left out.

Better yet, go to websites that reciprocate MLS data - perhaps ours - and check your listing’s photos and (hopefully you have one) virtual tour.  On our site, you can view the pictures in full-screen - but only if your agent has loaded photos that are of full-screen quality.  If they haven’t, they’ll be small photos or even grainy if they are of super-low quality.  Not only that, verify that your photos actually present your property in it’s best light.  That means either your agent is a great photographer with a great camera or your agent hired a professional photographer.  

With well over 80% of home buyers using the internet to start their search it’s very easy for them to move on to the next listing if the pictures for your property don’t stir their interest.  Most of us are visual people and will first look at the pictures and then decide if we actually want to read about the property.  Make sure your pictures and virtual tour engage buyers rather than disengage.  And make sure the information on your property is 100% accurate to ensure it comes up on searches as it should.

If you’re looking into downtown Tempe as a place to live and/or are into the arts, take a look at this article in the Arizona Republic.  It talks about the possibility of bringing a global attraction to Tempe Town Lake just west of Priest Drive on Rio Salado Drive taking up the vacant space next to the Tempe Center for the Arts.

“Elements offers an opportunity to redevelop an empty strip of the Rio Salado bank between the Tempe Center for the Arts and Priest Drive into a global arts attraction.” - AZCentral.com

What a fantastic opportunity to not only bring a truly unique attraction to Tempe (and the entire Valley of the Sun for that matter) but to also spur more development in the Farmers Avenue District.  

At a REALTOR meeting last fall, Tempe Mayor, Hugh Hallman, discussed with us Tempe’s desire to create a district known as the ‘Farmers Avenue Arts District’ just south of the Tempe Center for the Arts.  With the open-minded approach that Tempe is taking in it’s downtown area it appears that the Farmers Avenue Arts District is starting to take shape.  

Ten years from now we may see a true urban arts neighborhood.  Currently, the Farmers Avenue area is being rejuvinated with developments like the Farmers Avenue Lofts, Millstone Townhomes, Regatta Pointe Condos and 525 Tempe Town Lake Condos complete or near completion and more planned, now is an exciting time for the downtown Tempe area - especially when you factor in that this area will be serviced by the light rail starting December 27!

If you’re interested in living and investing in the downtown Tempe area contact us and we’ll set up our exclusive fusionpower search to work for you sending you updates on property listings within the downtown Tempe area - or any area you’re in which you’re interested!

The City of Tempe, in it’s ongoing crusade to diversify and bring additional uniqueness to it’s city, has a program that rebates the entire cost of the construction permit for renovations or additions completed on homes 20 years or older.  At first, you may not think of this as a big deal because to many people it seems like a permit wouldn’t cost that much - $50 or $75, right?

The cost of a permit to improve a property can sometimes exceed $1,000!

For many people, that can make or break a renovation or improvement project.  The average permit is between $500 and $1,000.  

So far, the City of Tempe has refunded over $8,000 in permits but still believes there are $80,000 more in refunds that residents are eligible to receive.  To be eligible, the property must have been improved since July 1, 2007 (or at least the permit pulled then) and the home 20 years or older.  

I think this is a fantastic program for homeowners in Tempe.  Although neighboring cities like Chandler and Gilbert offer a smorgasbord of new home options they cannot compete with Tempe’s ever-increasingly vibrant Mill Avenue District.  And to my knowledge no city offers a great solution like the Orbit Bus Service to offer residents an easy, green and save way of getting from their suburban home to Tempe’s downtown restaurants, bars and events.  And with light-rail debuting in December - the city has a lot to offer residents including some good to great school systems.

This program is great for buyers and sellers alike.  Buyers should be aware of this program as they look for homes that may be a bargain but need repairs as this will bring down the total renovation costs.  Sellers can use this to spruce up their home, if needed, and save on costs as well.

Arizona Fusion Real Estate is excited to announce new and innovative features that give buyers excellent tools for searching for the first, next or best home ever!  We call it fusionpower search!

fusionpower search allows buyers to completely tailor their search and access it on a personal, secure website.

Have you ever wanted to search within just a specific area ?  For example, maybe you are looking for a home that is north of Broadway in Tempe, Arizona but between Mill Avenue and Rural Road but south of Tempe Town Lake - and when you’re west of Mill you’d like to the search to continue north of University but east of Hardy Drive.  fusionpower search allows you to do just that!

It's okay. Be as specific as you'd like on where and what you'd like to search.

Here is what fusionpower search can do for you if you are thinking of buying real estate in the Phoenix Valley:

•    Search Your Way - Like You’ve Always Wanted ::  Be as specific as you like - a 5 mile radius from work, between Mill Avenue and Rural Roads south of Tempe Town Lake but north of Broadway, within a mile from a light-rail station - whatever your personal search requirements are we’ll meet them!
•    HD Photos :: If the listing agent has made the photos available, you’ll be able to view photos in fullscreen, HD quality.
•    Virtual Tours :: If the listing agent has created a virtual tour you’ll have a direct link all within your fusionpower search webpage.
•    Compare :: You’ll be able to compare other homes that are on the market.  You can see what the average Days on the Market are, what the average list price is and more.
•    Sales History :: If you’d like, we can add to your fusionpower search the recent sales activity and show you what homes have sold in the past three months in your search area so that you can get an idea of what you’d like to offer.  You’ll even be able to compare what the list price was compared to the sales price.  Of course, we’ll review this information again when we’re ready to make an offer.
•    Save Your Favorites :: You’ll be able to save your favorite properties for later so that you always have access to the information.  No more re-searching or clicking through hundreds of listings to show your family and friends.  You can also throw out listings you hate.
•    Schedule Showings Online :: Have questions on a specific property or want to schedule a showing?  Do it online at anytime.
•    Tax Info :: Your fusionpower search will give you instant access to public tax information from the Assessor’s Office on properties that interest you.
•    Mortgage Calculator :: Just click on the basic mortgage calculator to see what your payments might be.  fusionpower search gives you all the search power you’ll need.

Sign up for your personal fusionpower search webpage and when you purchase a home with arizonafusion, we’ll include:
•    A Free Home Warranty :: Up to a $500 value, your Home Warranty protects you from unforeseen issues with major expense items such as the air conditioner, water heater, appliances and more.  The warranty even will rekey your home and provide you with new and unique keys.
•    10% Back :: We donate 10% of our earned commissions to the charity, non-profit or university of your choice.  You can read more here.

Sign up for your fusionpower search website now.

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!

After recieving some comments, emails and feedbacks from Michael Wurzer, President and CEO of FBS Data Systems (the company who has created FlexMLS) and Bob Bemis, the CEO of the Arizona Regional Multiple Listing Service, the problem I previously mentioned while trying to search listings on wireless.flexmls.com has been solved!  Hooray and hopefully no more “WTFs” except when clients and I see grossly overpriced listings.

If you haven’t used wireless.flexmls.com (and of course are an ARMLS member) here are some quick tips to get started with wireless FlexMLS access and then to save yourself from the “WTFs” and urge to toss your wireless device across the room:

• Get a smartphone device: Pony up.  Get with the times.  Do what you have to do - but you’ll serve clients much better if you have a smartphone, like the Apple iPhone, a BlackBerry or Palm.  I am partial to Apple products but also think the ease and use of an iPhone would make it the top choice for most agents whether they’re technology gurus or not.Ideally, you’ll want to get a device that has “3G” access, which means it accesses high-speed cellular networks with speeds similar to broadband at home (slow home broadband, but broadband nonetheless).  AT&T calls it “3G”.  Verizon Wireless calls it “EVDO” (although I noticed in a recent radio commercial they actually used the word “3G,” most likely a fallout from all the iPhone 3G coverage).  Sprints calls it “Sprint Vision.”  Currently, at least in the Phoenix Valley, T-Mobile does not have a broadband wireless network.
• Expect to spend about $30 more a month: Wireless companies will charge you, on average, around $30 a month for unlimited data access on your smartphone.  A small investment for the service you’ll be providing to clients and the convenience you’ll have of pulling up stats on the fly even if your paperwork is not handy, flew out the window, got ate by the dog, etc.
• Bookmark wireless.flexmls.com: The iPhone makes it super easy to have one-touch access to the wireless version of the ARMLS.  Here’s a screenshot of my own iPhone.  Now, Michael, can your software developers throw in an iPhone icon so that it doesn’t look so generic and ghetto on my screen (like the Google RSS and Wells Fargo you see)?  Notice the “flexmls Web” icon/link in the bottom row above my calendar:
  

  flexmls Web is located just above my Calendar widget in the lower lefthand corner giving me one touch access to the ARMLS.

  Most wireless devices will allow bookmarks.  It should be noted that even if you don’t have a smartphone, aren’t eligible to upgrade without shelling out full retail price for the handset (which still may be worth it in my opinion) or simply want to hang on to the 1990s, you can still access wireless.flexmls.com from most “regular” cell phones by going to the phone’s browser and typing in the address.

• DESELECT search items for a successful search: As Michael put it, “I know this is lame but what’s happening here is that a couple of the fields are getting selected by the browser even though you’re not selecting them.”  More specifically, the “Compass” and “Street Suffix” fields automatically select options that will make your search come back with zero properties.To clarify, here are some screenshots from my iPhone that show the correct way and the incorrect way for searching:
  

  "Select One" is automatically selected which makes your search pointless and gives you zero results.

  

  Deselect "Select One" as well as "--" in the "St Suffix" field and your address search will come back with results.

  Those two fields - “Compass” and “St Suffix” - have default selections that you may usually assume are instructions that don’t need to be touched or will search all.  Not the case.  Deselect these items for accurate search results.

  As always, it’s usually best to not select a compass (E, W, S, N, etc) for a street because the search is only as good as the agent that put it in the MLS.  The same goes for the street suffix (Street, Way, Cove, etc).  If I recall, FlexMLS uses more accurate address verification through tax records that may take some of the innacuracies out of the picture - but to be safe, keep those fields blank.

If you follow the search directions here, you won’t have the issues I had previously.  Once I deselected the default selections for compass and street suffix I had perfect success that mirrored results on “the real FlexMLS” on my laptop.

Kudos to Michael Wurzer and FlexMLS for offering a Web 2.0 interface on my computer and a viable solution on my mobile device.  Perhaps I can push the envelope and request a iPhone Application that would bring even more functionality to FlexMLS while mobile.

Kudos also to Bob Bemis and ARMLS for finally offering multiple IDX solutions to agents and brokers and bringing us FlexMLS and a MLS solution that allows the industry to do what they need to do easier and better.

Now, if we can only get some competition in the paperless transaction offerings and end the ZipForms monopoly.  In my dream world and others’,

• I pull up the ARMLS on my iPhone App
• Search for properties on my iPhone App
• Open up lockboxes via Bluetooth (no need to carry around a Supra Key or have an outdated Palm).  Supra claims Bluetooth would use way too much battery power, which is probably true.  But this is my dream world, right?
• Click on the property my buyer wants to put an offer on
• Pull up all the current AAR forms with the listing information automatically populated and relevant seller disclosures too
• Review the paperwork on the iPhone App
• Sign it electronically with integrated electronic signature technology or on the iPhone screen with a finger
• Send the paperwork electronically back to the listing agent
• Send the completed paperwork electronically to the title company, mortgage companies, etc.

Of course, in my dream world, all agents are onboard with today’s technology and we could whisk paperwork back and forth from agent-to-agent-to-mortgage company-to-title company-to-agent-to-inspector-to-client’s email.

Well, at least I can search wirelessly now with my clients this afternoon if the opportunity presents itself!

We can always dream …

Most Phoenix area REALTORS are well-aware that this weekend is “the big weekend” where our outdated, archaic and semi-worthless MLS system switches over to a less-outdated and less-archaic MLS system from FlexMLS.  Don’t get me wrong - I am very excited about the changes.  But I guess in this age of constant change and internet data, I’d expect even more from a MLS system than what FlexMLS is providing.  A key thing I must always tell myself is that the MLS system is sometimes inhibited by the agents who make it up.  And let’s be honest, there are plenty of agents out there who post horrible photos, uninteresting descriptions and false and misleading data.

Nonetheless, the Arizona Regional Multiple Listing Service (ARMLS) made a great decision by moving forward with FlexMLS.  

One of the lesser known features of FlexMLS is it’s sister site - wireless.flexmls.com.

Recently, while looking at some townhomes and condos near downtown Tempe, a client/friend asked if I could find out information on a property that didn’t come up on our original search.  Being the tech-savvy person that I think I am, I pulled up the wireless FlexMLS site on my Apple iPhone and did a simple search with the address of the property.  Most REALTORS know that when searching we often leave out the “compass direction” when searching for a property as well as the street suffix.  For example, if searching for 1234 E Sunshine Avenue, I would simply search for “1234 Sunshine” so that my search doesn’t go haywire and return zero results.

When I searched for the property I got zero results.  I tried the search a few different ways and continued to get zero results.  So, I took my search out to the ZIP code (85281) we were in and still had zero result returned.  As most might say after a few searches with zero results - WTF?

My hope is that the search function of wireless.flexmls.com is simply not working until the official launch on July 28.  The wireless version of FlexMLS could be a fantastic tool for gathering more information on a property that wasn’t on the original search (often times buyers have a change of heart in their search criteria after viewing a few properties) or to pull up info on a property in the search that wasn’t printed off.  It would be great for an agent to know they could leave their laptop at home or the office and just bring their iPhone or other wireless device and have the information they need without having to power up a laptop.

I was able to pull up the property by MLS number on wireless.flexmls.com - but that was the only way a search would give me results.  I have a few saved searches that show up on my wireless homepage that also displayed results.  Here’s what you’d expect to see if you were using an iPhone for wireless FlexMLS:

If you know of something I may be doing wrong - be sure to let me know!  Otherwise, I will hope that this Monday brings the wireless access to the ARMLS that I would’ve expected three or four years ago!

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!