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Renovated Burton Barr library set to reopen after flood damage

The city’s main library was devastated by a flood last monsoon. The $10 million renovation includes a larger children’s area and more community space in the Downtown & Central Phoenix, AZ area

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Workers put the final touches at the Burton Barr Central Library, which will be open to the public on Saturday after a year-long renovation sparked by a catastrophic failure in the building’s sprinkler system that flooded much of the building.

But don’t worry, many of visitors’ favorite aspects of the library are the same.

This week, the sounds of vacuums and power tools echoed throughout the branch. Librarians stacked books while IT professionals installed computers.

“This is a beloved resource in Phoenix,” Phoenix Public Library Community Relations Manager Lee Franklin told The Arizona Republic.

The storm

In July 2017, a windstorm caused the library’s roof to shake and release dust. The building’s smoke-detection system confused it for smoke and caused the fire-sprinkler system to be filled with water.

The sprinkler heads did not activate but water came out of the holes, causing damage to all five of the building’s floors and part of the book collection. No one was in the library during the flooding.

During the renovations, the fire suppression system and roof were replaced.

More space, accommodations

When walking into the renovated library, people will notice many of the same features and services.

“We are ready to be back in business and offer a significant increase in service,” Franklin said.

Franklin said the staff understands the community’s love of the former library and didn’t want renovations to change it drastically. But there will be some new things.

Throughout the library, visitors will find more computers and convenience outlets near desk areas. The library replaced flooring and tabletops.

The biggest changes were made to the children’s section, College Depot and MACH areas.

The children’s space, on the first floor, is larger: a bigger story-time area, bigger collection and an upgraded First Five Years area.

Franklin said before the storm, the library had been planning to update the College Depot on the second floor.

Now, the space has a computer lab that can hold 66 people and a large meeting room.

“We are now able to offer more sessions and accommodate more people,” Franklin said.

The area can host visits from experts, GED classes, workshops and summer camps.

On the fourth floor, the MACH area was significantly damaged by water. The area, also known as the space for makers-artists-crafters-hackers, caters to people who want to learn more about STEM.

The area now has two computer labs and a designated 3D-printer room.

An additional service at the location will be the seed library. Franklin said Burton Barr librarians realized the program was successful at other locations and wanted to bring it downtown.

Phoenix library flood’s damage tally: 6,000 books

The library’s fifth floor

The pipe burst above the reference section on the fifth floor.

Franklin said when replacing the section, staff researched which resources were used the most.

Some resources were not able to be replaced due to being out of publication. Therefore, computers were added to the area so visitors can search digital versions.

Franklin said the library staff like to call the floor “the great reading room.”

Also, the room’s metal pillars offer visitors the opportunity to see how the building’s architecture interacts with sunlight.

The pillars point to skylights in the ceiling, which highlight the sun’s ascent.

Franklin said the library will honor the summer solstice on June 21 because the midday effect of the pillars is most pronounced on that day.

Rare books and art

Franklin said many people in the community were concerned about the rare books in the library. None of the books or the Washington handpress were harmed, she said.

The room’s floor was replaced with more durable material and the tables can now be moved around.

During the first days of accessing the damage, crews saved art work from the property.

Burton Barr is home to more than 30 art pieces on permanent display and a gallery space. The gallery will continue its exhibit schedule with the reopening.

Franklin said art pieces were shown at City Hall during the renovations.

Reopening details

The library will open at 9 a.m. Saturday.

The day’s activities include story times, a fairy-tale princess visit, activity stations and a magician in the Children’s Place from 9 a.m. to noon.

Visitors can visit the rare books room from noon to 3 p.m. and print a keepsake on the century-old Washington handpress, or spend the afternoon learning about coding or how to build a droid.

Metro Phoenix Home Prices Rising Fastest in Affordable Neighborhoods

If you’re one the fence about buying a home in Phoenix, it’s time to get off. It’s been a long, hard road to recovery for metro Phoenix’s boom-and-bust-battered housing market, but it’s back, and then some.

But some Valley neighborhoods are there, back to 2006 price levels, and higher and other neighborhoods are very close.

As expected, millennial first-time homebuyers are propelling the recovery.

Metro Phoenix home prices are rising the fastest in many of its most affordable, centrally located neighborhoods, from downtown Phoenix to central Mesa, where young buyers want to live and can afford houses.

2017 was a good year for the housing recovery in the Phoenix area. Almost one-third of the Valley’s ZIP codes posted double-digit-percentage increases in prices last year, according to The Arizona Republic/azcentral Street Scout Home Values report.

Street Scout is azcentral’s neighborhood and housing site that provides property valuations, home sales data, real estate news and listings.

Street Scout exists to make our community stronger, more informed and more connected. We’re a news organization with deep roots here, but we’re also a modern media company that’s pushing the boundaries of what we think about when we say “content.” Stunning real estate photography, comprehensive neighborhood guides, accurate, timely data and expert analysis provide you with what you need to find the best place to call home.

But there is concern buyer demand for affordable homes is beginning to outpace the supply. And there’s always worry in Arizona about the possibility of another housing bust when prices climb for a few years.

Phoenix, AZ Recession Rebound

In nearly 30 Phoenix-area neighborhoods, prices have rebounded to 2006 levels or even higher, data from The Information Market shows.

Most of those areas still have median home prices below $300,000.

“Last year was a strong one for the Valley’s housing market, particularly the more affordable neighborhoods closer in,” said Tina Tamboer, senior housing analyst with the Cromford Report. “Only 2004, ’05 and 2011 were better years for home sales, and those weren’t normal years.”

The housing boom inflated home prices and sales between 2004 and 2006, and then investors drove up sales as foreclosures climbed and prices plummeted from 2010 to 2012.

Home prices have doubled in many Phoenix-area neighborhoods since the bottom of the market. Besides the 30 ZIP codes where home prices have bounced back from the crash, values in another 40 neighborhoods are within 10 percent of recovering.

Fastest-growing home prices In the Phoenix Metro Area

Aysia Williams and Benjamin Hughes rented in downtown Phoenix’s historic Woodland historic district for about a year before deciding to buy their first home.

“We fell in love with the area, but saw prices and rents climbing fast,” Williams said. “We knew we wanted to buy, but there was a lot of competition for the houses we liked.”

Woodland is part of the 85007 ZIP code,one of central Phoenix’s more affordable neighborhoods. The area, which has also attracted many investors, saw its overall median home price climb 10 percent to more than $192,000 in 2017. Sales in the area jumped nearly 20 percent last year.

Home prices in their neighborhood on the western side of downtown have rebounded from the crash and are almost 2 percent higher than they were in 2006.

Aysia and Benjamin were so lucky and bought from their wonderful neighbor, who didn’t want to sell to an investor.

The couple’s house, for which they paid less than $250,000 a few months ago, wasn’t even listed for sale.

People talk about the gentrification of central Phoenix pricing too many first-time buyers out. But more high-end home sales in the area help other more affordable areas like Woodland and Coronado Historic District improve, too.

Buying a house in the hot 85007 neighborhood of Phoenix included graffiti art in the backyard of Ben Hughes and Aysia Williams’s home.

‘First-time homebuyer market is exploding in Phoenix, AZ’

Stephanie Silva and Billy Horner moved to Chandler, AZ, from Chicago for the warmth last March.

“We wanted to rent first to see if we liked the area and a ‘shovel-free life,’ ” said Silva, who works in Tempe. Horner works in downtown Chandler.

The couple recently bought a home for under $275,000 in the central Mesa, AZ ZIP 85210, almost halfway between their jobs. Prices in the still-affordable neighborhood climbed 9 percent, and sales rose 38 percent last year.

Home values just rebounded back to 2006 levels in their neighborhood, where the median price is about $215,000.

“We are on a quiet, cozy block in a home with a pool and a yard,” Silva said. “So far, it is everything these Midwest transplants could ask for.”

The couple’s real-estate agents said if more people don’t decide to sell in the popular, affordable neighborhoods closer in, then it will soon get even tougher for first-time buyers.

“The first-time homebuyer market is exploding. So many people are done with renting and dealing with landlords,” Matthew Coates said. “But we are seeing a deficit of homes available.”

The number of Valley homes for sale priced under $350,000 is down almost 20 percent from last year, according to the Cromford Report.

Some potential buyers are giving up

Nils and Heather Hofmann began looking for a home midway between their jobs in Deer Valley and Chandler more than a year ago. Their budget was $300,000.

The couple, who was renting in north-central Phoenix, put their home search on hold last fall after seeing dozens of houses. The ones they liked usually sold before they could get an offer in.

“I think we must have seen more than 80 houses,” Heather Hofmann said. “We wanted to buy where we were renting, but prices were too high.”

The couple decided to stop looking for a while late last summer because it became too frustrating. But then they found out Heather was pregnant, resumed their search and upped their price to $400,000.

The Hofmanns bought a home last month in north Phoenix’s Desert Ridge neighborhood, close to several freeways for their commute.

The median home price in the Desert Ridge area is about $485,000, up 5 percent from 2016.”

Looking farther outside of Phoenix Proper for Real Estate to Buy

The metro Phoenix suburbs farthest out were hardest hit by the crash and have been the slowest to recover.

But both sales and prices are again climbing in those areas, including the West Valley suburbs of Goodyear, Surprise and Buckeye and southeast Valley areas of Queen Creek and Maricopa.

The median home price in the Buckeye ZIP code 85326 is up almost 10 percent from last year to $192,000. But the area’s home values are still about 19 percent off the 2006 peak.

Will 2018 be the year for Phoenix?

Metro Phoenix home prices continue to climb in most neighborhoods.

The median Valley home price is now about $253,000, up from $235,000 a year ago.

Some homeowners and national market watchers see price increases in the Valley and are concerned about another bubble.

“The housing market is very solid now. But there’s nothing that shows we are heading for another crash.

Metro Phoenix’s December 2017 median price of $250,000 is still below the high of $260,000 from 2006.

Housing market watchers say 2018 could be better than 2017 for prices and sales.

Whether this is the year the area’s median market reaches that 2006 level depends on whether first-time buyers can find homes they can afford.

“Either low inventory numbers for homes for sale will restrict sales because buyers can’t find houses in their price range or Millennials, the driving force behind our market, will be able to and decide to buy,” said Tom Ruff, housing analyst with The Information Market, owned by the Arizona Regional Multiple Listing Service.

“That, coupled with an improving economy, will lead to increased sales in 2018,” he said.

Whether you’re buying or selling a home in Central or Downtown Phoenix, or just have some questions about anything at all in or about any one of the historic districts in Phoenix, I’d be very happy to help you! Just call or email me anytime.

Arizona, Phoenix foreclosure and delinquency rates are below national averages

Foreclosure Rates in Arizona are down for both the State and its Major Metro areas Remaining Lower than the National Average.
Foreclosures For Sale In Arizona
65 Listings

$449,000 4 beds 2 baths 1,524 sqft 3230 W CASINO Avenue
Phoenix, AZ 85083

$459,000 5 beds 3 baths 2,658 sqft 30520 W CLARENDON Avenue
Buckeye, AZ 85396

$165,000 1 beds 2 baths 750 sqft 7750 E BROADWAY Road, 904
Mesa, AZ 85208

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That comes from the latest CoreLogic LPI report looking at foreclosure rates, and serious delinquency rates and 30-day delinquency rates. Arizona, and its major metro areas are below already-declining national averages in all three categories. The report looks at year-to-year rates from January 2017 to January 2018.

Arizona’s delinquency and foreclosure rates are lower than the national average, a pattern that follows from last year even as the rates reduce nationally. The state’s own percentages also dropped marginally from numbers last year in Arizona.

Nationally, the foreclosure rate is 0.6 percent. In Arizona, the foreclosure rate is just 0.2 percent statewide. That’s the same in metro Phoenix, while Tucson’s foreclosure rate is 0.3 percent.

Tina Tamboer, a senior housing analyst for the Cromford Report, said the low rates, especially rates below the national average, are a positive for the local market.

Tamboer said the low rates, especially in a seller’s market, mean prices are meeting the level of demand in the market.

Frank Martell, president and CEO of CoreLogic, said most of the country has seen lower rates for both foreclosures and delinquency.

“Declines in the unemployment rate have supported a rise in income, and home-price growth has built home equity,” Martell said in a statement. “These two economic forces coupled with high-quality underwriting have lowered overall delinquency rates.”

For delinquencies, Arizona saw a decline in 30-day or more delinquent rates to 3.1 percent, and serious delinquent rates are at 0.9 percent. In Phoenix, the delinquency rates are just below the statewide rates at 2.8 percent rate for 30-day and 0.8 percent for serious delinquency. Tucson’s 30-day and serious delinquent rates are 3.7 percent and 1.2 percent, respectively.

All of those are lower than the national averages of 3.9 percent for 30-day delinquencies and 2.1 percent for serious delinquencies.

“It’d be very sad to see someone foreclose in today’s market,” Tamboer said, adding people generally could sell instead to pay off the mortgage.

Because Arizona is a non-judicial foreclosure state where lenders can foreclose without going to court, Tamboer said Arizona was hit particularly hard by foreclosures in the Great Recession. However, because foreclosures are not dragged out in court, the state was able to recover faster after the initial onslaught.

Tamboer also said the lack of foreclosures is forcing investors to look to more traditional avenues to buy up below-market properties.

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65 Matches Found

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$449,000

3230 W CASINO Avenue, Phoenix, AZ

Active
4BD 2BA 1,524SF

Last Modified: 12:47am, April 16, 2024

$459,000

30520 W CLARENDON Avenue, Buckeye, AZ

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5BD 3BA 2,658SF

Last Modified: 11:05pm, April 15, 2024

$165,000

7750 E BROADWAY Road, 904, Mesa, AZ

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1BD 2BA 750SF

Last Modified: 10:21pm, April 15, 2024

$250,000

1230 W Roosevelt Avenue, Coolidge, AZ

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3BD 2BA 1,260SF

Last Modified: 9:19pm, April 15, 2024

$374,900

8939 W ECHO Lane, Peoria, AZ

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3BD 2BA 1,646SF

Last Modified: 8:40pm, April 15, 2024

$615,000

7130 W MORNING VISTA Drive, Peoria, AZ

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4BD 3BA 3,110SF

Last Modified: 7:22pm, April 15, 2024

$235,000

83105 E Bartolo Road, Dudleyville, AZ

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3BD 2BA 1,080SF

Last Modified: 5:43pm, April 15, 2024

$199,900

14575 W MOUNTAIN VIEW Boulevard, 12102, Surprise, AZ

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1BD 1BA 840SF

Last Modified: 4:36pm, April 15, 2024

$320,000

244 E PONDEROSA Lane, Phoenix, AZ

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3BD 2BA 1,369SF

Last Modified: 3:26pm, April 15, 2024

$418,000

19256 W ELM Street, Litchfield Park, AZ

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4BD 3BA 1,912SF

Last Modified: 11:52am, April 15, 2024

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Interesting in buying or selling a Phoenix Metro Foreclosure? Contact Licensed Realtor, Laura B. today.

Arcadia Home Once Considered for Governor’s Mansion Sells for $3.875M

A home in Phoenix’s Arcadia neighborhood that once was considered for the Arizona governor’s mansion recently sold for $3.875 million.

The stunning Arcadia home at 5105 E. Exeter Boulevard is a Spanish Colonial Revival estate and sits on nearly two acres of greenery at the base of Camelback Mountain. There are five bedrooms and four bathrooms.

Check out a similar 1926 Spanish, Pueblo Revival for sale in Arcadia right now by clicking here.

The Arcadia Neighborhood, centrally located near the core of Downtown Phoenix, shares a very close border to Scottsdale, AZ, is in the heart of it all. Click here to view Arcadia homes for sale and click here for all Phoenix Metropolitan homes for sale. If you’re interested in historic Scottsdale homes for sale, click here.

The property also served as the residence of Miss Kitty from “Gunsmoke” for 17 years.

It boasts arched windows, iron balconies, a Moreno tiled entryway and has a living room with an 11-foot coved ceiling. The fireplace is modeled after the one at the Phoenician while the former basement has been transformed into a 1,500-bottle wine room, wine-tasting room and large workout room.

The gourmet kitchen features light-colored slab granite, a commercial six-burner gas range, double ovens, double dishwashers, three sinks, SubZero refrigerator and a large walk-in pantry.

The grounds also feature numerous patios, a 42-foot long pool, 12-person spa and outdoor kitchen.

The approximately 6,400-square-foot property sold on March 20, 2018.

Central Phoenix Homes of all architectural styles, old and new, is part of what makes our Arizona city so appealing.

Read the History of the Arcadia Historic Neighborhood

Arcadia, AZ Today

Interesting in buying or selling Arcadia Real Estate? Contact long time resident and Realtor, Laura B. today.

Why Buyers May Lose If They Don’t Act Now

DAILY REAL ESTATE NEWS | MONDAY, MARCH 12, 2018

Rising mortgage rates could have a big impact on buying a home when shopping for real estate, economists warn. “Every time the interest rates go up, you eliminate a group of people who can no longer afford to buy a house,” Some people may have to rent for a period of time until they make more money, or buy a smaller house,” says Laura Boyajian of Wise Choice Properties, Historic Phoenix Homes Specialist.

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Learn How to Save Money Now

To avoid further complications in their plans, your home buyers may want to speed up their home search this Spring as interest rates are forecasted to move higher in the coming months. Forty-four percent of home buyers say rate increases likely will force them to settle for a smaller, less expensive home that requires a longer commute to their jobs, according to a realtor.com® survey. First-time home buyers may be most affected by rising costs, as increasing home prices and interest rates price some out of the market.

Mortgage rates are at their highest levels in more than four years. The 30-year fixed-rate mortgage averaged 4.46 percent last week, according to Freddie Mac, and that’s largely expected to increase since the Federal Reserve said it is likely to raise its short-term interest rates this year. That could prompt mortgage rates to move higher at least three times this year, starting this month.

“For the bulk of buyers, it’s not going to kill their decision to purchase a home,” Rick Palacios Jr., director of research at John Burns Real Estate Consulting, told realtor.com®. “If anything, it will get them off the fence by creating a sense of urgency.” Higher rates are “a kick in the pants for you to start thinking seriously about buying.”

Rate increases, even minor ones, can add up over time. Realtor.com® offers this example: On a $300,000 house with a 30-year fixed-rate mortgage and 20-percent down payment, the difference between a 4 percent and 5 percent mortgage rate is $142 a month. Calculated over the life of the loan, that is more than an extra $51,000. “Buyers thought they could wait forever because rates were going to stay low forever,” says Boyajian. “They’re starting to realize that if they’re going to buy, they should probably buy now.”

Home buyers who are concerned about rising rates may want to lock in with a lender, which guarantees the current rate for a set period of time. Still, don’t let your clients linger on making a decision. It typically costs several hundred dollars to lock in a rate.

If you are interested in a free consultation to see if buying a Phoenix home is a better option for you and get pre-approved for a home loan, please call or email me today. You may be surprised at what you learn. I have access to programs that offer down-payment assistance with money you do not have to pay back.

Whether you’re buying or selling a home in Central or Downtown Phoenix, or just have some questions about anything at all in or about any one of the historic districts in Phoenix, I’d be very happy to help you! Just call or email me anytime.

New Name, New Price for Chateau on Central

The luxurious 21-home brownstone community in downtown Phoenix known as Chateau on Central for more than a decade is now The Arris, featuring a multi-million dollar renovation that brings not only a new name, but also completely new interiors and new pricing, starting in the $900s.

Building off its solid foundation, each home within The Arris begins with an unparalleled level of construction quality and is now redesigned to deliver homes with the fresh, modern and vibrant urban lifestyle sought by home buyers today. This level of quality is paired with inviting new open layouts, and new finish packages featuring: Sollid Cabinetry, Cambria Quartz countertops, Wolf Subzero appliances, Emtek interior hardware, Top Knobs Cabinet Hardware, Cactus Tile and Stone, and Visual Comfort light fixtures to name a few. Homes are 5,200 – 5,800 square feet among five sprawling stories in a traditional brownstone layout. Buyers will have three options to choose from when selecting their home.

MSI West Investments, LLC acquired The Arris in 2010 and since has invested more than $20 million in the community. They hired A Finer Touch Construction, one of the premier construction firms in Arizona to build out these luxury brownstones.

“We’re excited about infusing new life into this project with a more modern, urban feel and a name that truly represents this community,” said Brad Leavitt, president of AFT. “The Arris, meaning the intersection of two surfaces, couldn’t be a better descriptor for this community. This community truly embodies so many different intersections. Its downtown vibrancy meets upscale living. Its historical roots meet modern lifestyle.”

The former Chateau on Central was built in 2006 and is the only high-end community in the Valley to have so closely replicated Queen Anne style architecture from the late 19th century. Offering an unexpected appearance in downtown Phoenix, The Arris brings the East Coast West with the five-story brick and masonry brownstones on the corner of Palm Lane and Central Avenue. Out of the original 21, there are only 12 remaining homes available for sale.

“With our work life making us world travelers, we love the easy lock and leave lifestyle The Arris provides,” said Yvette Beaulieu-Kreutzberg, resident at The Arris. “We also can’t beat its location and how it really surrounds us with the culture and vibrancy of urban life. The Arris drew us in not only because of its novel style of vertical living, but also because of its proximity to prime schools.”

AFT has tapped the experienced, luxury real estate group of Joe Bushong, Chad Christian and Grant Almquist with Russ Lyon Sotheby’s International Realty to sell the remaining homes. With a deep knowledge of the downtown and the local luxury markets, the sales team offers a unique perspective on prime luxury property in an urban area.

“As luxury Realtors who have participated in the sale of many unique downtown historical properties and luxury condos, we are extremely excited and proud to be re-introducing The Arris,” said Almquist. “There is a void of luxury “lock and leave” spacious residences in Downtown Phoenix that The Arris fills. We are seeing more and more young professionals, empty-nesters and even families that want to stylishly take advantage of the awakening urban lifestyle that downtown Phoenix now provides.”

If you are interested in a free consultation to see if buying a Phoenix home is a better option for you, please call or email me today. You may be surprised at what you learn. I have access to programs that offer down-payment assistance with money you do not have to pay back.

Whether you’re buying or selling a home in Central or Downtown Phoenix, or just have some questions about anything at all in or about any one of the historic districts in Phoenix, I’d be very happy to help you! Just call or email me anytime.

Batter Up! It’s Baseball and Music at the Innings Festival

It’s a celebration of baseball and music, of food and friends, of good times and sunshine in Phoenix. It’s the first-ever Innings Music Festival, scheduled for March 23-25 at Tempe Beach Park in Tempe, AZ.

Held on the last weekend of spring training baseball here in the Phoenix, AZ Valley, the Innings Festival is jammed with some of the coolest rock ‘n roll bands, alt-country acts and much more. The music lineup is diverse, from the desert rock of Queens of the Stone Age to the lilting synth-pop of Sylvan Esso and the throwback Valley vibes of the Gin Blossoms. The festival’s three stages will feature great sets from more than 35 artists.This amazing 3-day event is the perfect weekend entertainment destination for fans of Cactus League Spring Training baseball here in the Valley.

The overall lineup looks incredible – headliners for the three days include Chris Stapleton, Queens of the Stone Age, and The Avett Brothers. Other well-known music acts appearing at Innings Festival are Counting Crows, The Decemberists, Gin Blossoms, Young The Giant, The Head and the Heart and more.

The promoters feel that that the combination of music and baseball is a natural for the warm spring days in the Valley, especially with thousands of visitors here to watch spring training games. Bringing together music fans with baseball fans on a weekend of music is a no-brainer.

But there’s a lot more than music happening that weekend. There will be fun baseball activities like batting cages, speed pitching, and appearances by top MLB baseball players. Plus, a huge food court will be on premises, featuring celebrity chef demonstrations, led by the Valley’s own Sanctuary chef, Beau MacMillan. He will curate the food at the festival and will lead food demos that highlight different baseball stars and musicians. With more than 20 food tents at the festival, as well as beer, water, and other refreshments, there will surely be enough for everyone!

Click over to Innings Festival Tickets page to buy your tickets.

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Tempe, AZ Events: March 6-12, 2018

Tempe’s calendar is full of exciting events this week.

Check out the five exciting events below, and view a complete listing of Tempe events on the Tempe Tourism Office website. Call (480) 894-8158 for more information.

Tempe Cactus League Spring Training is in full swing this week. Angels home games are listed below. For a complete Cactus League schedule, spring activities and details about transportation to and from games at Sloan Park and Tempe Diablo Stadium, please visit the Tempe Tourism Office spring training page.

March 7: Spring Training Cinema: Field of Dreams
Hayden Square Amphitheater, Downtown Tempe

March 10: Angels Spring Training: Angels vs. Giants
Tempe Diablo Stadium

March 10-11: Childsplay presents The Snowy Day
Tempe Center for the Arts

March 10-11: Arizona Aloha Festival
Tempe Beach Park

March 10-24: Stray Cat Theatre Presents Gidion’s Knot
Tempe Center for the Arts

Historic Phoenix Sees Major Rejuvenation ‘Between the Sevens’

Some of Phoenix’s most desirable neighborhoods to live can be found in an area that’s commonly referred to as “between the sevens,” which is the region between Seventh Avenue and Seventh Street throughout Downtown, Midtown and Uptown Phoenix.

Home to historical neighborhoods like “The Windsor,” prominent office buildings and iconic retail centers, the area between the sevens is also becoming an increasingly attractive place to work and play as new commercial real estate projects take shape, blending modern needs with the area’s rich history.

The latest projects range from adaptive reuse transformations of a former grocery store and other businesses into multifamily communities or trendy bars and restaurants. It also includes the modernization of older office buildings to meet current standards with lots of natural light, high ceilings, large open floorplates and easy connection to amenities.

Whether its people or companies, everyone is looking for a connected place that’s walkable, vibrant and linked to other amenities and uses, says City of Phoenix Economic Development Director Christine Mackay.

In addition to providing great transit options such as light rail, buses and the Grid Bike Share program to get around, Midtown and Uptown also boasts incredible dining and shopping options as well as prime office locations for major corporate companies.

Mackay says the rejuvenation of Midtown started in 2016 when Banner Health moved its corporate headquarters to the Banner Corporate Center on Thomas and Central Avenues.

Banner retrofitted an old building, bringing it to the 21st century, explains Mackay, which signaled to other large corporate tenants that the area and surrounding communities would support regional and/or national headquarters.

From there, the 2828 North Central building renovated its bottom floor to include a co-working shared space that’s currently occupied by Mod Phoenix. Meanwhile, the owners of the 2020 On Central building renovated all of its lobbies and shared spaces, which eventually led Facility Source to lease office space.

“Those three things really set the stage for other building owners to come in and start making dramatic changes,” Mackay says.

Now, Midtown is experiencing office renovations across the board because so many of the existing buildings were constructed in the 1970s and 80s.

Mackay also describes an incredible and growing demand to live in Midtown and Uptown. “It’s cultured. It has night life, distinctive dining and pretty much everything is local. It’s exactly what people are looking for today,” she says.

In addition to new office product and multifamily units, the area between the sevens has also seen a surge in new retail projects as it’s becoming more widely well-known as a foodie hotspot with an eclectic and tasty mix for restaurants and bars.

Mackay says, “The restaurants, culture and nightlife is really what’s drawing people into this Central City to live.” In fact, she says, there are not less than 100 restaurants in that area for people to choose from.

Mackay points to the success of projects like The Yard, along Seventh Street and Missouri Avenue, as an example of the pent-up demand for restaurants nearby, which has spurred other retail and dining destinations to follow like The Colony, built by LGE Design Build in 2016.

Looking ahead throughout Midtown, Mackay says, the renovations of Park Central Mall is “the last missing piece before the area returns to full throttle.” Meanwhile in Uptown, she predicts, the completion of Arrive Phoenix will “really prove the market and show what a destination hotel looks like in that area.”

ARRIVE Phoenix

DEVELOPER: Vintage Partners; Venue Projects

GENERAL CONTRACTOR: Venue Projects

ARCHITECT: Arrive Hotel & Restaurants

LOCATION: 400 & 444 W. Camelback Rd., Phoenix

SIZE: 45,000 SF; 79-rooms

VALUE: $20M

START/COMPLETION: Q1 2018 – Q4 2018

Located at what’s been called the Valley’s “hottest intersection” by the Urban Land Institute of Arizona, the project transforms a trio of mid-century gems into Uptown Phoenix’s newest dining, entertainment and urban hotel hub. The two-acre site will also host a boutique coffee shop, poolside taco bar, gourmet ice creamery, and nautical-themed rooftop craft cocktail bar featuring 360-degree city views. For the project, Vintage Partners teamed up with Venue Projects, the visionary developers behind The Newtown and other successful adaptive reuse projects like Windsor/Churn and The Orchard along Central Avenue.

First Place-Phoenix

DEVELOPER: First Place AZ

GENERAL CONTRACTOR: hardison/downey construction

ARCHITECT: RSP Architects

LOCATION: 3001 N. Third St., Phoenix

SIZE: 81,525 SF; 56-units

VALUE: $15M

START/COMPLETION: January 2017 – March 2018

The $15 million residential property for adults with autism and other neuro-diversities will be a first-of-its-kind facility that First Place AZ plans to expand into a worldwide model. First Place AZ Founder, President and CEO Denise Resnik started the nonprofit to ensure that housing and community options are as bountiful for people with autism and other neuro-diversities as they are for everyone else. The project provides a one-of-a-kind approach that combines apartments, a residential training program and a national leadership institute to advance more independent and community integrated living options.

The Curve at Melrose

DEVELOPER: P.B. Bell

GENERAL CONTRACTOR: M.T. Builders

ARCHITECT: Studio 15 Architecture Inc.

LOCATION: 4333 N. Sixth Dr., Phoenix

SIZE: 204-units; 308,618 SF

START/COMPLETION: August 2016 – Early 2018

The Curve will consist of 204-luxury apartments in a vibrant and eclectic urban Melrose District neighborhood positioned within walking distance of Indian Steele Park, light rail as well as numerous locally owned shops and restaurants. Included in the property’s luxury amenities are several that were selected by public vote in 2015, which include a resort-style pool and spa along with an outdoor kitchen and gas grills. P.B. Bell also worked with the Seventh Avenue Merchants Association on plans to reserve three display windows at the property to spotlight community-curated work and displays.

The Osborn

DEVELOPER: Trammell Crow Company; High Street Residential

GENERAL CONTRACTOR: Chasse Building Team

ARCHITECT: ESG Architects

LOCATION: SWC of Seventh Avenue & Osborn Road, Phoenix

SIZE: 190-units; 45,000 SF (retail)

START/COMPLETION: July 2017 – August 2019

The Osborn is a mixed-use grocery anchored retail shopping center and multifamily development. The project sits on a 5.96-acre site located in the heart of Midtown Phoenix where the city’s oldest Bashas’ grocey store, originally built in 1956, used to be located. The site benefits from immediate adjacency to many major employers, desirable affluent neighborhoods, abundance of social venues and high visibility with over 50,000 vehicles passing per day.

Uptown Plaza

DEVELOPER: Vintage Partners

GENERAL CONTRACTOR: Kitchell

ARCHITECT: Nelsen Partners

LOCATION: 100 E. Camelback Rd., Phoenix

SIZE: 116,787 SF

START/COMPLETION: 2014 – June 2016

The Valley’s first retail center located outside of Downtown Phoenix is being restored to its former glory and street appeal as a result of wall-to-wall renovations over the last three years. The property’s renovation aims to restore this iconic shopping center — originally constructed in 1955 by the Del Webb Co. — to its stylish brick-lined, mid-century roots and appeal. The 11-acre renovation includes restoring the original brick façade, adding new landscaping and successfully securing a variety of local, regional and national tenants like Shake Shack, Lou Malnati’s Pizzeria, Huss Brewing Company’s flagship taproom, Creamistry, Flower Child and more. The latest phase included updates to the exterior of AJ’s Fine Foods.

The Grid

DEVELOPER: ABI Multifamily

GENERAL CONTRACTOR: Alexander Building Company

ARCHITECT: Corgan

LOCATION: 5227 N. Seventh St., Phoenix

SIZE: 16,281 SF

VALUE: $3M

START/COMPLETION: Q4 2017 – Q2 2018

The two-story adaptive reuse project will transform the former Uptown Phoenix office building into a refreshed Class A office for ABI Multifamily on the top floor and co-working space on the first floor. A large multipurpose room will be used for entertaining, training and a yoga room open to the community. The design repurposed raw industrial materials, while still maintaining a sleek modern feel. In addition, a perforated metal canopy and second skin will be added to create new dynamic exterior spaces while protecting the building from the harsh summer sun of the desert.

Dignity Health Third Avenue Parking Garage Expansion

DEVELOPER: Dignity Health

GENERAL CONTRACTOR: JE Dunn Construction

ARCHITECT: GLHN Architects & Engineers

LOCATION: 2929 N. Third Ave., Phoenix

SIZE: 177,000 SF

VALUE: $11M

START/COMPLETION: December 2017 – July 2018

While the area’s public transit options like buses, light rail and Grid bikes have made commutes easier, parking is often a top-concern for companies and tenants considering a move to the Central City. That’s why the Dignity Health’s St. Joseph’s Hospital and Medical Center in Phoenix is embarking on a campus-wide parking solution that will add approximately 500 new spaces.

Park Central

DEVELOPER: Plaza Companies; Holualoa Companies

GENERAL CONTRACTOR: DPR Construction

ARCHITECT: richärd+bauer architecture

LOCATION: 3121 N. Third Ave., Phoenix

SIZE: 337,000 SF

VALUE: $57M

START/COMPLETION: Q4 2017 – Fall 2018

“Our goal is to transform Park Central into a truly innovative and exceptional work environment for companies in the ‘New Economy,’” says Sharon Harper, president and CEO of Plaza Companies, which also led the the successful transformation of the Los Arcos Mall in Scottsdale into the ASU Scottsdale Innovation Center – SkySong. As Phoenix’s first-ever mall, Park Central benefits from an exceptional location and unique retail history. In total, 337,000 square feet will be revitalized into several distinct districts, each with its own identity.

Whether you’re buying or selling a home in Central or Downtown Phoenix, or just have some questions about anything at all in or about any one of the historic districts in Phoenix, I’d be very happy to help you! Just call or email me anytime.

Coronado Historic Neighborhood In Central Phoenix Booming

COMING SOON: 1409 E HOOVER AVENUE, PHOENIX, AZ 85006 IN THE WONDERFUL CORONADO HISTORIC NEIGHBORHOOD

The Coronado Historic Neighborhood In Phoenix Booming! It’s one of the most coveted neighborhoods in all of Central and Downtown Phoenix Historic Districts.

This FANTASTIC 1947 Mid-Century Transitional Ranch home just kisses the outer border of Coronado historic district in a prime location with superior curb appeal! This 1,450 SF classic 3 bedroom, 1.75 bath home PLUS a 240 square foot detached studio/workshop was literally gutted down to the studs and rebuilt & remodeled from the inside out! All new wiring IN the walls, new electrical panel, new copper plumbing, new period thermo paned windows, new drywall, new flooring, new ductwork, new kitchen, new bathrooms, master bedroom walk-in closet, new roof, new flooring, new stucco exterior, new paint, new 12-foot sliding solar clicker RV gate & solar attic fan. You should see all the amazing new construction and rehabs happening on this street alone, let alone the entire Coronado neighborhood!

The all new kitchen with Emerald Pearl granite counter tops, antique white cabinets with white, subway tile back-splash, ALL NEW high-end stainless steel Whirlpool Gold/Maytag appliances (range hood, dishwasher & fridge) and a Frigidaire Gallery 5-burner, dual oven with convection oven are a cooks dream.

The custom, glass French doors with additional side French windows brings in natural light and opens up to a very large backyard with professionally done gorgeous desert landscaping with a perfect grass combo.

Some additional features include the sliding solar clicker RV gate which is ready for two 110 Volt auxiliary hook-ups; 3 220-Volt outlets throughout property including the studio, new gas hot water heater, and SO much more.

This home has been gently lived in and impeccably maintained. All work done by licensed, bonded & insured contractors.

More details & professional photos coming soon!