Category Archives: Tempe

Downtown Phoenix’s Growing Popularity is Pricing Out Many Residents

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10-28-2018 Courtesy, in part, azcentral

Downtown Phoenix’s Metro housing boom is blanketing the area with thousands of new apartments and condominiums.

But the rents and prices for the new homes will shut the door on some who want to live in the area. and home prices in historic neighborhoods in and around downtown Phoenix are soaring as the area becomes more popular, further limiting Metro Phoenix potential buyers.

“It’s heartbreaking that the teachers and those working in the area’s hotels and cafes can’t afford to live in downtown,” said Cindy Dach, downtown Phoenix proponent, resident and business owner. “The area won’t be diverse unless we plan housing for everyone.”

Some affordable housing is planned in the city’s core, but not enough, say housing advocates. Building affordable housing in the area is tough due to rising land prices.

“We need the entire spectrum of housing in downtown Phoenix,” said Patricia Garcia Duarte, CEO of the housing non-profit Trellis. “Many people forget affordable housing is needed to create a healthy community.”

Luxury, luxury and more luxury in Metro Phoenix Phoenix, AZ

Most of the 8,000 apartments recently built, underway or planned in downtown Phoenix are in luxury complexes with rents higher than the average Valley mortgage.

The average apartment rent in downtown Phoenix is $1,608, according to ABI Multifamily. The average apartment rent for a one bedroom for the entire city of Phoenix is $1,050.

Millennial Adrian Zaragoza rented in downtown Phoenix’s Roosevelt Row neighborhood for five years before buying a new condo in the area’s Portland on the Park development last year.

“I saw rents rising, and the chance to buy a condo before those prices climbed too,” he said.

Zaragoza said all of the new development going on downtown “is exciting,” but he’s glad to be his own landlord and not dealing with rent hikes.

If too many apartments go up and don’t fill up fast, rents could fall in downtown Phoenix.

Also, though rents are high in downtown Phoenix, they are still $50 to $100 lower a month than rents in downtown Scottsdale and Tempe.

Can you still find an affordable house In Phoenix, AZ?

Aysia Williams and Benjamin Hughes rented in Phoenix’s Woodland Historic District, on the western edge of downtown, for about a year before trying 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.

The couple’s house, for which they paid less than $250,000 a few months ago, was never even listed for sale. They were renting in the neighborhood and searching for a home they could afford when they met a longtime homeowner who didn’t want to sell to an investor.

People talk about the gentrification of central Phoenix pricing too many first-time homebuyers out. Buyers can still find affordable homes if they look hard enough.

Home prices in most other historic neighborhoods around downtown Phoenix are much higher. Prices in nearby the nearby Roosevelt historic district and Willo historic neighborhood can easily top $500,000.

Housing downtown workers can afford

Phoenix Housing Director Cindy Stotler said downtown Phoenix has 1,001 affordable units which is more than most people realize.

The issue is that those units are reserved under federal law for “very low-income” individuals who have a median annual income of  $14,000-$38,000.

Stotler said the real downtown housing gap is in “workforce housing,” for middle-income individuals who make $38,000-$48,000 annually. These individuals would have to pay nearly 50 percent of their income to afford living in market-rate housing downtown which is not reasonable or sustainable, she said.

“To me, the area that we’re missing in downtown is the working people’s housing. And people who are not like a lawyer or something and making a lot of money, but they’re just average working people,” she said. “There’s no regular housing for them. We’re not building that.”

To get workforce housing downtown, the city likely won’t be able to rely on traditional developers, Stotler said.

Land prices are high, which makes it difficult for developers to offer middle-income rents and still turn a profit on their projects, she said.

Garcia Duarte said financing is also difficult for more affordable housing, which deters some developers from building it. 

Stotler is looking to city-owned land in downtown as a possible solution to this issue. She hopes to find developers or non-profit groups that may be able to build middle-income housing on these lots.  

Affordable housing to market-rate

Phoenix’s housing department owns and operates three affordable housing properties in the downtown core.

  • Deck Park Vista: Located at Third and Moreland streets, Deck Park Vista has 56 subsidized senior apartments. The average household income is $17,848 and only two of the units qualify as workforce housing.
  • Ambassador West: This complex located near Van Buren Street and Fifth Avenue has 102 units. The average household income is $24,159 and only 28 of the units qualify as workforce housing.
  • Reflections on Portland: This small, 18-unit complex at Second and Portland streets has five workforce housing units. The average household income is $35,245.

Stotler would like to take some of the city’s housing projects and redevelop them as denser projects with more units available for middle-income households.

For example, Deck Park Vista is a garden-style apartment complex with just 56 units on two acres of land. Stotler said she could fit between 200-400 units on the land.

“It’s a poorly designed project for the downtown,” she said.

Stotler said the city has 10 other senior housing options across Phoenix, including some near downtown, like the Warehouse District, where the current residents could be moved to accommodate a new multistory project on the land with 200 workforce units and 50 affordable units.

Financing the project won’t be easy. While the city gets federal assistance to provide low-income housing, there are far fewer resources to build and provide middle-income housing, Stotler said.

“That’s where I’m struggling right now, is where we can get the funding to build all these workforce units,” Stotler said.

Pressure to build affordable In Phoenix, AZ

In most large cities, particularly those on the East Coast, it’s common practice to require developers who build market-rate housing to contribute to an affordable housing trust fund, which allows the city to build affordable housing.

Phoenix can’t do this. State law prohibits cities from creating such trust funds, Stotler said.

Instead, the city council can, and has, put pressure on developers to include a percentage of affordable or workforce housing in its projects if they want special perks from the city like a tax break or extra height.

Recently, the developer of an apartment project planned at the Arizona Center agreed to reserve 10 percent of its 354 planned units for workforce housing in exchange for a tax break.

Whether you’re looking to buy a single-family home in Phoenix, AZ, a Historic Phoenix home, or, If the condo lifestyle is something you’re considering, or, if it’s all you can afford now, please give me a call for  free, no obligation consultation. I specialize and LOVE working with first-time homebuyers and am am FIRM believer that THERE IS NO SUCH THING AS A STUPID QUESTION. I’ll take all the time with you that you need!

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.

Real Estate,Sold,Laura B,Historic,Phoenix,Homes,Real Estate,neighborhood,districtsBut 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.

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 10-11Arizona Aloha Festival
Tempe Beach Park

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