If you are moving to the Gilbert or Chandler area, or are just thinking of buying a short sale in Gilbert Arizona, this post is for you.  There are great deals that can be found in the form of Short Sales but you must be armed with knowledge and a really good buyer’s agent.  A Short Sale transaction can be a: exhausting, b: drawn out, and c: scary.  Basically I tell my clients, you can get a home for $20-50 grand off, but you have to have lots of patience.

What does “Short Sale” mean?

Let’s define  a Short Sale real quick, in plain English:  a homeowner knows they cannot make upcoming mortgage payments and is trying to arrange with the bank/lender to take less than what is owed on the property to avoid foreclosure.  Also known as a “pre-foreclosure”.

1. Understand no one will make repairs on the home.  Yes, you are entitled to an inspection during the contract period but neither the seller nor the Bank will make repairs.
2. The seller can not negotiate your offer.  All offers are sent directly to the Bank, specifically the “loss mitigator”. They might negotiate with you, they might just say yes or no to your offer.
3. The Bank can take as long as they want to respond to your offer.  Remember to get a great deal on a home, you need great patience.
4. The Bank can look at as many offers as they want, yours is not accepted until it’s signed.  Specifically, your offer can sit on their desk for a week and if a higher offer comes in during that time, c’est la vie.
5. If there is a Second Mortgage, that Bank has to agree to the Short Sale as well.  If the current value is so low that the Second Bank isn’t getting any money, they might not agree to the sale.
6. If there are outstanding tax or HOA bills, the Deal could fall apart in the last 72 hours.  A good buyer’s agent will do a preliminary title report at the beginning of the contract and every 30 days until the Deal closes. 
7. The seller will probably pick the title and escrow company, rather than the customary buyer’s choice.  This is because they have to sign an authorization letter for the Bank to disclose loan information so the title company is usually picked in the very beginning.
8. A good buyer’s agent will use the Arizona Short Sale Addendum with the contract.  It is available to all Realtors and it helps to cover both the seller and the buyer in this crazy transaction.  A good agent will use it to its fullest extent.
9. Understand that you might have to be pre-approved by the Bank that is being shorted.  For example, if Countrywide is the lender that is allowing the Short Sale, they might ask that you as the buyer, be pre-approved through them so they feel more confident in your ability to close the deal. 
10. As the buyer of a Short Sale, do not put any utilities in your name or even rent the U-Haul until the deed is recorded and the keys are in your hand.  Hardly any Short Sale actually closes on the specified day, there are just too many cooks in the kitchen.

On that note, remember to lock your rate on your own loan 7-14 days longer than you think you need to.  That way, you can still afford your monthly payment, even if the deal takes a day or two longer to close. 

 As you can tell, there are many ins and outs to buying a Short Sale or a Foreclosure.  If you are looking in the Chandler or Gilbert area, feel free to give me a call if you have any questions!

Since food is integral part of a family’s happiness, especially mine, this week’s “You Gotta Know” is about finding the best deals in Gilbert’s grocery options.  Let’s start with the best:

Personally I love the Fry’s on Warner and Val Vista.  It’s close to my house but even if it wasn’t, I would probably still make the trip there.  Why?  Because there is free child care that my two boys love!  Every mom knows, you can siginificantly decrease your grocery bill by not having a four year old begging you for every sugary treat he sees.   My kids actually look forward to a shopping trip, as do I.  They get to draw pictures and I get to take my time.  Note:  all kids have to be over age 2 and healthy to be checked in.  They use lots of hand sanitizer and the manager, Anne, is extremely nice. 

Another favorite of mine is Sprouts, on Val Vista just south of Williamsfield.  If I know I need extra fresh produce and very nice meat, I can count on it at Sprouts.  If I’m going to pay the premium for steaks and such these days, I want to know I’m getting a really good cut, free of hormones, etc.   They also have a large selection of organic produce, dairy, etc.

Many of my friends like to shop the “Supers“, i.e. Super Wal-Mart and Super Target.  That way they are able to minimize their shopping trips by getting absolutely everything at one stop.  I thought their produce prices were kind of high but my friends insist their budget is the same or even a little less.  You can find a Super Target at Power and Ray Roads and another at Gilbert Rd and the 202.  Super Wal-Mart is at Williamsfield and Greenfield Rds or on the West side of Gilbert Rd and the 202.

If you’re a warehouse shopper, you can find CostCo conveniently located just off the 202 freeway and Pecos Rd.  Personally I try not to shop there because I can never get out for less than $100 but you can’t beat the prices on diapers and formula, which can be a huge part of a family’s shopping budget.  Plus their huge churros for only a $1 are a reliable source of bliss for me. 

Finally, my absolute favorite trick for reducing your grocery shopping bill is to use www.sistersavings.net.  There you can find all the best sales for all the grocery stores all in one spot.  I print that out every week, pick the store that has the best prices, and plan my menu for the week.  It has drastically reduced my shopping time and grocery bill. 

Great Deals on Gilbert Homes for Sale

And let’s face it, the less you spend on your silly grocery bill, the more you can spend on your fabulous new house!  Oh, you don’t have a fabulous new house yet?  Well, what are you waiting for?  The Gilbert real estate market is ripe with incredible deals right now!  And the federal governement is starting new regulations for first time home buyers grants and loans, so contact me today to see if you qualify!

I’d love to hear of any other great grocery deals in the Gilbert Arizona area.  Let me know your shopping secrets!

Seville Real Estate offers Friendly Neighborhood

I grew up in what I now realize, was an idyllic neighborhood. It was one of Arizona’s first “master-planned” communities. There was main street with the grocery store, the drugstore, the florist, the bank. The elementary school was smack in the middle of town. There was a huge golf resort in the middle too but I never paid much attention to it. For me, it was where we watched the 4th of July fireworks and made for great bike paths. We just weren’t the country club/golf resort kind of family.

And I’m still not. When I first heard of the Seville neighborhood, I dismissed it as “country club snobs”. Stereotypical I know but realistic. There just aren’t that many country clubs in Arizona so it’s easy to stereotype.

But when friend after friend told me how family-friendly and fun the Seville neighborhood is, I decided I needed to proceed with an open mind and check it out for myself (and my readers).

Seville Country Club is Casual Chic

Turns out, Seville is way more like my idyllic childhood town than anything else I have found in the East Valley. Why, you ask?

It’s country club but laidback-Arizona style.

Let’s start with the country club itself. It’s smack in the middle of the community, making it accessible to everyone. It has a beautiful center that houses a workout and social facilities. It has tons of basketball, tennis, and volleyball courts. The pools are amazing with two different water slides. This solves the question every parent hears after they’ve told the kids “We’re moving to Arizona.” But what are we going to do there?

In fact, the Seville club answers that question more fully by providing tons of social activities every week. From family movie nights to MOMS clubs to hiking clubs, transplants to Arizona can get fully socialized quickly and easily. This is important to me for my clients. When they move to Arizona, leaving behind their friends, babysitters, dinner groups, etc. I want to help them feel like part of a community again, quickly and easily. Seville fits the bill for that.

Elementary School within Seville Community

The elementary school is Riggs Elementary in the Chandler school district. Yes, even though Seville is located within Gilbert, Arizona the school districts boundaries are kind of funny. The school is within walking or bike riding distance to everyone in the community. There is a playground and park within walking distance to almost every home. On my last visit this past Saturday, I wanted to take pictures of the parks but every single one was filled with kids and I didn’t want to worry their parents so I didn’t take any.

Seville Golf Course is just right

Since the golf course is right in the community, it appeals to a broad spectrum of people. From the busy dads who know they want to golf but don’t want to take time away from family driving to the range, to the empty nester who is excited to finally have the time to golf every day if he wants, to the second home buyer who wants to spend every Arizona winter on the links. And don’t forget the daddy who’s out there with his girls, getting ready for that golf scholarship!

Finally, the thing I love the most about Seville. Besides the friendly feelings, the great community layout, and the social activities: I love the view of the San Tan Mountains. Every time I turned a corner, there they were, gorgeously green from the rain we just received. The sight of them reminded me that even in the middle of stereotypical suburbia, Mother Nature rules.

Seville Homes for Sale

Homes in Seville range from $189,900 for a 1,200 sq ft courtyard home to $239,000 for 2,300 square feet and up, including some really amazing custom luxury homes. Contact me today for a list of available Seville homes.

Membership to the club is not required and therefore not included in the HOA dues, which are about $70 a month.

You can have the Seville Sports package which is includes the use of all the sports, aquatics and social facilities for you and your guests. It costs a $500 Initiation fee and $140 monthly family dues. (fyi: most families I know spend about $100 a month at their local gym).

Or for the golfer in the family you can so the Seville Sports Golf package. Allows you to use all the golf, sport, aquatics and social facilities. Golf members are not required to pay greens fees and enjoy 13-day advance tee time reservations. This costs a $16,523 Enrollment fee (cash incentives and financing available), $440 family monthly dues, $385 individual monthly dues.

Relocating to Gilbert Arizona starts with Schools

Choosing the right area of the Valley of the Sun for your family can be quite a challenge. For many families that choose to relocate to the Phoenix-area, quality schools are at the top of the list. Many families find affordable Gilbert, AZ and the Gilbert Public School District an ideal place to start their house hunt.

Gilbert School District is typically in the top 3 districts in the state, based on test scores and graduation rates. According to state standards, the district has 31 Excelling schools, out of 36.

There are over 38,000 students enrolled in 26 elementary schools, 6 junior highs, and 4 high schools, along with 3 academies and 36 preschool classrooms.

To see state and national test scores for Gilbert Public Schools, click here.

I have recently toured at many of these schools in the hunt for a good school for my own son. You can read those articles here.

Gilbert High Schools

• Desert Ridge High School
• Gilbert High School
• Highland High School
• Mesquite High School

Gilbert Junior High Schools

• Desert Ridge Junior High
• Gilbert Junior High
• Greenfield Junior High
• Highland Junior High
• Mesquite Junior High
• South Valley Junior High

Gilbert School District Academies

• Technology and Leadership Academy
• Gilbert Classical Academy
• Neely Traditional Academy

Gilbert Schools Alternative Education

• Gilbert Learning Center
• Distance Learning

Gilbert Elementary Schools

To see enrollment numbers at each school, click here.

Gilbert Schools Offer Open Enrollment

Gilbert maintains an open enrollment policy: as long as there is room, any Gilbert resident can go to any Gilbert School. As a Gilbert resident and your Local Expert, I am here to help you in your relocation to Gilbert, AZ. As a Family Real Estate Specialist, I assist my clients in finding the right home at the right price for their families.

When a client calls and says “We need a larger house but we absolutely have to stay in the same neighborhood”, I know it’s a community I need to find out more about.

Jaime and Scott M. bought their home in Stratford Estates, Mesa Arizona three years ago.  At the time, the main motivator was a great deal.  The builder was offering great incentives with their final model home.  Jaime and Scott couldn’t say no to a big, beautiful new home, completely landscaped and decorated nicely. 

Besides the great deal, there were other things about the community that keep their family there today.  The most prevalent being no homeowner’s association.  This is extremely rare in Phoenix, to find a newly built home without a homeowner’s association. 

The average HOA fee is $100 a month.  That generally pays for a landscape company to keep up a public area and maintaining a governing body to enforce community standards such as weeding, upkeep, and architectural standards. 

They are quite happy to live without those standards.  They say the majority of the neighbors maintain their lawns and homes quite nicely.  And there is a lot to maintain;  the average lot size in Stratford Estates is a little over a quarter of an acre.  This doesn’t sounds like much to people coming from Idaho or Missouri, but in Arizona the average size lot is closer to a 10^th of an acre.  With all of that land and no homeowner’s association, many neighbors in Stratford Estates are building second garages, workshops, or even guest homes. 

Not only do the large lots add to the send of privacy, it also helps that all of the homes are single level.  Not one house has a two story looming down on the back yard. 

I wondered about the sense of community without a common area, such as a park or community pool.  Jaime says that people are out all the time, walking dogs or playing with the kids.  That makes it really easy to get to know your neighbors.  During the eight months of the year that it’s comfortable to sit outside, Jaime and Scott frequently sit in the front yard, watching the kids play and chatting with neighbors. 

In addition, the neighbors of Stratford Estates have organized a Block Watch.  They meet a few times a year, including a huge Halloween Block Party that is held every year.  Each street has a leader that is responsible for his/her own section of volunteers.  Jaime makes a point to bring her family every year because it’s really only once a year to see all of the neighbors together.

The location has become very convenient.  The brand new Gilbert School District school is a short bike ride away, the newly completed San Tan Freeway is only 5 minutes away with major shopping and movie theaters nearby.  Amazingly, it’s also rural enough to see the stars at night. 

Well, Jaime and Scott have recently had their third child and know that a fourth will come in a year or two.  Which means it’s time to find that larger floorplan they already know they love.  And they know something that most homebuyers don’t, they just know they’ll love the neighborhood. 

So many, many of my clients that are moving to Gilbert Arizona are looking for short sales, preforeclosures, or foreclosures. There are so many incredible deals out there right now, check these out!

This is the best deal of the week, I think. It has 4 bedrooms plus a den PLUS a diving pool. Almost 2,200 square feet, in a great school and family area for only $180,000

This home is in the heart of Gilbert, has 4 bedrooms, plus a pool with a waterfall, and mature palm trees. 2,000 square feet for $195,000.

This is a huge home, over 2800 square feet. It has 4 bedrooms upstairs, plus a loft, and a den downstairs. A large backyard. Best of both worlds: low Mesa taxes and Awesome Gilbert Schools. It’s a short sale offered at $229,000.

This one is even bigger. Over 3,000 square feet, with 5 bedrooms and a huge loft. This one has a bank-approved price at $230,000. Who wants it?

Short sales are home that have not been foreclosed on yet. The seller is negotiating with the bank to take less than what is owed for the home, hence the term “short sale”. By no means does the term mean a “short” amount of time. Sometimes the banks/lenders are highly motivated and will get back to you quickly. Other times it can take weeks or even months just to find out if they accept your offer.

Also, banks/lenders will not do any repairs. Sometimes though, they will pay for your closing costs. If you are relocating and would like more information about short sales in the Gilbert, Chandler, or Mesa, Arizona area, just contact me. I’d be happy to answer your questions.

Old World Charm and Friendliness

One of the best neighborhoods in the Phoenix area is brand new.  It’s already proven itself in several areas.  If you’re looking to move to the Gilbert or Chandler area, and want a new home, you need to put Old Stone Ranch on your list. 

There are few new home communities in the Valley that are still selling homes at a steady clip. Most of them are lacking in at least one area: location, size of home for the money, neighborhood character, and finally decent lot size. One Chandler community has it all and the steady sales prove it.Old Stone Ranch by Shea Homes first garnered interest in the East Valley because of the lakes and water features. There are lake communities in the East Valley (hardly any in the West Valley) but they are “older” neighborhoods, generally built prior to 1995. The water features are pretty stunning, especially at night with the mood lighting. There is a lovely veranda for picnicking that is right on the water and near the nice playground.

Further enhancing the character is white fencing around Old Stone Circle and how each home on the main drag is required to have green grass in the front yard. It really makes the neighborhood stand out from the Beige Syndrome most Phoenix neighbhoods succumb to. Some of the home elevations (how the home looks on the outside) are your typical Southwest adobe look but the majority have stone veneers that lend more to an East Coast feel.

The location is Lindsay Rd. and Ocotillo Rd., right on the edge of Gilbert and Chandler. Two miles away is the huge new San Tan shopping center with new restaurants and movie theatre. The 202 freeway is right next to the shopping center. Sure, Old Stone Ranch is currently surrounded by agriculture but that means the most money can be earned in appreciation now, not five years down the road.

The homes range from 1700 sq feet up to 3500+. The prices start in the high $200s and go up to the $500s. Luckily with that amount of money, you also find big lots and nicely designed floorplans.   The neighborhood elementary school is

Ryan Elementary in the Chandler School District.  Is this a family friendly neighborhood? With loads of families moving there, lots of playgrounds, and an elementary school within walking distance, all signs point to “yes”.   For those looking to relocate to the Chandler or Gilbert area, Old Stone Ranch might be just the place. 

Location + Affordability + Friendly Neighbors = Great community!  

Location is Key to Gilbert Real Estate

The location is superb. At Lindsay and Warner in Gilbert, we have within 2 square miles: Target, Albertsons, Fry’s, Home Depot, Lowe’s, movie theatre, restaurants, and fabulous schools. Not to mention, Barro’s Pizza, best pizza in town. Also about three miles away, is a brand new mall with too many stores to mention.  Dangerous, I know.

Affordable homes in Gilbert

Monday through Friday, 7-9 am you’ll find little groups of moms and strollers heading off for their daily exercise. The Gilbert school district sends multiple schools buses nearby so there are lots of clusters of school aged kids and their moms hanging out. Another plus is that three of the top-rated charter schools are within 2 miles or so of our community. So the education options abound.

Relocating to Gilbert Arizona

When Eric and Terri H. decided to relocate to Arizona from San Diego, they were overwhelmed at the decision before them.  Terri had put her career on hold once their son was born.  On one income, San Diego just proved too expensive.  They did a lot of research and decided that Gilbert Arizona would be their new home.  They made one trip out to house hunt.  When their top choice fell through, Eric was put in charge of the hunt as Terri returned to San Diego to get ready for the move to Gilbert.  After a thorough search and many pictures sent back to Terri, Eric found the home they live in now.  He made a great choice.

One of the Best Gilbert Neighborhoods

The first thing you notice when you enter Higley Groves, is the tree lined streets and mailboxes at the end of the drives.  When was the last time you saw a new development with individual mailboxes and not big, community boxes?  The next thing you notice are numerous playgrounds in the community as well as a huge grassy field for soccer, baseball or just running around.  But aesthetics are one thing, what about the feel of the neighborhood?

Friendly Neighbors in Gilbert Arizona

When Eric and Terri moved in, the atmosphere was a shock.  They had neighbors coming to greet them and people waving as you pass by, it was a very foreign environment from the urban city life that they had known. 

Well-designed neighborhoods leads to friendly community 

The developers, the Morrison Family, have lived in the area for decades and wanted to create a small town feel with the neighborhoods.  They certainly have achieved that.  By creating the majority of streets as cul-de-sacs that end at a park, it fosters a strong sense of community.

May afternoons you can find parents out with their children at the end of the cul-de-sac, socializing and watching the kids play.  Many streets get together for street BBQ’s, Halloween pot lucks, holiday cookie exchanges, and other celebrations.

Higley Groves HOA has activities and website

In addition, Higley Groves has an active HOA which puts together events for the whole neighborhood, has a very informative website and a quarterly newsletter.  Terri joined the HOA Board as soon as they moved in to ensure the neighborhood stayed as family friendly as it was when they moved in. 

The close knit feeling amongst the neighbors is hard to beat.  The neighbors all watch out for one another and know each others children.   There is a horse trail that runs behind the community which is also great for walking, but just taking a stroll down the tree lined streets brings you back to the “good old days”.

Community just right in Gilbert AZ real estate

This was just the kind of place Terri and Eric envisioned raising their children.  From big city life to the good ole days, Terri and Eric are happy to be in Higley Groves.