Scottsdale AZ Real Estate & Lifestyle

Live Better in Scottsdale - eXp Realty

Heather Tawes Nelson

Quick Video Update of the Scottsdale Real Estate Market – July 2018

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– July 2018 Scottsdale Housing Market Video –

July 2018 – Video

Here is a one-minute video overview of the Scottsdale, Arizona real estate market for the month of July.

Scottsdale Active Listings

Scottsdale homes for sale July 2018We will begin with the inventory of homes for sale in Scottsdale during July.

This first image compares homes for sale at the end of July 2018 versus July 2017.  The number of homes for sale was down over 20% between the two years.

 

 

 

Scottsdale homes on the market July 2018Here is a look at inventory comparing end of June and end of July 2018.

There was a 12% decrease in inventory between the two months, with July ending with about 1,500 homes for sale.

 

 

 

Median List Price for Scottsdale Homes

Scottsdale homes median list price July 18

The median list price is the exact midpoint of prices of homes for sale. Exactly half of the homes will be priced above the median and the other half will be priced below the median.

In Scottsdale, the median list price for homes in July was just under $890K.

 

 

Days on Market

Scottsdale Homes Days on Market July 2018Days on Market (also shown as DOM) is an indicator of how a market is performing. A high DOM means it is taking longer for things to sell – perhaps the market is slow, or you have a segment of the market without a large number of buyers, like the high-end market.

Scottsdale’s July DOM was 93. This is 15% lower than the same time last year.

 

 

Median Sales Price for Scottsdale Homes

Now we will take a look at the median sale price of homes in Scottsdale in July.

The median sale price was $560K. This is higher than July 2017’s $529K, but quite a bit below June’s $606K.

 

 

 

Number of Homes Sold

Scottsdale homes sold July 2018The final section of this report is home sales.

This first one is Scottsdale homes sales in July 2018 compared to July 2017.

Sales were up an impressive 14%.

 

 

 

Scottsdale housing market July 2018This next one is June versus July 2018. Sales were down 15%.

This drop in sales is not surprising as we had a fantastic sales month in June and July tends to be slower due to seasonality.

 

 

 

 

We hope that you found this video and commentary helpful as you gather more information to make smart informed real estate decisions.

For more Scottsdale real estate information or if you have any questions about the local area, feel free to contact Joyce at (480) 209-7843 or Joyce@LiveBetterinScottsdale.com.

Click to watch other videos on our Live Better in Scottsdale YouTube Channel

 

Disclaimer: Data deemed to be accurate, but is not guaranteed.

Renters for a Weekend or a While: What’s the Best Use of Your Investment Property?

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Which is Better for Your Home? Short Term or Long Term Rentals?  –

Photo by StockSnapThe residential rental market is now the fastest-growing segment of the housing market. In the United States, the demand for single-family rentals, defined as either detached homes or Htownhouses, has risen 30 percent in the past three years.1

At the same time, the short-term, or vacation, rental market is also booming. The popularity of online marketplaces like Airbnb, HomeAway, and VRBO has helped the short-term rental market become one of the fastest-growing segments in the travel industry.2

In the Scottsdale/Phoenix area, the market for rentals is red hot. The demand is there for both long-term tenants as well as folks looking for a winter retreat during the high season where you can get premium rental rates.

Now, more than ever, there is an abundance of opportunity for real estate investors. But which path is best: leasing your property to a long-term tenant or renting your property to travelers on a short-term basis?

In this post, we examine the differences between the two investment strategies and the benefits and limitations of each category.

 

WHY INVEST IN A RENTAL PROPERTY? The Top 5 Reasons

Before we delve into the differences between long-term and short-term rentals, let’s answer the question: “Why invest in a rental property at all?”

Here are five key reasons investors choose real estate over other investment vehicles:

1. Appreciation

Appreciation is the increase in your property’s value over time. And history has proven that over an extended period, the value of real estate continues to rise. Recessions may still occur, but in the vast majority of markets, the value of real estate does grow over the long term. 

2. Cash Flow

One of the key benefits of investing in real estate is the ability to generate steady cash flow. Rental income can be used to pay the mortgage and taxes on your investment property, as well as regular maintenance and repairs. If appropriately priced in a solid rental market, there may even be a little extra cash each month to help with your living expenses or to grow your savings.

Even if you only take in enough rent to cover your expenses, a rental property purchase will pay for itself over time. As you pay down the mortgage every month with your rental income, your equity will continue to increase until you own the property free and clear … leaving you with residual cash flow for years to come.

3. Hedge Against Inflation

Inflation is the rate at which the general cost of goods and services rises. That means as inflation rises, the money you have sitting in a savings account will buy less tomorrow than it will today. On the other hand, the price of real estate typically matches (or often exceeds) the rate of inflation. To hedge or guard yourself against inflation, real estate can be a smart investment choice.

4. Leverage

Leverage is the use of borrowed capital to increase the potential return of an investment. You can put a relatively small amount down on a property, finance the rest of the investment with a mortgage, and then profit on the entire combined value.

5. Tax Benefits

Don’t overlook the tax benefits that can come with a real estate investment, as well. From deductions to depreciation to exemptions, there are many ways a real estate investment can save you money on taxes. Consult a tax professional to discuss your particular circumstances.

 

These are just a few of the many perks of investing in real estate. (For more detailed information, visit our previous post: Why Real Estate Investing Makes (Dollars and) Sense.) But what’s the best strategy to maximize returns on your investment property? In the next section, we explore the differences between long-term and short-term rentals.

 

LONG-TERM (TRADITIONAL) RENTAL MARKET

When most people think of owning a rental property, they imagine buying a home and renting it out to tenants to use as their primary residence. Traditionally, investors would use their rental property to generate an additional stream of income while benefiting from the property’s long-term appreciation in value.

In fact, that steady and predictable monthly cash flow is one of the key advantages of owning a long-term rental. And as an owner, you don’t usually have to worry about paying the utility bills or furnishing the property—both of which are typically covered by the tenant. Add to this the fact that traditional tenants translate into less time and effort spent on day-to-day property management, and long-term rentals are an attractive option for many investors.

However, there are also limitations to long-term rentals, which often come down to your ability to control the property. Perhaps the most obvious one is that you do not get to use the home or closely monitor its upkeep (this is different from a short-term rental, which we’ll share in the next section).

In addition, while you can usually generate a steady, predictable income stream with a long-term rental, you are limited in your ability to adjust rent prices based on increasing or seasonal demand. Therefore, you may end up with a lower overall return on your investment. In fact, according to data from Mashvisor, in the 10 hottest real estate markets, short-term rentals produced “significantly higher rental income” than long-term rentals.3

 

SHORT-TERM (VACATION) RENTAL MARKET

Short-term rentals are often referred to as vacation rentals, as more and more travelers enjoy the benefits of staying in a home while on vacation. In fact, according to Wells Fargo, vacation rentals are steadily growing and predicted to account for 21% of the worldwide accommodations market by 2020.4

In the Scottsdale/Phoenix market, we see demand for both very short-term rentals (vacations to the area and so on) as well as seasonal rentals, where people rent for 3-4 months during the high season.

Investing in a short-term rental or funding your second-home purchase by renting it out can offer many benefits. If you purchase an investment property in a top travel destination or vacation spots like Scottsdale and Greater Phoenix, you can expect steady demand from travelers while taking advantage of any non-rented periods to enjoy the home yourself. In addition to greater control over how your property is used, you can also adjust your rental price around peak travel demand to maximize your returns.

But short-term rentals also have risks and drawbacks that may dissuade some investors. They require greater day-to-day property management, and owners are typically responsible for furnishing the property, upkeep, and utilities.

And while rental revenue can be higher, it can also be less predictable based on seasonal or consumer travel trends. For example, a lack of snowfall during ski season could mean fewer bookings and lower rental revenue that year.

In addition, laws and limitations on short-term rentals can vary by region. For instance, many HOA’s (homeowner associations) have restrictions in place for minimum rental lengths, most commonly 30 days or 3 months. If you are trying to target the VRBO/Airbnb/HomeAway travelers, you need to be sure your community does not have a restriction like this in place.

And in some areas, the regulations are in flux as residents and government officials adapt to a new surge in short-term rentals. So make sure you understand any existing or proposed restrictions on rentals in the area where you want to invest.

Urban centers or suburban communities may be more resistant to short-term renters, thus more likely to pass future limitations on use. To lower your risk, you may want to consider properties in resort communities that are accustomed to travelers. We can help you assess the current regulations on short-term rentals in our area. Or if you’re interested in investing in another market, we can refer you to a local agent who can help.

 

WHICH INVESTMENT STRATEGY IS RIGHT FOR YOU?

Now that you understand these two real estate investment options, how do you pick the right one for you? It’s helpful to start by clarifying your investment goals.

If your goal is to generate steady, predictable income with less time and effort spent on property management, then a long-term rental may be your best option. Also, if you prefer a less-risky investment with more reliable (but possibly lower) returns, then you may be more comfortable with a long-term rental.

On the other hand, if your goal is to purchase a vacation or second home that you’ll use, and you want to defray some (or all) of the expense, then a short-term rental may be a good option for you. Similarly, if you’re open to taking on more risk and revenue volatility for the possibility of greater investment returns, then a short-term rental may better suit your spirit as an investor.

But sometimes the decision isn’t always so clear-cut. If your goal is to purchase a future retirement home now to hedge against inflation, rising real estate prices, and interest rates, then both long- and short-term rentals could be suitable options. In this case, you’ll want to consider other factors like location, market demand, property type, and your risk tolerance.

 

HERE OR ELSEWHERE … WE CAN HELP

If you’re looking to make a real estate investment—whether it’s a primary residence, investment property, vacation home, or future retirement home—give us a call. We’ll help you determine the best course of action and share insights and resources to help you make an informed decision. And if your plans include buying outside of our area, we can refer you to a local agent who can help. Contact us to schedule a free consultation or to request our 70+ page Scottsdale Vacation Home and Relocation Guide!

 

Disclaimer: The above references an opinion and is for informational purposes only.  It is not intended to be financial advice. Consult the appropriate professionals for advice regarding your individual needs.

Photo by StockSnap

 

Sources:

  1. USA Today –
    https://www.usatoday.com/story/money/personalfinance/real-estate/2017/11/11/renting-homes-overtaking-housing-market-heres-why/845474001/
  2. Phocuswright –
    https://www.phocuswright.com/Travel-Research/Research-Updates/2017/US-Private-Accommodation-Market-to-Reach-36B-by-2018
  3. Rented.com –
    https://www.rented.com/vacation-rental-best-practices-blog/do-long-term-rentals-or-short-term-rentals-provide-better-investment-returns/
  4. Turnkey Vacation Rentals –
    https://blog.turnkeyvr.com/short-term-vs-long-term-vacation-rental-properties/

 

 

 

Scottsdale AZ Single Family Home Sales – July 2018

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– July 2018 Scottsdale Homes for Sale and Home Sales –

Here are the numbers for the Scottsdale real estate market for July. As anticipated, things are tapering off due to the low season. However, we are still seeing strong demand.

SCOTTSDALE HOME SALES ACTIVITY – JULY 2018

We are tracking four different items on a monthly basis:

– Single-family homes for sale – The number of homes on the market at the end of the month is depicted by the orange line.*
– Under contract, but accepting backup offers (UCB) – The number of homes in UCB status at the end of the month is depicted by the grey line.*
– Pending home sales –The number of homes in pending status at the end of the month is depicted by the yellow line.*
– Home Sales – The number of homes that sold that month.

JULY 2018 RESULTS

Scottsdale home sales July 2018

  • Scottsdale Homes for Sale: Inventory dropped again as sellers took their homes off of the market and sales were solid.  July closed with less than 1,500 homes for sale, the lowest it has been in the past year.
  • UCB (Under contract, accepting backup offers): The number of homes in UCB status fell almost 16% between June and July.
  • Pending Homes Sales in Scottsdale: Whereas UCB homes were down in July, pending homes were actually up slightly over June, closing out the month at 286.
  • Scottsdale Home Sales: Home sales fell back under the 500 mark in July to 464. This is still the fifth-best sales month in the past year.

 

This next section contains two more things we track on a monthly basis.

 

The first section is how things are changing on a month-over-month basis. So if you look at the sold data, you can see that sales were down 15.9% in July compared with June.

The second section is a quick look to see how home prices and actual sales prices are faring. Called sales price to list price, it tracks how much homes are selling for relative to their asking prices. In July, homes on average sold for 96.2% of list price. Looking at it another way, buyers on average purchased homes at a 3.8% discount.

July was a transition month for Scottsdale home sales. Inventory and sales activity tapered off and will likely to continue to do so for the next few months.

*Figures for active homes for sale, UCB sales and pending sales are based on the numbers at the end of the month.

Search Scottsdale AZ Homes for Sale

Here is a sampling of some of the homes on the market, or click the link above to see all of the homes for sale.

Disclaimer: Data and information were pulled from the Arizona Regional MLS (ARMLS) as of 8/1/2018. Information deemed reliable, but not guaranteed. There may be new home inventory in these figures if the developer is using the MLS to market its homes. This post represents the opinion of the author. No warranties express or implied.
Copyright © 2018 Heather Tawes Nelson | Joyce Tawes

Top Scottsdale Homes with Pools Under $400,000

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Scottsdale Homes with Pools Under $400,000

Having a private pool is great to have, particularly during the hot summer months. But with Scottsdale’s wonderful weather, you can almost enjoy your pool year-round.

Today, we are featuring homes for sale in Scottsdale that not only have pools, but are priced $400,000 or less.

These homes can be found in several of Scottsdale’s neighborhoods, including the Kierland area, Central Scottsdale as well as many offerings in the Old Town/Downtown Scottsdale region.

Want to See Any of These or Something Else?

Simply contact us with what you are looking for and we will be happy to help!

Or you can search all Scottsdale Homes for Sale here.

 

 

Disclaimer: Data from ARMLS. Information subject to change.

Things to Do In Scottsdale – August 2018

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Scottsdale Events – August 2018

The high temperatures are upon us and with that, things tend to slow down around the Valley. With that in mind, I am going to pull together a more general “inside-oriented” Things to Do in Scottsdale post this month.

August 2018

As always, this is just a short list of things going on in and around Scottsdale. Please feel free to add any others in the comment section.

Scottsdale AZ Luxury Home Market – June 2018

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– Scottsdale AZ Luxury Home Market Performance for June 2018 –

Scottsdale’s luxury home market had another good month, although activity was slower as we moved into the low season. All of the homes in this report had asking prices of $1 million or more.  The sales data is split into four different price bands as the various price points perform differently.

We are tracking the four components below:
Active – The number of homes on the market at the end of the month.
UCB (Under Contract Accepting Backup Offers) – The number of homes under contract, but still accepting backup offers at the end of the month.
Pending – The number of homes in pending status at the end of the month.
Sold – How many homes sold that month.


– JUNE 2018 –

Scottsdale Homes Priced Between $1,000,000 – $1,499,999

– Active Scottsdale Homes on the Market: Inventory fell to 109 at the end of June. This is below the 12 month average of 132 homes.
– UCB Scottsdale Home Sales: UCB activity fell as well to five homes. While this is lower than the last two months, it is still a good showing.
– Pending Scottsdale Home Sales: Pending sales fell to three. This is below the 12 month average of five pendings.
– Scottsdale Homes Sold: After a record sales month in May, June sales were still very strong at eight.
– Sales Price to Listed Price: 94.9% – On average, buyers saw a discount off of list price of 5.1%

Scottsdale homes for sale between $1 and $1.5 million June 2018

Scottsdale Homes Priced Between $1,500,000 – $1,999,999

– Active Scottsdale Homes on the Market:  Inventory was down a little over 11% compared to May.
– UCB Scottsdale Home Sales: UCB homes ended the month at 9. This was of the slowest months for this metric.
– Pending Scottsdale Home Sales: Pending sales still came in strong at thirteen.
– Scottsdale Homes Sold: An unbelievable 27 homes sold in June in this price point. This is the highest it has been by far in the past year.
– Sales Price to Listed Price: 94.6% – On average, buyers saw a discount off of list price of 5.4%.

Scottsdale homes for sale between $1.5 and $2 million June 2018

Scottsdale Homes Priced Between $2,000,000 – $2,999,999

– Active Scottsdale Homes on the Market: Homes for sale in this price point fell to 144.
– UCB Scottsdale Home Sales: UCB’s stayed in more or less the same place they have been for the past several months.
– Pending Scottsdale Home Sales: Pendings posted another strong month and closed out June at fourteen.
– Scottsdale Homes Sold:  After a fantastic May, sales fell to twelve, which is a strong number for this price point.
– Sales Price to Listed Price: 88.7% – On average, buyers saw a discount off of list price of 11.3%.

Scottsdale homes for sale between $2 and $3 million June 2018

Scottsdale Homes Priced $3,000,000+

– Active Scottsdale Homes on the Market: At the end of June, there were 109 homes for sale priced over $3 million.
– UCB Scottsdale Home Sales: UCBs ended the month at five, which is just ahead of the 12 month average.
– Pending Scottsdale Home Sales: Pending sales fell sharply from seven to three at the end of June.
– Scottsdale Homes Sold: After a record-breaking month in May, sales were down to eight in June. This was the second highest they have been in the past year.
– Sales Price to Listed Price: 94.9% – On average, buyers saw a discount off of list price of 5.1%.

Scottsdale homes for sale over $3 million June 2018

May 2018 was one of the best sales months the luxury home market in Scottsdale has ever seen. And, although June showed the impact of seasonal slowdowns, it still posted some strong sales figures. Based on UCBs and pending activity, July should be a quieter month.

If you would like additional detail on home sales activity, please visit our Scottsdale Luxury Home Market Reports page and click on the downloadable “Scottsdale Market Trends” report.

Search Scottsdale Luxury Homes for Sale

Disclaimer: Information deemed reliable but not guaranteed. Data and information were pulled from the Arizona Regional MLS (ARMLS) as of 7/1/2018 and can change at any time. The analysis looks at single-family luxury resale homes in Scottsdale AZ over the last 12 months. There may be new home inventory in these figures if the developer is using the MLS to market its homes. This blog represents the opinion of the author. No warranties expressed or implied.
Copyright ©2018 Heather Tawes Nelson | Joyce Tawes

Phoenix and Scottsdale AZ Luxury Condo Sales – June 2018

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– Luxury Condo Sales in Scottsdale and Phoenix – June 2018 –

Here are the sales results for the luxury condo market in Scottsdale and Phoenix for the month of June. For the purposes of this report, I am defining luxury condos as those on the market with asking prices of $1 million or more.

Phoenix Scottsdale Luxury Condos

ACTIVE LISTINGS AT THE END OF JUNE

The number of units for sale fell again in June to end the month at forty-four. (Compared to fifty-eight for sale at the end of April.) Twenty-six of the units were located in and eighteen were located in Phoenix.

Both the lowest and highest priced units on the market were located in Scottsdale.

The most expensive condo for sale was priced at $2,999,999 and was located in the Plaza Lofts at Kierland community. This 4,059 square foot home had three bedrooms and three and one-half bathrooms.

The lowest priced condo was listed for $1 million and was located in Optima Camelview. This unit had two bedrooms, two and one-half bathrooms and 1,955 square feet.

UCB* LUXURY CONDO SALES IN SCOTTSDALE AND PHOENIX

Both condos that were UCB at the end of June were located in Scottsdale.

  • Scottsdale Waterfront Residences: This penthouse was the most expensive unit on the market for a couple of months and then went under contract. Three bedrooms, three and one-half bathrooms, 3,940 square feet. Listed for $3,495,000.
  • Landmark Scottsdale: Three bedrooms, three and one-half bathrooms, 2,497 square feet. Listed for $1,325,000.

*UCB status means a condo has an accepted contract, but that the seller has requested that they accept backup offers. Most times you will see this status when the contract is in the inspection/due diligence period.

PENDING LUXURY CONDO SALES IN SCOTTSDALE AND PHOENIX

June ended with six luxury condos in pending status. All six of these units were in pending status at the end of May as well.

Pending Condos in Scottsdale

All five of these homes are in communities under development.

  • Optima Kierland: Three bedrooms, three bathrooms, 1,709 square feet. Listed for $1,075,000.
  • Main Street Place: Two bedrooms, two and one-half bathrooms, 2,419 square feet. Listed for $1,450,000.
  • ICON at Silverleaf:
    • Three bedrooms, three and one-half bathrooms, 3,170 square feet. Listed for $2,174,000.
    • Three bedrooms, three bathrooms, 3,170 square feet. Listed for $2,074,000.
    • Three bedrooms, three bathrooms, 3,170 square feet. Listed for $2,074,000.

Pending Condos in Phoenix

  • Esplanade Place: Two bedrooms, three bathrooms, 3,000 square feet. Listed for $1,324,000.

 

LUXURY CONDO SALES IN SCOTTSDALE AND PHOENIX

Six luxury condos sold in June and they were evenly divided between Scottsdale and Phoenix.

Scottsdale Luxury Condo Sales

  • Envy Residences (Scottsdale): Two bedrooms, two and one-half bathrooms, 2,208 square feet. It had been listed for $1,275,000 and sold for $1,195,000.
  • Enclave at the Borgata (Scottsdale): Two bedrooms, two bathrooms, 2,238 square feet. It had been listed for $1,180,000 and sold for $1,050,000.
  • Scottsdale Waterfront Residences (Scottsdale): Two bedrooms, two and one-half bathrooms, 2,117 square feet. It had been listed for $1,808,000 and sold for $1,700,000.

Phoenix Luxury Condo Sales

  • 2 Biltmore Estates (Phoenix): Three bedrooms, three and one-half bathrooms, 3,892 square feet. It had been listed for $1,969,000 and sold for $1,925,000.
  • Portland On the Park: Three bedrooms, three bathrooms, 2,486 square feet. It had been listed for $1,196,500 and sold for $1,196,000.
  • Portland On the Park: Three bedrooms, three bathrooms, 2,486 square feet. It had been listed for $1,386,500 and sold for $1,345,000.

 

Learn More About Phoenix and Scottsdale Luxury Condos

Search Phoenix and Scottsdale Luxury Condos for Sale

Disclaimer:  Days on market figures are cumulative days on market. Information herein deemed reliable but not guaranteed. Data and information were pulled from the Arizona Regional MLS (ARMLS) as of 7/1/2018 and can change at any time. The analysis looks at resale luxury condos in Scottsdale and Phoenix over the past 12 months. Information deemed reliable, but not guaranteed.  There may be new condo inventory in these figures if the developer is using the MLS to market its homes. This post represents the opinion of the author. No warranties express or implied.
Copyright © 2018 Heather Tawes Nelson | Joyce Tawes

Quick Video Update of the Scottsdale Real Estate Market – June 2018

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– June 2018 Scottsdale Housing Market Video –

June 2018 – Video

Here is a one-minute video overview of the Scottsdale, Arizona real estate market for the month of June.

Scottsdale Active Listings

Scottsdale homes for sale June 2018We start off by looking at the number of homes on the market in June. This first image s a year-over-year perspective.

Home inventory was down 19% between June 2018 and June 2017.

 

 

 

Scottsdale homes on the market June 2018This is also a look at the number of homes on the market, but it is now looking month-over-month.

The number of homes for sale fell 11% by end of June compared to the end of May.

 

 

 

Median List Price for Scottsdale Homes

Scottsdale homes median list price June 18

If you are not familiar with the median list price, it simply indicates the exact midpoint of prices of homes for sale in Scottsdale. Half are priced lower, and half are priced higher.

The median list price of homes in June was $899,000. This is $100K higher than it was a the same time last year.

 

 

Days on Market

Scottsdale Homes Days on Market June 2018Days on Market (or DOM) indicates how quickly or slowly homes are selling in a given market. If the DOM is very high, it indicates the market is slow. If the DOM is low, the market is moving at a faster pace.

The DOM for Scottsdale homes in June came in at 92. This is 14% lower than June 2017.

 

 

Median Sales Price for Scottsdale Homes

Scottsdale homes median sale price June 2018Here is the median price again, but this time we are examining what homes sold for.

Scottsdale’s median sale price in June came in over $604K. This is above June 2017’s $565K as well as higher than May 2018’s $572,500.

 

 

 

Number of Homes Sold

Scottsdale homes sold June 2018This final section covers the number of homes that sold.

The top image is a year-over-year comparison. You can see that sales were up 4% between June 2017 and June 2018.

 

 

 

Scottsdale housing market June 2018The lower image is a month-over-month comparison. Sales fell 7% between May and June. May was a stellar sales month for Scottsdale and June was very strong as well.

 

 

 

 

We hope that you found this video and commentary helpful as you gather more information to make smart informed real estate decisions.

For more Scottsdale real estate information or if you have any questions about the local area, feel free to contact Joyce at (480) 209-7843 or Joyce@LiveBetterinScottsdale.com.

Click to watch other videos on our Live Better in Scottsdale YouTube Channel

 

Disclaimer: Data deemed to be accurate, but is not guaranteed.

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