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Sedgwick County, KS Real Estate News

By Mike Young, FHA 203k Consultant 828-469-7462
(203kOnLine.com, covering the USA)
Home Inspections vs. 203k Inspections: A Clear DistinctionWhen purchasing a home, a home inspection is an invaluable tool that can provide peace of mind for buyers. It's a comprehensive evaluation of a home's visible components, including its structure, systems, and potential issues. A 203k inspection, on the other hand, is specifically designed for FHA-insured loans that include renovations. Let's explore the key differences between these two types of inspections:Home Inspections Purpose: To assess a home's overall condition and identify potential defects or safety hazards. Scope: Covers all visible aspects of the home, including structural integrity, systems (heating, cooling, plumbing, electrical), and appliances. Process: A licensed home inspector conducts a thorough examination and...
Comments 1
By Mike Young, FHA 203k Consultant 828-469-7462
(203kOnLine.com, covering the USA)
Is getting a contractor before calling the consultant a good idea?I've done many more 203(k) loan projects than most consultants, with over 6,000 with my boots on the ground. I can tell you a short story below explaining why it is NEVER a good idea to have the contractor out there first.A lender once called me, letting me know they had a bid for $187,000 to repair a home. She provided that bid with the order, and I made the appointment to view the home. I was also instructed to put the bid into our software. It shouldn't take long to turn this one in. I arrived at the home to meet the wife, who was about eight months pregnant and very excited to complete the home repairs with a room addition for their older child so they would have room for the new baby in their room.I made my inspectio...
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By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
Have you ever wondered how streets and neighborhoods, even towns got their names?  I've thought about that for years.   Developers and builders might name streets and neighborhoods after loved ones, a point in history, or some other reference.  Streets might be a continuous grid with names continuing from city to city.   Growing up in Kansas, the streets in my neighborhood were named after birds!  They were Redbarn, Robin, Meadowlark, Chickadee, and Brown Thrush to name a few.    These were 1950's homes in a middle class neighborhood, a cozy setting. What about cities?   The city where I grew up, Wichita, has several different definitions, with each meaning from an Indian Tribe.  One definition references the Caddoan tribe reporting that the name originated by the "weets" and "eta".   W...
Comments 14
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
This past weekend I attended my high school reunion.  The weekend was very rewarding in several ways.  Because I have been volunteering for seven months to plan the reunion, I’ve made quite a few friends of classmates I did not know as well.  Connecting with classmates was just plain wonderful and it was nice to be remembered!    Meeting up with an ActiveRain member in my hometown was also a nice bonus.  After contacting at least ten agents, only one REALTOR  made arrangements to meet with me. We had originally met through Facebook as she also happened to attend the same high school, but graduated a different year. Returning from my High School Reunion, two things come to mind.  If you don’t make the effort, how can you expect anything to change; and you get exactly what effort you put ...
Comments 13
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
The last three months have been interesting.  Planning to attend a high school reunion has brought about some happenings that weren't taken into account when accepting my role as a volunteer.  It's been great reconnecting using Zoom Meetings every so often.  We've been face to face and become very good friends.  Where has the time gone - West High 40th Reunion - Wichita, Kansas. Our reunion will be in my home town of Wichita, Kansas.  Our volunteers are calling in from Boston, Dallas, Kansas City, Wichita, some in smaller towns in Kansas, and of course me from Arizona.  That's a lot of distance in miles, but it seems like we're right next door. Since announcing it, I've also heard from a Wichita agent!  I'll be seeing her during my visit and connecting with another hometown agent.  I've...
Comments 8
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
This market report is for all of the data on the Arizona Regional MLS, encompassing all of the Phoenix Metro Area.   New Inventory is up by 4.7% year over year as of August 30, 2017. As of this writing inventory has ticked upward slight as new listings  are coming on the market but will slow as the holidays loom in the coming months, a common slow down. Total inventory year over year is down for the year by 9.4%, putting upward pressure on prices. The Months Supply of homes for sale has dipped slightly to 2.65 months, so that if nothing else was listed for sale, it would take 2.65 months to sell everything.  Not very long! List prices have ticked upward last month.  You can see that the difference year over year is slight monthly as of 8-30-17, but up 7.4% annually.Sales price per squar...
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By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
Okay Good Buddy - it's Reunion time!   If you attended West High School in Wichita and graduated in 1977, it's time for your Reunion!   The Wichita West High Class of 1977 Reunion is scheduled for 10/20-22/17 in Wichita, Kansas.     FridayOctober 20 -Fairfield Inn by Marriott - 6 - 10 pm, Food Trucks & Cash Bar SaturdayOctober 21 - 11:00 am - Walk to West - Remember the Hump!                                                             Saturday 7:00 - 11:00 pm - Exploration Place, Dinner & Cash Bar, Photo Booth Visit our Facebook page to RSVP for the Wichita West High Class of 1977 Reunion and pay the $40 for admission!   Feel free to contact me with questions!  Be There or Be Square!  Plan to catch up with classmates at great venues with good food, friends and libations for the Wichita ...
Comments 3
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
This past week has been a royal circus.  Scottsdale homes under $400,000 are selling quickly if they are clean, updated, and in good locations.  The ones that sell the fastest are priced right and the glossy pictures are a testament to the effort engaged from the get-go by the listing agent. A good listing agent knows how to read between the lines and interpret a buyers' contract as it benefits a seller.   Being engaged as a listing agent means understanding the current market and accurately pricing homes according to their condition so that homes sell faster and for more money.  Homes that are over-priced tend to sit on the market longer.  But what if the home isn't listed for sale in a hot buyers market?   If a buyer offers a contract and his home isn't on the market, how does a buyer...
Comments 13
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
The Scottsdale housing market update lists Active Listings, Appreciation, and Months Supply.  Distressed sales are mentioned as being about 10% of sales in Scottsdale. The number of listings has increased, but so have homes under contract and sales.  Appreciation is in the single digits, depending on the price range and location. The number of listings show far fewer than the bottom of the market in 2011, but more than the top of the market in 2006.  It's interesting seeing the market switch between the top in 2006 and as market bottomed out in 2011 versus todays housing market.  Our innventory is starting to rise as it always does this time of year.  Remember that Scottsdale has a winter/snowbird type of sales activity.  While other markets heat up with sales, some sub-markets in Scott...
Comments 2
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
The city of Scottsdale is set to make several changes to the Scottsdale International Airport that also include entertainment.  Plans are underway to make full use of the land and space available. Traffic at this airport has increased dramatically so maximizing the area is essential for it's growth and traffic.  Yes, our grass is this green in the wintertime! A memorial is also planned for the Thunderbird II Veterans memorial.  Donations are needed to complete the memorial that will include a pre- World War II Stearman airplane.  The Scottsdale Airport is one of the few non-domestic airports with a US Customs office.  And this airport began as a training facility for WW II pilots in 1942.   In 2004, the Scottsdale airport was the second busiest single runway airport in the country!  And...
Comments 7
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
While randomly scouring the internet for history on my home State of Kansas, I happened upon something that surprised me.   I thought I knew a lot about my home State of Kansas.  After all, I lived there for about thirty years!  But you know how living in a state is, you're never a tourist.   Searching the article that appeared, I learned that January 29 is Kansas Day.  Kansas Day is an annual celebration about patriotism and was born in 1877 in Paola, Kansas.   The story goes that a group of school children were studying history when they happened upon the realization that 62 years before this that the Battle of New Orleans took place.  The celebration is one of peace, not of battle.  January 29 is also the same day that Kansas became a State in 1861, so it sounds like those students w...
Comments 2
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
There are a few different types of boxes that agents will use in Arizona to host keys to a home when your home is listed for sale on the Arizona Regional MLS.  The lockboxes might be the mechanical type with a 3, 4 or 6 digit code. But there is only one Arizona Regional MLS (ARMLS) lockbox that is connected to the Supra ActiveKey or Ekey that is used to open that type of box.  There are benefits to using both types of boxes.  The mechanical type can be opened by anyone, including painters, handymen, and anyone wishing to enter that the agent and owner give permission.  These are convenient when agents can't get to a home in time to open the box or meet the vendor or tradesman working on the home.   Of the three in the photo, the two on the right are both mechanical boxes. The blue large...
Comments 8
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
A good friend of mine is leaving our desert sunshine state of Arizona and relocating to North Carolina.  Sorry Rainers, but she is an agent and a new agent in North Carolina.  Technically not a new agent as she's a Broker here in Arizona.  So sorry to see her go but know she'll make a difference as she returns to her roots in North Carolina.  I know this because she's a GREEN® designee as well.  She and I worked on greening our Arizona Regional MLS together in 2009 and were a great team!  Her persistence and tenanicity will be missed as well as our monthly coffee meetings.  We were also volunteers with the US Green Building Council, which is how we met in 2009.  Fond memories of speaking green with a fellow passionate agent.  She is also married to her longtime sweetie, to whom I'm priv...
Comments 7
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
The phone rang just now and I almost didn't want to answer.  This person was one of the last people I expected to call me.  When we last spoke, I felt dumped and depressed.  That day and the previous 3 months were like walking on eggshells.  I tried over and over to make everything run smoothly, but at the end of the day I wasn't surprised at the outcome.   Fast forward to over 2 years later and that same person is calling me.  In the cobwebs of my brain I wondered why my phone was ringing.  Could it be they were ready to make amends?  Or could it be something else?   The funny part of this is that I was just looking at their name not an hour before the phone rang.  Karma works in mysterious ways!  Answering the phone I acted like I didn't know the caller by not greeting them by name.  ...
Comments 10
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
There are several memorable firsts in real estate that you'll wonder if I made this stuff up.   I still remember details vividly because I was inexperienced, but "willing to learn" as I had told seasoned agents.  My first sale started out as an open house was in McCormick Ranch in Scottsdale after being in business three weeks.  I didn't have any listings and was told that I should ask a seasoned agent if I could sit one of his open houses to pick up buyer clients.  He was a veteran with a team of agents.  He asked me if I had any signs?  I said, "No."  He said, "What kind of agent are you?"  To which I replied, "One who is willing to learn!"   Borrowing that agent's signs, I set up the open house for this beautiful home with several visitors walking through. One of the buyers had drive...
Comments 23
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
Pinnacle Peak Park is a gorgeous 150 acre park in North Scottsdale.  Pinnacle Peak Park is aptly named after Pinnacle Peak, where locals gather to hike and enjoy nature.   The scenery surrounding the park is beautiful and includes Estancia Golf Course and stunning homes.   The trailhead is 1.75 miles, so not lengthy and it's not uncommon to see runners criss cross back and forth a few times.  The trailhead elevates about 1300 feet and is located just west of Alma School Road on Pinnacle Peak Road, north east of Pima and Happy Valley Roads. Hiking this morning I was able to snap a few photos that I'll load in order of my hike for reference.  There is plenty of parking and if the lot is full, Pinnacle Peak Road is very wide so easy street parking.  There are bathrooms and a guard station,...
Comments 8
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
Around the Phoenix area,  billboards are popping up that are a bit different .   The billboards state something like " "Mattress stores are greedy.  Learn the truth.   TN.com."   I've seen these around town and wondered what business they represented.  So this time, I decided to check it out.  Checking their website answered my querry!   Tuft & Needle is a relatively new company founded in 2012 by two young men who thought there was a better way to make mattresses.   Leaving their jobs in Palo Alto, California, they opened up shop in the warehouse district in Phoenix.  Their concept is entirely different from other mattress stores, thanks to their own disappointing experiences.  Have you ever heard of a mattress you can take home and try out, returning it if you don't like it?   Me neit...
Comments 10
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
85258 is a mid Scottsdale zip code and can be found southeast of the intersection of Scottsdale and Shea, east toward 108th St and south to Indian Bend.   Also included in this zip code is Salt River Fields at Talking Stick (spring training facility for the Arizona Diamondbacks), Butterfly Wonderland and (not shown) the new OdySea Aquarium!  These attractions are all fairly new and world renowned!   This zip code includes 281 condos and single family homes listed from $123,500 to homes as high as $2,499 million.  This zip code has a vast price range, making it affordable to many in a great mid-Scottsdale area.   The monthly median sales price for 85258 is $395,250.   Sales have leveled off in this zip code but that is partly due to the vast price ranges reflected in this report.  Prices...
Comments 2
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
There are several factors that weigh in on how a home might be affordable.  After all, there are maintenance costs, insurance, taxes, monthly utility costs and much more.  But it also has to do with where you live as all of these can vary by location.  Awe, the dreaded location, location, location phenomenon!  But how do you measure Home Affordability? Recently, BuilderOnline.com and Bankrate.com reported survey results conveying just that in their affordability index.  Feel free to click on the link, but here are the top 10 metropolitan areas according to their survey results.   Notice that Phoenix/Mesa/Scottsdale is listed as the #2 spot in the country.  Part of that equation is due to how much energy we use to power our homes.  Most folks think our AC bills will run us into the red i...
Comments 5
By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
This report focuses on 85251, which runs from Thomas  north to Chaparral Roads and from approximately 90th Street to Pima Road.   This section of Scottsdale, Arizona includes Scottsdale Fashion Square Mall and the trendy condos nearby, but also very affordable homes.   Currently, prices in this zip code range from $85,000 to $4.995 million in 85251.  There is truly something for everyone.  The city of Scottsdale buildings are in this area, as well as Old Town Scottsdale restaurant and shops. It's very common for visitors to ask me to find them homes in this area.   This area is also home to "Ollie the Trolley."  This fixture in Scottsdale has several routes and is free to the public!    The monthly median sales price for 85251 is $246,000 as of August, 2016.   The lowest price in this z...
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By Jan Green - Scottsdale, AZ, HomeSmart Elite Group, REALTOR®, EcoBroker, GREEN
(Value Added Service, 602-620-2699)
The goal of Arizona Restaurant Week is to spread awareness for all of the wonderful restaurants we have here in our Phoenix Metro area.  There will be pre-fix options from $33 - $44 (excluding tax and gratuity,) by participating restaurants.   Many of our finest chefs are participating, so check the site to find the most amazing spots to dine!  These restaurants are offering great prices and menu items that you won't find outside of the week of 9/16 - 25, so be sure to take advantage of these great restaurants.  Search by city from Ahwatukee to Tempe alphabetically for the complete list of participating restaurants. Restaurants may also include vegetarian, gluten free, whether the price is for couples, or if beverages are included.  Restaurants will include common chains to upscale dini...
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