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INSIDE THIS ISSUE
October 2017 Powered by
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CONDO TOWNHOME &LOFT
Decluttering HOAs Questions to ask before buying a condo Community Maps
FEATURED COMMUNITY
Kitchen Sink Studios Via San Marcos Condos/Wood Partners
San Marcos Condos By Wood Partners San Marcos Condos will offer a unique blend of Downtown Chandler living. Residents of San Marcos, a community that is expected to be open in the latter part of 2018, will be at the center of adventure in a one-, two- or three-bedroom condominium home or a penthouse loft with elevator service. Community amenities will include a state-of-the-art fitness center, rooftop lounge, business center, outdoor kitchen and grilling areas, gated access and much more. San Marcos is located steps from Downtown Chandler’s historic district and its many restaurants and shops. The community will be conveniently located just west of the upcoming Overstreet development, a 77,000-square-foot retail and dining space that is scheduled to open its first phase in December of 2017. San Marcos Condos will also overlook the beautiful San Marcos golf course.
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Kitchen Sink Studios Via San Marcos Condos/Wood Partners
Details Number of homes: 273 Prices: Start in the high $200,000s Property address: 445 W. Chandler Blvd., Chandler Sales office address: 348 W. Chandler Blvd., Chandler Directions: Take Loop 202 E to Alma School Road exit. Left on Alma School and head to Chandler Blvd. Right on Chandler Blvd. Sales office hours: 9 a.m.–5 p.m. Wed. & Thurs. and by appointment Phone: 480-857-2085 Website: LiveAtSanMarcosCondos.com
Deco Communities/HiRes Media
The city or the ‘burbs? Which environment is best for you when looking for your new condo or townhome? By Debra Gelbart
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hether you’re thinking of buying a condo or townhome in Central Phoenix or Downtown Scottsdale or in a quiet suburban neighborhood, there are advantages to each. And according to those who specialize in building or selling condos and townhomes, specific considerations can drive your decision regarding location. If you’re a millennial, for example, urban condos may be for you. “Millennials are flocking to urban projects, spurred by a desire to live closer to work and the amenities of the urban core,” said Steve Pritulsky, president and CEO of Watt Communities, a developer specializing in urban infill communities across metro Phoenix. “Another less prominent but growing group [of urban buyers] is the empty-nester or move-down buyer who may have lived in older established central city neighborhoods and wants to continue to enjoy an urban lifestyle but in a more maintenance-free lock-and-leave style of living.”
On the other hand, if you’re ready for a slower-paced and more relaxed way of living, suburban condo living could be just the ticket. “These buyers may not want an urban lifestyle and often have family or friends living nearby,” explained John Waldron, a principal at Williams Waldron, a company that manages sales and marketing for The Enclave at Borgata condo community in Scottsdale.
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“Millennials are flocking to urban projects, spurred by a desire to live closer to work and the amenities of the urban core.” —Steve Pritulsky, Watt Communities
Disclaimer: All information provided is preliminary in nature. Changes may be made to the project including but not limited to designs, floor plans, resident sizes, services, amenities and pricing. No offer to sell may be made or accepted prior to the issuance of the final Arizona Subdivision Disclosure Report issued by the Arizona Department of Real Estate. All is subject to ADRE Final Public Report. San Marcos Condos employs JK Realty, a licensed real estate broker in the State of Arizona. San Marcos Condos and JK Realty are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing
The Enclave at Borgata
What type of buyer chooses which environment? “Some families with children may choose to live in a suburban area to be close to a particular school district,” said Rob Lyles, developer for Deco Communities, which builds multifamily properties in both urban and suburban areas. “Some buyers who have larger dogs may find that a townhome with a small yard is a better fit for them than a downtown loft.” In Lyles’ experience, “Ninety-nine percent of buyers know whether they want to live in an urban or suburban area before they begin their home search. If a buyer changes their mind about where they want to live during the home-shopping process, it’s typically because they determine lifestyle factors are more attractive in a certain area. Sometimes buyers have to weigh the pros and cons of their desired lifestyle against practical concerns such as price and value in order to make a decision that is best for them.” “Urban buyers want center-of-it-all accessibility,” Pritulsky said. “They are willing to trade-off higher prices for convenience. Suburban buyers want more breathing room, greater affordability and are often driven by a desire for family-friendly living.”
because of race, color, religion, sex, handicap, familial status or national origin.
LMP Media Via Biltmore Living/Watt Communities
THE CITY OR THE ‘BURBS?; continued on page CL2
ELEVATED LIVING IN OCOTILLO MOVE-IN READY SINGLE-LEVEL CONDOMINIUMS FROM THE $200,000s
THE CAYS AT DOWNTOWN OCOTILLO 2511 W QUEEN CREEK ROAD, CHANDLER, AZ 480.648.0300 OWNATTHECAYSATOCOTILLO.COM
PRIVATE BALCONY AR-0008728716-01
No binding o"er to sell may be made or accepted prior to issuance of a !nal Arizona Subdivision Public Report for the property. Real Estate Consulting, Sales and Marketing by Polaris Paci!c – a licensed Arizona, California, Colorado, Hawaii, Oregon and Washington Broker – ADRE #661757000.
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THE CITY OR THE ‘BURBS?; continued from page CL1
The Enclave at Borgata
A variety of advantages for each property type What do Lyles, Pritulsky and Waldron say are the advantages of both urban and suburban condo living? Urban: Lyles said an urban condo or townhome “offers a distinctive urban lifestyle that is energetic, fast-paced and exciting.” Living in an urban center offers a diverse selection of entertainment and activities including restaurants, night-life, arts and cultural venues, and events. Urban areas typically are dense commercial areas so “it’s convenient for people who work in an urban area and want to live close to where they work,” he said. Urban areas usually are also walkable, bike-friendly and offer a good public transportation system. And the urban lifestyle “is dynamic and culturally varied, allowing residents to connect with lots of different kinds of people,” he added.
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“Some families with children may choose to live in a suburban area to be close to a particular school district.” —Rob Lyles, Deco Communities
“The most desired urban condo locations are positioned within walking distance to restaurants, shopping, entertainment and employment centers,” Waldron said. “More and more buyers are reevaluating their existing lifestyle and placing walkability, convenience and sense of community over the size of a new home.” Suburban: Pritulsky said in contrast to urban projects that are more apt to appeal to those wanting to live at the center of it all, “suburban condo and townhome communities tend to attract those looking for a quieter less congested lifestyle,” he said. “Family buyers talk about the sense of suburban security and the perception that suburbs offer better schools — all at a more affordable price-point.” In addition, suburban condominiums and townhomes often are in closer proximity to recreational amenities like regional parks and lakes [than urban communities]. “In many cases, they also get residents close to a specific suburban job location,” Pritulsky said, “such as those who live near more outlying employment cores like Chandler’s Price Road tech corridor or the Scottsdale Airpark.” A condo or townhome in the suburbs will allow buyers more time to pursue their interests and passions versus maintaining a home, Waldron said. Condos and townhomes in a suburban area are often more affordable than a single-family home or those located in a high-demand urban location, he noted.
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Time to declutter If you’re getting ready to downsize into a condo, heed this advice from the pros By Susie Steckner
he good news: Your new dream condo awaits! The bad news: You have to sort through and pack up your belongings in order to move in. However, before you schlepp bundles of empty boxes into your current home or apartment, follow these tips from the pros to sort through your stuff and declutter your life so that you can maximize your new space.
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remove them from your space within a week. Stow the ‘keepers’ in their proper places.
associate with it? Does it need to be fixed or repaired and am I willing to do so now?
Get real. Be sure to set aside a realistic
Saying goodbye. It can be tough to part with
amount of time for each project, Brundage said. For example, in 10 minutes you can probably take on the junk drawer but not your walk-in closet. “The goal is to be able to start and finish a project within the time that is allotted,” she said.
Ready, set, goal. It’s important to identify the
Q and A. Brundage advises clients to ask
goal of decluttering, said Andrea Brundage, a professional organizer and founder of Simple Organized Solutions. Do you need to make more room in a particular space? Do you want less tension in your new home? Do you want to clear out your new living room so you can start entertaining?
themselves a series of questions when evaluating items: • Do I love it? • Do I use it or wear it? • Does it serve me well? • Could it serve someone else better? Rusnock adds a few other questions, including: Are there positive or negative thoughts, memories or emotions that I
particular items because they carry certain memories and associations, Rusnock said. Her advice? “Literally, sit down in front of the clutter and ask the boxes or the items these questions: ‘What do you want me to know about you?’ and ‘Why is it so hard for me to let you go?’ After hearing what the item has to say to you, you can decide if you are to keep it or let it go,” she said.
Make a date. Set aside dedicated time for
your decluttering projects, said Ro Rusnock, a certified feng shui consultant and founder of Elements & Energy. Choose a space that you consider cluttered such as a closet, cabinet, desk drawer or table-top. Then pencil in an appointment with yourself on the calendar. “Who said decluttering had to be a bother?” Rusnock said. “Turn on your favorite music, pour yourself a favorite beverage and enjoy yourself.” Be prepared. Rusnock advises clients to
label three containers with the following descriptions: • Throw away • Give away • Stow away Once a particular space is cleared, be prepared to take action with each. Toss trash immediately. Label giveaways with where they’re being sent — whether to a family member, a charity or elsewhere — and
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LIMITED INVENTORY 2 Bed / 2 Bath Single Level Condos From the Mid $150,000’s
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© 2017 All rights reserved. Equal Housing Opportunity. Taos Condominiums reserves the right to make changes in price, material, and specifications without notice and without liability for such changes. Sales and Marketing by Accelerated CRE.
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HOA fees
“Many lifestyle communities offer social and wellness opportunities for residents. These may include social events and programs, fitness or gym facilities,
Money down for community upkeep
holiday decorations,
By David M. Brown
Each association is
a community website or security patrol. different.” —Christal Bromley,
A
mong many other things, Homeowners Association [commonly referred to by the acronym “HOA”] fees usually pay for common area maintenance, fire alarm maintenance, insurance, administrative costs and maintaining required permits. “The benefits include maintenance-free living, not worrying about landscaping or maintenance of a yard, and access to amenities,” said Christal Bromley, a community manager with CCMC, a Scottsdale-based community association management company. CCMC manages more than 200 community associations in 10 states including two communities for the Statesman Group of Companies, a Scottsdale-based developer: The Cays at Downtown Ocotillo in Chandler and Toscana of Desert Ridge in North Phoenix/Scottsdale. “Many lifestyle communities offer social and wellness opportunities for residents. These may include social events and programs, fitness or gym facilities, holiday decorations, a community website or security patrol,” Bromley said. “Each association is different.” Annual budgeting “The management company hired to manage the property — that is, the property manager — makes a budget of all the expenses associated with operation and maintenance,” said Aaron Carter, a REALTOR® with HomeSmart, who serves clients in Downtown/Central/ North Central Phoenix as well as in the city’s Biltmore and Arcadia areas and nearby Paradise Valley. One sales
CCMC
Ryan Wilson Photography Via Statesman Group of Companies
project he’s working on is en Hance Park condominiums in Downtown Phoenix. Generally, once a year, the property manager presents the budget to the HOA; this must be approved by the board, he explained. To arrive at a realistic figure, the board and management typically first review the historical costs of the community, pending rate increases for the community’s various contracts and utilities, and notes and requests for any upcoming needs or wishes, Bromley said. This annual process usually begins a few months before the end of the community’s fiscal year. These costs might include, for example, new dog waste stations, a more robust events budget or a change in landscape maintenance contracts. “Well-run associations also utilize a reserve study, prepared by a third-party reserve analyst, to determine how much money needs to be contributed to the reserves to save for the future repair or replacement of the association’s assets,” she said. These reserves are funded through association fees. The board then determines the annual assessment needed per condo unit/lot. “If the new assessment is an increase over last year’s assessment, the board may need to reduce funding in some lifestyle areas or increase assessments,” Bromley said. An increase is considered when it is necessary to meet the association’s
mandatory expenses or when homeowners have expressed a desire to increase lifestyle spending in order to add events or amenities. “Ideally, homeowners communicate their desires to the board so the board is equipped to make decisions that reflect the lifestyle and property values expected by residents,” she said. CC&Rs Mandatory expenses are dictated by the governing documents of each community, primarily the Covenants, Conditions & Restrictions (CC&Rs). A professional community manager can help a board navigate the community documents and
applicable statutes to ensure proper notices and guidelines are met. When there is ambiguity, it’s best to seek legal counsel. Most CC&Rs are explicit in giving authority to the board to set the budget and increase assessments when needed based on the needs and desires of the association. Some CC&Rs allow a board to change them in the middle of the year when the budget is not sufficient to meet the financial needs of the community. Other CC&Rs require a membership vote to increase over a certain percentage. Arizona law also includes provisions that stipulate guidelines about budget adoption and increases, Bromley said.
Ryan Wilson Photography Via Statesman Group of Companies
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900 S. Canal Dr. | Chandler, AZ 85225
All pricing, availability and plans are subject to change without notice. Sq. footage is approximate. All brokers are welcome and must accompany prospect on their first visit. Sales subject to review of Subdivision Public Report.
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Questions, questions
How long, realistically, will it be before I can move in? “Developers continue to experience a shortage of skilled trades people throughout the Valley and as a result many condo projects now under construction are experiencing delays in meeting estimated closing dates,” Waldron said. Buyers should have a general understanding of the construction process. If a multi-story condominium project is in the process of finalizing framing and yet still promising a closing date of three months from now, this should be a red flag to buyers. “Staying in close contact with your sales associate to better understand which milestones have been completed will help ensure you set more realistic expectations,” he said.
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What to ask before you buy your new condo or townhome By Debra Gelbart
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hat do you need to ask before you sign on the dotted line for a new condo or townhome? Here is advice from several industry experts. Our sources include: • Irene Catsibris Clary, president and CEO with townhome developer Catclar Investments • Lisa Rions and Sharon Schmieder, agents with Clayton Nash Real Estate in Scottsdale • John Waldron, a principal at Williams Waldron, a Phoenix-based branding and marketing company that represents The Enclave at Borgata condominium development What is the monthly HOA fee and what services and amenities does that fee include? Some HOAs cover all utilities, roof repair, common area maintenance, pest control, cable hook-ups and security, while others don’t. Some may just cover common area maintenance, Schmieder said. “Since there is such a wide variety of things that can be covered, the dues that may seem high could be ideal while the dues that are lower may not really be the deal that a buyer initially thinks.”
Are there any restrictions on running a home-based business? Today’s professionals and entrepreneurs are a generation that often works remotely from a home location, Clary said. “When designing our newest development, we focused on this evolving way in which business professionals work.”
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About those CC&Rs Finally, it’s very important to review the Covenants, Conditions and Restrictions (CC&Rs) during the inspection period to determine what kinds of businesses are allowed, Rions said. “Buyers have five days to review the HOA documents,” Schmieder pointed out. “They can be lengthy and confusing and are often written with a lot of legal jargon. Sometimes the restrictions, rules and regulations are included in several documents.”
Q
Are these monthly fees sustainable after the developer transitions from the community? Condominium communities often hire HOA management companies early in the development process to better understand what fees must be charged to future residents, Waldron said. Ensuring there are sufficient resources to fund an HOA is an important responsibility of the developer and thereafter a resident-controlled board of directors. Prospective buyers are encouraged to ask sales associates and their developer about the HOA budget. If
Q
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possible, plan to attend a meeting of the HOA to better understand operations and the viability of the HOA rate structure, he suggested. Are the units built to adapt to current technology? As technology continues to advance, this question has become increasingly important, Rions said. “Purchasing a home with advanced technological features, such as smart-home capabilities, allows buyers the opportunity to operate their home systems remotely,” Clary said.
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How many assigned parking spaces and/or garage spaces will I have? What are the rules for parking? You may also want to ask whether you can purchase an additional space or whether any or all units have their own garages, Schmieder advises. “Some communities really don’t provide adequate guest parking and this is something that needs to be understood prior to purchasing,” she said.
What options for interior upgrades are available? Often condominium developers provide buyers in a new residential project several different interior design packages to choose from, Waldron said. These vary in color and product finish, and may include limited opportunities to upgrade appliances and architectural features such as fireplaces.
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Editor PAULA HUBBS COHEN Paula.Cohen@cox.net
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SHADES
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OF SOUTH MOUNTAIN
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3900 E BASELINE RD PHOENIX AZ 85042 | VISIT US TODAY FOR SPECIAL INCENTIVES
NEW CONDO’S
SALES CENTER NOW OPEN
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LOCATED IN THE HEART OF DOWN TOWN CHANDLER 348 W CHANDLER BLVD | CHANDLER | www.LiveAtSanMarcosCondos.com | 480.516.0476
NOW SELLING SHADESCONDOS.COM
HOURS: WEDS: 9-5 | THURS: 9-5 | BY APPOINTMENT
All information provided is preliminary in nature. Changes may be made to the project, including but not limited to designs, floor plans, resident sizes, services, amenities, and pricing. No offer to sell may be made or accepted prior to the issuance of the final Arizona Subdivision Disclosure Report issued by the Arizona Department of Real Estate. All is subject to ADRE Final Public Report. AR-0008718485-01
602.875.0918
RMF REALTY | DESIGNATED BROKER: ROBERT FRANK Broker must accompany and register client on initial visit. Prices are subject to change. Square Footages are approximate. Models do not reflect preference. RMF Realty is a licensed Arizona real-estate broker. AR-0008718765-01 Copyright © 2017 Frank Residential and Resmark Land and Housing.All Rights Reserved. ROC: Commercial #120587 | BR #027039000
Luxury is timeless, but this opportunity is not. Toscana of Desert Ridge The Ultimate Lifestyle Experience™ Our award-winning master-planned resort community near the border of North Scottsdale and Phoenix is in its final phase. Only a limited number of condominium homes remain, ideal for full-time residents, second homebuyers, and investors alike. Don’t miss your last chance to own at Toscana. CONDO HIGHLIGHTS One or two bedrooms Two baths 797–1,527 square feet Single-level Fully furnished From the high $200s to the mid-$300s Toscana of Desert Ridge 5450 E. Deer Valley Dr., Phoenix, AZ 85054 480.767.5665 toscanaofdesertridge.com
PROPERTY HIGHLIGHTS Three heated pools, three clubhouses Two modern fitness centers 24-hour guard gate Underground parking and elevator service Convenience to desirable dining, shopping, golfing, and entertainment
No binding o"er to sell may be made or accepted prior to issuance of a !nal Arizona Subdivision Public Report for the property. Real Estate Consulting, Sales and Marketing by Statesman Sales & Marketing– a licensed Arizona Broker. STATESMAN SALES & MARKETING, LLC License Number: LC566897000 AR-0008730766-01
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Locator Maps
NORTHEAST
NORTHEAST
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From the $200s 11640 N. Tatum Blvd., Phoenix Tatum Blvd. south of Cactus Road Models Open M-F 10 a.m.-6 p.m.; Sat. & Sun. noon-5 p.m. LiveAderra.com 602-788-0706
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Cays at 1 The Downtown Ocotillo Statesman Sales & Marketing, LLC Immediate Occupancies From the $230s 2511 W. Queen Creek Rd., Chandler (S.E. corner of Price Rd. and Queen Creek Rd.) TheCaysAtOcotillo.com 480-248-3737
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LOVE YOUR SPACE TAKE YOUR LIFESTYLE TO A NEW LEVEL. CONDOS FROM THE $250’S | HOMES FROM THE LOW $300’S
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CachetAtTheWigwam.com | 623-385-0129 SALES CENTER LOCATION & HOURS 7098 W. POST ROAD, CHANDLER, AZ 85226. OPEN DAILY 10AM-6PM, FRIDAYS 1PM-6PM All pricing, availability and plans subject to change without notice. Please see a Mattamy New Home Counselor for additional details. E.&O.E. Builders ROC#249191B.
Square footage and dimensions are estimated and may vary in actual construction. Floor plans and elevations are artist’s conception and are not intended to show specific detailing. Floor plans are the property of Cachet Homes and its affiliates For further information, please see Sales Associate All sales are subject to buyers receipt and review of a Arizona Subdivision Public Report. *See Sales Associate for incentive information. Prices, features, floorplans, elevations and incentives subject to change without notice.
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now
open camelback rd.
4444 N 25th St, Phoenix, AZ 85016 602.402.0067
e. campbell ave.
n. 28th
A LMA S CHOOL & F ULTON R ANCH B LVD .
encueliving.com
n. 25th
serenityfultonranch.com
The only urban homes to offer private in-home elevators.
n. 24th
Inventory is getting low. Check out our limited-time purchase incentives at
urban homes in the biltmore district from the low $400,000’s
Sales by Cambridge Properties, Inc., Keith Mishkin, Broker. Square footage is approximate and may vary. This material is not an offer to sell real property and shall not be construed as an offer in violation of the law of any jurisdiction. Obtain all relevant documents, disclaimers, and covenants, and read them before signing anything. The depictions herein may reflect building, amenities and improvements some or all of which may be conceptual only, and subject to change without notice. All brokers welcome. Price, terms, incentives, material, and availability subject to change without notice. Subject to Public Report. BRE#01856457
The Latest in Modern Luxurious Living & the Valley’s Most Stylish Locations You don’t have to choose between location and modern style – K. Hovnanian® Homes’ newest neighborhoods bring everything you’re looking for in a new cutting-edge home to the most sought-after locations.
Summit at Pinnacle Peak Patio
Sophisticated Resort Style Living Amenities Gated Community Resort Style Pool & Spa Underground Parking Fitness Center Clubhouse Elevators
Villa-style homes at the base of Pinnacle Peak mountain in North Scottsdale Alma School Road and Jomax Road
Aire
Pointe 16
Luxury townhomes in the McDowell corridor of Scottsdale 68th Street and McDowell Road
Resort-style townhomes in North Central Phoenix 16th Street and Morten Avenue
From the upper $300s
From the low $400s
From the upper $500s
Summit at Silverstone Villa-style homes at 74th Street and Pinnacle Peak Road Now Selling! From the mid $500s
Pinnacle at Silverstone Luxury townhomes at Scottsdale and the 101 74th Street and Pinnacle Peak Road
Skye Single-family garden homes in the McDowell corridor of Scottsdale 68th Street and McDowell Road From the upper $400s
Now Selling!
1, 2 & 3 bedrooms available FHA/VA/CONV financing available
LiveAderra.com Aderra Condominiums 11640 N Tatum Blvd Phoenix, AZ 85028 602-648-9854
Summit at Pinnacle Peak Patio
Ask how you can be in your new home in as little as 60-90 days!
Happy Valley Rd.
Pinnacle at Silverstone Summit at Silverstone
Looking for a new home, but unsure where to start? Contact our friendly Community Information Specialists at 877-546-8669.
Scottsdale Rd.
Condominium Residences from the $200's
Alma School Rd.
From the upper $300s
Pointe 16
AIRE
McDowell Rd.
SKYE
khov.com/phoenix
Availability, prices, incentives and dates are subject to change, and K. Hovnanian® Homes reserves the right to cancel or change all offers without prior notice; see Sales Consultant for details. If buyer is working with a licensed real estate agent or broker, the agent or broker must accompany and register buyer on first visit to each community or pre-register using our Rapid Registration form prior to buyer’s first visit. Rapid Registration form can be obtained by emailing arizona@khov.com or calling 877-546-8669.. No offer for sale or lease may be made or accepted until buyer’s receipt of Arizona Subdivision Public Report. A public report is available on the State Real Estate Department’s website. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin.© 2017 K. Hovnanian® Great Western Homes, LLC. ROC 188563. ©2017 K. Hovnanian® Building Company, LLC, an Arizona limited liability company. ROC 277023