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INSIDE THIS ISSUE

June 2017 Powered by

2 Seasonal Condo Buyers 3 Condo Security Overview 4 Community Maps

CONDO TOWNHOME &LOFT

Nicki & Bob Teston: Why we downsized to a condo

Condos are getting charged up

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The demand for car-charging stations increases as more people go electric

By Rhona Melsky

W

ith more people becoming environmentally conscious and reducing their carbon footprint, the demand continues to grow for carcharging stations at Valley condominium communities.

That’s because, in addition to Tesla, many other manufacturers now offer electric vehicles in a variety of price-points including Prius, Chevrolet and BMW. However, since Tesla started offering a high-end electric sedan, the condo market has seen a surge in car-charging stations including at Two Biltmore Estates in Phoenix which offers two- and three-story luxury condos. “Buyers specifically asked to have the stations and we want to change with the times and provided them,” said Jack Luciano, a partner at The Agency, a real estate company in Beverly Hills with a branch in Scottsdale.

Robert Baxter Photography via Two Biltmore Estates

Two Biltmore Estates features underground, secured and gated parking as well as private two-car garages for some residents. A car-charging station can be placed at either location. “Residents are asking for them more these days,” Luciano said. “We’re seeing it quite a bit at Two Biltmore for the higher-end demographic as well as at other residences and [at] varying price-points.”

Jackson Patterson via Serenity Fulton Ranch

Amenity-rich communities Lifestyle amenities add pizzazz to condo communities

By Debra Gelbart

D

epending on what you’re willing to spend for your condo and whether you prefer a high-rise, mid-rise or garden resort-style community, you might find sprawling acreage, a heated pool, an outdoor kitchen and an expansive fitness center — but that’s probably just the beginning.

Options, options and more options High-rise buildings — generally those that are more than six stories tall — typically offer impressive views from the upper floors, beautifully appointed lobbies and secured access to the building. Mid-rises (typically four- to six-story buildings) frequently have more outdoor amenities than high-rises. Garden-style developments — those where the condos are usually on no more than three levels — often are surrounded by a courtyard or pool area.

Consider Serenity Fulton Ranch, a community of luxury garden-style condominiums that are part of the 520-acre master plan of Fulton Ranch in Chandler.

Fulton Ranch features more than “28 acres

Ryan Wilson Photography via Toscana of Desert Ridge

of lakes, flowing streams, waterfalls, walking paths, numerous parks, multi-million-dollar homes, single-family production homes, townhomes and condominiums” all in one community, said Andrew Hickey, president of Serenity Development, the developer behind Serenity Fulton Ranch.

“Three commercial centers support this community with upscale shopping, salons,

“

“Do your research on the surrounding area and ... visit the communities you are considering.”

—Andrew Hickey, Serenity Development

Economics, environment, ease of use Electric cars and charging stations are important across all demographics for economic and environmental reasons as well as ease of use. To wit: “The car is plugged in overnight, you get up in the morning and you go,” Luciano said.

CAR-CHARGING STATIONS; continued on page CL5

Ryan Wilson Photography via Toscana of Desert Ridge

restaurants and professional services that are all part of Fulton Ranch,” Hickey said.

“This thoughtfully conceived master plan is one where you can truly live, work, shop and play.”

“Aside from having the latest in style, trends, materials, smart technology and gorgeous upgraded features you expect in luxury new homes, some (condo) communities like Serenity Fulton Ranch include huge patios, oversized windows and wide-open views due to more space between buildings and being in a lush setting,” said Keith Mishkin with Cambridge Properties, the broker for several Phoenixarea condominium communities, including Serenity. Other unique features, Mishkin said, are private elevators and rooftop decks for some townhome-style communities, such as Encue at The Biltmore in Phoenix. Homes at Encue and Serenity also include a private direct-access two-car garage.

Many of the high-rise condo communities along Central Avenue in Phoenix, most of which have units available only for resale, offer 24-hour guarded entry and/or concierge service, said Chris Dunham with Clayton Nash Real Estate in Scottsdale, and “most are within a few steps of access to the light rail system.” Mishkin said a few new mid-rise and townhome communities are also sprouting up along the Central Avenue corridor.

AMENITY-RICH COMMUNITIES; continued on page CL5

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Luke Hansen via Portland on the Park

Mountain Shadows Resort Condos

Tony Marinella via Coronado Commons

‘Tis the season … for condo occupancy Growing number of condo owners are seasonal residents rather than year-rounders

“Most buyers will prioritize location over other considerations, like size of the home, so they can enjoy the amenities of the immediate area like views, dining options, entertainment, hiking and golf,” he said. “Boomers are gravitating toward the lifestyle where all the aspects of homeownership are simplified.”

Features that matter most For owners who will occupy a condo part-time during the year, convenience is especially important, say McFarland and Newcombe. These owners typically want to be especially close to light rail stops and freeways. “If they have a pet, they’ll want a first-floor unit, but if they don’t, they’ll often want a top-floor unit to enjoy the views,” McFarland said.

“If you are utilizing the condo on a limited basis, you want to maximize your time at the condo with activities or entertainment nearby,” said Ronen Aviram of Westroc Hospitality, Mountain Shadows’ developer. “It’s key to have golf, spa, museums, stadiums and other activities in close proximity.” Mountain Shadows offers a “luxury hotel experience,” he said, “coupled with the pool, spa, fitness center, restaurant, bar, security, housekeeping, concierge and 24-hour room service.”

Changing regulations Because part-time occupancy among condo owners is increasing, Newcombe said, some condo associations are changing their regulations to allow renters in units during owners’ “off-seasons” for as little as a month at a time.

It’s been customary, he said, that many condo associations have not permitted renters to occupy condo units for less than three months or even six months at a time to avoid a parade of different occupants. But since so many renters and owners now want

Affordability another draw Condos purchased for seasonal occupancy are a bargain in the Phoenix area, Newcombe points out, especially when compared with the price of condos in other parts of the country.

The price and associated expenses with a condo here are so affordable that property taxes, utility costs and HOA fees together are typically less here than just one of those categories would be in a state like New Jersey, he said. “Condos here are simply a great investment,” he said.

By Debra Gelbart

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ore and more condo buyers in Greater Phoenix are those who have decided to become seasonal residents rather than yearrounders, say local experts. However, even though they’re only part-time residents, many folks looking for the lock-and-leave lifestyle still prefer to purchase their second home rather than rent it.

“A lot of [Baby Boomers] want a high-end, luxury design in a brand-new condo where they can customize their home with things like a jetted tub or other amenities,” said Melanie McFarland, a real estate broker with Launch Real Estate in Scottsdale. Buyers who will live in their condos only part-time also want a unit and a location “where it’s easy to come and go at will for one month, six months or even just a week at a time,” McFarland added.

It’s not uncommon for folks who have lived in a large home in Paradise Valley or North Scottsdale to decide to “rightsize” their residence, and with the proceeds from the sale of their single-family home, purchase two condos, said David Newcombe. “One condo is located here and the other might be in the state where their grown children or other family live,” he said. Newcombe is a broker as well as co-founder of Launch Real Estate; he

“

“Condos here are simply a great investment.”

—David Newcombe, Launch Real Estate Mountain Shadows Resort Condos

represents a number of condo communities in the Phoenix area including Portland on the Park and Coronado Commons, both in Downtown Phoenix.

And it’s not just Baby Boomers who purchase condos for seasonal occupancy, Newcombe said; in some instances, millennials are buying condos for seasonal use as well. What’s more, in the Biltmore area of Phoenix, up to 35 percent of new condos are purchased by seasonal buyers, he said, noting that other areas of the Valley are seeing increasing numbers of seasonal buyers, too.

Location, location, location Buyers looking for a seasonal home look for properties in the most ideal location, said Tim Hundelt, a residential real estate expert representing Mountain Shadows Resort Condos in Paradise Valley.

more flexibility and want the freedom to use services like Airbnb or Home Away, an increasing number of condo homeowner associations are changing their restrictions.

Relaxed rules “afford owners who live in their units seasonally more opportunities to rent out their property on a regular basis,” said McFarland, who specializes in seasonal rentals.

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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.

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Security overview Dependable security systems are essential to today’s luxury lifestyle

By David M. Brown

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“An efficient and functional security system is a priority in our design.”

— Nikki Erbele, LIV Urban

Contour on Campbell

T

he common areas at Optima Kierland have security cameras monitoring the entrances, the parking garage and other public areas — as do most contemporary condo communities.

In addition, electronic locks are installed at all entry doors of the luxury high-rise community which is located on 9.5 acres in Northeast Phoenix.

The Optima Kierland sales tower includes a 12-story condominium tower with 220 residences (ranging from one to five bedrooms) and two levels of underground parking. The Optima Kierland leasing tower includes 150 homes that range from studios to three-bedroom units. Prices for sales tower units begin in the low $300,000s.

Surveillance systems “The camera entry system enables residents to see who is requesting access to the building before they remotely permit access,” said David Hovey Jr., president of Optima, a Scottsdale-based company that develops, designs and builds luxury residential communities in Illinois and Arizona.

The video feeds are displayed on a monitor in a central security location and can be accessed in real time if necessary. “Our onsite staff monitors them closely to ensure they are working properly,” Hovey said.

Developed by Liv URBN, a joint venture between Denverbased Baron Properties, a residential real estate investor and developer in the Phoenix and Denver markets, and Denver-based Haselden Construction, the Contour on Campbell condominium community is scheduled to open in early 2018. Located at 2300 East Campbell Avenue in Phoenix, the 111-unit luxury community will have one- and two-bedroom condominiums (ranging from 1,000 to 1,700 square-feet) that are currently set to be priced from the $300,000s.

Contour on Campbell will have hightech surveillance cameras in the parking areas and at the main entrances to provide security for the community’s residents, said Nikki Erbele, director of acquisitions and development for Liv URBN. Contour on Campbell will contract with a third-party monitoring company for the HOA. “The third-party will manage and maintain the system and a security management team will physically check to ensure everything is secure within the system,” she said.

Getty Images

touchscreen keypad that can be accessed remotely via a smartphone. The owner enters a code enabling him or her to disarm the security system, activate lights and even adjust the thermostat, Beall said. Each of the condo buyers will be offered an individual system from Alarm.com and GE Security which can be monitored by Digital for a monthly fee.

Optima Kierland

High-tech infrastructure Jeff Beall, president of Digital Commercial Systems, Phoenix, designed and built the system as well as the data communications infrastructure and the audio/visual systems.

“The access control system will provide a key-fob or card credential for each resident and property management,” he said. This system will control all perimeter doors, amenity areas and the parking garage.

Each unit will have a smart-lock with a

Alarm.com

Restricted access “Contour is a highly secure building with restricted access into the garage,” Erbele said.

Future residents will use a fob to gain access at all points and guests to the building will be granted access by their host via the same fob.

“Liv URBN Development believes security and safety is a large concern for our homeowners, especially in urban settings,” she said. “An efficient and functional security system is a priority in our design.”

At Optima Kierland, each home has also been configured for individual security systems.

“We wanted to make it convenient for our residents to install an additional level of security in their personal space, if desired,” Hovey said. “With this and the other components of our security system, we want to provide both peace of mind and ease of access for residents and their guests.”

A Lu xu r y Co n d o m i n i u m Co m m u n i t y

GRAND OPENING! AIRE is a gated community located in the McDowell Corridor in South Scottsdale. Each home has been designed to embrace your lifestyle with an abundance of bright, open living spaces as well as inviting outdoor gardens and terraces. Our beautiful model homes are now available for touring: • 3-story home designs up to 2,175 square feet • Attached 2-car garages • Rooftop decks available • Neighborhood pool, spa and barbecue area • From the upper $300s

RESORT TO A BETTER LIFESTYLE. Experience the Final New Home Neighborhood In Fulton Ranch, Chandler’s Exquisite, Master-Planned Community RESORT-STYLE LIVING

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Looking for a new home, but unsure where to start? Contact our friendly Community Information Specialists at 877-546-8669

khov.com/AIRE 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 community if agent or broker has not submitted a Rapid Registration form. 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.

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Locator Maps

NORTHEAST

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Relocating after retirement Valley couple downsizes to a condo for less upkeep and to facilitate travel

By Meghann Finn Sepulveda

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Nicki and Bob Teston

SOUTHWEST Cachet at The Wigwam Cachet Homes Condos from the $250s Homes from the low $300s Litchfield Rd. and W. Village Pkwy, Litchfield Park CachetAtTheWigwam.com 623-385-0129

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CENTRAL

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ob and Nicki Teston moved from Texas to Arizona after they retired in 2010 to be closer to their grandchildren. They settled into a four-bedroom single-family home in Gilbert and quickly became immersed in their grandkids’ lives. Last summer the couple decided to downsize and purchase a condominium at Che Bella Villas in Chandler.

Doting grandparents The Testons have enjoyed living in Arizona, especially because they are now near their daughter, son-in-law and three grandchildren. “We sometimes pick the kids up from school,” Nicki said. “We also can attend their track meets and participate in other activities.”

When deciding on a condominium community, Bob, 70, and Nicki, 64, wanted to remain in the Southeast Valley and be close to their family. They were thrilled to find Che Bella Villas, a new property by Graham Development.

Dave Bramlett via Che Bella Villas

“

“We didn’t want to be tied down and have the upkeep of a large yard.”

—Nicki Teston

Stephen Lyon via Che Bella Villas

Less maintenance One main reason for downsizing: Hoping to travel more, the Testons wanted to move into a condo so they could easily pack up and leave town when the travel bug bit.

Although the couple gave up some livable space when they downsized, they have plenty of room in their 1,650-square-foot condo.

“We’re pretty comfortable here,” Nicki noted.

The single-level, first-floor condo features an attached garage which was important to both Bob and Nicki. “It’s easy to park and

CENTRAL PHOENIX Center 8 Townhomes Landmark Homes USA Available Move-In-Ready Homes Tour our models From the mid $300s 820 N. 8th Ave., Phoenix LandmarkHomesUSA.com 480-385-5211

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come right in,” Nicki said. “We also like that the condo doesn’t have stairs, which we appreciate especially as we get older.”

More amenities The Testons moved into their new gated community, which is located just one mile from the Loop 202 Santan Freeway on Pecos Road, last July.

When the weather is cool, the couple likes to go walking on the paved canal path adjacent to their condo. Nicki also takes advantage of the community’s state-of-theart fitness center.

Che Bella Villas has plenty of other amenities such as a large pool, heated spa, community barbecues and a putting green.

The Testons like the community’s proximity to several Valley freeway systems and are fond of the nearby shopping and dining options. “We like to walk into Downtown Chandler and have breakfast,” Nicki said. “It’s been wonderful.”

More info CheBellaVillas.com Dave Bramlett via Che Bella Villas

WWW.AZCENTRAL.COM CAR-CHARGING STATIONS; continued from page CL1

“

“At one time, cable outlets were not the norm but now everyone has cable. I see it being the same with electric carchargers. It’s like having a gas station right at your personal parking spot.”

Toscana of Desert Ridge

—Raul Siqueiros, The Agency

An added value “The developer has done a great job in being mindful that the next generation of luxury condo buyers want the stations,” Siqueiros said. “They researched other markets in Los Angeles and San Francisco where multifamily living is in demand and it’s common there so they included the stations here because it worked in those other markets.”

Envy residents love the feature and prospective buyers see it as an added value.

While electric cars at one time were viewed as a hassle and an inconvenience, they now are more user-friendly due to chargingstation availability. “People who have the cars are pleasantly surprised and people who don’t are rethinking their decision on their next car purchase,” Siqueiros said.

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AMENITY-RICH COMMUNITIES; continued from page CL1

Envy Residences, an eight-story condominium community in Scottsdale, currently has four onsite electric car-charging stations available to residents. Buyers also have the option of a private car-charger. “The [personal] car-charging station is not included [in the base price of the condo] but a buyer can choose to update at an added expense; [the charging station] is then placed in their own parking spot,” said Raul Siqueiros, a partner at The Agency, Scottsdale, which is broker of record for Envy Residences.

Deco Communities, Envy’s developer, positions itself as forward-thinking and mindful of the environment. It was one of the first developers to include car-charging stations in some of its apartment projects.

“Deco wanted to remain ahead of the curve when they saw the demand and wanted to provide that option,” Siqueiros said.

When including a car-charging station, which today are sleek, slim and aesthetically appealing, the voltage and prong have to be specific. Price depends on location at the site and there must be enough power to the garage. “They prove to be affordable in the long run,” Luciano [of The Agency] said.

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In new high-rise communities in downtown Phoenix and Scottsdale, Mishkin [of Cambridge Properties] said, you’ll find a club room available for social gatherings and private functions, a fitness facility, secured parking and a pool area often located off of an upper floor or on the roof of the building with a view of the city.

Top-notch services and amenities At Toscana of Desert Ridge, a community of mid-rise condominiums on the ScottsdalePhoenix border, a lifestyle director “provides a robust number of monthly activities and events such as Friday night socials, food truck events, yoga, aqua fitness classes and much more,” said Allison O’Dea with Statesman Group of Companies, which developed Toscana of Desert Ridge.

“The concierge director provides exceptional customer service by making dinner reservations at neighboring restaurants, tee times at the neighboring Wildfire Golf Course, or [planning] activities and adventures throughout the Valley,” she said.

Meanwhile, condo owners at Serenity Fulton Ranch enjoy “a stylish clubhouse with numerous creature comforts including intimate seating and dining areas, a bigscreen TV and a full kitchen,” Hickey said. The fitness center offers free weights, biometric exercise equipment, treadmills and TVs, he added.

A heated resort-style pool and spa with

Jackson Patterson via Serenity Fulton Ranch

adjoining ramadas and restaurant-quality barbecue grills are in addition to “a separate outdoor gathering facility with additional professional grills, a fireplace and plenty of lounge-style seating and natural shade,” Hickey said. “Serenity offers a low-density luxury condo product that starts in the mid$250s, yet our residents enjoy the same level of amenities as a multi-million-dollar Fulton Ranch custom-home owner.”

Finding the right community Dunham [of Clayton Nash Real Estate] recommends hiring a real estate professional to help you find the ideal property for you, especially if you’re looking for a high-rise. Real estate pros have “intimate knowledge of the high-rise communities in the Phoenix and Scottsdale areas, as well as Tempe,” he said.

“There is nothing more important than where you are going to be living,” Hickey said. “Do you want to have proximity to downtown Phoenix and the East Valley?

Do you want to live near streams and lakes, bike and walking paths, and parks for you and your dog? Are open spaces and lush, green landscaping important to you?” Other factors, he said, “are the area’s resale values.

Are you moving into an upscale area that sees its prices trending up?”

Hickey continued: “As is the case with any major investment one is going to make, do your research on the surrounding area and, if at all possible, go out and visit the communities you are considering.”

More info Encue at The Biltmore EncueLiving.com 602-402-0067 Serenity Fulton Ranch SerenityAtFultonRanch.com 602-682-4500 Toscana of Desert Ridge ToscanaOfDesertRidge.com 888-314-7087

Editor PAULA HUBBS COHEN Paula.Cohen@cox.net

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4444 N 25th St, Phoenix, AZ 85016 602.402.0067

now

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

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WAKE UP EACH DAY TO A GOLF COURSE VIEW

ENJOY[HOME]LIFE MAKE EVERY DAY A VACATION DAY! INCLUDED WITH ALL MOVE-IN READY HOMES*

Luxury condominiums from the low $300s • Immediate move-in available • Oversized 2-car garages with storage • 1,091 - 1,870 sq. ft.

• Swimming pool and spa area

• Single level living plans

• Elevator in each building

• Walk to shopping and dining • Fabulous freeway access

• GE Stainless Steel french door refrigerator • GE “Right Height” front load washer and dryer • Cachet Elite Social Membership to the Wigwam Resort • $5,000 - $7,000 credit toward upgrades to personalize your home, closing cost credit, buy down your interest rate or prepay your HOA fees.

• A home in the Village of Litchfield Park - walking distance to the Wigwam Resort, shops and restaurants *See agent for details

DISCOVER OUR NEWEST GATED COMMUNITY IN LITCHFIELD PARK

CORNER OF LITCHFIELD ROAD AND VILLAGE PARKWAY CachetAtTheWigwam.com | 623-385-0129

17850 N 68th St, Phoenix, Arizona 85054 480.356.0179 • www.montereyridge.com 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.

AR-0008635257-01

TOWNHOMES, CONDOS AND SINGLE FAMILY HOMES AVAILABLE. *See Sales Associate regarding package details and eligible homes. Refrigerator GFE26GSKSS and Washer GFWR2700HWW & Dryer GFDR270EHWW For a limited time. Subject to change without notice. No additional incentives are applicable. Pricing subject to change and does not include upgrades and location premiums. Homeowners Association fees are applicable. Prices, promotions, features, options, floor plans, elevations and dimensions are subject to change without notice. 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.

AR-0008666463-01