Gilbert Sun News Real Estate Guide August 2019

REAL ESTATE

GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

Housing market continues to be on fire – for sellers GSN NEWS STAFF

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he housing market in Gilbert and almost all of the Valley has astonished and, to a degree, puzzled analysts.

For now, buyers may already be frustrated in a market that is still tilting sharply in sellers’ favor.

Even with a decline in the number of sales last month, prices are continuing to increase and home values are rising across the Valley — though price increases have not trended up as quickly

or as sharply as expected considering the low supply of available homes.

Nevertheless, looking at Valley-wide data, the Cromford Report recently declared, “This is an astonishing situation.”

“We have to go back to the bubble year of 2005 to find a higher number” of closings for one week than the 1,527 closings recorded in the first week of August, it said.

Conversely, not since 2014 have there been fewer listings.

The real estate market analysis site

see MARKET page 3

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REAL ESTATE

GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

Luxury market continues humming in Gilbert GSN NEWS STAFF

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he Cromford Report says the Valley’s luxury home market “is patchy,” but in Gilbert it’s rolling

along.

Four homes closed between July 20 and Aug. 8 for more than $1 million, bringing to 30 the number of seven-figure residential deals made in Gilbert so far this year.

Gilbert Realtor Mindy Jones Nevarez said people seeking special features such as lots of space and horse rights see Gilbert as a value.

The latest additions to Gilbert’s burgeoning luxury home scene include: E. Kingbird Court-$2.4 million This 6,647-square-foot, single-level home — built in 2015 buy Rainey Homes in the town’s ritzy Whitewing community — emulates a French country home, though it also boasts an Italian villa courtyard.

With four rooms each having their unique designer vaulted ceiling, the house has three limestone fireplaces, five bedrooms with three of them designed as master suites and a gourmet kitchen with walk-in pantry.

Outside is just as luxurious with a heated diving pool, sport court and a detached RV garage with guest rooms.

E. Warbler Road - $1.2 million Also located in Whitewing and built in 2015, this custom single-level house comes in at just over 4,800 square feet.

With four bedrooms and four baths, it also boasts a high-end kitchen with white cabinetry and granite countertops, vaulted beamed ceilings throughout, a master bedroom with two-way fireplace and separate seating area and two other interior fireplaces and one outside.

East Lines Lane - $1.1 million With just under 6,000 square feet, this two-story home was built in 2001. With seven bedrooms and four bathrooms, the Santa Barbara-styled home is located in a custom-built horse community that has no homeowners association.

Surrounded by lush, mature landscaping, it has a full basement, a huge chef’s kitchen, two laundry rooms and plenty of windows to allow natural light

E. Kingbird Court-$2.4 million

E. Warbler Road - $1.2 million

throughout.

S. Stuart Avenue - $1.02 million This five-bedroom, 4,800-square-foot home was built this year.

The two-story house has an upstairs bedroom, loft and huge second-floor deck. It also boasts a great room with a 12-foot ceiling and a designer kitchen with two dishwashers and six-burner gas range, quartz counters and maple white stacked cabinets.

East Lines Lane - $1.1 million

S. Stuart Avenue - $1.02 million

Buyers need to understand homes are sold ‘as is’

BY ALLEN HENDERSON GSN Guest Writer

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he Arizona residential resale real estate purchase contract changed dramatically in February 2017 and it is a game changer for buyers, sellers and agents.

Prior to Feb. 1, 2017, the Arizona residential resale real estate purchase contract included seller warranties.

Section 5 warranties, sub section 5a, stated, “Seller warrants and shall main-

tain and repair the premises so that at the earlier of possession or COE: all heating, cooling, mechanical, plumbing and electrical systems (including swimming pool and/or spa, motors, filter systems, cleaning systems, and heaters, if any), free standing range/ oven, and built in appliances will be in working condition.”

The Feb. 1, 2017, update to the contraction states in “condition of premises: buyer and seller agree the premises are being sold in its present physical condition as of the date of contract acceptance.

“Seller makes no warranty to buyer, either express or implied, as to the condition, zoning or fitness for any particular use or purpose of the premises.”

The 2017 version of the contract has removed all seller warranties and all properties are now sold “AS IS.” Sellers are still required to disclose known defects in the property. However, they are no longer required to warrant that the major systems in the property are in working order nor are they required to make repairs.

Buyers still have a 10-day inspection period to have an inspection completed

and to request any repairs or replacements of the disapproved items, discovered during the inspection period.

The buyer’s repair request must be made using the Buyer Inspection and Seller Response (BINSR) form, within the 10-day inspection period. The seller, at their option, can agree to complete some, all or none of the repairs.

Once the seller’s response is received the buyer can agree to the seller’s response or cancel the contract, with the return of their earnest money.

Allen Henderson is a broker and owner of Hen-

derson Real Estate. Reach him at 480-392-2090.

GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

MARKET from page 1

tracks 17 Valley cities and said all but two showed staggering increases in its Cromford Market Index, used to determine if local markets favor sellers or buyers.

For Gilbert, that index showed a 10 percent change between July and August — pushing it to 213.5 — more than twice the flat 100 index ranking for an absolutely balanced market.

At 213, that means sellers are favored by more than a 2-1 ratio over buyers in terms of market favorability.

In practical terms, that means buyers likely will not have much — if any — leverage in negotiating the listed price.

“The market is still heating up,” Cromford said. “Given that July is usually a month where the market is coasting, this is a remarkable shift in favor of sellers.”

“The issue underlying these changes is lack of supply,” the Cromford Report said. “Demand has not changed very much over the last month, but supply has crashed. The reason is not hard to find. There are simply too few listings coming onto the market.”

Indeed, listings in July were the low-

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est they’ve been since Cromford started tracking the data in 2001.

“Because this followed a June with very weak new listing counts, we are seeing a failure to replace the homes that have been sold,” it said, adding: “Agents are hunting for new listings, iBuyers are trying hard to attract sellers and investors are campaigning intensely for everyone to sell them their homes.”

Saying “home owners are unmoved” by this blitz, the Cromford Report said low inventory is particularly surprising in the wake of “the massive increase in the housing stock since 2001.”

Cromford also said that prices likely will rise in light of the low inventory and that home appreciation rates “will increase over the next 12 months unless we see a massive increase in new supply.”

Cromford also noted, “With new listings at a low ebb and closings at a high, this is the most unbalanced market we have seen in favor of sellers since 2005.”

“Pricing has yet to respond, perfectly illustrating the time delay inherent in price movements in reaction to big changes in supply and demand,” it stated.

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REAL ESTATE GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE re4

| AUGUST 18, 2019

REAL ESTATE

GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

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Change is in the air – and it may be costly Pros and cons to prepaying your mortgage

BY MINDY JONES NEVAREZ GSN Guest Writer

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espite continued three-digit temperatures and a need to use an oven mitt to get a firm grip on your steering wheel, summer is actually winding down and the monsoons have finally rolled in bringing slightly more palatable evenings.

Not convinced? Take a stroll in downtown Gilbert and see how many people are back to dining al fresco.

Change is in the air.

The real estate market typically follows suit in August with a bit of a cooling trend.

However, with exceptionally low inventory year after year and continued growth in Gilbert — both in people and job numbers — the real estate market has managed to maintain its momentum past Memorial Day, straight through the Fourth of July and well past Labor Day in recent years.

So, what’s so surprising about it following suit this year?

Well, something feels a little different about this summer and it’s not just the anticipation of the new Gilbert Regional Park or the myriad of awards the town has snagged over the last couple months — including the Best City for Business by the Arizona Chamber of Commerce and the #7 Best Place to Raise a Family by Wallet Hub — causing a buzz around town.

Available properties to buy in Gilbert have decreased faster than the neighborhood kid on a Bird scooter and buyers are gobbling up the ones that are available like an early Thanksgiving dinner.

In fact, whereas we’ve already seen a strong sellers’ market for several years in Gilbert, we are now predicting something a little more interesting over the next few months.

See, the real estate market is really just a big teeter totter with supply on one side and demand on the other. And depending who is sitting on either side determines just how much teeter there is on the totter.

Right now, we’ve got an eighth grader on the demand side and an ant on the supply side — can you see the visual?

Going into 2019, we thought that maybe the teeter totter would have a bit more of a balance to it and while prices continued to increase and home values continued to appreciate, it was all at a healthy pace.

What has become clear over the last couple of months is that while prices haven’t reflected the continued imbalance in the market, we can most certainly expect they will in the short term.

You can’t turn on the TV or drive past a billboard without seeing an ad for a new company trying to buy your home. Everyone is trying to add a little balance to the market by increasing the supply.

But so far, the eighth grader is still firmly planted on the ground.

For those Gilbert residents who have made a move over the last few years, it has certainly been profitable.

You likely have equity in your home even without doing any upgrades and have options for pulling out that equity between refinancing to drop your mortgage insurance, doing a home equity line of credit to make some improvements, or using the money to move up, move down

or pay off some debt.

For those residents who haven’t taken advantage of the market yet, it might be a good idea to reach out to your local Gilbert real estate expert and discuss the options while the market is still healthy and prices are still appreciating at a healthy rate.

What comes next is still an unknown but we think it’s going to come in the form of a spike in pricing and timing.

Which side of that teeter totter you want to be sitting on might cost you. If we can’t bring in some reinforcements for the ant, you can expect to pay significantly more for that house in Ashland Ranch next year or even that condo on the north side.

And while some increase is good for all of us, there’s only so high you can go before you have to come back down. We can’t predict the future and we’re not going to repeat the past, but we can safely say that change is in the air.

Mindy Jones Nevarez, a Realtor and owner of the Amy Jones Group at Keller Williams Integrity First serving Gilbert, can be reached at 602-451-4975, Mindy@AmyJonesGroup.com or AmyJonesGroup.com.

GSN NEWS SERVICES

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hould you prepay your mortgage?

Yes and no, according to Realtor. com.

“For some homeowners it’s a financially savvy move,” the site recently advised, “but for others, beefing up their loan payments just doesn’t make sense.

Realtor.com then asked experts for the pros and cons on prepayment.

Here’s how they weighed in.

Pro: You’ll cut down on the interest you owe Interest is the extra fee paid to a lender for loaning the cash needed to buy a home.

By increasing your monthly mortgage payments, or “prepaying,” people effectively save money in interest charges.

Those savings can add up big-time.

For example, a $200,000 mortgage with a 4 percent fixed interest rate and a 30year term ends up with $143,739 in interest over 30 years when minimum monthly payments are made. Paying an extra $100 per month, saves $27,037 over that time span.

Pro: You’ll get your mortgage paid off sooner By accelerating your mortgage payments, you’ll also be shortening how long it takes to pay off the loan, which would increase your cash flow in the future.

“For families with young children, where the parents are concerned about paying for their children’s college tuition, sometimes we will recommend they increase mortgage payments so that when their kids head off to college their mortgage obligation is gone,” said one certified financial planner.

Pro: You’ll build equity faster.

No matter how much money you put down on your mortgage, your home equity is the current market value of your home minus the amount you owe on your loan.

Making larger mortgage payments toward your loan’s principal would builds equity faster.

Having more home equity can be a tremendous boon toward getting a home equity loan or line of credit.

Pro: It helps your credit score.

Showing that less debt and that you manage your debts responsibly by paying your mortgage off early can raise your credit score.

Con: Prepaying reduces mortgage interest, which is tax-deductible.

Because prepaying your mortgage reduces your mortgage interest, it may not make sense from a tax-savings perspective. Mortgages are structured so that you start off paying more interest than principal.

For example, in the first year of a $300,000, 30-year loan at a fixed 4 percent interest rate, you’d be deducting $10,920.

Nonetheless, taking a mortgage interest deduction under the new tax law requires itemizing deductions — and itemizing may no longer make sense for many homeowners, since the standard deduction jumped under the new tax plan.

Con: You could miss out on more lucrative investment opportunities.

Every dollar put toward your mortgage principal is a dollar that can’t be invested in higher-yield ventures, such as stocks,

high-yield bonds or real estate investment trusts, one advisor said.

But he noted, “You’d be assuming more risk by investing your money in, say, the stock market instead of putting the money toward your mortgage.”

Con: Prepaying a mortgage could hamper achieving other financial goals Building your retirement savings is crucial, of course. However, some people make the mistake of prepaying their mortgage instead of maxing out their retirement contributions.

Many advisors encourage people to build a sufficient emergency fund large enough to cover three to six months of essential expenses before they focus on prepaying their mortgage.

Con: There may penalties for prepaying your mortgage Some lenders charge a fee if a client’s mortgage is paid in full before the loan term ends. That’s why it’s important to look for the term “prepayment disclosure” in your mortgage agreement.

Realtor.com recommends people sit down with a financial planner.

Gilbert Real Estate Snapshot Provided by the Amy Jones Group Your Local Real Estate Team (480) 250-3857 | www.amyjonesgroup.com

@AmyJonesGroup Each office is independently owned and operated

...a Tradition of Trust

• Average Days on Market: 47 days Up from 46 Days Last Month

• Active Listings: 689 Down from 814 Listings Last Month

• Monthly Sales: 524 Down from 560 Sales Last Month

• Listings Under Contract: 530 Down from 597 Listings Under Contract Last Month

• Average Sales Price: $406,076 Up from $395,490 Last Month

• Monthly Supply of Inventory: 1.4 Up from 1.3 Monthly Supply Last Month

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REAL ESTATE

GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

When to file an insurance claim can be tricky

GSN NEWS SERVICES

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f something bad happens to your house, should you call your insurance company immediately?

Not so fast, warns Realtor.com, which cautions that too many claims — or one wrong one — “could turn a real-life disaster into a financial catastrophe” because “your premiums might rise, and you’ll still have to cover the cost of the damage.”

The website says homeowners insurance isn’t as simple as claim it and collect it.

To save money in the long run, it cites five scenarios where homeowners might want to think twice before submitting a claim.

When the cost is within 20 percent of the deductible. “Don’t treat your homeowners insurance deductible like your medical insurance deductible. Just because your insurance company will cover part of the cost doesn’t mean you want it to do so,” Realtor.com says.

“I would never recommend that one of our customers turn in a claim that, after

the deductible, is only going to pay out a couple hundred dollars,” said one agent.

“We advise our customers to pay cash until it becomes painful.”

Submitting multiple small claims may ultimately make you “uninsurable,” the site warns.

“Soon, you’ll see higher premiums, and you might even struggle to switch insurance providers.”

Financial planner R.J. Weiss advises homeowners to “avoid filing a claim within 20 percent of your deductible. So, if your deductible is $2,000, don’t submit anything to your insurance if it costs less than $2,400.”

When it was avoidable. Avoidable doesn’t mean “your fault,” or even anyone’s fault, per se. “Not all losses are created equal,” an agent advised. “Take hail, for instance: There’s nothing you can do to keep a freak storm from battering your roof. A theft or fire claim is always going to be worse,” he added, noting “your post-claim insurance premium increase will be proportionately worse, too.”

While this shouldn’t keep you from

filing a claim if your losses were severe, consider paying cash if you can afford to do so, Realtor.com says.

When you are responsible. If you’re filing a claim because of homeowner negligence, consider carefully whether you can afford to fix the problem yourself first.

“If the damage is due to your lack of maintenance, your claim may be denied,” said QuoteWizard.

“Even if your claim is denied, it’s still noted on the Comprehensive Loss Underwriting Exchange — or CLUE — which means that it can affect your premiums.”

If your insurance company believes you’re not capable or interested in maintaining a safe home, that can affect your insurance, too.

Immediately maintaining or repairing any issues when they show up “can prevent you from filing frivolous claims,” the site said.

When your local agent tells you not to file. Having a local insurance agent can be a lifesaver, especially if you’re trying to avoid premium increases.

“I take pride in advising my clients and helping them decide the best course of action regarding the claims,” said one agent.

“If you call the carrier directly, they’ll often funnel you right to the claims department. Even if you’re only looking for the answer to a couple of questions, this often triggers the start of the claims process.”

Realtor.com advises: “Talking to a local or independent agent first can save you the trouble of filing a claim you really shouldn’t have — and which also might increase your premiums.”

The agent added, “Many agents can call your insurance company — without giving your name and policy number — to inquire about the chances of your claim being denied.”

Realtor.com admitted that “figuring out which insurance claims are worth making can be a tricky business.”

But it said understanding the problem and whom to call if you’re on the fence “will prevent you from paying more in homeowners insurance costs over the long run.”

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Beautifully desert landscaping on huge 3/4 acre lot. Interior courtyard is complete with foliage & fountain, and features separate entrance to casita. Casita has private bath, fridge, microwave & sink.

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Move in ready home just waiting for YOU! This 4 br/2ba home with a 3-car garage features recent exterior paint, new porcelain tile flooring in all the right places, carpet in bedrooms, interior paint and ceiling fans. Walk in to your formal living/dining area to the kitchen with lots of cabinet space, pantry, black appliances, granite counter top, huge island with new sink and faucet, open to a. breakfast nook and large family room. Master bath has separate shower/tub, double sink and large walk-in closet. Play pool in the backyard just right for the coming summer months, large shade tree and custom curbed corner for garden or playground. Conveniently located to shopping and dining.

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GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

1060 E. CLIFTON Avenue

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GILBERT SUN NEWS AN EDITION OF THE SUNDAY EAST VALLEY TRIBUNE | AUGUST 18, 2019

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