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Real Estate Disclosure

by Judi Monday, Your Green Valley AZ Expert

A question I am often asked by my sellers is what should I disclose about my home to potential buyers?  My answer is always the same, disclose every material fact that you have knowledge of to a potential buyer.  Taking it one step further beyond the material facts, for instance, if there are rumors about something going on in the area then let the Golden Rule be your guide:  If it is something you would want to know as a buyer, then your buyer probably wants to know it as well--in essence, treat your buyers the way you want to be treated. 

Material Facts:

A material fact is something which might: influence a buyer's decision to purchase the property, negatively impact the buyer's decision, or alter the price and terms a buyer is willing to pay. All known material facts should be disclosed to a buyer. 

Use the following guidelines when filling out your Seller's Property Disclosure Statement:

  • Disclose all that you see, smell, hear, sense, or know
    How about that barking dog next door?  This past week I had someone come into one of my Open Houses and asked about barking dogs.  I could honestly say that during the times I was there for Open House I never heard a single dog.  I told him I would verify this with the Seller, and suggested that he may also want to talk to the neighbors--remember, what is an irritant to one person may not be to another but to be safe, when in doubt, disclose

  • Disclose any and all "work" that has been done to your home.  Personally, I would stay away from the word "repair" because it implies the defect has been permanently corrected.  Let's say you had a leaky faucet, I would disclose:
    • Faucet in Kitchen leaked in 2/2010
    • Paid ABC Plumbers, $85 to stop the leak
    • Faucet has not leaked since that time. 

  • Disclose any and all items in your home that may need "attention", no matter how minor they may seem.
    For instance, if you have a ceiling fan that makes a noise when it is first turned on, indicate this in your disclosure statement:
    • The ceiling fan in dining room makes a slight noise when it is first turned on but works fine otherwise.
       
  • Do not try to determine the cause of the defect unless you are 100% sure of its origin.  Let's say you have a water stain at the base of the hot water heater--if it was there when you bought the house, say so; if the stain occurred while you owned the house then state what happened:
    • Stain under the water heater was caused by the old unit
    • New water heater installed by ABC Plumbing 02/10, $375

How About Those Pesky Rumors?: Do onto others as you would have done to you.  Let the timeless Golden Rule be your guide when it comes to rumors, and remember there is a fine line between a "rumor" and the truth. 

  • Case in point, I had a listing located across the street from 3 empty homes that the builder had bought back due to drainage/structural issues. Now, while everyone "knew" this was the case, the people who were affected were under a gag order not to divulge any facts about the buy-back AND the builder used a different company to purchase the impacted homes so when meeting with the remaining homeowners in the area, simply stated that they had no information about the situation. 

    I showed this listing to one of my buyers and disclosed the fact that there were empty houses on the South side of the street.   The potential buyers then talked to 2 other neighbors on the North side of the street who all confirmed that the houses on their side of the street had not been affected by the problems experienced on the South side.   My buyers made an offer on the home but the next morning, after a sleepless night, had a change of heart, citing the empty houses as their overriding concern. 

    My seller was initially quite upset with me for disclosing this situation.  But as I explained to them I had knowledge and therefore an obiligation to disclose to the buyers not only so they could make an informed decision but also to protect the sellers from the possibility of a future lawsuit.

    This story has a happy ending because less than a month later the buyers who came into my Open House and asked about the barking dogs, put an offer on the house (after being told about the empty houses across the street), that was accepted and will close shortly.  

    So, while there are many rumors swirling around about those empty houses, and no one has concrete information--the bottom line is that those houses are empty and therefore must be disclosed to a potential buyer.

The time you spend conscientiously filling out your Sellers Disclosure Statement could save you from a canceled escrow down the road or worse yet, a lawsuit.  Also, when it comes to completing the disclosure statement, by law, real estate agents cannot fill out any sellers' home disclosures unless the agent is the seller or a party to the transaction.

Are you thinking about selling your Green Valley, Arizona home?  Put the power of my proven marketing plan to work for you!  Call 520-241-7780 today for your free market analysis

JUDI MONDAY, CRS         

520-241-7780

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SELLING? Getting To SOLD And Feeling Like You've WON

by Judi Monday, Your Green Valley AZ Expert

I realize this isn't a great market for Sellers but the good news is that homes are selling when they are priced right for the market and the Seller is clear on their motives for selling as well as their bottom line.  This past week I had THREE of my high-end (all in the $325,000-$400,000 price range) listings go under contract. 

The Sellers in all 3 cases paid attention to the market comps, competitively priced their homes, and didn't hesitate to make the deals work, all the while keeping in mind what they needed from the transaction.  Most importantly, they all walked away feeling like WINNERS!

A good negotiation is one where both parties walk away feeling like they've "won".  "Won" can mean different things to different Sellers-- to one Seller it may mean getting rid of a home--period.  To another it means getting that magic number that they have in their head, or getting enough so they can move on to the house they really want.  

My newly "under contract" Sellers represent all three of these instances.   One was an estate sale that had become an albatros around the heirs' neck, and listing #2 was a Seller who got their magic number after recently turning down an offer that was $5,000 less than their very firm "bottom line".   The third Seller had their house on the market only a few weeks, got a very fair offer that was above market comps and accepted it, even though they could have probably held out for more (in fact, may still have a back-up offer coming in this next week), because it meant they could make an offer on the house they really wanted. 

Thinking about selling?  Before you list your house be clear on your motives and what you want from the sale.  There is a cliché when it comes to negotiations that is true. Losers figure out what they want during the negotiation while winners do it before the negotiations ever start. Be a "winner" with a successful win/win  or risk serious remorse with a sale that leaves you feeling like a loser. 

If you are thinking about selling your Green Valley, AZ house give me a call and I will help you get to "won" with the sale of your home. 

JUDI MONDAY, CRS         

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Sabino Canyon

by Judi Monday, Your Green Valley AZ Expert

The Spirit of Arizona Blog Series:                                     Sabino Canyon

Sabino Canyon In Tucson's Cordonado National ForestA place to go...away from it all.    A short ride and just minutes away from some of Tucson's best accommodations is a world far removed from the everyday.  Sabino Canyon, a natural desert oasis located in Tucson's Coronado National Forest is home to spectacular desert landscape and abundant wildlife. 

You can experience the beauty of one of the most unique Southwestern desert canyons by embarking on the Sabino tram ride.  Trams arrive every 30 minutes for the narrated, educational 45 minute, 3.8 mile tour into the foothills of the Santa Catalina Mountains.  There are 9 stops along the tour offering picnic grounds located near Sabino Creek. 

You may get off the shuttle at any of the tram stops and catch a later shuttle.  Be sure to bring your hiking boots and take the time to explore this special desert oasis on foot to get a true appreciation of its rugged beauty.  


Steeped in breathtaking beauty, a day at Sabino Canyon offers something for everyone including a variety of trails for hiking that range from easy to challenging.   The main road, one of two routes on which Sabino Canyon Tours operates its Sabino Canyon tram tour, is mostly flat and paved so it can be easily navigated by visitors of all ages.  Asending from 2,800 to 3,300 feet, the main road crosses 9 stone bridges and is a favorite for both hikers and bicyclists. 

Between the months of April through November, except July & August, you can see Sabino Canyon from a different perspective--at night!  Witness the animals who emerge from their daytime siestas to prowl the cool desert floor and see the moon illuminate the silhouettes of the stately Saguaro cacti. 

Plan a day to escape to the spectacular beauty of Sabino Canyon and immerse yourself in the sights and sounds of nature.  You will be greeted by stunning vistas, fresh air, the tranquility of running creek water and a world of natural beauty. 

JUDI MONDAY, CRS         

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Green Valley, AZ August 2010 Real Estate Statistics

by Judi Monday, Your Green Valley AZ Expert

Thanks to a very active Monsoon season we can see where Green Valley got the "green" in its name!  Everywhere there is lush green vegetation including the lovely Santa Ritas, which look like they have a green velvet layer on them. Green Valley Goes Green After Active Monsoon Season

After a big dip in sales in the month of July as compared to July 2009, August rebounded with 44 homes sold as compared to 42 homes sold in August 2009.  The average selling price held steady at $167,884 with the previous month's $167,056, but continues to lag behind the average selling price of $180,000 for the same time period last year. 

 The number of active listings remained relatively stable at 778, and the average listing price in August was $245,863 as compared to $246,850 in July. 

The breakdown for the active residential listings as of August 31, 2010 were as follows:

GREEN VALLEY

(includes Quail Creek & surrounding subdivisions)

583

SAHUARITA

(includes subdivisions N of Duval Mine Road & Duval Mine Rd.

  83

AREAS S & SE & SW OF GREEN VALLEY

(includes Elephant Head, Amado, Aravaca, Montana Vista & Lakewood)

  20

AREAS N & NE & NW OF SAHUARITA

(includes Vail, Curley, Horn Ranch, Ocotillo Ranch, etc)

    3

TUBAC & TUMACACORI

  69
TUCSON     2
RIO RICO   18

OTHER

(includes Nogales, etc)

    0
   

There were 44 homes sold in August 2010, up from 39 sold in July.  The breakdown by area for those sales were as follows:

GREEN VALLEY                                                31
SAHUARITA

  5

TUBAC
  2
VAIL, NOGALES, RIO RICO, ARIVACA/AMADO   5

Following is the 2009 to 2010 year-to-date comparison for the time period of January 1 through August 31, 2010:

  2009 2010
Houses Sold 538 583
Days On Market 164 172
Average Selling Price $181,156 $167,884
Median Price $160,000 $151,000

         JUDI MONDAY, CRS         

520-241-7780

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Arid Garden Green Valley, Arizona

by Judi Monday, Your Green Valley AZ Expert

There is a magical place in the heart of Green Valley that I recently discovered during a listing appointment.  The thing is, I had driven by it countless times while traveling up and down Camino Encanto and while I had noticed the sign "Arid Garden", I never gave it a second thought.  During the listing appointment, as the Seller was pointing out the features of their home, they proudly mentioned that in their backyard was a gate that opened to the Arid Garden. 

Eager to show me, we stepped through the gate and I was transported into a place of rare beauty with lush landscaping lining the winding paths full of plantings of every size, shape and color.  It filled me with a feeling of peace and wonder that something so beautiful could exist in an otherwise dry desert area. 

Curious to know more about how this place of wonderment came to be, I learned that it is one of the major projects of The Green Valley Gardeners, a service club comprised of almost 150 gardeners.  The mission of this green thumb club is to "promote gardening education and related environmental issues to its membership and the gardening public through educational and charitable means". 

This slice of paradise, located in Desert Hills just off Camino Encanto in the heart of Green Valley, is a 1-acre demonstration garden that is free and open to the public from dawn to dusk.  I have returned often since discovering this Green Valley gem and each time I see something new as I wind my way through the over 600 plants, shrubs and trees. 

The Green Valley Gardeners certainly achieved the mission of the Arid Garden, which is "to maintain a peaceful and welcoming garden demonstrating the use of native and low water plantings for the education and enjoyment of all area residents."   Next time you find yourself on Camino Encanto, I hope you will take some time out of your busy day to stop and smell the flowers.  

                 JUDI MONDAY, CRS         

520-241-7780

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San Ignacio Real Estate In Green Valley AZ

by Judi Monday, Your Green Valley AZ Expert

A rare experience awaits those looking to relocate to the area around the San Ignacio Golf Club in Green Valley, Arizona. Rarely can a recreational facility of any kind be said to define the experience of living in a particular area. As part of Green Valley Recreation (a non-profit partnership of 13 recreation centers) the San Ignacio enclave of homes does just that. The neighborhoods and partner facilities making up this exclusive, sporting community represent a quality of life often sought after, but rarely found.

The name San Ignacio comes from the area’s history. Straddling I-19 about a half hour south of Tucson, Arizona, the land was originally part of the San Ignacio de la Canoa Land Grant, a gift from the King of Spain in 1820. In the 1960’s it earned the recognition and favor of many looking to retire from the East Coast. The area’s 25,000 year-round residents, most of whom are 55 or older, who have already discovered the rich community life of the neighborhoods surrounding the San Ignacio Golf Club, and for those looking to relocate, now, it’s your turn.

Here are 3 well-priced featured homes in the San Ignacio age restricted neighborhoods, which include:  San Ignacio Vistas 1 & 2; San Ignacio Ridge Estates; San Ignacio Heights and San Ignacio Golf Estates:

1997 W Calle Estio, Green Valley, AZ

 

 

1997 W Circulo De La Pinata, Green Valley, AZ

 

 

1513 W Acala Street, Green Valley, AZ

Couldn't find what you are looking for in the featured homes?  Check out all of the listings in the San Ignacio age restricted neighborhoods:

 

 

 

 

 

 

 

 

 

 

Pima Air & Space Museum

by Judi Monday, Your Green Valley AZ Expert

The Spirit of Arizona Blog Series:                                     Pima Air & Space Museum

Tucson, Arizona is home to one of the largest Aviation Museums in the world. Airplane buffs and non-buffs alike flock to the Pima Air & Space Museum, to be “wowed” by more than 300 aircraft and spacecraft  spread out over 80 acres.  Included in the collection are many of the most historically significant and technically advanced craft ever produced in the United States and throughout the world.   Pima Air & Space Museum has the distinction of being the biggest non-government funded aerospace museum.

Pima Air & Space Museum SR-71A BlackbirdHoused in the museum is one of the most recognized aircraft ever built, the SR-71A Blackbird, which holds speed and altitude records and is the only manned, jet-powered aircraft to exceed Mach 3.  Other noteworthy and popular aircraft include the Convair B-36J Peacemaker, which is the largest bomber and the last piston engine bomber produced by the United States, and the Boeing B-29 Superfortress, called a “Hemisphere Defense Weapon” by the Army Air Force. 

Kids and those young at heart will definitely enjoy the many hands on learning opportunities, including the mock-up of a control tower.   Inside the Space Gallery Hangar you can look inside a training version of an Apollo space capsule, see a moon rock, learn about the Phoenix Mars mission at an interactive exhibit, and follow a timeline of the space race as well as see many other fascinating exhibits pertaining to space. 

In the fall of 2009 the Museum broke ground on a 20,000 square foot expansion to Hangar 1. The new space will create a central plaza with expanded guest accommodations, including a new 4,500 square foot restaurant facility.  Within the space will be displayed some of the more famous and recognizable aircraft that have strong connections to film and television in an engaging setting ideal for special events of any occasion.

Ranked #3 of 169 attractions in the Tucson area by Trip Advisor, the Pima Air & Space Museum is an experience you won’t want to miss.   Just a short 20 minute drive north from Green Valley, Arizona--why not, take a day to let your dreams take flight.

   JUDI MONDAY, CRS         

520-241-7780

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Close Encounter With A Colorado River Toad

by Judi Monday, Your Green Valley AZ Expert

Colorado River ToadThis week I nearly lost my beloved 80 pound Golden Retriever, Cooper, after he had a close encounter with a Colorado River toad less than 7 inches long.  There he stood at the kitchen door with a plump frog whose 4 legs were dangling on each side of his mouth.  My first reaction was fear for the frog who was clearly outmatched size wise.  However, I watched in horror as Cooper's expression turned from triumph over his "catch" to a glazed over panic as the frog secreted copious amounts of what I now know to be a hallucinogenic toxin that can cause nausea and even death. 

I rescued Cooper when he was a mere 3 to 4 weeks old.  A litter of six Golden Retriever puppies had been recklessly abandoned in the desert and 2 of Cooper's siblings had not survived.  When I learned about the puppies that were going to be taken to the pound, I offered to take one of them.  It was love at first sight when I saw Cooper, the only red one in a group of blond puppies, and clearly, the runt of the litter. 

My vet wasn't sure he would make it as his time in the desert had taken quite a toll on his immature body, which had been taken many weeks too soon from his mother.  But Cooper and I proved him wrong...thank goodness, he is a survivor!

Those survival skills were put to the test again this week.  By the time I had the toad out of his mouth, paralysis had set in and he was foaming at the mouth.  It is a frightening sight to see an animal the size of Cooper brought to death's door by a frog no less--but there is nothing ordinary about the Colorado River toad.


The Colorado River toad (Bufo Alvarius) is sometimes called the Sonoran Desert toad.  It is 3 to 7  inches long and is the largest native toad in the United States.  Olive green to dark brown in color, the toad has smooth shiny skin covered in warts.  Its belly is cream-colored and there are one to two warts on the corners of its mouth and large raised warts on its rear legs. 

During the heat of the day the nocturnal Colorado River toad stays underground.  When threatened the toad will secrete a milky-white hallucinogenic toxin from the parotoid glands under its jaw.  The toxin gets in the mouth of predators and can cause nausea and even death.

What I learned as a result of this harrowing experience is that the venom is highly toxic to pets.  Dogs, which are the most likely pet to come into contact with a toad, have a high probability of dying if untreated.  If enough toxin is ingested, your pet may have an irregular heartbeat and act strangely, as if in the grip of a hallucination. Call your veterinarian if you observe:

  • Mouth irritation with foamy salivation
  • DepressionCooper Monday 9/4/2010
  • Weakness
  • Collapse
  • Difficulty breathing
  • Seizures
  • Fever
  • Vomiting
  • Diarrhea

    If your pet comes into contact with the Colorado River toad you should IMMEDIATELY flush his mouth with water to remove traces of the toxin.  My Veterinarian advised me to flush his mouth for about 10 minutes--and to try and prevent Cooper from ingesting the water--rather let it run out the side of his mouth.

    He said after thoroughly flushing out his mouth to wait 10 minutes and if the symptoms listed above have not disappeared then he needs to be evaluated by a Veterinarian.   Thankfully, we didn't have to make a late night trip to the Vet, and I am happy to report Cooper is fully recovered from his close encounter with the poisonous Colorado River Toad. 
  •          JUDI MONDAY, CRS         

    520-241-7780

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    Arizona-Sonora Desert Museum

    by Judi Monday, Your Green Valley AZ Expert

    The Spirit of Arizona Blog Series:                                     Arizona-Sonora Desert Museum

    I was making yearly treks to the Arizona-Sonora Desert Museum long before I was living in Tubac.  In fact, for the past 22 years I have watched both the Museum and my two sons (now 28 and 26) grow up during our summer visits to Grandpa and Grandma. 

    My dad has been a card carrying member of the museum for as long as I can remember and there was always an abundance of free passes for our visits.  Trips to the Desert Museum to see what was new and visit "old friends" -- my sons' favorite were the playful and wildly entertaining prairie dogs--to this day are one of the most cherished memories of our trips to Arizona. I look forward to the day when I can introduce my grandson to the Museum!

    For nearly a half-century, the Arizona-Sonora Museum has enchanted millions of visitors with it exhibits of live animals in refreshingly natural settings, while also intriguing and instructing them with fascinating educational programs.  The mission of the Arizona-Sonora Desert Museum is to inspire people to live in harmony with the natural world by fostering love, appreciation and understanding of the Sonoran Desert.  Leading by example, the Museum is a living testament to its mission. 

    While visitors flock to the Museum for its rich experiences, what they may not realize is that it is a world-renowned zoo, natural history museum and botanical garden.  It has gained worldwide repute in the scientific community as an institution committed to researching and protecting the land, plants and animals of the Sonoran Desert. 

    Within the Museum grounds, you will see more than 300 animal species and 1,200 kinds of plants. There are almost 2 miles of paths traversing 21 acres of beautiful desert.  Throughout the grounds exhibits recreate the natural landscape of the Sonoran Desert region so realistically that you find yourself eye-to-eye with mountain lions, prairie dogs, Gila monsters and so much more.

    One of my personal favorites happens to be watching the Birds of Prey in free flight...it is definitely a mesmerizing experience as you will see by this amazing video, produced by Unique Views Of Nature.


    However, nothing can replace seeing it in person so make plans to visit the Museum...I'd love to hear what you think of this magical place. 

    As I wrote in the launch blog for this series titled The Spirit Of Arizona, I want this to be an interactive process so please share your thoughts about a particular topic you would like to see covered.  In order to encourage your comments, I am going to come up with something creative to giveaway with each blog post in this series.

    In keeping with this blog's topic, I will be making a $50 donation to the Arizon-Sonora Desert Museum in the winner's name.  To be eligible, leave a comment about this blog--a winner will be drawn from all of the comments submitted.

              JUDI MONDAY, CRS         

    520-241-7780

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    Low Ball Offer--Before You Say NO....

    by Judi Monday, Your Green Valley AZ Expert

    It can be very insulting for a Seller to receive a ridiculously low offer but before you dismiss it out of hand consider this...I had an offer, which was $75,000 less than the Seller was willing to accept, that became a win-win for both the Buyer and the Seller. 

    Put Your Emotions Aside...

    Don't get so hung up on the ridiculous offer that you fail to realize that any offer means there is someone out there interested in your home.  Remember, an interested Buyer, even one with a less than desirable offer, is a great starting point to getting it sold! 

    I know it is hard not to react when you have an offer on the table that is $100,000 less than your asking price, especially when it comes in on a home that is priced at $275,000.  Trust me, it isn't easy for a listing agent to present such an offer.  Please don't shoot the messenger and remember we are REQUIRED to present all offers no matter how absurd. 

    My Sellers reacted quite strongly but fortunately took my advice to sleep on it and consider coming back to the Buyers with an offer that was consistent with the market comparables (comps) for their home.  The next day I presented an offer to the Buyers' agent, supported by the comps, that was promptly accepted. 

    How Low Will You Go...

    Due to all the short sales and foreclosures on the market I believe many Buyers think that any home with a For Sale sign in front can be had for a bargain basement price.  So they are playing this game that I like to call--how low will you go? 

    A reasonable counter offer will separate the serious Buyers from those that are just out for the deal of the century.  You'll never know if you have the former or the latter unless you play the game with them. I can say this...there is a very happy Seller in Green Valley, Arizona who, after a restless night, decided to play and was amply rewarded with a SOLD sign in their front yard.

              JUDI MONDAY, CRS         

    520-241-7780

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    Judi Monday
    RE/MAX Valley Properties In Green Valley, AZ
    210 West Continental Road
    Green Valley AZ 85622
    Direct: (520) 241-7780
    Fax: (520) 648-2221