Phoenix AZ | Scottsdale AZ Real Estate

All voters must now present identification in Arizona

In order to vote in a city, county or state election in Arizona, the voter must present:
(a) one form of appropriate identification bearing the name, address and photograph of the voter
OR
(b) two different forms of identification that bear the name and address of the person appearing to vote

What qualifies as an acceptable form of photo ID?

The following government issued IDs are acceptable, if they also include the name and address of the person presenting themselves at a polling place:

• Valid Arizona driver license or non-operating identification
• Tribal enrollment card or other form of tribal identification
• Valid United States federal, state, or local government issued identification

What other kinds of documents are acceptable as ID for voting purposes?

In lieu of one of the photo IDs listed above, a person who wishes to vote may bring any two different items from the list below to the polling place, as long as those items have the person's name and address on them.

• Utility bill dated within 90 days of the date of the election. A utility bill may be for electric, gas, water, solid waste, sewer, telephone, cellular phone, or cable television
• Bank or credit union statement that is dated within 90 days of the date of the election
• Valid Arizona Vehicle Registration
• Indian census card
• Property tax statement of the person's residence
• Tribal enrollment card or other form of tribal identification
• Vehicle insurance card
• Valid United States federal, state, or local government issued identification
• Voter Registration Card / Recorder's Certification
• Any "Official Election Material" mailing bearing your name and address

DONT FORGET TO VOTE TOMORROW - remember 2004. Your Vote  Counts !!!

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- James Wexler

AZ Homeowners "Bill of Rights" - Proposition 201

If there is one positive that comes from the fallout of the Arizona real estate crisis is better regulation.

I am not talking about over-regulation or Government interference.

I am speaking of a revised set of laws and practices that will better protect the consumer and public from deceptive sales practices and require higher levels of seller culpability.

Buyer beware is not enough. 

In my opinion, current Arizona law does not give home buyers enough protection against deceitful sales people accountability for seller remedy of problems.

Currently on the November Ballot is the Arizona Homeowners Bill of Rights- Proposition 201 Particularly pointed at new home builders, the goal is to

"provide homeowners with improved rights to deal with construction defects and shady home sales practices."

The Bill of Rights for Arizona Homeowners would

• providing a 10-year warranty on new homes.
• homeowners would have the right to demand either the builder correct construction defects or compensate the homeowner.
• Homeowners also could participate in the selection of contractors to perform the repair work

The Building Industry is the main opponent of the bill claim who argue this draft of the AZ Homeowners Bill of Rights is overreaching are not happy that the Bill

• Prohibits two parties from agreeing to resolve their disputes without going to court
• Forbids defendants from recovering attorney's fees even if case was frivolous
• Allows PROSPECTIVE buyers to file suit so you don't even have to own a home to file suit
• Assures that all disputes, either large or small, go to court raising costs for everyone
• Mandates that home builders pay homeowners for repairs with no requirement that they prove that the defect exists or is even the builders fault.

I am a big supporter of Buyer rights, consumer protection and seller responsibility. I agree with buyers, there needs to be better mechanisms in place to protect from bad business practice.

However, I am not a supporter of the Bill in this form.

The sustainability of the building business is critical to the Arizona economy. The Phoenix real estate market is hampered and needs better pricing.

Today is not the time to ask builders to increase the cost of home production which this bill does by definition.

I do agree with Don Lathem, treasurer of the committee

"One easy way for builders to stay out of court is to build high-quality homes and either correct construction defects or compensate homeowners. "

However, increasing costs as preventative medicine at this time is not the answer.

What is needed are strict and more severe penalties when builders, sales people or any home seller acts deceptively, deceitfully or fraudulently.

If you are interested in supporting the Bill or wish to sign a petition against the AZ Homeowner Bill of Rights , ...

you can contact the Arizona Secretary of State or Vote "Yes" or "No" on Proposition 201 in November.

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Copyright © 2008 James Wexler *AZ Homeowners "Bill of Rights" - Proposition 201 *

Contact James Wexler (480) 221-8080 for your Phoenix | Scottsdale area Real Estate needs

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• Dear Mr. Bernanke, Phoenix Real Estate needs an interest rate cut
• Be Careful of Cash-Offers on Scottsdale Real Estate

Those of you who read my blog regularly know that I have been calling to Ban all short sales.

The amount of short sales in Maricopa County, which includes Phoenix, Scottsdale, Paradise Valley, Tempe, Fountain Hills, Tempe, Mesa, Peoria and Glendale has stricken a healthy AZ multiple listing service (ARMLS) with thousands and thousands of homes for sale that have not yet been approved by banks or lenders.

Thus, (for the most part) they are not truly available for sale at those prices.

For the most part, they are arbitrary numbers picked by Realtors who want to make a sale with little input by desperate sellers who (fore the most part) could care less where it sells.

Yes, I know the seller should care because they will be responsible for the deficiency receive a 1099-S from the lender and owe the IRS taxes.

However, most sellers who are selling short, facing foreclosure and being forced from their home are not too concerned with a bill from a lender or the IRS when they have no money to pay in the first place.

The result of all this short sale mess are stories that I hear every day.

I have started a regular blog post called short sale horror story of the week (which you are now reading) in which I share experiences of other real estate professionals or buyers working with banks to get transactions approved and closed.

However, this week my short sale horror story is about a seller who just experienced a short sale nightmare.

• Mr & Mrs. Seller listed their home for sale in the beautiful town of Fountain Hills, AZ for $399,000.
• They were not behind on their mortgage payments when they realized that they wanted to sell the home.
• Home Sellers were concerned if prices drop further, the deficiency owed would be even greater.
• They sent their short sale package, including hardship letter to the bank for approval to sell short.
• The bank, ‘Big Bank' asked for further supporting financial information to see the Seller's resources.

What ‘Big Bank' noticed that Mr. & Mrs. Sellers had taken money from their home equity line which they used for living expenses. They also put some money from the HELOC in a savings account. There was about $10,000 left in that account which was for ‘emergencies'.

However, guess what bank the sellers had that $10,000 emergency savings?  You got it.  Big Bank.  Yes, the same ‘Big Bank' they were hoping to short (sale) .

Well you probably know what happened. Big Bank froze the account of the Sellers.

Big Bank said they had every legal right to do so per small print language of the loan docs that no one takes the time to read of the Home Equity Line through ‘Big Bank'.

Now,  the Sellers have no money;  though,  hey , at least  they are approved for the short sale.

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Copyright © James Wexler *Short Sale Nightmare - a Seller speaks!*

If you are listing your home as a short sale in Phoenix Arizona or Scottsdale Arizona make sure you hire an agent who knows how to do short sales and has the experience to get the job done and has negotiated short sales  with lenders.

Call 480.221.8080 to find out more about Phoenix AZ Short Sales and Scottsdale AZ short  Sales

The new AZ Regional Multiple Listing Service has launched the FlexMLS system which vastly improves the ability to view listing photos and virtual tours.

Good Phoenix area Real Estate agents will do well by their clients if they take advantage of this system to layout pictures/virtual tours to get them inside your home.

Ultimately, (i think) the goal of MLS Listings is to advertise (quickly) a snapshot of your home so buyers want to go see more for themselves and ask why they should buy your home (hopefully).

Here are 6 important tips to best showcase your home to prospective buyers.

1. Front View Elevation pictures - make sure you take pictures past noon with the sun at your back to provide the best lighting
2. Do Not have the Realtor for sale sign in the front yard when taking the MLS photos
3. Take the elevation so it takes up the majority of the photo - no one cares about the driveway and street in front of the home
4. All interior lights on and windows open - think bright and cheery
5. Remove unnecessary furniture to add size and space in the rooms
6. Leave something to the imagination so people will come look for themselves.

I do highly recommend you ask your real estate agent to spend the $79 to hire a true professional who prepares a virtual tour and provides the MLS photos.

Though, make sure you are at the home and instruct them with the above  important tips to best showcase your home.

There is one extra step that statistics do prove that help homes sell more quickly and at better prices. That tip is professional staging.

The tips may sound the same as how you layout the MLS listing photos and is why I mention them that can help ensure your home stands out from the others on the market.

1. Focus on the front entry.  This is literally the "first impression" a buyer has to your home.

2. Clean and clean and Clean.  A clean home smells good - think new car smell

3. Remove personal items like family photos and unique collectibles. You want the buyers focused on your home.

Please contact one of the mnay excellent professional staging company here on Active Rain in your area,  to stage your home:  

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Copyright © James Wexler *6 MLS Photo Tips to Attract Buyers*

Contact James Wexler (480) 221-8080 for your Phoenix AZ| Scottsdale AZ Real Estate needs

If you are listing your home as a short sale in Phoenix Arizona or Scottsdale Arizona make sure you hire a Phoenix Realtor or Scottsdale Real Estate agent who is experienced with short sales and bank owned transactions.

Until now, Phoenix area home sellers where those most severely impacted by the sharp drop in Arizona real estate prices and disappearance of home buyers.

A new victim is emerging; .....Buyers of new home construction.

There are an increasing number of builders who are suffering from this Real Estate recession. As a result, they are having problems with financing and many new home builders in Arizona are filing for bankruptcy protection.

In fact, nationally, there are a record number of builders going broke and looking to the U.S. bankruptcy court for protection from creditors.

The larger builders are suffering less than the small local builders who were caught in the Phoenix, Scottsdale downturn and national mortgage crisis and have less access to capital to weather the storm.

Let me be clear. The vast majority of builders in the Greater Phoenix area are stable and have the assets and resources to remain.

However, there are also a growing number who are struggling to meet financial demands. As a result, they are having difficulty continuing operations.

What does this mean to buyers?

The new victim is the buyer of new construction from these failing builders. Buyers bough lots, picked floor plans and are in the middle stages of the building process of their home. Now, there are increasing instances of builders not being able to finish the homes.

The buyers of new construction are in a unfortunate situation. They have put down a minimum of 10% of the home value. They have prepared to move into their home at a predetermined date. Now the builder is insolvent and filing for Bankruptcy. They do not have the financial capability to complete construction.

This is such a growing concern that Sam Wercinski, Arizona's Real Estate Commissioner, issued a Consumer Alert to buyers of homes form Arizona home-builders.

"Homebuyers and their real estate agents have the right to know if a builder is in financial trouble and what the status of their earnest money or home completion is. The Department of Real Estate can help provide this information and give assistance to consumers in need,"

The Arizona Department of Real Estate is now posting information on builders who are in bankruptcy or are having financial difficulties so consumers can make informed decisions and take steps to protect themselves.

A list of known builders is available on the Department's website: www.azre.gov Consumers should also reference the Commissioner's Advisory No. 2 on the website's home page which provides guidance for homebuyers, real estate agents and others impacted by a builder ceasing operations.

You can also contact the National Association of Homebuilders (NAHB) or the Arizona Association of Homebuilders for information on local builders financial health.

If you have been considering buying a home from a new home builder, make sure you check the list before making a decision.

If you are in the middle of the home building process, ask your Realtor for an update and information on its ability to continue and complete construction.

Earlier today, .....

Realogy Corporation,

the parent company of Coldwell Banker, Century 21, ERA and Sotheby's International, approached the U.S. Department of the Treasury with

an innovative and practical solution to stimulate the housing market and lead to a broader economic recovery.

Realogy proposed a short-term government buy-down of mortgage rates to at least 4.5 percent or lower for 30-year fixed-rate mortgages.

The company believes that this would motivate millions of creditworthy home buyers to enter the market.

I urge you to read the press release

Let me know what you think??

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James Wexler , Scottsdale AZ luxury homes and Phoenix Real Estate

480.221.8080

If you could design the perfect retirement lifestyle with all the things that are enjoyable to you , what would it be like? According to Maravilla Scottsdale, they have designed the answer with a "new kind of resort village for a new kind of retiree."

Senior Resource Group (SRG) is developing Maravilla Scottsdale; one of 5 Arizona retirement communities developed by the award winning Senior Resource Group that includes Amber Lights in Tucson, AZ, Hawthorn Court in Phoenix, AZ, Silver Springs in Green Valley, AZ and the Village at Ocotillo in Chandler, AZ.

SRG also develops high quality retirement living communities in California, Florida and Oregon.

Senior Resource Group defines their community lifestyle as "about choice and Independence" and "about comfort and security for today and the future" now accepting priority

Maravilla Scottsdale is an Independent living facility and an Assisted Living Facility.

Also, Maravilla Scottsdale has one of the few Alzheimers/Dementia Care Facilities attached to a Senior Community in Scottsdale.

The ease of life at the soon to be built Maravilla Scottsdale will include virtually hand free management and "maintenance-free lifestyle". Housekeeping, linen service, cooking and interior and exterior upkeep are all handled for you by a first rate staff.

The community site describes "fine cuisine offered in Maravilla's gourmet restaurants, participating in fitness and educational classes at Maravilla's clubhouse and one of the indoor or outdoor pools.

For a full list of services included in the monthly fees and Independent living amenities please read the Maravilla Scottsdale Lifestyle options.

I am familiar with many of the Senior Resource Group projects. They are first class. Period.

If you have been thinking about enjoying a luxurious retirement lifestyle of an Independent living facility and an Assisted Living Facility with the added benefit of an Alzheimers/Dementia Care Facilities attached,

I highly recommend you visit Maravilla Scottsdale; They are now accepting priority reservations.

For more information please call 800.708.6118 ; Tell them James Wexler sent you or call me today at (480) 221 -8080 for further details on Maravilla Scottsdale or to arrange a preview of the project.

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Copyright ©  James Wexler, *Maravilla Scottsdale - Resort Retirement Living*

Contact James Wexler (480) 221-8080 for all your Phoenix | Scottsdale area Real Estate needs

Bart Marchioni, a Realtor at Keller Williams Realty - Silicon Valley, and a member and author of 3 Oceans Real Estate , one of the best Blogs on the real estate industry in California,

wrote an excellent 3-part series on "How to Avoid Foreclosure" which I recommend to all home sellers and buyers.

He reports on "11 Options for Homeowners facing foreclosure " which you can request report from Bart at his site - he breaks down your options into the following 3 parts:

1. Things you can do to try and keep your home
2. Things you can do to sell your home,
3. And finally, some "last resort" options.

Here are some immediate recommendations which he explains in much more detail

Arizona and the Metro Phoenix area , is a bit different than California as we do not have mortgages. We have Deeds of trust. As a result, reinstatement is not an option.

Here's what you should do 1st.

Contact your lender to make them aware of the pending problem. You may be surprised of their understanding and willingness to work with you to keep you in your home prior to a bank foreclosure.

If you contact a Realtor. Make sure you work with a foreclosure or short-sale specialist. It is a complicated, time consuming process which requires a lot of communication and due diligence with your lender.

Try to remain as stress free as humanly possible. It is an emotional time. You did not do anything wrong. You are not alone. You will get through this with the other 3 million Americans.

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Copyright ©  James Wexler,  *Avoid Foreclosure - know your options*

Contact James Wexler (480) 221-8080 for all your Phoenix Arizona and Scottsdale AZ Real Estate needs.

Related Posts

• Options for Homeowners facing foreclosure
• Loan Modifications for Phoenix AZ real estate
• Phoenix AZ Short Sales - a Huge Opportunity

In Greater Phoenix,   REO (Real Estate ‘bank' Owned) Auctions are quickly becoming today's ‘get rich quick' opportunity being touted by, well banks, and those who run the auctions.

REO Auctions are being advertised as your chance to win the Real Estate Auction sweepstakes.

However, be careful, do your homework and know the rules.

REO (lender owned) real estate auctions are offered by banks that have repossessed the property after they have gone through an unsuccessful (Arizona) trustee sale/foreclosure.

Typically, at the Trustee sale Auction, the property is offered at the amount owed (plus expenses).

However, if no buyer, and there are plenty of bargain hunters (if you don't believe me go to the Maricopa County Courthouse steps at 2pm any day of the week)) bids the minimum required by the lender, then the property is taken back by the bank.

The bank then lists the property for sale and/or offers it as a lot in one of the many real estate auctions in Phoenix operated by a multitude of (very profitable) Auction houses.

Most, auctions require registration and a $5,000 cashier's check in order to bid. Properties are sold "as-is" and buyer's typically pay up to 5% fee on  top of the winning bid.

However, I urge you to do your research by obtaining a list of the properties for sale at the Auction.

Drive by the homes; even attempt to preview the home you are planning to bid upon. This is not a collectible on ebay. This is a big investment. Don't over-bid for the sake of winning.

Finally, some advice.

Yes, there are bargains to be had for prudent investors.

Phoenix, Scottsdale, Glendale, Peoria, Mesa, Tempe are beautiful communities over-run with foreclosures. There are plenty of success stories of homeowners who realized their American Dream at a dream price at these Phoenix area REO Auctions.

However, in most cases, if the property was so valuable it would have sold at the Trustee sale Auction and never made it to the REO auction.

Likely there is a reason that no one wanted to buy the home.

That reason is usually because it is not worth more than what you are paying!!

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Copyright © James Wexler, *Win at REO Auctions*

Contact James Wexler (480) 221-8080 for all your Phoenix | Scottsdale area Real Estate needs

In greater Phoenix, it seems that investors and first-time home buyers are looking to buy only homes listed as short sales or REO (bank owned real estate).

I am working with numerous first-time home buyers who are looking to purchase real estate in Scottsdale, Fountain Hills, Peoria, Tempe and other towns around Phoenix.

However, Realtors and home buyers are running across a new challenge.

I have started to notice short sale and REO listings on the MLS in which the bank/lender is asking for the following language added to the remarks:

• No Government Products allowed
• Offers must be Conventional Financing or Cash purchase only!!
  

In fact, even if banks are accepting FHA or Government assisted financing , I am hearing that lenders are accepting significantly lower offers than other offers by qualified buyers who are using these programs.

I am aware of a buyer's rejected offer on a property for 10% less cash price offer as the bank said, they "do not want to deal with FHA" financing.

I am concerned with this trend of banks looking at discouraging qualified buyers.

• First-time home buyers are what built our real estate economy.
• First time home buyers create the foundation of liquidity in the housing market.
• These buyers are the owners who sell to the next generation of first time home buyers.
• They are the buyers of the next higher tier of housing that allows those to sell and move upward.

I understand that banks want to sell their REO property as quickly as possible and further want to make sure that contracts do close escrow.

However, I think this may be a dangerous tactic of turning away the buyers that make real estate a liquid market and ultimately the main method of banks earning money. Lending!!

Related Posts

• Phoenix Short Sale Solution Center
• Short Sale Nightmare - Phoenix Renter's Beware
• Short Sale Nightmare Part III

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Copyright © James Wexler *No FHA, Conventional Finance and Cash Buyers Only!!*

Contact James Wexler (480) 221-8080 for your Phoenix | Scottsdale Real Estate needs