Sedona Real Estate News & Info From A to Z

The Charm of “Uptown” Sedona and the Restaurants!

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Uptown Sedona

Quaint & Unique Sedona Shopping and Eateries

Homes for sale in Uptown Sedona

Uptown Sedona

I have always wondered how “Uptown” Sedona got it’s name.  Actually, nobody seems to know how this area of Sedona came to be called Uptown Sedona.The dictionary definition defines it as a residential area in a town or city. As long as I have lived here, Uptown has always been the shopping area that drives our tourist economy. These shops add to the charm of a small town environment. Uptown homes for sale Surrounded by red rocks and Oak Creek that flows north to south on the east side of the 89A. Out of town visitors can enjoy the magnificent scenery while shopping for souvenirs. When you walk into these stores you are probably going to be greeted by owner of the shop.  This is also the small town allure that draws visitors to this area.

The Original Neighborhoods 

Many of the original neighborhoods grew around Uptown Sedona.  There are many houses with character as well as homes that are of a historical nature.  At the end of Jordon Road, you will find one recent development in Jordon Park.  These homes are newer, high end homes with some view lots still available to build that perfect custom home. Many residents walk to the Uptown area to get some exercise and have their favorite beverage.

 

Uptown Sedona homes for sale

Restaurants 

Uptown is home to at least fourteen different restaurants..  Each of these restaurants has a different theme and uniqueness. The Cowboy Club, pictured above, is a popular tourist and local destination. You can get dishes that you normally would not see at a regular restaurant, such as, cornbread and cactus fries. Have you ever tried wild rattlesnake?  You can at the Cowboy Club. There is a small venue inside the Cowboy Club called the Silver Saddle.  The Silver Saddle is a little more upscale with a slightly different fare. The tables have tablecloths and the atmosphere is quiet. Also with the re-engineering of the street and parking areas, the sidewalks were designed to accommodate more outside seating which is very popular at the Cowboy Club. another favorite is Takashi Japanese Restaurant.  you get a very authentic flavor of these off the beaten path location. It is located on Jordon Road ,a short walk from the main shopping area. You can get Sushi and Tempura dishes as well as many others.

Links to the Websites (Cowboy Club and Takashi Japanese Restaurant) links are located above…

Here are other restaurants you can check out: 89Agave Cantina or Taos Cantina, Chipotle, Creekside American Bistro,  Etch Kitchen and Bar, HP (Hitching Post) Cafe, L’Auberge Restuarant on Oak Creek, The Hideaway HouseOaxaca Restaurante & Cantina, SaltRock, Sedona Pizza Co., Sound Bites Grill, Thai Palace Uptown, Wildflower Bread Company.

This is just the beginning….  Next blog Uptown Galleries!

Map of Uptown Area 

Map of Uptown Sedona AZ area - ReMax Sedona

Sedona AZ 86336 ~ Homes For-Sale – September 2016

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How’s The Market Doing?

Homes For-Sale
Sedona Arizona 86336
September 2016 ~ REAL TIME Market Analysis

ReMax Sedona Sheri Sperry Realtor Sedona homes for sale

Learn More About Sedona Arizona 86336

Courtesy of Sheri Sperry ~ Re/Max Sedona 

Your Solutions Realtor®

Check out the most current monthly reports at REMAXSEDONA.NET

~ ~ ~


Sedona Arizona 86336 Homes For-Sale

Report 9/05/16

Sedona September 2016 Homes for sale ReMax Sheri Sperry

Sedona September Real Estate Market

First of all, as you research the Sedona September real estate market homes for-sale, these are real time charts that tell us “How the market is doing”. See the definition of Market Action Index (MAI) above. Altos Research uses a complex algorithm to provide the MAI.

Sedona 86336 is the heart of Sedona. There are two zip codes 86336 and 86351. These Market Reports will highlight 86336. In this zipcode, you will find the majority of the shopping, entertainment, restaurants, and lodging. It also includes a couple of 5 star resorts and the camping areas and mountain style living in the Oak Creek area heading toward Flagstaff. Sedona 86336 is basically areas such as the Chapel area, Uptown, West Sedona, the Airport Mesa area and Red Rock Loop.


SEDONA September ’16 REAL ESTATE MARKET ANALYSIS

The Market Action Index has stabilized. Only the Luxury quartile is in the Buyer’s Advantage range at an index of 23. There is “No Change” from August.

inventory is continuing to drop.  There are 16 less homes on market since August.  In the first half of the year, there was little movement in the luxury market; however, since June there are 9 less homes out there to buy. On the other hand, Days On Market DOM is trending up, especially in the top 2 quartiles. August is normally a slow month for sales and putting listings on the market.  Households are preparing for school in many areas of the country while Arizona is already back to school and setting in.  Many folks are getting that last vacation in before Fall starts. We should see more homes go up for sale starting this month.  

While prices have been at a plateau for a number of weeks, this is a Seller’s market because the supply of homes listed is depleting. 

Bottom Line: The Sedona 86336 market is steady right now.  There may be some deals to be had because DOM are high in the top two quartiles. though the inventory has dropped overall by 11 homes over last month.  However, even though the MAI is stable in the 86336 market, the top 3 quartiles are still well above the cutoff for a Buyer’s market. 

Sedona Characteristics per Quartile

9/5/16

Sedona september 2016 Homes for sale ReMax Sedona Sheri Sperry


To learn more about these market reports please visit:

The Discover SellSedona.com or visit Market Stats on my website.
Reports are generated weekly on Mondays

*Please Note: As new listings hit the market and homes close or fall off, the number of Sedona homes for sale will fluctuate daily based on the Multiple Listing Service (MLS) detail. The local MLS for this area is Sedona Verde Valley Association of Realtors (SVVAR)


Search For Sedona AZ 86336 Property By Bracket


Select Links Below To See Sedona Single Family Homes In Each Price Range

There are 50 Sedona homes for sale (currently) priced at $1 million and over
There are 5 Less Million Dollar Homes since August

The top 10% of the Luxury Market starts at $1,650,000. (no change)
$700,000 to $999,999 returned 39 Sedona homes for sale –  -6
$400,000 to $699,999 returned 69 Sedona homes for sale –  -3
$399,000 and under returned 37 Sedona homes for sale –  -2


Interactive chart below will continue to show current market information


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MAI or Market Action Index answers the question “Hows the Market?” by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies a seller’s advantage. Below 30, conditions give the advantage to the buyer.


SEARCH FOR ALL HOMES FOR SALE IN SEDONA


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?

Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

 

Michaels Ranch – Sweeping Views – Privacy and Quiet – Just Minutes From The Sedona City Center

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410 Chrysona Lane Sedona AZ 86336 – Listed By Sheri Sperry ReMax Sedona from Rick & Sheri Sperry on Vimeo.


Michaels Ranch

| 3 – BD | 2 Baths | 2136 SQ | MLS # 510731 |

As you start heading out of town on SR 89A, the red rocks, junipers and pine trees take center stage.  This is the lifestyle you have been yearning for.  The peace and quiet of the area is a change from the hustle and bustle of the traffic and congestion of the city. What are you waiting for? This home is well laid out with space you need but lock and go convenience. You feel as if you are on vacation miles and miles from civilization.  ….Then you realize you are just minutes for the center of Sedona and all the conveniences that brings with it!

Details

Privacy – borders forest – on .95 acres in a gated community only a few minutes from the heart of West Sedona. Great single level with OPEN FLOOR PLAN – enjoy plenty of interior light with a neutral color canvas to make this your own. This well maintained home backs to sweeping views of forest service land. You have a rural feel & can enjoy an abundance of nature on the back WRAP-AROUND DECK, or savor those fabulous Sedona sunsets. The floor plan allows for an easy flow for entertaining family & friends. Open kitchen has plenty of cabinets & encourages mingling while cooking or BBQ-ing. Master bedroom includes master bath w/ whirlpool tub & walk-in closet. One of the bedrooms has glass doors that can be an office. Added bonus – 3 CAR GARAGE! Put this home on your short list.

Amenities: Gated Community – fireplace – Private Outdoor Space – Wrap Around Covered Deck – 3 Car Garage – Heating – Gas Pack – – Refrigeration Central – Ceiling Fans – Propane – Backs to Forest Service – Central Vacuum

Pine Valley – Video of Grey Fox Area

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Pine Valley – Property Sold by L Congdon – from Rick Sperry on Vimeo.

Pine Valley – Uncommon

Pine Valley is a distinctive community located approximately 3 miles off the SR 179. It is nestled at the very end of Jacks Canyon Road.  Near the end of the road, there is a cattle guard and this welcomes you to Pine Valley.  Many residents in Sedona may not even know where Pine Valley is located. As you meander through Jacks Canyon on your way to Pine Valley, the drive becomes an exploration of the natural landscape that is from a time when our native ancestors roamed these lands.

Pine Valley – Diverse

Everything in Pine Valley has a contrasting, diverse and divergent nature to it. Yet all members of the community live in harmony because of their common or dare I say, not so common bond of the Pine Valley lifestyle.  When residents are asked where they live, they will reply “Pine Valley”.  Residents have such a strong bond to this area that there is a much looser association with the Sedona region than other sub-divisions or areas. Even long time residents of the Sedona area may have to ask where Pine valley is located, before they understand the connection.

Homes and properties share the same contrast and divergent characteristics as the inhabitants of the area.

 

Find Pine Valley Homes

Find The Perfect Place

  • 1) Property Basics

  • 2) List Or Describe Important Features

  • 3) More About Yourself

August 2016 ~ Cornville ~ Market Reports

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Cornville/Page Springs – Arizona 86325

August 2016 Market Conditions

~ ~ ~

Prepared for you by Sheri SperryRe/MAX Sedona

YOUR Solutions Realtor®

 

Check out the most current monthly reports at REMAXSEDONA.NET

~ ~ ~

May Cornville real estate Market conditions - ReMax Sedona Golf Homes for sale

Homes On Golf Course – Returned 7 Results – Cornville Arizona 86325  (+2)

August – Cornville AZ 86325 – Homes For Sale

Report August 22, 2016

August Cornville Homes for sale

First of all these are real time charts that tell us “How the market is doing”.  See the definition of Market Action Index above. Altos Research uses a complex algorithm to provide the MAI.

Cornville 86325 which includes the community of Page Springs, is growing among those looking at buying homes for sale. Many homes such as the neighborhoods and sub-divisions of Verde Santa Fe are newer homes with great appeal. Verde Santa Fe (VSF) has several neighborhoods that appeal to a variety of residents and buyers.   VSF amenities abound, from gated communities, two clubhouses, neighborhood and community pools and a golf course where residents can belong to the VSF Men’s Club or Ladies League. Call golf course for more info and pricing @ 928-634-5454.

The Cornville area is also a bedroom community of Sedona, and it’s close proximity to Cottonwood can be very appealing to many people.  Cottonwood has big box stores such as Home Depot and Wal-Mart as well as the Verde Valley Medical Center.  This is very appealing to many who need to be near medical facilities, doctors and other professionals.

These Market Reports will highlight Single Family Homes in Zip Code 86325.

Check the interactive charts below.  These charts are always current and up-to-date with a Wi-Fi or Internet connection. 

Supply and Demand – Cornville

The Cornville AZ 86325 DOM (days on market) is trending upward. The market snapshot show 4 additional homes as of today. So inventory is also up even though the report shows that it is a push. We are currently in the ‘summer season’ and sales activity has shown stronger signs than normal for this season, however the Autumn season which is usually heavy is right around the corner. for this time of year, August / September should be the months of slower activity. 

Overall, the inventory levels and sales activity have helped to increase the Market Action Index. When you look at the Market Action Index by quartile, the market is weakening. It is still a sellers market but trending downward.  The MAI is the lowest that I have seen in awhile.  Sellers continue to hold an advantage right now, but that may be short term until the Autumn selling activity starts up . We are also seeing some upward pricing pressure. The median price for this zip code has moved up $20,000 since May, and a $5000 increase since July.

Remember, though it is a seller’s market advantage, many more properties may present a better sales position based on the motivation and willingness of the seller to negotiate. This won’t change until multiple offers are being made. I have actually had a multiple offer situation. But the home was value priced and had 3 offers in less than a week. 

BOTTOM LINE —> Similar to last month, there is not a lot of inventory to choose from. If you find a home you like, you should act on it and make the best possible deal and always seek the advice of a Realtor. We are entering the summer selling season which usually slows a little until September. Watch the numbers moving into September. Right now there is a slight weakening. It could get much stronger as Fall sets in. 


 

One note: The Luxury Market for Cornville currently sits at a price point of $599,000 and above. Six homes are available in this category. The Sedona Luxury Real Estate Professionals which Sheri Sperry is a past-president of defines the Luxury Market as the top 10% of the listings available.


 

To learn more about these market reports please visit the Learning Center or visit Market Reports on my website.

Cornville AZ 86325

Characteristics per Quartile

August Cornville homes for sale

 

There is NO Cornville home for sale (currently) priced at $1 million and over – (NONE)

$425,000 and up – returned 17 Cornville homes for sale – (-2)

$349,000 to $424,999 returned 11 Cornville homes for sale – (+3)

$249,000 to $348,999 returned 15 Cornville homes for sale – (+1)

$248,999 and under returned 14 Cornville homes for sale – (No Change)

The listings above can change at any given time based on homes being added or subtracted from the Multiple Listing Service (MLS).


Interactive charts below will continue to show current market information


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MAI or Market Action Index answers the question “Hows the Market?” by measuring the current rate of sale versus the amount of the inventory.  Index above 30 implies a seller’s advantage.  Below 30, conditions give the advantage to the buyer.


SEARCH FOR ALL HOMES FOR SALE IN

CORNVILLE – PAGE SPRINGS – VERDE SANTA FE


A paid subscription service is provided by SellSedona.com and Altos Research to determine “How the active market is doing”. This Market Report is for single family residential only. No other housing segment is being analyzed. Analysis of Market Research and trends are based on opinion, experience, past, and current information. It is deemed reliable but not guaranteed.   

 

August 2016 ~ VOC ~ Market Report

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August VOC Market Analysis – Village of Oak Creek 

Sedona Arizona 86351

August 2016 Market Reports

Prepared for you by Sheri SperryRe/MAX Sedona

YOUR Solutions Realtor®

Check out the most current monthly reports at REMAXSEDONA.NET

~ ~ ~

July July VOC Market homes for sale

Homes On Golf Course – Returned 8 Results – Sedona Arizona 86351  9 less homes on market since May


See Other Market Report Analysis at  ReMaxSedona.net

Sedona Arizona 86351 Homes For Sale

Report 8/22/16

Village of Oak Creek homes for sale and market reports

August VOC MARKET HOME ANALYSIS – First of all, these are real time charts that tell us “How the market is doing”. See the definition of Market Action Index above. Altos Research uses a complex algorithm to provide the MAI.

VOC, Village of Oak Creek or Big Park also known as Sedona 86351 is the bedroom community of Sedona. It is located 20 minutes from the city center off highway 179. There are two zip codes in Sedona, 86336 and 86351.

These August VOC Market Reports will highlight 86351

In this zip code, you will find a majority of single family homes nestled between some red rock formations. Bell Rock, Courthouse Butte, Castle Rock and the back side of Cathedral are the most notable of the formations. You will also find more than a couple of golf courses including an executive 9 hole course. Even though there is some shopping, entertainment, restaurants, and lodging. The majority of the zip code has more affordable housing than the zip code of 86336.

The Market Action Index or MAI for all 4 quartiles is trending upward. Though, the top quartile is at a 24 MAI level which indicates a strong buyers market.  Currently the other 3 quartiles are trending upward from 31.  This is in the seller advantage range for MAI. The 3rd quartile ($499,000)is at the highest point all year.  

Always use the median price to track trends. The median means that half the homes are higher and half are lower. If the highest priced home is well over a million dollars this will drive the average price of homes up substantially. Average price is not a good indicator of how the market is doing.

Check the interactive charts below.  

These charts are always current and  up-to-date with a Wi-Fi or Internet Connection. 

Market Action Index Is Moving Higher But So Are Days On Market for VOC Homes For Sale

Pricing continues to be relatively stable and continues this trend in August. In the past year, Each quartile has seen little movement in pricing. Areas that affect pricing are DOM and inventory. Buyers and Realtors are waiting for the right homes to come on market and moving those quickly while some homes continue to sit. This has not changed in months.

Inventory has been tightening and days-on-market (DOM) increasing recently. 

Supply & Demand

Homes sales continue exceeding new inventory. This is a Buyer’s market so prices are not yet moving higher as excess inventory is consumed. If the tightening continues and the market moves into the Seller’s zone, we may see upward pressure on pricing. 

Bottom Line:

Buyers may continue to find some reasonable areas of selection in the top quartile. Any reasonably priced home in the other three quartiles is not lasting on the market.  As a buyer, look to homes that have become stale on market to increase your odds at a equitable negotiation. This continues to be the norm for the market in this area. As activity increases during Autumn, focus on pricing and DOM to see what happens. 

One note: The Luxury Market has a low price point of $975,000 for VOC. However, the Luxury Market is measured using 86336, and 86351 zip codes. The price point is at $1,650,000 for the top 10% of the market.

The Sedona Luxury Real Estate Professionals which Sheri Sperry is a past-president of defines the Luxury Market as the top 10% of the listings available.

To learn more about these market reports please visit the Learning Center or visit Market Stats on my website.

Village of Oak Creek

Characteristics per Quartile

VOC Big Park Homes for sale - market reports


There are 8 VOC homes for sale (currently) priced at $1 million and over – 

Million dollar bracket – 3 less homes since June

$575,000 to $999,999 returned 33 VOC homes for sale  (+5)

$400,000 to $574,999 returned 39 VOC homes for sale  (-9

$399,000 and under returned 30 VOC homes for sale  (-4)

The listings above can change at any given time based on homes being added or subtracted from the Multiple Listing Service (MLS).

Interactive charts below will continue to show current market information


Large Chart
Large Chart
Large Chart
Large Chart
Large Chart

MAI or Market Action Index answers the question “Hows the Market?” by measuring the current rate of sale versus the amount of the inventory.  Index above 30 implies a seller’s advantage.  Below 30, conditions give the advantage to the buyer.


SEARCH FOR ALL HOMES FOR SALE IN VILLAGE OF OAK CREEK


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?

Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

Disclaimer: Listing information deemed reliable but not guaranteed – SVVAR Broker

EqualHouse-Brker-Recip-copy-2

A paid subscription service is provided by SellSedona.com and Altos Research to determine “How the active market is doing”. This Market Report is for single family residential only. No other housing segment is being analyzed. Analysis of Market Research and trends are based on opinion, experience, past & current statistics and other information. It is deemed reliable but not guaranteed.

August ’16 – Cottonwood AZ Market Reports & Homes For Sale

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Homes For-Sale 

Cottonwood Arizona 86326

August 2016 Market Conditions

~~~

Prepared for you by Sheri Sperry – Coldwell Banker

YOUR Solutions Realtor®

 

Check out the most current monthly reports at SedonaMarketReports.com

~ ~ ~

find homes for sale in Cottonwood AZ

Learn More About Old Town Cottonwood Arizona 86326


Cottonwood AZ 86326 – Homes ForSale

Report 8/15/16

Cottonwood Homes for SaleThese are real time charts that tell us “How the market is doing”.  See the definition of

Market Action Index above. Altos Research uses a complex algorithm to provide the MAI.

Cottonwood Arizona 86325 is a city, about a half hour south of Sedona. It is located off highway 260.   Cottonwood is known for it’s big box shopping centers and is also known for the Verde Valley Medical Center.  There are many medical offices around the hospital that provide all the services you might need. Go to LifeInSedona.com and select Cottonwood for more information. Old Town Cottonwood has been completely renovated in the last few years.  It has the charm of the Old West and the modern flair of contemporary restaurants and boutique shopping.  One of my favorite gourmet food stores is the Verde Valley Olive Oil Traders.  You must go in there and taste the ultra fresh olive oils and balsamic vinegars they offer.  This Old Town experience is another reason that the Cottonwood, Clarkdale and Cornville areas are thriving.  Not only does this area bring tourism but the locals are fully invested in it’s success!

When you look at the trend lines on the charts below, you will notice that Inventory was at it’s highest level back in August of 2015 for all quartiles. In late April 2016, inventory appears to have bottomed out and continuing to rise through July. After a rise in inventory in July, The inventory in August has dropped a total of 22 homes in all quartiles. On July 28, the homes listed jumped to 137! Currently that number has dropped to 115 That is a significant drop.  There has been 1 continual listing over $1 million.  There continues to be 4 listings over $1 million. 

The Top quartile which has a median price of $599,450 is showing an average days on market at 207.  DOM has dropped from the previous month of July. Most people will look in Sedona at that price range and higher. It is my belief that these homes sit on the market longer because of this. The Market Action Index MAI for the top tier is well below 30 and may have bottomed out at 22 in July. Currently it is 24. In contrast the MAI for the 3 other quartiles are mixed but the lowest indices show 46 as the lowest number.  The other 2 quadrants show MAI 52 and 56.  These numbers are strong indicators of the seller market!  As an example the current MAI in cities such as Burlingame and East Palo Alto CA which are Silicon Vally cities, are showing MAI of around 58.  Of course the average price per square foot in Silicon Valley is 5 times as high as Cottonwood. 

DOM and Inventory are both down for August. This should put positive pressure on the MAI and possibly the median price of homes.

Cottonwood is in the seller zone overall and prices are rising slightly.  Keep your eye on the MAI . The top quartile is the only one in the buyer zone and starting to inch upward. The other 3 quartiles are well into the seller zone, but are continuing to weaken.

 

BOTTOM LINE: The homes in the Cottonwood area are priced more competitively than Sedona. You get more home and property for the price.  Also it is an easy drive to Sedona to enjoy the beauty of that area. Buyers may find some relief in the top quartile. The homes in the top range, do not compete well with the more desireable location of Sedona. This may be the reason that this zone is not moving well. However, you will find that sellers in the other 3 quartiles have a strong negotiation position. 

 

Characteristics By Quartile

August Cottonwood Homes for Sale

cottonwood homes for sale

To learn more about these market reports please visit:

The Learning Center or visit Market Stats on my website.

Reports are generated weekly on Mondays

 


Select Link Below To See Cottonwood Single Family Homes in Each Price Range

(Top 10%) is considered the Luxury Market starts at $599,000 for Cottonwood 

Luxury Market Increased from $549,000 to $599,000

 4 homes are over $1 million – This is a 400% increase from June

There are 19 Cottonwood homes for sale (currently) priced at $500,000 and over – (-2)

$250,000 to $499,999 returned 34 Cottonwood homes for sale – (no change) (-5)

$175,000 to $249,999 returned 29 Cottonwood homes for sale – (-10)

$174,999 and under returned 33 Cottonwood homes for sale  – (5)


Interactive chart below will continue to show current market information


Large Chart


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Large Chart



MAI
or Market Action Index answers the question “How’s the Market?” by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies a seller’s advantage. Below 30, conditions give the advantage to the buyer.



SEARCH FOR ALL HOMES FOR SALE IN COTTONWOOD


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?

Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

 Disclaimer: Listing information deemed reliable but not guaranteed – SVVAR Broker Reciprocity – Equal Housing

Cottonwood Market conditions

A paid subscription service is provided by SellSedona.com and Altos Research to determine “How the active market is doing”. This Market Report is for single family residential only. No other housing segment is being analyzed. Analysis of Market Research and trends are based on opinion, experience, past, and current information. It is deemed reliable but not guaranteed.

Sedona AZ 86336 ~ Homes For-Sale – Aug 2016 ~ Market Analysis

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How’s The Market Doing?

Homes For-Sale
Sedona Arizona 86336
August 2016 ~ Market Analysis

Monsoon Thunderstorm - Sedona nomes for sale

Learn More About Sedona Arizona 86336

Courtesy of Sheri Sperry ~ Re/Max Sedona 

Your Solutions Realtor®

Check out the most current monthly reports at REMAXSEDONA.NET

~ ~ ~


Sedona Arizona 86336 Homes For-Sale

Report 8/08/16

Sedona homes for sale - ReMax Sedona Sheri Sperry Top Realtor

Sedona August Real Estate Market

First of all, as you research the Sedona August real estate market homes for-sale, these are real time charts that tell us “How the market is doing”. See the definition of Market Action Index (MAI) above. Altos Research uses a complex algorithm to provide the MAI.

Sedona 86336 is the heart of Sedona. There are two zip codes 86336 and 86351. These Market Reports will highlight 86336. In this zipcode, you will find the majority of the shopping, entertainment, restaurants, and lodging. It also includes a couple of 5 star resorts and the camping areas and mountain style living in the Oak Creek area heading toward Flagstaff. Sedona 86336 is basically areas such as the Chapel area, Uptown, West Sedona, the Airport Mesa area and Red Rock Loop.


SEDONA AUGUST ’16 REAL ESTATE MARKET ANALYSIS

The Market Action Index has stabilized. Only the Luxury quartile is in the Buyer’s Advantage range at an index of 23. 

inventory is starting is dropping from last month, while Days On Market DOM appears to be trending up. August is normally a slow month for sales and putting listings on the market.  Households are preparing for school in many areas of the country while Arizona is already back to school and setting in.  Many folks are getting that last vacation in before Fall starts. 

While prices have been at a plateau for a number of weeks, this is a Buyer’s market and the supply of homes listed has started growing relative to demand.  This indicates that prices could easily resume a downward trend in conjunction with MAI. Prices are unlikely to move significantly higher until there is a persistent upward shift in the MAI. Eight homes have been added to the market since June. 

Bottom Line: The Sedona 86336 market is steady right now.  There may be some deals to be had because DOM are high in the top two quartiles. though the inventory has dropped overall by six homes over last month.  However, even though the MAI is stable in the 86336 market, the bottom two quartiles are still well above the cutoff for a Buyer’s market. Even the upper bracket quartile is a push between buyers and sellers. 

Buy or Sell Sedona real estate Sheri Sperry Realtor ReMax Sedona


To learn more about these market reports please visit:

The Discover SellSedona.com or visit Market Stats on my website.
Reports are generated weekly on Mondays

*Please Note: As new listings hit the market and homes close or fall off, the number of Sedona homes for sale will fluctuate daily based on the Multiple Listing Service (MLS) detail. The local MLS for this area is Sedona Verde Valley Association of Realtors (SVVAR)


Select Links Below To See Sedona Single Family Homes In Each Price Range

There are 55 Sedona homes for sale (currently) priced at $1 million and over
Million Dollar Homes -4 Homes added since June

The top 10% of the Luxury Market starts at $1,650,000.
$700,000 to $999,999 returned 45 Sedona homes for sale –  -3
$400,000 to $699,999 returned 69 Sedona homes for sale – no change from July
$399,000 and under returned 42 Sedona homes for sale +2


Interactive chart below will continue to show current market information


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MAI or Market Action Index answers the question “Hows the Market?” by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies a seller’s advantage. Below 30, conditions give the advantage to the buyer.


SEARCH FOR ALL HOMES FOR SALE IN SEDONA


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?

Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

 

DIY Renovation Tips Featuring Sedona Images of Matt Blashaw Host For HGTV

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Images From HGTV’s “Vacation House For Free” Sedona Oasis

HGTV - ReMax Sedona - Sheri Sperry
Matt Blashaw & Joshua Lovell – HGTV “Vacation House For Free” Sedona Oasis Episode

 

If you’re thinking of buying a fixer-upper or DIY project for the first time, whether to live in yourself or to flip, doing some of the renovations yourself can be satisfying and economical. You’ve watched plenty of television shows where novices remodeled a house in two or three days, so how hard could it be? But, before you start tearing out walls and ripping up flooring, there are a few important renovation blunders to avoid.

Know your limitations 

HGTV Sedona Oasis - Matt Blashaw - Sheri Sperry ReMax Sedona
Matt Blashaw – “Vacation House For Free” Sedona Oasis

Despite what you’ve seen on HGTV or any DIY TV show, until you have some experience under your tool belt, you won’t know your own strength, endurance and patience for the time, difficulties and potential setbacks you’ll encounter. Often what seem like minor projects can turn into major issues if you run into mold, mildew, old wiring and other costly issues.

The best strategy is to start with one small project to see if you

  • Enjoy doing it.
  • Can complete it in a timely fashion.
  • Don’t run into difficulties or problems you cant solve.

Know who to call

Before tackling a project, take time to contact an experienced friend, family member or helpful neighbor to get their advice. If you don’t have a knowledgeable acquaintance, visit your local DIY or neighborhood hardware store and speak to their department expert. Many times, they offer weekend classes to teach the basics of home improvement projects.

Know if you need a permit

Most people know that they need a permit for a major construction or home addition, but many municipalities require permits for smaller changes you may not realize or consider. Some cities require permits for projects as simple as replacing the front door or changing the exterior color. Often, homeowners assume that interior upgrades don’t require permitting, but if you add a kitchenette to your game room or create a mother-in-law apartment, many times you’ll need a permit.

Neglecting getting a permit may derail your home’s sale or add costly changes and repairs later on.

Know which tools you need

DIY Renovation TipsHome renovations are not the opportunity to try your “MacGyver” skills. Repurposing tools and household objects seems great … until you’re in the middle of your project with drying mastic trying to hold tiles in place with your knees and toes. Tools are expensive. If you don’t have the right tools, and can’t afford to buy them, see if you can rent them from your DIY, rental or farm store. Some local libraries offer tool rental too, so check out all the options before you need that pipe wrench, specialty saw or clamp.

Purchasing specialty tools for a single renovation project may make it cost prohibitive. In that case … hire an expert.

Know the resale value

According to the Remodeling annual cost vs. value report, less expensive upgrades like entry door, garage door and window replacements perform better on resale over more upscale changes to kitchens or bathrooms.

Renovations need to be appropriate for the neighborhood to add true resale value, according to Bob Vila. So, while you may love a gourmet kitchen, and want it in your own home, don’t plan to recoup the expense when the time comes to sell.

 

Images below provided by Rick Sperry on set at HGTV’s “Vacation House For Free” featuring host Matt Blashaw

 

HGTV-Teaser-Sedona-Oasis-2

Matt Blashaw expounding on spa & deck renovation

HGTV-Teaser-Sedona-Oasis-1

HGTV Sedona Oasis - Matt Blashaw - Sheri Sperry ReMax Sedona
Matt Blashaw – “Vacation House For Free” Sedona Oasis

 

Joshua Lovell of Joshua Tree & Landscape Design

Matt Blashaw Joshua Lovell on break

Matt Blashaw of HGTV’s “Vacation House For Free” Sedona Oasis Episode & Joshua Lovell of Joshua Tree & Landscape Design

DIY - HGTV - ReMax Sedona Sheri Sperry Matt Blashaw

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DIY – Blog –
Compliments of Virtual Results.

“Cap Rate” – What you need to know…!

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SellSedona.com, Sheri Sperry, ReMax Sedona,

Capitalization Rate or “Cap Rate”

Cap rate is a term that can be very confusing to most people. There are different calculations that can be used to determine cap rate and the expectation of income. It is my opinion that if you are buying real estate for investment purpose, you should make sure you are always comparing “apples to apples”!  You really don’t need to concern yourself with the cap rate if you are not going to use this property for income.

So What’s the Bottom Line?

The simple explanation for Cap Rate is Net Operating Income divided by the Property Asset Value or Market Value  (NOI / Property Asset Value). Because rental properties are usually very different, it can be difficult to determine the fair market value of a property. A property with lower expenses and higher rental potential will command more on the market than a property with higher expense and lower rents.  When we buy a home, this is a very personal choice; not so much when you are buying investment property. Cap Rate helps to determine what the value of the property is to you. In other words, what type of annual return do you want to get.

Sounds simple enough right? – Not So Fast!

Where you can get into the weeds is when you start comparing properties. If you do not do the assessment of the cap rate yourself, find a person you trust who can compare and vet the data and will do it the same way on every investment opportunity.

Tip: You might want to use a form or “cheat sheet” that has all the income and expense variables listed so that you do not miss any categories.  Homes or duplexes will be much easier to calculate than dealing with commercial properties or apartment buildings.  With commercial real estate, there may be added costs or expense such as, Management company, marketing, permit fees and taxes as well as other costs that you may not be aware of in the local area. It is always a good idea to have a professional help you specify the finer points of a possible purchase.

Rental History vs NO Rental History

If you have a rental history and expense history, the cap rate will be more accurate than any estimate.  You also need to figure in the vacancy rate for your area.  Here is an  example. In West Sedona, it is sometimes very difficult to find a home to rent. This would indicate that the vacancy rate may be below the national average of 7%.  It is important to figure in the vacancy rate. A reliable property management and rental company can give you that information.  In Sedona and the Verde Valley I can help with that information. Contact Sheri Sperry.  Also, if you have a property where you will need a property manager and are considering a tenant as the property manager, any discount in rent should be included in your operating expense. Check with your financial advisor to determine the appropriate expense. After all, you would have to hire a property manager.

What Is An Acceptable Cap Rate?

There is no simple answer in this quest to find the right property. Only you can determine what may be acceptable. Basically, cap rate helps you determine what kind of annual return you will get on the money you are investing in the property.  It can also determine what you should pay for the property. The formulas below will assist you.

My personal opinion is that a return of less than 5% could put your investment at risk and require infusing more money into the property if something happens that is unexpected. Better yet, a 7% to 9% Cap Rate is less risky and is preferred by investors. Some refer to infusing money into the property as a capital call. This is especially true when there are other investors involved such as in some sort of partnership or corporation. It may involve a substantial repair, remodel or build out for a tenant. If there is very little in reserve, the money will need to be funded using a capital call.

The higher the return, the more value the property holds. This also helps to keep more in reserve to minimize the risk of a capital call.

Net Operating Income (NOI) = Annual Rent minus Annual Expense

Cap Rate = NOI divided by Market Value or Property Assessed Value

Property Assessed Value = Annual Income divided by Cap Rate


10 Reasons Why Sheri Is Your Solution

Please contact me to discuss how I can help you with all of your real estate needs. I want to help you navigate through the process. I love helping people buy and sell homes – it’s my expertise and what I do! See more here.

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Homes Create Memories ~ A Nostalgic Look Back

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Happy Anniversary!

13 Years As Sedona Homeowners

A Nostalgic Look Back 

Before & After

~~~

With our 44th Wedding Anniversary coming up next week, we are celebrating a different kind of anniversary today. Today marks 13 years as Sedona homeowners.  These years hold some of the very best memories. Our kids didn’t grow up here, but our son and daughter-in-law spent time with us as they saved for a home of their own.  Our baby-boo Tristan spent the 1st week outside the hospital with us.  We have created and continue to create wonderful memories here.

 2003

Japanese Maple was small and offered no shade during summer. Everything was overgrown.  As much as I love trees, the property had too many and some were touching the house.  We had no patio furniture of any kind in the beginning.  There were no flowers or any color. No water feature or anything that adds interest to a property.

2003-Cottage-4

2016

13 years later, the Japanese Maple completely shades the bay window. The room stays much cooler in summer. We enjoy a nice cup of coffee in the morning looking up toward Coffeepot Rock. The sun rises at the back of the home. 

Sedona homes for sale

2003

The entire property was overgrown. Many homes have pack rats in this type of ivy. We were fortunate there were no pests. The entire home had to be repainted.

2003-Cottage-5

2016

After the clean up, we found a cactus fountain and re-designed the drainage to accommodate Monsoon micro-bursts. I love to garden and I spend a lot of time in the front courtyard!

Sedona homes for sale

2003

The backyard was basically original.  Railroad ties, too much grass, 1978 rock besides over growth which was a major fire hazard.  Seven trees had to come out. It was a shame but they created a fire and safety hazard.  The back wall was repainted and a decorative gate was added.

2003-Overgrown-Backyard

2016

This is a night shot in the full moon light which will create a very cool white balance because of the reflected light.  Grass was taken out, a walkway was added to the bottom of the property. Night lighting and many rock features were added along with drought resistant plants that blend well with the upper desert landscape. The red rock in the background is the Sphinx.  Notice the stars in the sky.  Sedona is a dark sky city. Picture was taken around 3:40 am – nautical twilight on the sunrise is starting.

Sedona homes for sale

2003

Our biggest disappointment was having to pull out the weeping willows.  They also were a safety hazard and tree limbs would randomly break off.  We had to get rid of them.  This completely opened up the backyard and everything started to grow like weeds! 

2003-Cottage-2

Sedona homes for sale

2003-Cottage-3

2016 

This is 13 years later!  The backyard is the way we want it. As the Red Rocks come into view, it is early morning. The sun has risen on Coffeepot Rock and also on Thunder Mountain off to the left. 

Happy Anniversary Home! You have been very good to us!

                                                   


The Cottages At CoffeePot ~ A Closer Look


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward? Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

Petroglyphs – V-Bar-V Heritage Rock Site – Sedona

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A Native American Wonder of the “New World”

I have heard a lot about the V-Bar-V Heritage Site. This Heritage Site surely ranks as one of the top Native American Wonders of the “New World”. We can learn an awful lot about their culture, customs, history and heritage.  The Summer Solstice was upon us, so this was an opportunity to see this site and how the sunlight affected the shadows on the petroglyphs. It isn’t far off the I-17. You take the same exit you would to go to Sedona from Phoenix.  The only difference is that you go right rather than left.

V-Bar-V Rock Site

This picture diagrams some of the petroglyphs and rocks that were strategically placed to create specific shadows as the sun moved through the seasons. These pictures were taken before the shadows creeped up the rocks so as to create the stream of light with the 2 rocks that were pushed out to form the shadows.

A little history.  This area was inhabited by the Sinagua people. The northern Sinagua settled the Flagstaff area around 500-600 AD.  The Sinagua who migrated south became southern Sinagua and settled Sedona and Verde Valley estimated between 8th century and 13th century. Peak farming was between 1150-1220 AD.  In the 13th century the northern Sinagua started to leave the area because the rainfall probably tapered off. Some moved to east to Zuni and the Rio Grande Valley. Others moved to the Hopi Buttes.  Their history intertwined with the Hope oral history.  No further record of the Sinagua heritage is available after the 15th century.

“Sin agua” means without water and describes the arid conditions this people had to live in.

The settlers in the area, protected the site as best they could,  However,  when the US Forrest Service acquired the property in 1994 they increased the security of the area. This area was opened to the public in 1996.  There is a fence around the property and a guide located within the petroglyph site during business hours.

 

This picture shows the sun moving over the top of the cliff wall which is starting to shine light on the seasonal petroglyphs for the calendar date which happens to be the Summer Solstice. The following pictures will demonstrate how the shadows of the strategically placed rocks interact with the petroglyphs.

Summer SolsticeSummer Solstice

Summer Solstice

The Sinagua Sunwatchers website has a detailed historical reference to each season.  You can find the Summer Solstice here.


LEARN ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?
Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

If you are looking for Sedona real estate for sale including homes and land in the Sedona Verde Valley, don’t hesitate to contact me.

Find All Homes in Sedona

++++++++++++

July 2016 – Cottonwood AZ Market Reports and Homes for Sale

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Homes For-Sale 

Cottonwood Arizona 86326

July 2016 Market Conditions

~~~

Prepared for you by Sheri Sperry – Coldwell Banker

YOUR Solutions Realtor®

 

Check out the most current monthly reports at SedonaMarketReports.com

~ ~ ~

Cottonwood Homes for Sale July 2016 Market reports

Learn More About Old Town Cottonwood Arizona 86326


Cottonwood AZ 86326 – Homes ForSale

Report 7/25/16

Cottonwood Arizona Homes for sale and market reportsThese are real time charts that tell us “How the market is doing”.  See the definition of

Market Action Index above. Altos Research uses a complex algorithm to provide the MAI.

Cottonwood Arizona 86325 is a city, about a half hour south of Sedona. It is located off highway 260.   Cottonwood is known for it’s big box shopping centers and is also known for the Verde Valley Medical Center.  There are many medical offices around the hospital that provide all the services you might need. Go to LifeInSedona.com and select Cottonwood for more information. Old Town Cottonwood has been completely renovated in the last few years.  It has the charm of the Old West and the modern flair of contemporary restaurants and boutique shopping.  One of my favorite gourmet food stores is the Verde Valley Olive Oil Traders.  You must go in there and taste the ultra fresh olive oils and balsamic vinegars they offer.  This Old Town experience is another reason that the Cottonwood, Clarkdale and Cornville areas are thriving.  Not only does this area bring tourism but the locals are fully invested in it’s success!

When you look at the trend lines on the charts below, you will notice that Inventory was at it’s highest level back in August of 2015 for all quartiles. In late April 2016, inventory appears to have bottomed out and continuing to rise through July. In June, homes were reduced by 9 from May. However, home inventory have increased in all 4 quartiles.  The homes listed on June 24, were 105. On July 28, the homes listed jumped to 132!  That is a huge increase.  There has been 1 continual listing over $1 million.  As of today there are 4 listings over $1 million.  The top quartile will be greatly affected by these homes moving forward. All indices in that quartile should change. 

The Top quartile which has a median price of $549,000 is showing a average days on market at 229.  Most people will look in Sedona at that price range and higher. It is my belief that these homes sit on the market longer because of this. The Market Action Index MAI for the top tier is well below 30 and continuing to trend downward. It is close to 22. In contrast the MAI for the 3 other quartiles are mixed but the lowest indices show 46 as the lowest number.  The other 2 quadrants show MAI 52 and 58.  These numbers are strong indicators of the seller market!  As an example the current MAI in cities such as Burlingame and East Palo Alto CA which are Silicon Vally cities, are showing MAI of around 58.  Of course the average price per square foot in Silicon Valley is 5 times as high as Cottonwood. 

Because of a positive demand in the marketplace, the upward pressure has had a positive effect on the median price in each quartile. It will be interesting to see if there is a dip in the median price in August. With so many more homes on market, buyers have more to chose from.  This gives the buyer just a little bit more buying power. The MAI is mixed in June, but all quartiles are well in the seller range except the higher end homes in the top quartile. Those homes continue to drop and have reached 23 on the MAI. Days On Market (DOM) are also mixed for the quartiles. But because the top quartile is not performing well, the DOM overall is a push. But inventory is way up.

Cottonwood is in the seller zone overall and prices are rising. All but the top quartile are showing price increases.  Keep your eye on the MAI . The top quartile is the only one in the buyer zone and continues to go downward. The other 3 quartiles are well into the seller zone, but are weakening. 

 

BOTTOM LINE: The homes in the Cottonwood area are priced more competitively than Sedona. You get more home and property for the price.  Also it is an easy drive to Sedona to enjoy the beauty of that area. Buyers may find some relief in the top quartile. The homes in the top range, do not compete well with the more desireable location of Sedona. This may be the reason that this zone is not moving well. However, you will find that sellers in the other 3 quartiles have a strong negotiation position. 

 

 

 

Cottonwood homes for sale and market reports july

To learn more about these market reports please visit:

The Learning Center or visit Market Stats on my website.

Reports are generated weekly on Mondays

 


Select Link Below To See Cottonwood Single Family Homes in Each Price Range

(Top 10%) is considered the Luxury Market starts at $599,000 for Cottonwood 

Luxury Market Increased from $549,000 to $599,000

 4 homes are over $1 million – This is a 400% increase from June

There are 21 Cottonwood homes for sale (currently) priced at $500,000 and over – (+6)

$250,000 to $499,999 returned 39 Cottonwood homes for sale – (no change) (+8)

$175,000 to $249,999 returned 39 Cottonwood homes for sale – (+7)

$174,999 and under returned 33 Cottonwood homes for sale  – (+5)


Interactive chart below will continue to show current market information


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MAI
or Market Action Index answers the question “How’s the Market?” by measuring the current rate of sale versus the amount of the inventory. Index above 30 implies a seller’s advantage. Below 30, conditions give the advantage to the buyer.



SEARCH FOR ALL HOMES FOR SALE IN COTTONWOOD


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?

Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

 Disclaimer: Listing information deemed reliable but not guaranteed – SVVAR Broker Reciprocity – Equal Housing

Cottonwood Market conditions

A paid subscription service is provided by SellSedona.com and Altos Research to determine “How the active market is doing”. This Market Report is for single family residential only. No other housing segment is being analyzed. Analysis of Market Research and trends are based on opinion, experience, past, and current information. It is deemed reliable but not guaranteed.

July 2016 ~ Cornville ~ Market Conditions – Homes For Sale

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Cornville/Page Springs – Arizona 86325

July 2016 Market Conditions

~ ~ ~

Prepared for you by Sheri SperryRe/MAX Sedona

YOUR Solutions Realtor®

 

Check out the most current monthly reports at REMAXSEDONA.NET

~ ~ ~

May Cornville real estate Market conditions - ReMax Sedona Golf Homes for sale

Homes On Golf Course – Returned 5 Results – Cornville Arizona 86325  (-1)

July – Cornville AZ 86325 – Homes For Sale

Report July 25, 2016

Cornville July Market Report - Homes for sale

First of all these are real time charts that tell us “How the market is doing”.  See the definition of Market Action Index above. Altos Research uses a complex algorithm to provide the MAI.

Cornville 86325 which includes the community of Page Springs, is growing among those looking at buying homes for sale. Many homes such as the neighborhoods and sub-divisions of Verde Santa Fe are newer homes with great appeal. Verde Santa Fe (VSF) has several neighborhoods that appeal to a variety of residents and buyers.   VSF amenities abound, from gated communities, two clubhouses, neighborhood and community pools and a golf course where residents can belong to the VSF Men’s Club or Ladies League. Call golf course for more info and pricing @ 928-634-5454.

The Cornville area is also a bedroom community of Sedona, and it’s close proximity to Cottonwood can be very appealing to many people.  Cottonwood has big box stores such as Home Depot and Wal-Mart as well as the Verde Valley Medical Center.  This is very appealing to many who need to be near medical facilities, doctors and other professionals.

These Market Reports will highlight Single Family Homes in Zip Code 86325.

Check the interactive charts below.  These charts are always current and up-to-date with a Wi-Fi or Internet connection. 

Supply and Demand – June Cornville

The Cornville AZ 86325 DOM (days on market) is trending downward. Three of the four quartiles have been moving lower.  We are currently in the ‘summer season’ and sales activity has shown stronger signs than normal for this season. It will be interesting to see how this market continues to move.  

Overall, the inventory levels and sales activity have helped to increase the Market Action Index. When you look at the Market Action Index by quartile, each segment is well above 30. The overall report from Altos Research shows that the MAI is 30.7.  This is lower than what I have seen.  The Market is a strong. Inventory is down Sellers continue to hold an advantage right now. We are also seeing upward pricing pressure. The charts below indicate that. The median price for this zip code has moved up $15,000 since May, however there is no change at all from June to July.  

Remember that though it is clearly a seller’s market advantage, there may properties that present a better sales position based on the motivation and willingness of the seller to negotiate. This won’t change until multiple offers are being made. I have actually had a multiple offer situation. But the home was value priced and had 3 offers in less than a week. 

BOTTOM LINE —> Similar to last month, there is not a lot of inventory to choose from. If you find a home you like, you should act on it and make the best possible deal and always seek the advice of a Realtor. We are entering the summer selling season which usually slows a little until September. Watch the numbers moving into July. 


 

One note: The Luxury Market for Cornville currently sits at a price point of $599,000 and above. Six homes are available in this category. The Sedona Luxury Real Estate Professionals which Sheri Sperry is a past-president of defines the Luxury Market as the top 10% of the listings available.


 

To learn more about these market reports please visit the Learning Center or visit Market Reports on my website.

 

July Cornville Market reports and homes for sale

 

There is Cornville home for sale (currently) priced at $1 million and over

$425,000 and up – returned 19 Cornville homes for sale – (+1)

$349,000 to $424,999 returned 8 Cornville homes for sale – (+2)

$249,000 to $348,999 returned 14 Cornville homes for sale – (-2)

$248,999 and under returned 14 Cornville homes for sale – (-2)

The listings above can change at any given time based on homes being added or subtracted from the Multiple Listing Service (MLS).


Interactive charts below will continue to show current market information


Large Chart


Large Chart


Large Chart


Large Chart


Large Chart

MAI or Market Action Index answers the question “Hows the Market?” by measuring the current rate of sale versus the amount of the inventory.  Index above 30 implies a seller’s advantage.  Below 30, conditions give the advantage to the buyer.


SEARCH FOR ALL HOMES FOR SALE IN

CORNVILLE – PAGE SPRINGS – VERDE SANTA FE


A paid subscription service is provided by SellSedona.com and Altos Research to determine “How the active market is doing”. This Market Report is for single family residential only. No other housing segment is being analyzed. Analysis of Market Research and trends are based on opinion, experience, past, and current information. It is deemed reliable but not guaranteed.   

 

Iconic Cathedral Aerial View – Pyramid Lot SOLD by Luxury Specialist Sheri Sperry – ReMax Sedona

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Very Close to Famous Red Rock Crossing & Cathedral Rock

Sheri Sperry ReMax Sedona Top REALTOR® and Luxury Specialist

SOLD

59 Pyramid View Drive

Sedona Arizona 86336
MLS # 510673

 


SOLD! By Sheri Sperry ReMax Sedona ~ Top Luxury Realtor®

Pyramid Lot – Sold! Beautiful setting surrounded by Juniper and Pine trees. The new owner has an opportunity to build a custom home and make a mark in a location that has a rural feel but is minutes from the center of West Sedona. You are just 2 minutes to Oak Creek and the famous Red Rock Crossing that features the iconic Cathedral Rock. See this video for a dramatic view of Cathedral Rock.

If you are interested in this area, Sheri can find a lot or home that meets your needs with views and location.

SELLERS 

You too can have marketing that most agents reserve for luxury homes only!  Sheri Sperry will provide customized marketing to fit the needs of your property.  Beside professional photography, aerial pictures and video are included. We customize our marketing materials with you and your home in mind. What type of marketing will attract the right buyers.

Ask Sheri for a custom listing presentation designed especially for you.

BUYERS & SELLERS

For more information and expert analysis of your strategy – contact Sheri Sperry ReMax Sedona.

 

Lover’s Knoll – Sedona Arizona 86336 – Upper Red Rock Loop Rd

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Sedona AZ 86336

Lover’s Knoll During Monsoon

Upper Red Rock Loop Rd

buy or sell sedona red rock views homes and land

Views of Courthouse Butte and Cathedral Rock

buy or sell sedona red rock view property homes and land


Buy or Sell Sedona red rock view homes

Chapel Area on Left with Twin Sisters – the Mermaid in center – Cathedral Rock center right

buy or sell sedona red rock view homes and land for sale


Explore Sedona and Verde Valley

Everything you need to know including Restaurants, Lodging, Weather, Stats, Community Sites, Activities and Events


 

3 Critical Vender Solutions That Buyers Need To Choose

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Do You Know Who Can Make Your Home Purchase Experience

Smooth Sailing?

YOUR Sedona Solutions Realtor will help you make an informed decision…

Sedona homes for sale in Chapel Area

First of all – the most important decision you are going to make is getting the right REALTOR®.  But let’s assume that you have chosen the right REALTOR® – Sheri Sperry, and found the home of your dreams!

With every step of the process, you have to feel comfortable with the choice you have made.  This is an area I can help with.  I have dealt with many of the vendors in our area.  I know who is fast, efficient, accurate and can help keep your costs in line with the services they offer.

The process is not as simple as this list. As you go through each step, other solutions may be required. Another reason why you want to use “YOUR Solutions REALTOR®”.  Every vendor needed to ensure the home sale needs to be someone who is trustworthy and will not cut corners.

1. Mortgage Lender

With just about all transactions, you have to be pre-qualified or pre-approved for the loan amount.  So you need to have a lender that understands your financial needs and will work on your behalf to get the best interest rate and terms for you.

2. Escrow & Title Company

The escrow company needs to make sure that the process is followed on both sides of the transaction.  The contract stipulates the process and it is the escrow company that follows these instructions to ensure the transaction process goes as scheduled and is followed and closes on time. The title company does a search to ensure there are no liens and that the title is clear. You cannot take title and the property will not close if the title is not clear.  During this process if there is a lien, the title company will make sure that escrow is informed and instructions will be set up to pay the lien off before the close of escrow.

3. Inspection Process

With out the right inspector, you may not get an accurate picture of what issues are disclosed that may need repair or replacement. You do get a disclosure statement from the seller but that is just a starting point.  The inspector can also recommend other inspections that may need to be done.  Is your electrical and plumbing in good working order? Does there appear to be leaks.  Could the roof need repair or replacement? Are there other systems that may need servicing?  Without the right inspector, these are just a few of the areas that may go unnoticed or undiscovered.

Your REALTOR® is the “point person”  to ensure that your home buying experience is not a nightmare for you.  By picking the right REALTOR® you can be kept well informed of solutions and decision you need to make.

If you are not in Sedona or the Verde Valley, I may be able to recommend the right REALTOR® for you.

More Solutions For Buyers 

Storms Are Starting To Brew! July ’16 Monsoon Is Back!

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Sedona & Arizona Monsoon

Is Back This Week

12 News Arizona Monsoon Meter

Monsoon Meter for July 18, 2016

High Pressure Kept Monsoon Away

This is why I watch watch 12News out of Phoenix.  They are the only station with the Monsoon Meter!  This gives us a pretty good idea of what the weather is going to be like in the different climatic zones.  We live in Northern AZ and the weather is much different than other zones. 

We Need Rain

Arizona residents generally agree that Monsoon is good for our state.  It brings much needed rain and helps to cool off the super hot temps.  Right now, Phoenix should be at over  1/2 inch at Sky Harbor Airport, but it is only .01 inches right now!  

Last year, in Sedona AZ, we have over 4 inches of rain in July. So far this year – NO RAIN at all in July.  

What The Monsoon Meter Numbers Mean

0-1 – Probably not going to see any rain

2-3 – Conditions are right for some rain to drop

4-5 – Likely to see some decent thunderstorms – Winds could pick up.

6-7 – You better bring your umbrella! Get stuff done early because by the afternoon you will see activity for sure! Certain areas may see flash flooding.

8-10 – Stay away from washes. Be aware that you are likely to see heavy rain. 


Monsoon – What Is It? How does it affect Sedona & AZ

Discover Sedona Weather (Stats & Precipation)


 Summer-Monsoon-A


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward? Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry 

Security Cams ~ Are You Compromising Your Negotiation Power?

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Security Cameras ~ The Seller May Be Watching Every Move You Make!

Security Cameras - MCNE - Sheri Sperry Master Certified Negotiation Expert

 

Security Cameras

When it comes to Security Cameras, I know a thing or two about the subject. I am a past President of the Sedona Luxury Real Estate Professionals (SLREP) and a Master Certified Negotiation Expert.  We meet twice a month and discuss the luxury home market.  At a recent meeting, the topic came up about security cameras.  As a luxury real estate specialist, many if not all our luxury homes have security.  With today’s technology, it is easy to access these features through your smart phone or tablet.  You can see the video feed live in most cases.

Sellers Want Top $$$$

As we know, hot market aside, when pricing a luxury home, it is generally going to have a longer selling cycle than the home that is priced much lower. If an agent does not hit the price point “sweet spot”, a  luxury home can sit and become stale.

Your Conversations and ACTIONS May Be Monitored

A seller may decide to be that “fly on the wall” during a showing of their home.  So if a buyer walks through the home and thinks they are having a private conversation, think again!  You may be monitored and not even know it. Just your actions, such as how long you linger in a room, the use of your body language to show your excitement, may tip off the seller as to how to emphasize the strong points of the home going forward. The listing agent may not even be aware of it.

Nanny Cams Are Everywhere…Compromising Your Negotiating Power

If you go into a somewhat private area to talk about your willingness to go to a certain price level, or worse yet, willing to pay full asking…. guess what, you will pay that price.  You may not even have to talk about pricing.  Just saying how much you love a feature or two or three may be enough to erode your position.

The Real Estate Agents Are Not Off The Hook Either!

As an agent, whether you are working for the seller or the buyer, you are on display.  Your actions will determine if you keep the listing as a representative of the seller.  As a buyer’s agent, your reputation is on display.  How do you present the home? Do you allow your customers to touch everything?  Does a buyer try out the bed?  Are they trashing every aspect of the home? If a seller is watching live or on tape, they are sizing you up.

It’s Not Just Luxury Homes Where You Can Find These Cameras

I think that we have an obligation to  remind some customers that they may be monitored on security cameras.  A gentle reminder to emphasize that discussing negotiations outside or in the car is probably the best course of action, especially if they are seriously considering purchase. You never know who is watching!

 

July 2016 ~ VOC ~ Market Report Analysis

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July VOC Market Analysis – Village of Oak Creek 

Sedona Arizona 86351

July 2016 Market Reports

Prepared for you by Sheri SperryRe/MAX Sedona

YOUR Solutions Realtor®

Check out the most current monthly reports at REMAXSEDONA.NET

~ ~ ~

July July VOC Market homes for sale

Homes On Golf Course – Returned 11 Results – Sedona Arizona 86351 – 6 less homes on market since May


See Other Market Report Analysis at  ReMaxSedona.net

Sedona Arizona 86351 Homes For Sale

Report 7/11/16

VOC Village of Oak Creek Homes for Sale July

July VOC MARKET HOME ANALYSIS – First of all, these are real time charts that tell us “How the market is doing”. See the definition of Market Action Index above. Altos Research uses a complex algorithm to provide the MAI.

VOC, Village of Oak Creek or Big Park also known as Sedona 86351 is the bedroom community of Sedona. It is located 20 minutes from the city center off highway 179. There are two zip codes in Sedona, 86336 and 86351.

These July VOC Market Reports will highlight 86351

In this zip code, you will find a majority of single family homes nestled between some red rock formations. Bell Rock, Courthouse Butte, Castle Rock and the back side of Cathedral are the most notable of the formations. You will also find more than a couple of golf courses including an executive 9 hole course. Even though there is some shopping, entertainment, restaurants, and lodging. The majority of the zip code has more affordable housing than the zip code of 86336.

At the end of April. the Market Action Index or d was at the highest point for 3 out of 4 quartiles.  In June, these quartiles dropped but have started back on an upward trend. The top quartile is also trending upward. Though it is at a 25 MAI level which indicates a buyers market.  Currently the other 3 quartiles are trending upward from 33.  This is in the seller advantage range for MAI. 

Always use the median price to track trends. The median means that half the homes are higher and half are lower. If the highest priced home is well over a million dollars this will drive the average price of homes up substantially. Average price is not a good indicator of how the market is doing.

Check the interactive charts below.  

These charts are always current and  up-to-date with a Wi-Fi or Internet Connection. 

Neutral Push On The June VOC Homes For Sale

Pricing continues to be relatively stable and continues this trend in July. In the past year, Each quartile has seen little movement in pricing. Areas that affect pricing are DOM and inventory. Buyers and Realtors are waiting for the right homes to come on market and moving those quickly while some homes continue to sit. 

Inventory has been tightening and days-on-market increasing recently. The Market Action Index has been basically flat, not providing strong indication for market conditions. 

Supply & Demand

Homes sales have begun exceeding new inventory. This is a Buyer’s market so prices are not yet moving higher as excess inventory is consumed. If the tightening continues and the market moves into the Seller’s zone, we may see upward pressure on pricing. 

Buyers may continue to find some reasonable areas of selection in the top quartile. Any reasonably priced home in the other three quartiles is not lasting on the market.  As a buyer, look to homes that have become stale on market to increase your odds at a equitable negotiation. This continues to be the norm for the market in this area. 

One note: The Luxury Market has a low price point of $975,000 for VOC. However, the Luxury Market is measured using 86336, and 86351 zip codes. The price point is at $1,650,000 for the top 10% of the market.

The Sedona Luxury Real Estate Professionals which Sheri Sperry is a past-president of defines the Luxury Market as the top 10% of the listings available.

To learn more about these market reports please visit the Learning Center or visit Market Stats on my website.

July - VOC Homes for sale and market reports July


There are 10 VOC homes for sale (currently) priced at $1 million and over – 

Million dollar bracket – 1 less from June

$575,000 to $999,999 returned 28 VOC homes for sale  (– 7)

$400,000 to $574,999 returned 48 VOC homes for sale  (+3

NOTE: In the 2 months prior, 28 homes have been added to the $400,000 to $574,999 bracket for listings – 2 more homes added since April and now 3 more have been added since June.

This is approx. 242% increase in homes for sale in 4 months!

$399,000 and under returned 30 VOC homes for sale  (-8)

The listings above can change at any given time based on homes being added or subtracted from the Multiple Listing Service (MLS).

Interactive charts below will continue to show current market information


Large Chart
Large Chart
Large Chart
Large Chart
Large Chart

MAI or Market Action Index answers the question “Hows the Market?” by measuring the current rate of sale versus the amount of the inventory.  Index above 30 implies a seller’s advantage.  Below 30, conditions give the advantage to the buyer.


SEARCH FOR ALL HOMES FOR SALE IN VILLAGE OF OAK CREEK


ABOUT ME: “Many buyers and sellers are skeptical about salespeople. So am I! But, I am not a typical salesperson. I put myself in your shoes and help you make decisions based on how I would want to proceed if I were you. In other words, what steps would I take and what is right for you? How will this transaction be beneficial for you? How will it help you move forward with your goals? How can I make it as smooth and pleasant as possible? What is in your best interests as we move forward?

Let’s face it, you won’t really know that I am not a typical salesperson until you get to know me. I am confident you will feel at ease and comfortable knowing I can find solutions for you. If you don’t feel that way, please let me know. I want to be the best I can for you. I am YOUR Solutions Realtor.” ~ Sheri Sperry

Disclaimer: Listing information deemed reliable but not guaranteed – SVVAR Broker

EqualHouse-Brker-Recip-copy-2

A paid subscription service is provided by SellSedona.com and Altos Research to determine “How the active market is doing”. This Market Report is for single family residential only. No other housing segment is being analyzed. Analysis of Market Research and trends are based on opinion, experience, past & current statistics and other information. It is deemed reliable but not guaranteed.

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