Thursday, April 30, 2009

Where Houses Are Really Selling- You Still Have Time to Get In

A monthly recap of the housing statistics for March in Phoenix and Scottsdale AZ shows there is a monumental shift happening in our market presently so I want to highlight a few things

Available supply of Single Family Detached homes had a 5% drop to 36,791. Closings continued their strong upward trend at 7139 in the month of March to drop our overall supply to 5 1/4 months. The last time we had over 7000 sales in a month was in the middle of 2006.

Pending sales continue to climb to 12,587, another new high.

Phoenix and the West Valley (Glendale, Peoria, Goodyear) are the best markets in the Valley right now at 4 and 4 1/4 months respectively. The SE Valley Mesa, Tempe, Chandler and Gilbert) at 4 3/4 months is close behind. These markets are all sellers markets! We are seeing a dramatic change in our market.

We now have 36791 homes available compared to 45707 in March of 2008, a 20% reduction in available inventory.

We closed 7139 Single Family Homes in March 2009 compared to 4043 in March of 2008, a 77% improvement!

We have closed 16588 homes in the first Quarter of 2009 compared to 9,200 in Q1 2008, an 80% improvement.

We currently have 12,587 pending sales compared to 6400 at this time last year, a 97% increase. This also indicates that we should continue to see an increase in closings. I think that we may go over 8000 closings in the month of April.

Last year at this time we had a 12 month supply of homes and this year, it has shrunk to 5 1/4 months, a sellers market.

When you look at all of the current trends, I think that we are on our way to getting better. It is about time!

Maureen Karpinski
Find your Phoenix Arizona Property at Cactus Country Arizona Homes & Properties


Sunday, April 26, 2009

The Rate of Foreclosures Make It a Buyers Market in Phoenix

It has been all over the news recently - the rate of foreclosures is up all over the country. Phoenix Arizona is no different, and there are plenty of homes available to buyers at astronomical savings. Of course, this is bad news for the homeowner, but at least there is a bright spot in the mix.

Media is reporting that an estimated 1 million homes will be lost to foreclosure by the end of this year. If you are a real estate investor interested in Phoenix property, there has never been a better time to find properties for investment.

In Phoenix and surrounding areas like Glendale and Scottsdale, properties continue to fall in price. As daunting as all of this sounds, there is actually good that comes of it. As homes and real estate become affordable, more homes are sold. This helps boost the economy, which is in dire straits at the current time.

A Phoenix real estate agent can help you locate homes and property that is in your price range. With the booming foreclosures comes the opportunity for you to purchase properties at rock bottom prices. This is the perfect chance for those looking for a family home, as well as those who invest to resell in the future. Affordable home prices and low interest rates are luring buyers to stop procrastinating and buy now, while prices are low.

To be perfectly honest, purchasing a foreclosed home in Phoenix or surrounding areas isn't a piece of cake. Your real estate agent can assist you in locating the best deals and choosing properties that best suit your needs and budget. Many property owners enter foreclosure, then postpone or stop the process completely. Most properties listed on the free public websites can't be bought, because they fall into the category just mentioned. Your best bet is to contact your Phoenix realtor, who can find properties that are actually in foreclosure and available for purchase.

Most people looking to purchase homes or real estate just want honest information to help them make the best real estate decision and get a good deal for their money. Contact a professional Phoenix real estate agent to learn what properties are in foreclosure and what kind of savings are available to you.

Maureen Karpinski
Find your Phoenix Arizona Property at Cactus Country Arizona Homes & Properties

Wednesday, April 22, 2009

Phoenix Real Estate - Foreclosures Dominate, Meaning Big Savings for Consumers

Recently in Phoenix Arizona, home prices have fallen in just a few weeks as banks seem to be dumping homes. Bidding wars are making it possible for consumers looking to buy a home to get a better deal than they have seen in years!

In some areas, home prices have fallen nearly $40,000. There are great deals to be had, and buyers are winning. The ones who aren't winning are the homeowners in these areas, which must stand by and watch as the values of their homes decline. This is especially painful for those trying to sell their home.

Phoenix area realtors are experiencing great deals, especially on luxury and high end homes. The banks are now selling many of these homes, because owners have lost their jobs. Many have also lost their stock market cushion, which means they need to sell these homes quickly.

If you are looking to purchase a home in the Phoenix Arizona area, there are hundreds of listings that have been hugely discounted. This is especially true in luxury homes, where you can find many that are priced at just half of what they are worth. Your real estate agent can advise you about these great deals, and where they are located.

When you locate what appears to be a tremendous deal, it is important to find a Phoenix realtor who can do a little research for you. You want to know what the owners originally paid for the home, when they purchased it, and what the mortgage on the property is.

Also, keep your eye out for homes that have been on the market for a very long time. Most of these sellers overpriced these homes in the beginning and are now ready for almost any offer that comes along. If you learn of a home that has been drastically reduced in price, it may be time to make an offer. Watch out for deals like this!

Foreclosures are at their highest in decades, which is sad news for homeowners but at the same time great news for buyers. If you are searching for a bargain, there are plenty available. Contact your Phoenix real estate agent to learn more about properties that may be available to you at a steal!

Maureen Karpinski
Find your Phoenix Arizona Property at Cactus Country Arizona Homes & Properties

Saturday, April 18, 2009

Phoenix and Scottsdale Housing Inventory is Reducing Quick

Inventory Level – Weekly Comparison

Statistics as of April 3rd, 2009

Positive trends continue to improve as the dynamic change in our market is still steady.

Single Family Detached home availability dropped 4% to 35,394. Closings experienced a strong upward trend in the last month at 7461 to decrease overall supply to 4 ¾ months. January of 2006 was the last time we were below 5 months supply.

A 10% increase was seen in pending sales in one week, as they continued to climb to 13,859!

The best marketing in the Valley at the present time are Phoenix and the West Valley, now at 3 ¾ months each. Close behind is the SE Valley at 4 ¼ months. These are definitely sellers markets!

A 50% increase in the number of pending sales over the last 6 weeks is a positive sign for Scottsdale. Under $ 1M market rose from 351 to 527, and we should begin to see an increase in closings soon.

Over $1M is at just over 3 years supply for Scottsdale! PV is at 7 years. Pendings have increased and the slow closing rate should improve for PV over the next 90 days.

Our market is continuing to experience rapid improvement. Media coverage should lean more toward the positive side soon. A headline on the front page of the Arizona Republic last Saturday was positive for a change!

MLS Statistics
Area Breakdown

Overall Market Since last week, inventories are down 4%. Active listings totaled 35394 with 7461 closings over the last month. This is approximately a 4 ¾ month supply.

Phoenix Since last week, inventories are down 5%. Active listings totaled 7880 with 2140 closings over the last month. This is approximately a 3 ¾ month supply.

West Valley Since last week, inventories are down 6%. Active listings totaled 8482 with 2218 closings over the last month. This is approximately a 3 ¾ month supply.

NE Valley Since last week, inventories are down 2%. Active listings totaled 5510 with 354 closings over the last month. This is approximately a 15 ½ month supply.

SE Valley Since last week, inventories are down 3%. Active listings totaled 8048 with 1848 closings over the last month. This is approximately a 4 ¼ month supply.

Scottsdale Since last week, inventories are down 2%. Active listings totaled 1423 with 36 closings over the last month. This is approximately a 39 ½ month supply.

Scottsdale under $1m Since last week, inventories are down 2%. Active listings totaled 2419 with 225 closings over the last month. This is approximately a 10 ¾ month supply.

Paradise Valley Since last week, inventories are down 1%. Active listings totaled 574 with 6 closings over the last month. This is approximately a 96 month supply.

Maureen Karpinski
Find your Phoenix Arizona Property at Cactus Country Arizona Homes & Properties

Wednesday, April 15, 2009


SBA Financing - The Recovery Act provides $730 million to the SBA to make changes to the agency's lending and investment programs. The Act provides $375 million for the temporary elimination of fees on SBA-guaranteed loans and increased SBA guarantee percentages of up to 90 percent on certain loans. In addition the Treasury Department is committing up to $15 billion to help unlock the secondary mortgage markets. These changes will result in lower financing costs (more than 3% of the loan amount) and an increased supply of credit, as lenders enjoy increased credit protection and secondary market liquidity.

Commercial Mortgage Consulting Services - Commercial real estate owners and lenders are facing a complex set of circumstances that are creating stress in even the most conservatively underwritten real estate investment. The current economic conditions are challenging all areas of commercial real estate property management and lending compared to the peak years of 2006-2007. Robert T. Gibney & Associates has assembled a team of seasoned professionals to review, analyze, and restructure commercial real estate loans.
Your real estate clients may benefit from these services:
• Objective analysis of the subject property in relation to competing properties in the sub-market
• Develop strategies to reduce the risk of loan default for loans maturing in the next 3-5 years
• Assist in negotiating Loan Workouts and Modifications
Link for additional information

Underwriting Update – New financing continues to be available from a select group of balance sheet lenders. These lenders use their own capital to fund loans. In addition they retain loans on their balance sheet for the entire loan term. In contrast to recent years, lenders are using a traditional approach to underwriting using the following criteria:
• Actual Cash Flow – trailing 12-month data (Net Rent Collections, Operating Expenses, Vacancy Rate). Consideration is given to declining trends in net operating income.
• Debt Coverage Ratio – 1.25 to 1.5 debt coverage ratio
• Reserve for Debt Coverage – Reserve account held by lender to be used in the event that existing tenants default or fail to renew their leases
• Global Cash Flow – A detailed evaluation of the borrower’s cash flow for all real estate investments, businesses, and personal obligations
• Exposure to Short-Term Liabilities – Evaluation of the potential risk associated with the borrower’s need to payoff loans in the next 1-3 years
• Post-Closing Liquidity – The availability of cash and marketable securities is an important consideration for many lenders. Loans may include a covenant requiring the borrower to maintain a minimum amount of liquid assets during the term of the loan

MULTIFAMILY - WSJ April 8, 2009 - The nation's apartment market deteriorated in the first quarter as rising unemployment dashed landlords' hopes that the housing downturn would create a soft landing by bringing former homeowners back as renters. The vacancy rate for the top 79 U.S. markets jumped to an average 7.2%, a full percentage point increase over the past two quarters and the highest level since the first quarter of 2004, according to statistics from Reis Inc., a New York real-estate-research firm. The jump in vacancies came even as landlords reduced rents. Asking rents, which exclude concessions and are often the starting point for rent negotiations, fell 0.6%, the largest fall since Reis began its count in 1999. Effective rents, or the rents that landlords actually collect, fell 1.1% in the first quarter to $984.
COMMERCIAL – WSJ April 8, 2009 - Commercial landlords continue to lose retail tenants at an accelerating pace, indicating that the industry's troubles are worsening. The amount of occupied space in U.S. shopping centers and malls declined a net 8.7 million square feet in the first quarter of 2009, according to real-estate-research company Reis Inc. The amount of occupied space lost in that one quarter was more than the total amount of space retailers gave back to landlords in all of 2008 and any other year in recent history, according to Reis.
All of this information was made available to me from
Robert T. Gibney & Associates
4300 N. Miller Road, Suite 212
Scottsdale, Arizona 85251
Phone (480) 429-3642 Mobile (602) 315-5671
Email rgibney@AzCommercial.Biz
Mortgage Broker Lic. MB0904411

Maureen Karpinski
Find your Phoenix Arizona Property at Cactus Country Arizona Homes & Properties

Tuesday, April 14, 2009

Prime Time to Purchase Real Estate in Phoenix Arizona

Although foreclosure isn't desired by anyone, the state of the economy has recently made it much easier for people all over the country to purchase real estate at enormously discounted prices, including Phoenix Arizona. There are many bargains now available, so contact your Phoenix realtor now to learn what is available if you are looking to purchase a home.

Prices for Phoenix real estate are lower than many have seen in over a decade. This makes it the perfect time for home buyers to get a house at deep discounts. Foreclosures have made the properties available plentiful, and they are priced to sell.

Homes that are almost new as well as older homes in historic neighborhoods can be bought at a deal. While it is the perfect opportunity to purchase a home in the Phoenix Arizona area, there are still a few pitfalls. These include repair costs on older homes and bidding wars.. However, if you plan on purchasing a home to stay in, the time has never been better.

If you are an investor or first time buyer, now is the perfect time to contact a Phoenix real estate agent to learn what is available to you. Most of the deals that are available are properties that are on the brink of going in to foreclosure or have been taken back by lenders.

There are some details you will want to consider when purchasing real estate. If your intention is to purchase for resale, check to see if there are other foreclosures that may threaten your desired resale price, or if there are numerous empty homes that may become foreclosures. Your Phoenix realtor can help you determine what properties are the most desirous if your intent is to resell.

For those whose interest lies in fixing up older or damaged homes, there is a huge market available. In fact, homes that are priced under $100,000 and have the most physical damage are where you will find the real deals. Homes that have extensive damage offer better discounts to buyers.

The economy isn't good for anyone, but it can be the perfect time to buy if you are in the market for a family home or invest in real estate for resale purposes. The time has never been better to get the most for your money where real estate is concerned. If you are interested in learning more about the housing market, contact your Phoenix realtor.

Maureen Karpinski
Find your Phoenix Arizona Property at Cactus Country Arizona Homes & Properties

Thursday, April 2, 2009

Katie Goes Home

Katie’s new mom let me pick Katie up from the group home on the Friday. I can not tell you how much I so wanted to do this, To be able to put her in my car and help her load what stuff she had into it and drive away from there was one of my greatest joys. I just looked at that little girl that was going through some real tough emotions and told her you are never going back. Take a look in the rear view mirror Katie, that’s where all of that belongs. She talked about her past friends, she remembered and talked about her experiences of leaving before and then having to go back. She talked about her hopes for the girls she was leaving behind. She talked about her past experiences with people that had played a positive role in her life and I assured her that she does not need to abandon those experiences, take them and what they meant with her and leave the negative stuff behind, All of the people that have made a positive impact in her life will be happy for her and thrilled that they did give her something to carry through life. After talking on all sides of what was going through her mind which was to be expected and thank heavens she felt free enough with me to just let it go, she just stopped and said nothing. After a minute she looked at me and said , Nana ( which is what my name has become- what an honor) THIS IS REALLY HAPPENING! I need to call my mom and called Deena from the cell. If I never have success with another child or project or even if God Willing we do, I will never forget that day and I will always cherish it.

Okay, now Katie is home and Deena is double timing everything. She only had one day’s notice that she was bring Katie home even though it technically is still not permanent. She has to have Katie enrolled in a new school on Monday. Love house chipped in for some new clothes since all she wore was uniforms at her other school. We will be there to be a part of this Love Story. Before I forget, I get a call from Katie on Monday and in a very serious voice, telling me I need this phone number and do I have something to write it down with- I’m like panicked ( what has gone wrong so quick) I’m scrambling for the pen and write it down and then she informs me that this is the number to HER cell phone, Yep Katie has arrived. Below is Katie’s own update of her first week and Deena’s comments to everyone.

She truly is a teenager. Reading her update, I really do believe it has been an instant transformation - you would never know that she has been through hell and back. Instead she talks and writes just like all the kids her age.... me, me, me....... I love it! Katie is home at last and knows it.
Thank you to you and all of yours who have helped us make this possible.
Thanks again....

To Nana and Friends;

My first week of school went really phenomenal! My first day was a little slow, but once I got into the swing of the school routines, I was fine. I am on the E team for 8th grade and we have two different days. On days 1, I take Spanish. Even though I started so late, I have caught on quickly. And on days 2, I take P.E. The unit we are in right now in DDR or Dance Dance Revolution. I took a test on Friday and I did excellent. I ended up with a 20/20. So if that is a sign of anything, it means that I am doing well in my classes and I am catching on quickly and I understand what I am supposed to be doing. This upcoming week we are doing AIMS and on Friday the 3rd we are having a Spring Carnival from 5:00-8:30. Our last week of school the 8th graders are going through promotion on Tuesday and we are having our promotion ceremony that night. On Wednesday we are going to Big Surf and on Thursday we are having our promotion dance. And on Friday we are getting our diplomas. We only have 7 to 8 more weeks of school left so we are all trying our best to work on what needs to be fixed so we don’t have to be held back. All of my teachers are nice and they understand my situation and they now where I am from. My Spanish teacher, Mrs. Figueroa, is helping me with the words she is teaching the class so I am not left behind. My first hour teacher, Mrs. Evenson, is helping me catch up also. My second hour teacher, Mrs. Taylor, is very nice and I am learning about the Vietnam War and the Cold war. My third hour teacher, Mrs. Sarriano, is making us write persuasive essays (mine is done) and that is the class where I got the 20/20. After that I have lunch. Fridays we have what’s called music at lunch and it is really neat. After that I have math and my teacher is, Mrs. McBeth. We are learning what I have already learned so it is fairly easy. Then like I said before I have Spanish on day 1 and P.E. on day 2. I have a close group of friends and I continue to grow and learn more each day. That is the update on my first week and the upcoming events. The first week at home permanently was excellent. I am really glad that I don’t have to go back to the group home on Sundays. On Tuesday, this was also my first day of school; my dad picked me up from the bus stop after school. In the morning my mom takes me to school. Wednesday I came home and did my homework and did chores. Thursday I found out what was going on for the last week of school and I am glad that I am in the 8th grade and don’t have to hear the announcements saying the 8th graders get to do this and that. At home I did pretty much the same thing and I practiced my Spanish. Friday I had to be quick with my chores and homework because I had 4H cooking and sewing. I learned how to cook Shepard’s pie, horse treats, and any cake mix cookies. Saturday I baked some oatmeal cookies and I helped out with the odd ball stuff. My youngest nephew came over so we babysat him. And Sunday my other two nephews came over and stayed for a little while. Also at school we are doing the talent show. My first week here was a little crazy but otherwise it was an all out excellent week. I am looking forward to more awesome weeks in my life. To nana specifically: my nails are growing out and I have not bitten them once this week and I will not bite them this week either. Love you all!!!

Maureen Karpinski
Help out Abused & Neglected Kids In Need
at the Love House Kids Program Charity.