State of the Arizona Housing Market 2019

I became an Arizona licensed Real Estate Agent in the fall of 2008. While attending real estate school, the housing market started to dive. I remember sitting in class thinking, “ It can’t go any lower, this has to be the bottom”. Unfortunately it did go lower and by the time I had graduated, received my license and established myself with a Broker, The US housing market experienced the worst housing crash in US history.

Nobody was selling, nobody was buying. Everybody was foreclosing. Arizona was one of the hardest hit areas in the US.

Ten years have now passed. The housing market has mostly recovered. The foreclosure inventory has all but dried up and people are once again Buying and Selling.

As we enter the start of 2019, here is the state of the Arizona Housing market.

Average new list prices are up +5.2% year-over-year. The year-over-year median is up +5.7%.

Total inventory has a month-over-month decrease of -1.2% while year-over-year reflects a decrease of -1.7%.

New inventory is down -12.4% month-over-month, while the year-over-year comparison increased by 1.0%.

In December, the 30 year fixed fell 4.63 percent the lowest point in three months. Mortgage rates have either fallen or remained flat for five consecutive weeks and purchase applicants are responding with an uptick in demand given these lower rates. The combination of a low unemployment and recent downdraft in rates should support home sales heading into the early winter months.

As of today, January first 2019 our economy still remains strong. Arizona unemployment is the lowest it’s been in decades and Arizona is one of the fastest growing states in the US. While we can’t predict what the rest of the year will bring, today’s outlook remains positive. I predict 2019 will be another banner year for real estate.

Average new list prices are up +5.2% year-over-year. The year-over-year median is up +5.7%.

Total inventory has a month-over-month decrease of -1.2% while year-over-year reflects a decrease of -1.7%.

New inventory is down -12.4% month-over-month, while the year-over-year comparison increased by 1.0%.

An increase is forecasted in December for average sales price while a slight decrease is expected in the median sales price.

Short sales dropped -63.0% year-over-year. Lender owned sales dropped -27.4% year-over-year.


Phoenix to be top housing market to watch in 2019

Phoenix will be one of the top housing markets to watch in 2019, according to a report from real estate website Trulia.

The analysis, released Thursday, highlights the 10 markets poised for growth in the coming year. Phoenix ranks No. 7 on the list, just behind Fresno, California and ahead of Columbia, South Carolina. Colorado Springs, Colorado topped the rankings.

Trulia examined the 100 largest U.S. metropolitan areas, measuring each on five metrics including job growth over the past year, vacancy rates, starter home affordability and percentage of the population under age 35.

The Valley’s strong job growth — 2.9 percent — in the past year, along with starter home affordability and low vacancy rates helped the market attain its spot in the rankings. According to Trulia, residents in Phoenix spend just 33.7 percent of their income on housing, which signals strong starter home affordability in the market. The Valley also has a ratio of 1.3 of inbound vs. outbound searches on Trulia’s website. That means more people are interested in moving to the market than those searching to move away.

Trulia’s report also zeroed in on the hottest neighborhoods in each top market. In the Valley, it’s Agritopia in Gilbert, which saw home values appreciate 14.6 percent year over year. Homes in the neighborhood also saw the average number of days on market drop by 18 days, according to Trulia.

As the local economy has continued to add jobs and grow, the housing market around Phoenix has seen a healthy year in 2018. Several home builders have scooped up land for new communities and restarted once-dormant projects to meet demand. A recent housing study found existing home prices climbed nearly 6 percent in October.

This article was taken from the Phoenix Business Journal and written by

  – Digital Editor, Phoenix Business Journal

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Arizona Ghost Towns


Travel any direction in Arizona and you’ll find an empty, abandoned town. Some are intact, some are nothing but rubble but all of them offer a glimpse into our history. The Arizona Regional Multi Listing Service (ARMLS) has pulled together a handful of abandoned burgs that offer more than just a peek into the past- something otherworldly is said to exist at each of these locations. These five villas truly put the “ghost” in ghost town.

Ruby, AZ

From 1877 to the 1940’s, this mining town in south Arizona produced the most lead and zinc in Arizona. But what it’s most famous for is the Ruby Murders. In the 1920’s, a group of bandits robbed and killed the two owners of the Ruby mercantile. The next year, the bandits returned and killed the new owners of the store. They were caught, but escaped and killed two more people. The bandits led police on one of the largest manhunts in the Southwest until they were eventually caught in 1922. Today, it’s one of the most well preserved ghost towns in Arizona with an incredibly eerie atmosphere. For a small fee, you can tour the grounds and visit the 25 existing structures.

Vulture City, AZ

Abandoned structure in old mining town

If you’re a fan of paranormal reality shows, you’re probably heard of Vulture City. From 1863 to 1942, the town just outside of Wickenburg became one of the top producers in gold throughout Arizona. But all that gold led to lots of greed. Those who were found guilty of murder or stealing were publicly hung from an old ironwood tree appropriately named the Hanging Tree. Due to the violence in this little town’s history, Ghost Adventures filmed an investigation of Vulture City (season 4, episode 7). If overnighters aren’t your thing, you can take a two-hour, guided tour with the owners.

Oatman, AZ

If you’ve seen “How The West Was Won” or  the 1955 “Foxfire” then you’ve seen Oatman, AZ. In 1915, two miners started the town in west Arizona while searching for gold. Within a year, the population reached over 3,500. But after a fire tore through the town and the mine closed, it became deserted. Today, tourist can visit the town to catch an old west-style shoot out or mingle with the wild burros that roam the streets. If you’re feeling especially brave, stop in for a bite at the Duram hotel to catch a glimpse of Oatie the Ghost, who visitors say still occupies the local hotel.

Jerome, AZ

While not totally deserted, Jerome is by far one of the largest. While it’s had residents since 700 BCE, Jerome received its first copper mining town in 1876. By 1900, the town was thriving and business was booming. And with a population that was 75% male, many of those businesses involved gambling, alcohol and prostitution. In fact, one national paper gave the town the moniker of “The Wickedest Town in the West“. One of those businesses was the United Verde hospital. It’s rumored that 9,000 people died within its walls. Today, it’s the Grand Hotel, where you can rent one of the nine rooms and experience things that go bump in the night.

Tombstone, AZ

Saloon in Tombstone, AZ

Tombstone, the town “too tough to die”,  is Arizona’s most famous ghost town. Founded in 1879 as a silver mining camp, the town became the county seat for Cochise county. It also became a hot spot for smuggling stolen goods across the border. In March of 1881, three outlaws robbed a stagecoach and killed a passenger. Deputy U.S. Marshall Virgil Earp, along with his temporary deputies and brothers Wyatt and Morgan Earp, pursued the murderers. Seven months later, the chase ended in a show down at the O.K. Corral where the Earp brothers and family friend Doc Holliday killed the outlaws. Visitors can watch a re-enactment of the gunfire multiple times a day, visit the shops and museums and try to spot the ghost of the outlaws that are said to lurk about.

Written by Madison G from ARMLS
Madison has been part of the ARMLS family since 2015. As the Content Editor, she brings an extensive background in writing, editing, communication and punnery.

6 Things Professional Burglars Don’t Want You to Know

Originally posted on Apr 21 2017 – 4:36pm by Housecall

By Krystal Rogers-Nelson

Even though a burglary occurs every 20 seconds in the U.S., you can still protect yourself without installing top-dollar security features.

Home burglary generally has a pattern; criminals are looking for an easy target they can rob fast. Learn from the pros. Here are six tips from career burglars you can use to defend your home and prevent break-ins.

1. Nighttime Burglaries Aren’t the Best Time

Burglars like to break in to homes during daytime hours—the last thing criminals want is to encounter someone at home. Weekdays are ideal for thieves, since weekend schedules are too unpredictable. Between 12:30 p.m. and 2:30 p.m. are the most popular times because there’s a high chance people will be away at work or school.

2. They Know When You’re Not Home—Thanks to Social Media

While it’s tempting to post about your vacation to your social media feed, wait to share those trip photos and exotic location check-ins until you’re back home. Criminals scout public social media accounts like Twitter, Instagram, Facebook, and Foursquare to find victims.

Locating someone’s home address using basic information from their social media profile is surprisingly easy. In one survey of convicted burglars, more than 10 percent say they used social media to determine who was out of town. The same survey found one burglar stole over $250,000 in electronics and jewelry from 33 women he saw in public—he used GPS data embedded in photos they posted online to find their homes.

Even if all your accounts are private, that old friend from high school or new neighbor down the street could be a potential criminal. Never post what times you’re not home or how long you’ll be out.

3. They Don’t Like Your Security Practices

Burglars want nothing to do with alarm systems (whether they’re from the best home security companies or not). Homes without a security system are almost 300 percent more likely to be targeted for a break-in.  If you do install an alarm system, make sure you guard it with a strong code. Don’t use your house number or birthday, and clean any dirt or grease off your keypad so a burglar won’t guess your code based off the numbers you’ve hit the most. Unlocked windows, unused deadbolts, poorly lit homes, and residences without security systems are prime targets for burglars, so make sure you are using the security features you already have.

Also, tricks that make it look like you’re home really work, professional burglars reveal. Burglars run from properties that look like people are inside. Motion sensor lights, bright flood lights, and timed lights are inexpensive security features for a home’s exterior that scare criminals away. TVs or radios left on, as well as cars parked in the driveway, make burglars nervous that someone is home.

4. Great Targets Advertise Their Weapon Supply

If you’re a proud gun owner, that won’t scare away burglars—it entices them. A gun is stolenroughly every two minutes in the U.S., so homeowners should be sure to always lock up their guns. NRA bumper stickers on a car or Smith & Wesson signs on a house advertises that there are lots of guns to steal.

5. Shrubs and Architecture Make Great Hiding Spots

Tall bushes are favorites of burglars since they offer an obstructed view from the street and an easy way to hide from neighbors. Keep shrubs and large landscaping features trimmed. If you want big plants by your windows, choose something thorny that will detract a burglar, like roses or cacti.

Think twice about large architecture features, too, like fences, half walls, and big fountains. Thieves are searching for crimes of opportunity, and such decor elements give a burglar more time to hide and plot their method of entry. The best defense is a clear view of your front porch.

6. Valuables in the Open Help Them Decide on a Target

Keep your expensive items out of sight. You’re making it too easy for a burglar by advertising the type of valuables they can steal. Don’t leave a new MacBook in front of your first-floor kitchen window, iPads on your living room ottoman, or even a nice car in a garage window with a clear sight line to the street. Key hooks—especially with labels for each key—need to be concealed out of view from windows, too.

“A burglar appreciates such kindness, but you will find it expensive when you have to replace all the locks after a break-in,” says Mike Fraser, former professional burglar and host of the BBC show Beat the Burglar.

Fraser also advises to leave large family calendars out of view. You’re inviting a break-in by detailing when you’ll be away, Fraser says. This advice goes for any ID documents, too. Mail or other personal information left in plain view is a gold mine for a criminal looking to easily steal your details for identity theft.


Facebook Data Breach

Facebook disclosed that an unprecedented security issue discovered September 25, impacted almost 50 million user accounts. Facebook says that the attackers could see everything in a victim’s profile. Facebook automatically logged out 90 million users from their accounts Friday morning. If your account was affected you would see a message at the top of your account when you log back in.

When I first learned of this breach my first thought was my email. If the attackers could see all of my profile information that meant they would know what my email was. Why is this important?

Everyone should think of their email as the front door to their house. If a hacker can gain access to your email account, they have access to almost everything. Your email contains the names of all your friends, co-workers, stores you have shopped at, your bank, and any online accounts you have signed up for or shopped on. Once they have access to your email, changing a password in an account becomes even that much easier.

If you are one of those who likes to fill out all the about me spaces, it is easy for a hacker to guess your security questions based on the information found in your profile.

Never ever use the same password for your email as your other accounts. Better yet, never use the same password for any of your accounts. It is a pain to have multiple passwords for all your accounts. But it is worth the inconvenience. There are plenty of password vault aps out there that you can download to store and easily access all your passwords.

Hackers are getting more and more sophisticated. They aren’t hacking individually into your computers anymore; they are hacking into corporations and getting millions of user’s information.

Stay safe. Change your email password and make sure it isn’t even close to any of your other passwords.


Need Help Buying a Home?


Need help buying a home? You may qualify for one of these programs.

Statewide and Regional Programs

City Programs


All of this information and more can be found by visiting


Skip the real estate agent?

Should you skip the real estate agent and sell your home directly to an Alternative Home Buying Company?

A recent trend in real estate is for Home Owners to sell their homes directly to an “Alternative Home Buying Company” (AHBC) such as Open Door or Offer Pad, rather than list it with a traditional real estate agent. These companies offer to buy your house, eliminating the need to hire a real estate agent to list it for you. Up front it appears to be an attractive deal.  You can avoid the hassle of having to keep your house super clean and allowing strangers to poke through your stuff during showings and open houses. It also eliminates the last minute packing the dog up in a crate and leaving your house so an agent can show the house. No ugly sign on the front lawn or dealing with Real Estate Agents who don’t always seem to have your best interest in mind. But just how much is all that inconvenience worth it to you monetarily? Here is a comparison of what it might cost you to sell your house to an AHBC verses using a professional licensed real estate agent to help you sell your home.

Standard Broker Alternative Home Buying Company (AHBC)
Commissions   3.5% to 6% 6.5% to 10% + up to 3% to Sellers agent
Closing Costs Negotiable between Buyer and Seller Non-negotiable. Seller may have to agree to pay all the closing costs.
Purchase Price Depends on the current market, retail or over retail. Always below market or retail
The offer Negotiable between Seller and Buyer Non-negotiable. You either accept their offer or say no and it’s over.
Items that need repair Negotiable between Seller and Buyer Non-negotiable. Seller must fix all requested items or pay the AB the fee they determine to be the cost for repairs
Seller Representation You are always represented by a licensed real estate agent on the Seller side of the transaction that works for you on your behalf with your best interest in mind No Seller Representation. If you elect to not hire an outside agent to represent you, at an additional cost to you,  you are an unrepresented Seller. The AHBC does not work for you. They work for their Brokerage firm
Closing Dates Negotiable and can be determined by how quickly the Title Company can close. 5 – 90 days from contract acceptance. And some will give you 2 to 5 days to move after the home has closed.
Inspection period As per the Arizona Real Estate Purchase Agreement, a Buyer can cancel the agreement for any reason during the ten day inspection period. However the contract allows the seller the option to correct any items not accepted by the Buyer, Furthermore, the seller has the right to determine which items they will or will not repair or provide credits for the Buyer to make the repairs. AHBC use this 10 day inspection period to determine if the house is as described. Most AHBC have never seen the house and will use this time period to either add additional costs to the seller in the form of mandatory repairs or cancel the contract all together without giving the seller the opportunity to correct disapproved items. Furthermore, keep in mind that, most AHBC’s require you to provide a credit for the cost of repairs of which the amount is determined by them. Some will allow you to repair the items yourself using a licensed contractor which also is an additional cost to the Seller. This is not negotiable

While AHBC’s may claim they are not house flippers, in reality they are. Any entity that purchases a house from a Seller and re-sells it at a profit without ever having lived in it, is in fact flipping a house. They are governed by the same laws and regulations of the state and county in which they are working just the same as investors who purchase homes for the purpose of reselling for a profit who call themselves flippers. There is no difference.

If you decide you are willing to take a lower price for your house because you don’t want to deal with the traditional way of selling a home, just make sure you read all the fine print and find out exactly what you will be paying to sell your house to the AHBC. This includes closing costs, commissions, repairs and any non foreseeable fees. Also, be aware that the AHBC calls all the shots. You do not have a say other than to say no from the beginning. Once you sign the contract, you are in it until the end or THEY decide to cancel.

AHBC’s will make an offer on your home site unseen which upfront may seem attractive. In Arizona, there is a standard 10 day inspection period that allows a buyer to back out of the deal for any reason. AHBC’s will use this to determine if the house is as you described, find needed repairs and then either back out of the transaction or require you to pay for repairs in order for the deal to go through.  You need to deduct these amounts from the agreed upon purchase price as obviously this will lower your final proceeds amount.

Keep in mind that, once you sign the purchase agreement, you are bound by their terms and conditions in order for the transaction to go through. Be sure to read the Purchase contract and terms and conditions and know exactly what you will walk away with at closing.

Finally, don’t rule out using a licensed real estate agent to help you sell your house. It doesn’t take that much effort to put the stuff away and tidy up. You may be able to negotiate a lower commission. Shop around and find an agent who is willing to take 2.5% instead of 3%.  A licensed real estate agent is trained to help you sell your house for top dollar even if you don’t want to tidy up.  Most importantly, they work for you not the Buyer and have your best interest at hand. They will negotiate for you.

Copyright © 2018 Noel Anderson. All rights reserved


Why should you own a home?

You should own a home because you have to live somewhere. You have two choices, rent a place to live or own the place you live in.  As long as you are paying rent to live somewhere, your hard earned money is going to pay down your landlord’s mortgage. When your landlord goes to sell the place you are renting, she will not only reap the proceeds from the rent you have been paying but will walk away with a huge chunk of money earned as equity that you contributed month after month and possibly year after year.

A case in point.  When our son entered college, we purchased a four bedroom house near the college he was attending. He found 3 friends to move in and pay rent. The amounts divided by 3 covered the mortgage payment. Not only that, they split the utilities water and garbage and cable by 4. Upon graduation, they all moved out along with my son and we rented it to a family who resides in it to this day. My son got a mortgage and purchased the house from us. He has never paid a mortgage payment out of his pocket to this day. Other people, including his roommates have and are basically paying for this house.  One of his roommates after moving out, bought himself a house and is doing the same thing. He has roommates that are now contributing to his mortgage payment and sharing utilities. The other two are still paying someone else’s mortgage.

The real question is, why would you not buy a home?

Some might argue, I don’t want to be responsible for the upkeep, mowing the lawn, fixing the broken things, worrying about not being able to pay the mortgage. And that’s a fine and dandy excuse but not necessarily smart. The people who buy the homes are going to walk away someday with a sweet little pocket of extra cash when they go to sell. It’s better than the stock market because the only person that is going to sell it off is you and you get all the proceeds. If you don’t want to mow the lawn; buy a condo or a town home. You can find homes with little or no yard. Some associations even cover the upkeep of the front yard. My son’s did. As a rental it’s a sweet deal because renters tend not to keep the yards up anyway.

Statistically, homes increase in value approximately 3-4% a year. That’s a nice little investment. And with each mortgage payment you make, in reality it’s like putting money in a savings account because it pays down what you owe and when you sell, you get it all back plus what you gained in equity.

If you think you don’t earn enough to buy a home, ask a lender and find out. There are lots of programs out there to help people become home owners. The government just revived a previous loan program “Pathway to Purchase”.  The program provides down payment assistance. It can be used for either the down payment or closing costs.

Now you have no excuse. Get off the couch and go buy a house.

Copyright © 2018 Noel Anderson. All rights reserved