The Housechick Blog

Working with a couple who are relocating to Tucson from a city with a dense core, we talked a lot about finding the ‘walkable’ neighborhoods here in Tucson.  Walkable is sort of a subjective word, with a vastly different meaning, depending on the person.  So for this couple, let’s say they want a wide variety of shopping and amenities no more than a half mile away, preferably closer.

Tucson is a big place, geographically.  We generally don’t build up, we build out, especially the further you get from the Central/Downtown/University area.  For people that want a more dense, urban environment, there are a couple areas where I think we can, well, approximate that.

First would be the region around 4th Avenue - neighborhoods like Iron Horse and West University.  Close to all the stuff around the University, close to downtown, and close to 4th Avenue means there is shopping, coffee shops, dining, and a couple of markets for groceries nearby.

Second would be around Campbell between Grant and Fort Lowell - neighborhoods like Catalina Vista, North University (Samos and Hedrick Acres), and the Campbell-Grant neighborhood.

Of course, there’s the ever popular Sam Hughes as well, which is about a mile square, but borders the University, Speedway, and Broadway Boulevards, with plenty of amenities in those areas.

There’s a site called WalkScore that analyzes an address and assigns it a measure of how walkable an area is.  There’s a heat map for Tucson in general, which is interesting, and confirms what we already know - more dense urban areas are usually Central.  Something missing from WalkScore that is frequently missing in Tucson - sidewalks.

One more downtown condo project opened for unit reservations last week - the Flats at Julian-Drew.  This is a project I think has potential. 

Located on the corner of 5th Ave and Broadway, the Flats at Julian-Drew have a fairly sweet location, in my humble opinion.  They sit a block from Hotel Congress and the Rialto Theater, are just a wee bit further from the new 4th Avenue underpass, and the new light rail/trolley line should run just outside of the building, which makes University and 4th Avenue attraction access incredibly easy, and the rest of downtown - the convention center, the dining, the Fox theater - all within a couple of short blocks.

There are 53 units here, in 2 and 3 story sections.  They aren’t huge - the smallest studios start around 400 sq ft, and the largest 1 bedroom units are just shy of 700 sq ft.  The floorplans are well designed however, and there’s no space lost to hallways - I think they’ll live very well.

Right now, the Flats at Julian-Drew are apartments, so you can’t walk the units at this time, but you can peek in the gate and along with the renderings, get a good feel for what it will be.  The owner says they’re blowing out the existing building, more or less, so that the new units will have new wiring, new plumbing, pretty much new everything.  Finishes are clean modern, with maple cabinetry, granite counters, tile and wood floors, and sleek fixtures.

They’ll need 32 reservations to start the remodel, and are hoping to have the first set of units completed mid to late 2009. 

The North end of the Julian-Drew complex will stay mixed commercial/office space type places, and the middle section - the carriage house - is still undecided, but they’re talking about a yoga space or some other community type amenity, with a cafe adjacent. 

The public report should be out in maybe 2 months or so, so pricing may vary, but they’re planning on the smallest units starting around $100,000, with the largest one bedrooms coming in around $150,000.  The HOA hasn’t been finalized either, but should run somewhere around $100/month - there’s a pool in the center of the complex.

They’ve also negotiated with the city to alter the adjacent parking to be diagonal resident permit parking, instead of parallel metered parking, and have made deals with the Pennington garage and the One North 5th garage (once built) for residents to park in those places as well for a nominal monthly fee.

It’ll cost you $1500 to reserve a unit now, and an additional $1500 when the public report comes out and the reservation changes to a contract.  They’ll limit investors so that the complex can get FHA approval later on, and the HOA will most likely limit rentals to terms of no shorter than a month.

This is the first condo development downtown in this price range, and my personal favorite so far.  If you’re thinking about living downtown, this might be a good way to get there.  Let me know if you’re interested, and I can arrange a tour.

The Flats at Julian Drew are brokered by Long Realty.

The first of two condo developments downtown now taking reservations is 44 East Broadway, which sits, coincidentally, at 44 East Broadway, between Stone and Scott, made from what used to be the 1979 Federal building.  That first photo is from the 4th floor, looking generally Northwest.

Decidedly on the upscale side, condos here start at $350k-ish for the East facing, 1100 sq ft, 1 bed, 1.5 bath units, and head all the way to $1.35million for the North facing penthouses on the top, which are roughly 2300 sq ft, 2 bed, 2.75 bath units.  The public report isn’t out yet, so pricing is still subject to change.

The building will have 34 units, if I remember correctly: 10 units on floors 2-4, and four penthouses on the top.  I think they need somewhere around 20, 22 reservations before major construction can begin.

Distinctive features would be the walls-o-windows that will create the North and South exposures of the building, with a new parking garage with rooftop pool and downstairs cafe slated to go in as well. 

The floorplans are all lofts, with most having a loft-type bedroom upstairs from the main living area, and finishes should be modern and upscale: nickel finished hardware, walk in closets, solid interior doors, granite counters, stone and hardwood floors. 

This is the panorama from what will be the penthouses, looking North and West.  I love that you can see the Catalinas, the University, the Hotel Congress sign, the whole city.

There are floorplans here, as well as a little more history of the building.  After walking the site, I think there are some units here that will certainly be more desirable than others, based on location and light within the building.  If you’re interested in this project, let’s go walk it together, and I’ll show you what I mean.  Because right now, it looks like this:

44 East Broadway is brokered by Long Realty.

Just got back from 2 very different condo complexes downtown that are now taking reservations - one is very exciting.  We’re talking 1 bedroom units expected to go in the low to mid $100s.  No, they’re not huge, but they should be right next to the trolley line to 4th Ave and the University, not to mention they sit a block or two from places like the Rialto, Club Congress, and the Convention Center.  My friends and I had probably a 30 minute private tour from the owner, and I think the project has incredible promise.

More details to follow.  I need to confirm some of the stuff I heard today, but if you’re interested, send me an email and I’ll pass along what I know now.

Received a packet today about a new(ish) land subdivision up in Northwest Tucson - in Marana, actually.  It’s called Sonoran Preserve on the Bajada, which was where the 2008 SAHBA Parade of Homes was held.

It’s a gated land community, and there’s about 20 lots left, of 29 total.  Most are just under an acre, with a building envelope of roughly 17,000 sq ft or so.  Today, Prices are ranging from $274,000 to $330,000.

So for that money, you get to be up in the Tortolita Mountains, right next to Dove Mountain, with it’s Gallery golf club (home of the PGA Accenture Match Play Championship) and the new Ritz Carlton resort and spa scheduled to go in. 

Having been to the area for the Parade of Homes, I would think most of the lots would have either lovely mountain or city views, or both.  The sales brochure says:

“Careful steps have been taken through CC&Rs and design guidelines to protect the land around each homesite and ensure that each home will blend into the desert environment.  A design review architect will review each site plan to ensure that scenic views are preserved for residents.  Natural watercourses meandering the site have been embraced to create lush vegetation areas.  As its legacy, Sonoran Preserve will reflect the appropriate balance for desert preservation and custom home living.”

‘Bajada’ means ‘descent’ or ‘downward slope,’ by the way.  If you’re at all like me, that was your first question…

Sonoran Preserve on the Bajada is off of Camino de Oeste and Moore Road, North of Tangerine Road, which puts it just a couple of miles away from I-10.  The area is served by the Marana School District.

The homes from the Parade of Homes are on the market now, between $1,375,000 and $1,795,000.  One has sold already, for $1,698,635.  You can see the Sonoran Preserve on the Bajada homes for sale here, and the Sonoran Preserve on the Bajada lots for sale here.

Sonoran Preserve on the Bajada is brokered by Long Realty.

There’s a home just off of Sunrise in North Tucson, up in the Catalina Foothills that I remember showing to clients a couple of years ago when it was on the market for $479,000.  It’s back on the market, post foreclosure auction, in the $400k range.  All in all, it’s not a bad home.  Sits on a good sized lot, has been updated. 

Back there today with a different client, we were talking about the property.  After all, North of Sunrise on nearly an acre and a half, it’s a rare property for $400k.  So why is this property in that price range?  Because it backs to Sunrise Road, which you can hear clearly from the backyard.  We investigated a lot of neighborhoods today on an individual level, and while that particular area generally does okay, houses on the busy roads will never see the same kind of returns as one just a street or two into the neighborhood.

Also on today’s showing agenda was a home advertised as a 3 bed, 3 bath home.  That’s one full, one 3/4ths bath, and a half bath.  Gorgeous views, absolutely spectacular.  It seemed like an interesting house until we started talking about lifestyle.  There were two master suites, and then a third bedroom adjacent to a powder room.  So you can never put guests in that third bedroom because there’s nowhere for them to shower.  It works great if there’s only a couple living there, but as soon as you toss some guests or children or an ageing parent in the mix, then someone is out of luck when it comes to bathing.  Not so great for resale.

So much to consider when buying a home.  There are always trade-offs.  Just be sure you understand what they are before making decisions.

The overview, as Kelley sees it:

or Download Tucson Market Stats for July 2008 here (MP3)

You can also read the written overview, on that Tucson Market Stats link at the top of the page.  Or, you can subscribe to my Tucson Market Reports podcast here, just FYI.

The Quick Numbers:

• Single Family Home Average Sales Price: $277,243
• Single Family Home Median Sales Price: $210,000
• Single Family Home Units Sold: 731
• Single Family Home Months of Inventory: 8.9

• Townhouse Average Sales Price: $194,502
• Townhouse Median Sales Price: $179,450
• Townhouse Units Sold: 68
• Townhouse Months of Inventory: 9.2

• Condo Average Sales Price: $137,027
• Condo Median Sales Price: $138,000
• Condo Units Sold: 43
• Condo Months of Inventory: 11.9

• Citywide Average Sales Price: $263,400
• Citywide Median Sales Price: $203,750
• Citywide Units Sold: 842
• Citywide Months of Inventory: 9.1

Remember to check out the individual areas in the link at the top of the page.  Click on Tucson Market Stats, and you’ll see the 9 areas of Tucson as links underneath.

Data gathered from the Tucson MLS and is deemed reliable but not guaranteed.  Figures quoted here include only single family homes, townhomes, and condos in the 9 areas that make up the Greater Tucson Area: NW, N, NE, W, C, E, SW, S, and SE.

tags: market reports, market statistics, tucson, tucson real estate

I wrote this a year ago, but it is still one of my favorite posts for folks relocating to Tucson. Tucson is so spread out, and each area has a very different feel, that it is handy to have the quick overview before delving into each area more thoroughly. I’ve updated the numbers for these areas as of today.

I do quite a bit of business with people who are relocating to the Tucson area.  Many have never been to Tucson, or have only been here briefly.  It’s always my pleasure to help someone discover this fair city, and to teach people about the different areas of town.

This is an MLS map of Tucson, which divides the city into various areas: West, Central, East, Northwest, North, Northeast, Southwest, South, and Southeast.  There are farther, more remote areas, but those are the big nine.

Click on the image of the map to download the full PDF mapRight click on the map and select “Save Target As” to save the PDF to your desktop.

Each area has a different look and feel.  It is a worthwhile investment to spend the time driving around the various areas of Tucson to find the place that feels like home to you.

Here’s some information for each area of town, for the last 6 months, single family homes only:

Northwest

• Average Sales Price is $300,046, Median Sales Price is $240,000
• Average Home is 3 bedroom, 2 baths, and 1958 square feet
• Northwest has had an explosion of new home construction over the past few years.  Oro Valley and Marana are part of what I consider Northwestern Tucson.  There’s a lot of good infrastructure here, with grocery stores, small shopping areas, and other nice amenities never far away.
• Find Northwest Tucson Homes

North

• Average Sales Price is $481,342, Median Sales Price is $399,435
• Average Home is 4 bedroom, 3 baths, and 2205 square feet
• North Tucson is a rather ritzy area, check out that average sales price!  North is bounded by the Catalina Mountains, and would be what people call the Catalina Foothills.  There’s a good amount of older housing on large lots, intermixed with the newer custom homes on the infill lots.
• Search for North Tucson Homes

Northeast

• Average Sales Price is $373,768, Median Sales Price is $308,000
• Average Home is 4 bedroom, 2 baths, and 2204 square feet
• Northeast Tucson seems more peaceful and laid back than the North, to me.  This is the Tanque Verde Valley, with mesquite bosques, gracious older homes on acreage, and a reasonable amount of new construction as well.
• Search Northeast Tucson Homes

West 

• Average Sales Price is $232,885, Median Sales Price is $188,500
• Average Home is 3 bedroom, 2 baths, and 1645 square feet
• When people think of West Tucson, they think of larger lots than what is found in other parts of the city.  The nice homes have city and mountain views.  West is a fairly small area, comparatively, because it is bounded by the Tucson Mountains.  West doesn’t have as much grocery shopping or dining, but it’s usually an easy trip to find those things.
• Search West Tucson Homes

Central 

• Average Sales Price is $211,357, Median Sales Price is $185,000
• Average Home is 3 bedroom, 1.75 baths, and 1453 square feet
• I’m a Central gal, a sucker for the 1950’s double brick ranch style homes.  Central is home to the University of Arizona, and housing in that particular section is pricey.  Otherwise, Central is characterized by older homes, good sized lots, and established neighborhoods.  Central is probably the least homogenous part of Tucson. 
• Search Central Tucson Houses

East 

• Average Sales Price is $195,499, Median Sales Price is $180,000
• Average Home is 3 bedroom, 2 baths, and 1616 square feet
• There’s something about East Tucson that makes people who live East, stay East.  Much of the East is an easy drive to Davis-Monthan Air Force Base, and there’s a lot of cycling in the area.  East is a unique mix of older homes with smaller, infill neighborhoods.  There’s no huge master planned communities, but there’s a nice mix of housing. 
• Search East Tucson Homes

Southwest 

• Average Sales Price is $173,241, Median Sales Price is $163,000
• Average Home is 3 bedroom, 2 baths, and 1795 square feet
• The Southwest exploded with new construction about 3 years ago.  It’s a very affordable area of town.  Most of the new homes are on the far side of the Southwest area, but all of the new housing is sure to draw development of the infrastructure: grocery stores, shopping, and dining.
• Search for Homes in Southwest Tucson

South 

• Average Sales Price is $142,410, Median Sales Price is $139,000
• Average Home is 3 bedroom, 2 baths, and 1498 square feet
• South tends to be a mix of industrial and housing areas, and is home to the Tucson International Airport and a good portion of the railroad.  There are good buys to be had here, for occupying as well as investment property.
• Find Homes in South Tucson

Southeast 

• Average Sales Price is $218,432, Median Sales Price is $194,300
• Average Home is 3 bedroom, 2 baths, and 1781 square feet
• Southeast is also very close to Davis-Monthan AFB, and is largely homes built in the last 10 years.  Southeast includes the city of Vail, which is booming with new construction as the city pushes it’s way along the I-10 corridor.  Parts of the Southeast are well developed by retail and commercial properties, and some parts are still too new to have those amenities close by.
• Find a Home in Southeast Tucson

That’s my city, and the short version of the long tour around town.  Whatever brings you to Tucson, I’d love to show you the city and help you figure out your housing needs. 

I was asked a question the other day about a home out in the far Northwest portion of Tucson - technically, it was in Marana.

The first thing I do when looking at homes online in that part of town is scroll down to the Flood Insurance Required field and check that out.  There’s a good portion of the far Northwest that is in the floodplain.  I ran some numbers today, and about 1/3rd of the homes ever listed in MLS in the far Northwest are described as in the floodplain.

Not all is terrible, however.  Some have been built up and have elevation certificates so you don’t have to pay flood insurance.  And if you’re wanting a rural setting, it’s certainly an area to consider.

Back in last September, FEMA changed a bunch of the floodplain maps and Marana was pretty hard hit.  Marana is disputing the new maps, and the Marana Floodplain website says that they are ‘on track to make (study information) submittal in late May or early June 2008,’ which would have been a couple months ago, although I don’t find any updates on the Marana site as to whether that happened or not.  The deadline isn’t until October.

Some of you may have already noticed, but there’s a new search for the Tucson MLS in town.  It went live on my site a couple days ago, and I just wanted to let every one know that they can click on that Search Tucson MLS button over at the top of the sidebar (or just click here) to play with it over the weekend.

If you run into any problems, don’t understand how to use it, or generally have a comment about what you like or don’t like, please email me and let me know!  It’s a highly configurable search, and a new product, so please be liberal with both praise and suggestions.