Your Weekly Pulse on Valley Real Estate

May 24, 2019

New Listing - 4318 W Faull Drive

Stunning move in ready FIVE bedroom, THREE bathroom home with LOADS of BONUS features that truly set this home apart! A paver sidewalk with steps welcome you to the  grandiose foyer entry and porch! If the front of this home doesn't take your breath away, the highly upgraded interior most definitely will!

If you have a passion for cooking, this highly upgraded kitchen with cherry cabinets, stainless steel appliances and a kitchen island will be perfect for preparing your favorite meals.

You can also enjoy the comforts of the former living and dining room being professionally transformed into a sunken Home Theater Room with a projection screen, projector and black out shades!

The oversized backyard has plumbed gas BBQ and firepit and a working spa where you can relax and entertain comfortably.

If you would like to see more of this listing Click Here. Or continue your Home Search. Call or text me at (602) 518-5232 or email me at tonia.vickery@gmail.com to learn more about this listing!

Posted in My Listing Updates
May 3, 2019

Coming Soon - 4 bedroom Peoria Home!

This gorgeous Peoria home near Cactus and 83rd Ave will enter the market VERY SOON! A professionally staged 4 bedroom home like this is an absolute must-see!

Low maintenance landscaping and beautiful shade trees adorn the front of this home.

Spacious and open entertaining areas are sure to be a real treat for your friends and family.

The beautiful Arizona sunrise could greet you every morning in this large master bedroom with TONS of natural light!

There's also tons of room for entertaining in this large and private backyard! If you'd like to continue your home search, click here. Call or text 602-518-5232 or email tonia.vickery@gmail.com to learn more about this listing!

Posted in My Listing Updates
Feb. 22, 2019

New Listing - 15555 W Westview Drive

Luxurious 5 bedroom, 3 bath home located on a cul-de-sac in the exclusive Palm Valley subdivision! This home is beautifully situated on a lot over 14,000 SF with highly manicured and designed landscaping, green grass, pavers and multiple sitting areas! The only rival to the outside of this home is the highly upgraded interior! 

This beautifully upgraded kitchen has not only a center kitchen island but also a breakfast bar!

The plantation shutters, coffered ceilings, hardwood floors and exquisite arches that adorn this home are sure to bring a smile to your face.

Can you imagine relaxing with your family in the privacy of this breathtaking backyard? 

If you would like to see more of this listing Click Here. Or continue your Home Search. Call me at (602) 518-5232 or email me at tonia.vickery@gmail.com to learn more about this listing!

Posted in My Listing Updates
Jan. 17, 2019

How's the Market? Click Here to Learn What is Happening in Our Local Market!

How's the Phoenix Real Estate Market?

Happy New Year to everyone! With so much going on right now we are hearing and seeing so much confusion with buyers and sellers. I usually type you something to read but this time, I wanted to give you a short video to watch to learn about current local market conditions, projections for 2019 and a little bit of historical reference. If you are looking to buy or sell in 2019, then this is a MUST WATCH video! The more informed you are the better decisions you can make! As always, I am here to answer any of your questions so post them below or call/text 602-518-5232 and I will be happy to help! I hope you have a wonderful 2019!

Dec. 28, 2018

New Spot For Good Food and Good Times

Getting Social in the NW Valley

If you are anything like me, when you discover a gem restaurant/hangout spot you want to shout it from the rooftop and let everyone know! After all, who doesn't appreciate quality food in a clean and comfortable atmosphere? If this has piqued your interest, it's my pleasure to highly recommend The Social on 83rd! This brand new restaurant is definitely what folks have been patiently waiting for in the NW Valley. I love how this place truly enhances the entire experience of P83.

There are seriously so many wonderful things to say about this restaurant. The Social on 83rd brings some sophistication and chic to the West Valley, something that is sorely missing. The food and drink items are unique and delicious, the prices are phenomenal and the atmosphere and wait staff are outstanding! 



Pictured below is the most amazing mixed drink called "The Dean." YUM!


Can you say fresh and out of this world good? Just check out the color of those green beans!


Be sure to check them out for your next date night or during their New Year's Eve party starting Monday at 9pm! I may see you there!

Posted in Current Events
Nov. 5, 2018

Don't Blink...It's a Buyer's Market!

For the last few years we have worked with desperate buyers who struggled to get a home and had to compete with multiple offers on homes in hopes of winning a bid. It was a very frustrating time. Buyer's always wonder when they will get a break and that time is now. For those of you who like to "predict" the market and then make a move, well if you are a buyer NOW is your time. Prices are flattening which gives YOU more negotiating power and leverage. So buyer's don't sit this out and wait to jump when the market reverts back to a seller's market AND it will...take advantage of YOUR market now. 

16 of the 17 cities have deteriorated for sellers over the past month and only 1 (Glendale) has improved. Paradise Valley and Buckeye have fallen the most, representing both the top and bottom end of the price spectrum. The Southeast Valley mid-range strongholds of Chandler, Gilbert and Mesa are all down 7 to 9% while the Northeast Valley's Scottsdale and Fountain Hills are down 8%. The big West valley cities including Peoria and Surprise are holding up reasonably well in comparison. Phoenix continues to drift lower as it has for many months now.

The rest of the USA has been reporting weaker demand for several months now. It seems that Greater Phoenix is joining the rest of the country. However we must emphasize that the current figures represent "a return to normality" rather than a dire situation. Loan delinquency is very low and most home owners have substantial equity, so there are almost none of the dangerous conditions that prevailed in 2006 and 2007.

The market is cooling fast with weakened demand being the primary culprit. Supply remains low and still inadequate to meet demand, so sales prices continue to rise. However the fall in seller negotiation power is leading to a flattening trend in asking prices across many price ranges.

What we are witnessing in the Greater Phoenix housing market right now is nothing like a crash or a bubble deflating. However there are many clear signs that the market is softening after 3 years of growing strength. So far we have not seen enough to make any dent in the upward progress of average sales price per sq. ft. In fact this measure looks very strong in October as the market from $500K up to $3M is holding on to more momentum than the mid-range from $250K up to $500K. We should not expect to see negative changes in sales price $/SF any time soon because it is very much a trailing indicator. There are many other places to look for a change in the market and we will cover one of them today - the listing success rate.

Since exceeding 85% in mid-April the listing success rate has been gently moving lower and on October 22 we measure it below 78%.

This is still well above the long-term average but is the lowest we have seen for a long time. This means 22 out of 100 listings are failing to find a buyer instead of 15 out of 100 six months ago. Inverting the measure, the listing failure rate has increased by about 50% from below 15% to more than 22%. It sounds worse when we put it that way, but whatever way you look at it, sellers are not feeling as secure and confident as they did just a few months ago.

Buyer's....get off your fanny and take advantage of this lull...it's YOUR market!

(Data courtesy of the Cromford Report)

Oct. 21, 2018

Trick Or Treat Tour: Haunted House or Hayride?

Which Fall Favorite Will You Choose?

There are so many fun things associated with the Fall season, it can sometimes be a bit overwhelming deciding what to do, what to buy, where to go and who to go with. Below, you'll find a map highlighting the top haunted houses in the Phoenix area if a frightful good time is what you're in search of.

If a Spooktacular time just isn't your thing, below is a separate map pinpointing some of the top pumpkin patches in Phoenix if you'd like to enjoy a nice Fall farm outing with family and friends.

Wishing you all a wonderful time wherever you may go!

Posted in Current Events
Oct. 10, 2018

New Listing - 17850 W Boca Raton Road

True 4 bedroom 2 bath home in the magnificent Sierra Montana subdivision. Well maintained interior with neutral color palette, open floor plan and vaulted ceilings. A beautiful kitchen, spacious Master bedroom and a private backyard are just a few of the many features you'll fall in love when viewing this home.

If you're looking to make a move to the incredible city of Surprise, please plan to attend our open house this Saturday, October 13th from 11am to 2pm for a Spooktacular time!

Mature landscaping provides shade and natural beauty to the front of this beautifully nestled home.

This spacious kitchen with a HUGE island and an abundance of maple cabinetry is wonderful for meal preparation and entertaining.

Can you envision yourself in this private oasis with lush grass, a covered patio and well appointed pavers?

If you would like to see more of this listing Click Here . Or Continue your Home Search. Call me at (602) 518-5232 or email me at tonia.vickery@gmail.com to learn more about this listing! 

We hope to see you Saturday, October 13th at our Open House! Follow the signs near Waddell Road & Cotton Lane!

Posted in My Listing Updates
Oct. 2, 2018

Tonia Talks REALestate-September 2018 Phoenix Update

Supply Continues To Rise In The Middle

(Seller Price Reductions up 46% and 61% in these Price Ranges)

For Buyers: 

Overall supply is down 9.6% compared to last September. At first glance that's nothing new. However, for those of you who pay close attention to our monthly infographic (I know you're out there), you have no doubt noticed that last May supply was down 15.5%, June supply was down 12.2%, July was down 11.1% and August was down 9.9% from last August. What this means for buyers is that the Greater Phoenix market is still in short supply, but it's subtly becoming less bad. Most significantly, supply continues to increase between $200-$400K. Last month we reported an 8.1% increase in listings between $200K-$250K since May, that is now 9.7%. Between $250K-$300K, supply has risen 15% in only 8 weeks. Between $300K-$400K, supply has slowly risen 10% since January. All other price ranges are either declining in supply or following their normal seasonal trends. This is great news for buyers; more choice in the marketplace means less negotiating pressure. However, don't expect sale prices to plummet anytime soon. The first price to respond to supply shift isn't a sale price, it's a list price in the form of a price reduction.

For Sellers:

Despite the increase in supply between $200K-$250K, there hasn't been a correlating increase in weekly list price reductions from sellers yet. However that is not the case for the market between $250K-$300K where weekly list price reductions have risen 61% since January. This isn't an indicator that sellers are becoming desperate. Make no mistake, there are very few desperate sellers in this marketplace. There are, however, many optimistic sellers who may be taming their expectations. Average annual price appreciation per square foot remains between 3.5% - 5.0% for sales between $200K-$400K, so it's still a seller's market despite recent developments. Expect prices to continue increasing at least through the remainder of 2018. 

(Commentary written by Tina Tamboer, The Cromford Report)

Aug. 29, 2018

Tonia Talks REALestate-August 2018 Phoenix Update

Supply between $200K-$250K has Risen 8.1% since May and Seller Price Reductions Are Up 7% in Popular Price Range

For Buyers:

If your budget lies somewhere between $200,000 and $400,000 for a home, there's good news for you. Supply between $200,000 and $250,000 has been  rising gradually over the past 12 weeks. After dropping 15% from 2,300 listings in January to 1,944 in May, it has since risen 8.1% to 2,101 listings in August, placing it only 6.7% below last year's count instead of 18% below like it was 3-4 months ago. Listings between $250,000 and $400,000 have also risen sharply 5.3% from 4,791 to 5,044 over the past 4 weeks, placing them only 0.2% below last year's count of 5,053 listings. The increase in competition has resulted in a notable 7.3% increase in weekly seller price reductions from average of 778 week in June to 835 in July. 56% of year-to-date sales in Greater Phoenix have been between $200K-$400k so this increase in supply should come as a little bit of relief for the majority of buyers. 

For Seller:

If you have a home listed between $200,000 and $400,000, then you make up 48% of everything that's listed in the MLS. Listings under contract in this price range have averaged 7.4% higher in volume than 2017 all year, until now. Over the last two weeks, including the end of July through the first week in August, listings in escrow have dropped to 2.2% below last year's level. Buyer activity is expected to slow seasonally from the peak in April through the end of the year; however open contracts have dropped 26% since the 2018 April peak compared to a lower 20% drop in 2017 over the same time frame; all while corresponding supply has been rising. Sellers haven't seemed to notice this sharper decline as their average asking price per square foot has soared from just 3% higher than last year in March to as high as 7% higher in July. The average sales price per square foot was up 5.9% in July, compared to 4.6% in June. However, price is a lagging responder to shifts in supply and demand. We will have to wait and see if buyers accommodate sellers' price expectations given that they have more to choose from in the marketplace right now.

(Commentary and Infographic Credit: Tina Tamboer, The Cromford Report)

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