by Paul Slaybaugh | Jun 20, 2010 | Scottsdale, Stuff To Do
Mighty. Mud. Mania.
Aside from We’re Going to Disneyland, All the Rock Candy You Can Eat and, possibly, No School Today, you won’t find too many phrases that resonate with the children of Scottsdale more than Mighty Mud Mania.
Held annually at Chaparral Park in central Scottsdale (just East of Hayden, between Chaparral and Jackrabbit Rds), Mighty Mud Mania was originally conceived as an advertising ploy by the good people at Johnson’s Wax for their “Shout” spray pre-wash product. Encouraging kids to navigate an appropriately mud-laden obstacle course, the idea was to demonstrate how the detergent could remove even the toughest stains from the 300 free white shirts that were provided to the pioneering entrants.
Oops.
The kids and the Scottsdale mud proved more than a match for the product’s stain-fighting prowess. The idea stuck, however, as the city adopted the concept as a fun diversion from the dog days of summer, and now multiple sponsors help pull the event together every year.
Celebrating its 35th incarnation this year, Mighty Mud Mania has grown from its gimmicky origins to a spectacle that draws as many as 10,000 participants. Now including mud pits for children of all ages, shaded sand boxes, a stage with entertainment and participation performances, water slides, concessions and hose-down area (courtesy of a hose down from the local Fire Department) in addition to the ubiquitous obstacle course/steeplechase/sanctioned insanity that started it all, the fun has morphed from the means to the ends. Entrance and participation is free, though donations and canned food drop-offs (collected by the Vista Del Camino Food Bank) are encouraged. With the crowds that attend the event nowadays, parking has become a bit of a challenge. As such, overflow parking is provided at Mohave Middle School, with buses on hand to transport those in attendance. Admission to the public pool at Chaparral park is also reduced to $1 between 11 AM and 3 PM on the day of the event.
Of course, having a relative that lives half a block from the park is also a perk. We were fortunate to be able to park in the Crestwood subdivision (directly East of the pedestrian entrance to Chaparral Park on Vista Dr), and walk our boys over for this year’s fun. One day, and one day only, it took place this past Saturday, June 19th, between 8:30 AM and 2 PM. Here is a pictorial recap of the filthy carnage that ensued. (click images to enlarge)
Mighty Mud Mania: just one more thing that makes Scottsdale Scottsdale.
Look forward to seeing you there next year!
Search Home For Sale Near Chaparral Park!
by Paul Slaybaugh | Jun 19, 2010 | McCormick Ranch Subdivisions
Villa La Playa in McCormick Ranch is a Dietz-Crane built subdivision that lies on the Southern boundary of Scottsdale’s first master planned community. Bound by Indian Bend Rd (South), Hayden Rd (East) and the McCormick Ranch Golf Club’s Pine Course (West), this prime piece of Scottsdale Real Estate features some of the better housing values in the Ranch. A mix of flat and pitched roofs, Dietz Crane added some intrigue to their plans, whereas many builders in this portion of the Ranch tended to lean towards the economical over the dramatic.
Whether because the homes in the South end of the Ranch tend to be a bit more affordable as a general rule, a recent preponderance of foreclosures and/or short sales, or just a temporary anomaly, I believe Villa La Playa represents an undervalued subdivision as of the time of this posting. Given the pleasing Spanish exteriors, central location, practical floor plans and pride of ownership within the neighborhood, one might expect this golf course subdivision to routinely command a much higher price than they typically do.
The 130 homes of Villa La Playa were built between 1977-1979 (as opposed to the early to mid ’70s construction featured predominantly in Paseo Village, directly across Hayden Rd). All 130 homes are single-level and average approximately 2184 square feet (ranging from 1534 sq ft – 3318 sq ft). 85 (65%) of the homes include private swimming pools. Homes in Villa La Playa were primarily built with block construction and include a sprinkling of 3 car garages amongst the 2 car standard. The subdivision is zoned R1-7 for residential lots with 7000 square foot minimums.
Villa La Playa falls within the Kiva Elementary, Mohave Middle and Saguaro High School districts.
In addition to the McCormick Ranch Pine Course (homes along the Western edge of the subdivision sport views of the course), nearby amenities include the shopping center at Indian Bend / Hayden (Crust Pizza, Albertson’s, China Lite, Goldman’s Deli, etc), the Paseo Village shopping center (Starbuck’s, LA Fitness, Lox Stock and Bagel, Walgreens, The Vig, Luci’s On the Grove, etc), The Seville Shops & Restaurants (The Cove, Ruth’s Chris Steakhouse, Jamba Juice, Starbucks, Wildflower Bread Company, etc) and the McCormick-Stillman Railroad Park.
Looking for a solid value in McCormick Ranch? Give Villa La Playa a look.
View McCormick Ranch Home Floor Plans
Learn More About McCormick Ranch in Scottsdale AZ
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Latest Homes For Sale or Lease in Villa La Playa (Updated Daily)
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For all of your McCormick Ranch Real Estate needs, contact Ray & Paul Slaybaugh.
(480) 220-2337 | paul@scottsdalepropertyshop.com
by Paul Slaybaugh | Jun 18, 2010 | Home Buying, Scottsdale Real Estate
“What’s the deal with this house? Why so cheap?”
I field some derivation of this inquiry on a fairly routine basis from buyer clients. Typically, they have stumbled across a property listing online, or possibly in the ARMLS portal I have set up for them (provides for user log in and review of all homes currently for sale that fit their specific criteria, rating of the available homes, notes, price adjustment tracking, etc), that appears to be just the anomaly for which they have been hunting. That one desperate seller who has become so fed up with the Real Estate market that he is willing to hand over the keys to his castle for little more than a kind word and enough pocket change to cover the U-Haul.
“Paul, we HAVE to go see this house! It’s 2500 square feet, right in the McCormick Ranch area where we’ve been looking, and get this, only $299,000!”
“Wow,” I respond, though not I’m not really thinking, “wow.”
Truth of the matter is that my cynical little REALTOR mind is already trying to unravel the scam. You see, that property simply does not exist. Not now, nor even in the foreclosure jungle that was the tail end of the prior decade for that matter. Unless it is a typo, an opening bid at an auction, a money pit of epic proportions that would make Tom Hanks blanch, or …
“The name of the subdivision wouldn’t happen to be Briarwood, would it?”
“Yeah! How did you know? Whatever, it doesn’t matter. Can we go see this right now before somebody else snaps it up? I can stop by the house to grab the checkbook.”
Next comes the part where I break the bargain hunter’s heart. Built in the shadows of Gainey Ranch, McCormick Ranch, Palo Viento and Paradise Valley Farms, Briarwood is a picturesque little enclave of tile roof homes. Designed and built by local favorite Malouf, the architecture, front elevations, green lawns and killer location make for an outward appearance of grand larceny at the indescribably low prices they command.
So what’s the deal? Poor construction quality? Lawsuits? Was the community built upon ancient burial ground?
None of the above. Briarwood is nothing shy of Pleasantville on the Scottsdale map. The only element lying beneath the surface of this otherwise pleasing neighborhood that some buyers will find sinister is the unanticipated leasehold ownership. Essentially, Briarwood (there are actually several phases scattered throughout Scottsdale) and the neighboring Santo Tomas subdivisions are single-family residences with legal ownership rights that more closely resemble condominiums. It is a rare bird in these parts. While relatively common in some states where land is limited and owners are reluctant to part with it (Hawaii, for example), land lease subdivisions are uncommon to the greater Phoenix area.
With many land lease subdivisions controlled by local Real Estate magnate, the Herberger family, or smaller trusts, homeowners own the private residence and pay monthly rent for the dirt upon which they stand. The lease terms vary slightly from phase to phase. In Briarwood VI (the phase nearest McCormick Ranch in the 85258 zip code), the monthly land lease fee is 1/10th of 1% of the sales price. So that 400k house comes with a $400/month fee. The dues can run higher in other phases. This in addition to the monthly HOA fees.
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Homes For Sale in Briarwood of Scottsdale
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One thing that may be disconcerting to a potential home buyer is the uncertainty regarding someone else owning the land under his/her home. It can be a very large mental hurdle to overcome, as the premise runs somewhat contrary to what most find attractive in single-family fee-simple home ownership. Some trepidation is to be expected, even if not entirely rational, as to whether the lease will be extended at the time of expiration, or if terms will become untenable upon renegotiation. The fact that most have decades before such concerns come into play should not be discounted, but buyers don’t need much to fret about when making a decision so critical as the choice of housing.
When looking at properties that sit upon leased land, a buyer will have to weigh the potential cost savings of the home against the additional fees to see if it actually pencils as a bargain. Financial determinations aside, you have to ask yourself if you are truly okay with your lot having a landlord. This is a personal decision that supercedes the advice of your agent. If you are not comfortable with the setup, the financial consideration is moot. Lastly, financing options will be somewhat limited on leasehold properties. As challenging as the mortgage steeplechase has become, expect a few more tar pits and flaming hoops when shopping non-traditional ownership styles.
A property in a leased land subdivision might very well be a good fit for your particular needs, but I find most people only become hip to the presence of the land lease AFTER they have found the home of their dreams. The unwelcome news often pushes the property out of their price range, breaking hearts in the process.
So if you see something online that looks too good to be true, it very likely is. That doesn’t make a property with a land lease evil incarnate. It just means that more dollars are being extracted from your wallet than originally meets the eye.
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Curious if the home you saw online is in a leased land subdivision? Drop me a line. I’d be happy to let you know, whether you are working with me or not.
(480) 220-2337 | paul@scottsdalepropertyshop.com
by Paul Slaybaugh | Jun 17, 2010 | Scottsdale Neighborhoods, Scottsdale Real Estate
One of the more locally revered addresses in all of Scottsdale, Paradise Valley Farms is a subdivision that often escapes the notice of buyers from out of area. Buffeted by the well-known planned community meccas of McCormick Ranch and Gainey Ranch, as well as the actual Town of Paradise Valley which sits directly across Scottsdale Road, Paradise Valley Farms is a small niche of acre parcels with grandfathered horse privileges. Despite the rampant redevelopment that has seen massive new Tuscan style homes replace many of the older ranch style properties, horse set-ups and equestrian trails are still abundant in this community that sits just South of where the actual working Gainey Ranch once stood (North of Eastwood, where the Shops at Gainey Village and the Gainey Village subdivision now sit). I am still taken aback when I drive by the newer construction that now stands in place of the barbed wire enclosed cattle ranch that I knew as a youth, but I digress.
While luxury home buyers primarily think in terms of Paradise Valley, DC Ranch, Silverleaf, Ancala and other buzz name communities, few neighborhoods can rival the charm of Paradise Valley Farms. Boasting gorgeous tree-lined streets (rare outside of the Arcadia and central corridor areas) and a pleasing mix of architectural styles amongst the custom homes, a taste of a bygone era blends seamlessly with modern convenience and styling. And the location … is simply perfect. Central to virtually everything (shopping, schools, lakes, golf, resorts, etc), but tucked away from the major streets, Paradise Valley Farms is the end destination to which Scottsdale home buyers aspire. Not a move up or make do home, but that special place where they will plant roots that run as deep as the cypress and eucalyptus that guard the hidden paradise from interlopers.
A home in Paradise Valley Farms signifies your arrival, just without all of the guard-gated country club pretentiousness that some associate with high end Scottsdale housing. Neighbors don’t hide in their houses or retreat to their backyards. This is a neighborhood of walkers and wavers.
Given the radical difference from one property to the next, it almost seems disingenuous to roll out the subdivision statistics and averages. Nevertheless, here they are:
- Amongst the 56 homes in Paradise Valley Farms, the construction dates range from 1968 to 2007.
- The average home size is approximately 4125 square feet; the smallest being 2373 square feet, and the largest being 7374 square feet. The latter number will be unceremoniously trounced when the property at 8217 N 75th St turns over, however. Framed for approximately 14,000 livable square feet (no, that is not a typo!), the project was abandoned by the previous owner. It is currently on the market and awaiting an intrepid soul to finish Scottsdale’s version of the Taj Mahal.
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- All 56 properties are single-level, and 48 (86%) include private swimming pools.
- Zoned R-43 for residential lots with 43,000 square foot (1 acre) minimum lot sizes
- Cochise Elementary, Cocopah Middle and Chaparral High School Districts
- No HOA
- Horse Privileges
- Neighborhood Bridle Paths
Ready to start your Paradise Valley Farms Home Search?
Check the Live Feed Below for New Paradise Valley Farms Listings
Or Visit the Paradise Valley Farms Home Search Page
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Whether you are buying or selling, contact Ray & Paul Slaybaugh for all of your Scottsdale Real Estate needs. Put nearly 50 combined years of Scottsdale home sales to work for you! Contact us today for more information about the little piece of Sonoran paradise known as Paradise Valley Farms.
(480) 220-2337 | paul@scottsdalepropertyshop.com
by Paul Slaybaugh | Jun 17, 2010 | McCormick Ranch Subdivisions
One of the most well-known patio home communities in all of Scottsdale, Santa Fe in McCormick Ranch has come to symbolize low maintenance living in central Scottsdale. Located just NE of the Hayden & McCormick Parkway intersection, this community of 366 homes (cumulatively between its two phases) has become a favorite amongst seasonal vacation home owners as well as with full time residents who simply prefer the lesser hassle living. With a Western boundary that abuts the famous Camelback Walk multi-use path that stretches throughout McCormick Ranch, homes that back up to it boast gorgeous views of the McCormick Ranch Golf Club’s Palm Course.
Primarily constructed by Ballard, the original Santa Fe subdivision consisted of 125 homes. Averaging 1979 square feet, 106 of these were single-level, with the remaining 15 two-stories. Built in 1978 with block construction, none of these patio homes featured private swimming pools. The subdivision includes a mix of flat and tile roofing, with 2 car garages being the norm.
Legally classified as townhomes (share common walls, ownership of the land on the individual lot as well as indivisible interest in the common areas), this phase of Santa Fe is zoned R-4R by the city of Scottsdale (Resort or residential medium density). Lot sizes average between 4000-5000 square feet.
Santa Fe Unit 2 (2nd phase) is comprised of 241 properties. Built between 1979-1984 (primarily by Ballard and the Santa Fe Construction Co.), 210 are single-level, with the remaining 31 two-stories. With an average home size of 1972 square feet, 7 (3%) feature private swimming pools. Like phase 1, homes in Santa Fe Unit 2 were primarily constructed with block, feature both tile and flat roofing, and 2 car garages. The zoning is likewise R-4R, with 4000-5000 square foot lot averages.
View McCormick Ranch Home Floor Plans
In addition to the immediate access to Camelback Walk, use of the community pools and spas, clubhouse/rec room, front yard maintenance, exterior maintenance of the units, blanket insurance policies on the structure and common area maintenance is included in the monthly fee. There is also an annual planned community fee for McCormick Ranch.
McCormick Ranch Golf Club
Located directly across Hayden Road from the Paseo Village shopping plaza, Santa Fe residents are within easy walking distance of breakfast favorite Lox, Stock and Bagel, Starbuck’s, LA Fitness, The Vig and other local businesses. To the North, at the Hayden / Via De Ventura intersection, lie The Village and Mercado Del Lago centers that feature The Melting Pot (dining), Royal Barge (Thai), Zipps Sports Grill, The Village Roastery (coffee shop), and more.
Buster’s On the Lake
Following McCormick Parkway to the immediate West, residents can stroll down the most attractive street (in this agent’s humble opinion) in all of Scottsdale. With the McCormick Ranch Golf Club’s Pine Course to the South and Palm Course on the North, pedestrians or drivers are further treated to Camelback Mountain Views beyond the lake at the Millennium Resort. Tucked away on the North, amongst the Meridian at McCormick Ranch and Spanish Oaks communities is the Scottsdale Resort and Conference Center. And, of course, who can forget about the renowned McCormick-Stillman Railroad Park as a favorite local attraction?
The Santa Fe subdivision falls within the Kiva Elementary, Mohave Middle and Saguaro High School districts.
Learn More About McCormick Ranch in Scottsdale AZ
Ready to launch your Santa Fe home Search in McCormick Ranch?
Check out the live feed below for current Santa Fe homes on the market!
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Homes for Sale (or lease) in the Santa Fe subdivision(s) in McCormick Ranch
The Railroad Park in McCormick Ranch
Buying or Selling a Home in McCormick Ranch? Look on further than the Ranch Experts for all of your McCormick Ranch Real Estate needs. With over half century of combined specialized experience in the McCormick Ranch market, no one knows the Ranch like Ray and Paul. No one.
(480) 220-2337 | paul@scottsdalepropertyshop.com
