Don’t call it a duplex! 2 Lavish Hillside Pads perched atop of Mummy Mountain in Paradise Valley asks $2.29M


You are not seeing double, that’s right 2 awesome Hillside homes perched at the top East side of Mummy Mountain in Paradise Valley located at 7026 N 66TH ST, Paradise Valley, AZ 85253 can be yours. A perfect mother in law set up, bachelor or bachelorette pad with guest house, live in one and rent out the other, forget the penthouse when you can get this, or just telling someone you own two properties in Paradise Valley will grab attention.

Main house is 5030 sf designed for entertaining with spectacular views and a chef’s kitchen. 3 bedrooms and 2 bathrooms upstairs. The theater room is perfect for NFL Sunday, NBA, or world series parties with an occasional movie night. A large master bedroom with fireplace and spectacular views. Its complete with a 2-car garage.

The other house is 1674 sf with private kitchen and a bedroom and bathroom. It comes with a single car garage.

Both homes have an unparalleled view from every window & balcony

According to the listing agent Zachary Hawker of North & Co its “Arguably the best views in Paradise Valley that stretch from the McDowell Mountain’s to the Superstition Mountain’s”. and it’s hard to argue…

Asking price: $2,290,000

Buy- it | or | Search PV homes for sale

What does Scottsdale-area luxury home market Supply vs Demand summer report tell us?


2019: The Supply and Demand real estate figures in Scottsdale, Phoenix, Paradise Valley, and others in Arizona tell us an interesting phenomenon. Supply down, demand up – Are we in a sellers’ market for homes priced $1M+ data says maybe?…well not so fast!

The Supply is down (Phoenix, Scottsdale, Paradise Valley), clearly that is an indication that buyers have fewer choices hence more competition for the few well priced properties. The Sales are up, this is also an indication what potential buyers can expect. Clearly if sales are up in Phoenix metro and Inventory is down, that is a recipe for potential multiple offers as well as price increases. In other words, sellers are king! But not all markets support a healthy number of sales to buyers. Fountain Hills, Carefree, and Cave Creek is seeing inventory rise, buyers drop, and homes never selling.

Below you will find infographics for luxury real estate markets of $1M+ in Scottsdale, Paradise Valley, Phoenix, Fountain Hills, Carefree, Cave Creek, and the new hottest luxury market Peoria – Arizona.

Healthy markets…

Scottsdale

Paradise Valley

Phoenix

Peoria

Not so healthy markets…

Fountain Hills

Carefree

Cave Creek

Bonus…

Supply vs Demand by dwelling type (Homes vs Penthouses/Condos)

Sold Listings summary

Data and numbers can be deceiving but the fact is inventory is down in the top luxury home markets (Scottsdale, Phoenix, Paradise Valley). On the other hand, we typically see less inventory during the summer months. It typically starts picking up September due to snowbirds, valley of the sun many events, tourist season, and the holidays. The $1M – $2.5 M price range for an SFR and $1M – $1.4M (Penthouse/Condo) is competitive. These markets could see more buyers and multiple offers but above that it starts to drop off and slow down.

If you are a buyer the best advise is be ready to buy and stop procrastinating. This means have financing set up or proof of funds if paying cash. Agents will NOT work with you otherwise unless they know you or know of you. Many listings agents will not allow showings without proof of funds. Contact a Realtor, Broker, or Agent sooner rather than later that way he/she can have a good idea of what you seek

– John Pesqueira, Realtor

If you are a Seller yes, the market is in your favor however don’t over price. The homes overpriced are missing the market and staying on for much longer. Many of those overpriced homes end up never selling, build up a bad stigma, and typically end up selling for less than the market supports. Take all offers serious. Have the house ready for showings.

– John Pesqueira, Realtor

In conclusion the healthy seller’s luxury home markets hovering around 7-8 months’ supply is Scottsdale, Paradise Valley, Phoenix, and Peoria. For Fountain Hills, Carefree, and Cave Creek buyers call the shots.

J.Pesqueira

If you would like a Free Market Analysis let me know. So, with that said if you are looking for a Realtor in the Greater Phoenix area, you found him! If you are a consumer who is considering buying or selling a home, investment real estate, vacation homes, or desert properties in the Scottsdale, Phoenix, Paradise Valley – area. Feel Free to give me a call at 480.458.8007 or email me at lavishpadboutique@gmail.com or visit one of my websites at LavishpAdZ.com your luxury home Realtor.

Dramatic interior & exterior Modern Hillside Living by Architect Ned Sawyer


This design by Edward B. Sawyer Jr AIA is dramatic inside and out. The metal roof is the icing on the cake…

Hood: Phoenix, Arizona

Address: 3725 E MOUNTAIN VIEW RD, Phoenix, AZ 85028

Scoop: 3 bedrooms and 2 bathrooms

Price Tag: $995,000

Size: 2982 sf

Parking: 2 car garage and open space

411: 1.4 acre desert hillside lot offers AMAZING views…

Lifestyle: Bachelor and bachelorette. Showpiece home. Entertainment. Views.

Listing Broker: AZArchitecture/Jarson & Jarson

Connecting buyers with sellers @

https://www.lavishpAdZ.com/

 

The GOOD. the BAD. the UGLY. SELLING a home with TENANTS | Phoenix-metro


There are many reasons someone might need to sell a tenant-occupied property in the Valley of the Sun (Arizona).

You hate being a landlord, landlord life is not for you! You want to take advantage of Phoenix, Arizona hot sellers’ market. You are looking to move money elsewhere. If you must sell a home with tenants its best to tread lightly

and do some research. Kidding… JK it’s not breaking bad style of selling homes although we have been called the wild wild west or real estate. Everyday homes in Phoenix, Scottsdale, Tempe, Chandler, Mesa, Gilbert, Glendale, Peoria, and through Maricopa County Arizona are being sold with tenants in place.

Here lies the good, the bad, and the ugly of selling a home with tenants plus some advice and guidance from top Realtor John Pesqueira.

P.S if you hate reading, email, or call for a consultation.

The Good (Thank you baby Jesus):

By selling a home with tenants it allows you to continue collecting rents and making money (Cheddar baby). On top of rental income when you close escrow you will receive a huge check (Cha Ching). And if done correctly you will not need to transfer or pay back the deposits. This is a perfect world scenario but as well all know nothing is perfect. There is a saying in real estate, what can, will go wrong. Expect the unexpected.

The Bad (issues that must be addressed upfront):

Tenants have rights! Every landlord in Arizona should read the Arizona Land Lord Tenant act. Get familiar with this bible. Know your rights and the tenants’ rights before listing any property with tenants.

A common tenant right is 48 hours’ entry notice. Many tenants will allow showings in short notice and or in 24 hours but that should be addressed with the tenants and in writing. An entry notice must be in writing or email, should be followed up with a call, and a confirmation. This means that any and all showings, inspections, or any entry must be scheduled days in advance.

On the other side buyers don’t have the time to wait for a showing in a hot market like Phoenix-Scottsdale-Tempe, Arizona. You will have many buyers pass the home up for a showing or interest and some are good buyers. A tenant (not knowing) can easily sabotage a sale by making it difficult to access or not allowing showings. ** Reminder *** read/familiarize the Arizona Land Lord Tenant act. It’s your landlord bible.

The Ugly (Go F**K YOURSELF!):

A tenant can kill the deal fast! A tenant can damage the property before and after inspections. A tenant can damage the home before final walkthrough. If the damage is substantial the new buyer might want to renegotiate price, credit, or terms. The new buyer could back out and the sale falls through. This will leave the issue with you. At this point you lost a good buyer, you waisted a lot of time, and your home is in worse shape than when you put it up for sale. A lose all the way.

A mad or uncooperative tenant is difficult to work with. If a tenant is being difficult with you (Seller) how do you think he will be with a 3rd party like a Realtor? Not good, the deal is dead on arrival.

The truth about selling a home with tenants is your buyer pool is smaller for many reasons (access/entry, unforeseen damages and issues, etc.). Financing is a little trickier for tenant occupied homes when it comes to 1st time home buyers and todays #1 buyer is 1st time home buyer. When selling to an investor buyer make sure to have P&L, leases, and tenant info ready. But all these issues if addressed upfront and correctly will result in a top of the market sale.

Advice (From a top Realtor, John Pesqueira)

Tenants are a crucial part of selling a home with tenants, they somewhat take the position of the owner. As a top Realtor in the Phoenix, Arizona market (including Scottsdale, Tempe, Chandler, Mesa, Gilbert, Glendale, and through Maricopa County Arizona) I have sold many homes with tenants in place. My advice is right from the beginning of the move in date or 1st meet start building a good repour with the tenant. Don’t be a slum lord! Always be courteous and quick to correct issues/respond. Communicate with them often, maybe add verbiage the lease that allows you to enter every 3 months for maintenance and ask them if selling in the future would be an issue – even if you’re not considering selling. This will allow you entry/access and by doing so will keep you up to date with your property.

Although you’re in the real estate business, your also in the people/customer service business. In the people/customer services business people will work with, not against people they like.

This last part is some option scenarios for selling a home with tenants, a guidance as you will.

Option 1: the best option is allowing the lease to expire or let them move out. This allows you to fix up the home and get it ready to sell. It’s almost guaranteed you will make more money without a tenant in place and the home will be ready for new buyer. Even investors prefer a move in ready home vs one with a tenant. Unless they are getting a deal or have done this before.

Option 2: You must sell, don’t spring the sale on the tenant last minute. The minute you are considering selling let the tenant know. This will give them time to prepare and or enough time to find a new place if need. Let’s say at first the tenant is upset, give them time to come around. Sometimes people need a little time to reconsider. Ask their thought about it and if they will be cooperative. More than likely they will be cooperative. If they could be a problem offer them some sort of incentive (less in rent, $ for early move out, dinner, gas, etc.) for early move out or cooperation. If you know for a fact, they will be difficult then wait till the lease expires and let them move out but don’t rush them out. Tenants have rights.

Option #3: Hold onto your investment. Phoenix, Arizona and surrounding cities (Scottsdale, Tempe, Chandler, Mesa, Gilbert, Glendale, and through Maricopa County Arizona.) is one of the hottest real estate markets in the country. Home values continue to go up and last I heard the Phoenix metro area holds the fastest rising rents.

The last and really the first step is choosing an agent. If you choose an agent to begin with then they will guide you through the process. It allows the agent to begin building repour with the tenants as well as yourself.

A Realtor selling a home with tenants should be courteous. A Realtor should try to work with them and handle any and all showings through them. A Realtor should give the tenant 48+ hours’ notice (Or what was agreed upon) to enter. A Realtor should treat them like they treat any client. A tenant should access to the Realtor and his/her team 24/7. And finally, the Realtor should understand the tenant’s position; also understand the seller’s position as I have been both in my life.

Selling a home with tenants by John Pesqueira, Realtor at Attorneys Realty. E. LavishPadBoutique@gmail.com | W. https://www.lavishpAdZ.com/

Downsizing up: Swap a house for a PENThouse. Lifestyle!


Less is more!

It’s not a money choice, it’s a lifestyle choice.

Today (older) buyers are downsizing. They are opting out of their 10,000+sf mansion with 4+ car garage, luxury home theaters, bowling alley, helipad, sprawling grounds, resort backyards, and gun ranges. And downsizing into their next trophy property: top floor penthouse or luxury condo high-rise.

Why downsize? The maintenance and upkeep of these huge homes, estates, and mansions is a job all its own. If you don’t maintain these homes, they deteriorate. The cost is a waste of money, not to mention the kids have moved out, the property is deteriorating, and it’s time for mom and pop to play and live.

Have you seen the amenities that come with a high-rise penthouse building? 24 hour security, concierge, gyms, spas, roof top pools and BBQ areas, access to resort hotels and pools, on call massage therapist, valet, dry cleaning, commercial offices for meetings, high-tech parking garages, and so much more. It’s an easy choice says realtor Juan Pesqueira. You might also save money, a lot of money by making the swap. So much so your options could include purchasing multiple properties to accommodate guest, for rental income, or buy in other cities and travel. Now let’s talk about outside: Walk to shopping, fine dining, coffee shops, restaurants, you don’t even need a car. If your destination is a little longer no worries an electric scooter will take you there.  

Penthouses are the latest trend in the urban Scottsdale-Phoenix-Tempe-Paradise Valley market and have become a desired contemporary housing option for home seekers. A penthouse (according to condoagent007) is traditionally known as the top-floor unit of a luxury residential building but that definition is changing. Now, “penthouse” is usually more of a marketing term that refers to a unit with a different layout from others in the building, ample outdoor space, great views, or largest size — but it’s not necessarily on the top floor. A penthouse is a lock and leave lifestyle. You can travel and not worry about the property. Hey honey can you fix the light, no worries babe. I’ll call the concierge.

Phoenix metro market is becoming more vertical. It’s a major change in the landscape of Phoenix, Arizona. We have an abundance of new high-rise penthouse developments to choose from. There is never a better time to downsize or relocate into a penthouse or luxury condo in the valley of the sun than now.

Search all Scottsdale, Phoenix, Paradise Valley, and Phoenix luxury high-rise or penthouses for sale…

www.lavishpAdZ.com

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Juan Pesqueira
Attorneys Realty

CONTACT

DESERT MOUNTAIN TUSCAN ESTATE comes with Italian wood-fire pizza oven


SCOTTSDALE, az | 41324 N 95TH STREET | Desert Mountain

You had me at pizza…

Complete with Exquisite finishes throughout such as: wood-beamed ceilings, Venetian plaster walls, Italian tile flooring, carved Cantera accents and extensive wrought iron detailing.

Situated on 2.2 acres in the premier Saguaro Forest Village in Desert Mountain. This lavish estate (41324 N 95TH STREET) Scottsdale features 5 bedrooms and 5.5 bathrooms, 7,390 sf, with a 4 car garage + parking for more, and Separate 2 Bedroom Guest house.

Amenities include luxury home theater, library, bar and wine room, gourmet kitchen, , pool & cascading spa, circular auto court with center fountain, and so much more.

* The home is listed with Kathy & Hugh Reed | Russ Lyon Sotheby’s International Realty

The only question need I ask is who does not want their very own pizza oven? And an authentic Italian wood-fire pizza oven at that? I sure as hell do… Unfortunately, chef is not included in the $2,750,000 price tag. The property is turnkey, fully furnished with Rich Drexel furniture, and Desert Mountain Memberships for Golf or Lifestyle available from the Club with approval. . All you need to bring is your toothbrush and some Venezia’s or Joe’s Ny style Pizza to throw in the oven… Lets get the pizza party started!

Desert Mountain Real Estate for sale

Search luxury homes for sale @ lavishpAdZ.com

6200 sf Penthouse with a view!


Phoenix, Arizona – CRYSTAL POINT CONDO

16th floor CRYSTAL POINT contemporary Penthouse is all about that high life. And the high-life is guaranteed views to die for like this…

This 16th floor newly renovated Crystal Point condo features:

6200 sf. 3 bedrooms & 3 bathrooms. 4 parking spots. 3 huge wrap-around balconies with 360 degree views. Gas fireplaces. 10 ft high ceilings. giant closet spaces; and audiophile quality sound system!

Luxe Magazine dub this home is a ”once in a lifetime offering with all the comfort and sophistication of a true New York City Penthouse…

And lets not forget the amenities… On-site CONCIERGE SERVICE and 24 HOUR DOORMAN, heated Olympic size pool, outdoor Jacuzzi, two indoor Jacuzzis, steam room, sauna, gym, men’s and women’s locker rooms, large landscaped exterior w/ covered lounge areas, clubroom for large gatherings, massage room, 2 guest suites available for your guests,, 24/7 security, on-site laundry/dry cleaning pick-up/delivery, car wash bay, 4 secured underground parking spaces, ISP managed internet. HOA fees cover limited in-house maintenance & exterior window washing.

The listing is held with Stephanie McNeely, Russ Lyon Sotheby’s International Realty.

Price tag: $1.89 million

at $313 a sf this is the best priced penthouse on the market today.

Search all penthouses for sale in Phoenix, Scottsdale, Tempe, and Paradise Valley at

www.lavishpAdZ.com/ #CondoAgent007

Land is the new Dream! A guide to selling. Pricing. Listing Land and lots in Arizona


Selling your land or custom home lot in Scottsdale, Paradise Valley, or anywhere in the state of Arizona is a big deal, so it’s okay to be cautious about it. Just remember, if selling is the right investment for you, your family, or business it’s worth it!

In order to fully understand real estate, one must know that the value of any property is in the land. Land holds (and increases) value. The structure or buildings depreciates. There are some iconic structures or buildings such as the playboy mansion, the spelling estate, the Wrigley mansion, frank lloyd wright home, and so on but 99.9% of all real estate value is in the land say Realtor J Pesqueira.

Understand that Selling dirt is way more complex than selling a home in Arizona. The market dynamics for lots, land, and rural property is different from the housing market as well. If you’re ready to make a move, you want to do it the smart way.

1234This article (by Realtor Juan Pesqueira), a how to guide will help you learn how to sell your land, custom home lot, or rural parcel for the most money, the expectations, and steps to do it right.

1st as seller you need to tailor your strategy, tools and focus for selling land. This could be a long process or short depending on many factors.

  1. EXPECTATIONS

Before you even decide to put your land, custom home lot, or rural parcel for sale in Scottsdale, Paradise Valley, Phoenix, or anywhere in the State of Arizona you must know what to expect.

  • Land (on average) takes much longer to sell than a home. Don’t be shocked if a Realtor request you sign a yearlong listing contract.
  • Days on market for land, lot, or rural parcel does not mean much, it’s not unusual to see lots or land sit on the market for 365 to over 1000 days before it sells.
  • Always best to get your property up for sale so you do not miss out on a potential buyer who comes a long not so often.
  • Most land or lot transactions are cash or seller carryback.
  • Check your emotions at the door, buyers don’t care!
  • Don’t be surprised, upset, angry, or insulted when/if a low ball offer comes in. Always counter all low offers, even the low ball ones.
  • On the other hand, if a piece of dirt is priced well or you timed the market right it will/can sell quick but for the most part it’s a longer process.
  1. Put yourself in the buyer’s shoes.

For marketing purposes, you must evaluate who your likely buyers will be among and what questions they will have. Your buyer profile can depend on what type of property you are selling, whether the land has been developed already, its location and market conditions, among other criteria.  Is your likely buyer an individual looking for a lot for a new home? Or is your buyer going to be a builder or developer looking for land for their next project?  Or is your buyer some combination of those, or someone different altogether? There may be different buyers for finished lots, rural acreage or a parcel of suburban land in a thriving new home market.

After identifying your likely buyers, try to think like them so you can focus your message to convey what they need to know about your property. Have information ready about schools, shopping and other nearby amenities. For developable land you can be prepared with zoning information and insight from local authorities about the location and capacity of water and sewer service. Each property is different, so customize your information for your situation and your targeted buyers.

If you don’t know these details, then do some research. A quick call to the city or zoning department with questions will help. When you are prepared and knowledgeable about your lot or land you can make the process easier for potential buyers and inspire faith with solid answers to their questions.

  1. Have the land or lot ready

06_golf_mls

You will never get a 2nd chance to make a 1st impressions. If possible, cut the grass (or weeds), remove trash and take professional marketing photos of your property when it is looking its best. The best photos come from above, get Ariel photography that captures not only the site but also the surroundings.

  1. Set a price tag best-price

There is nothing too sexy about land, it’s a piece of dirt, emotions do not exist. Pricing can determine your success in attracting potential buyers and pricing your lot, land, or rural parcel too high is one of the biggest mistakes that sellers make…and regret. The wrong price will both scare away buyers from even inquiring about your property and will cause your property to sit longer on the market or not even get sold.

One of the biggest obstacles is how to find market price for land. I cannot use the income approach because it produces no income. I can’t use the cost approach because there is nothing to build. The only method is the sales comparison approach. Unfortunately, I do not have any recent comparable sales (within a year) in LA PLACE DU SOMMET and all the others are flat land. Active or for sale properties do not support the market because those lots have not sold yet. I then must go further back to find something that has sold, and I did, three in the past few years. I can also study assessed value of home sales in LA PLACE DU SOMMET. In this method, the government is the appraiser of the official value land value for tax purposes. This give a percentage of land value vs house value. Ex. 25% for land and 75% for house. 

John Pesqueira when pricing a lot in Paradise Valley

Pricing land is tricky for many reasons such as: Is the lot flat? Does it sit on a slope? Does it have views? how much home can you develop? Does it have a wash or two? Is it located in a gated community? And so on. Land also has fewer comps to compare.

When comparing comps (My appraiser hat is on) focus on sales, not so much active.  Walk the subject lot, land, or rural parcel – along with the comps. Drive by all comps and try to investigate the sale (reason buyer purchased). In Paradise Valley and in some areas of Scottsdale an older home with substantial work needed is best sold and marketed as land vs residential. The piece of land in Paradise Valley or Scottsdale is more valuable to a builder, developer, or dream home designer than a fix n flip or end user buyer. It does not hurt to look at pricing your property as land vs single family even if a home sits on site. 

Sometimes a seller must choose between getting the highest price or possibly selling quicker. Ultimately requires an understanding of the land market as a whole, why people are buying lots or land in that area and who these people are. A good real estate agent (Realtor) with land expertise can help greatly in this process.

  1. If you can offer seller financing

The bank or lender market for lots and land is difficult and tricky. Many buyers cannot obtain favorable financing or terms. You might need to put down more than you expect or only qualify for unfavorable terms such as high interest rate, balloon payment, large sum down, etc. With seller financing, you the seller become the bank. If the buyer does not pay an option would be to foreclose. You end up taking back the property and keeping his down payment. Always speak to a real estate attorney about this and do your due diligence before pursuing.

  1. Tell a story… with Signage.

Effective property signs can provide a lot of information about the lot or land. Have a custom rider with property stats like acreage, zoned R-43 or commercial, ready to build, or get creative and post a website where a buyer can find all the info.

  1. HollaHoller at your neighbors

Your neighbors are potential buyers so ask them if they would be interested. Maybe your neighbor does not want to lose some of their views and your custom home lot will do just that once a builder buys it. Maybe your neighbor wants to expand their parcel or own more. They know the area well. This is a great start for any seller and Realtor.

  1. Hire a Realtor

A land realtor is more of an advisor or consultant. A Realtor like myself (Juan Pesqueira) will guide you through all the steps above and below. They/I will help you understand the market, set a price, and market your land to the right buyers. A Realtor will handle all the legal paperwork, escrow, negotiations, and expectation. A Realtor will handle everything from pre-listing, to listing, to escrow, to paperwork, and so much more. 5 – 10% is worth every penny, this is a complex transaction, it will take time, and experience.

  1. Marketing

The land, lot, rural market is small with a lot of inventory. There is only a handful of online and offline (old school approaches) areas to market the property. Once you gather all your property facts (zoning, setbacks, buildable size, etc.) take professional Arial photos, posted a sign (Tells a story), created a brochure, and have signed the listing agreement. It’s time to package it all into a website for distribution.

Online marketing: As a Realtor I’ll give you my take on marketing. I would post on ARMLS, Realtor.com, Trulia.com, blog, business website, post online daily. For large residential or commercial parcels, one should consider websites like LoopNet or CoStar. Other websites like landwatch.com, landsofamercia.com, landflip.com, and landandfarm.com are the top sites for land, lots, rural, and farm for sale. Online marketing is so powerful and if done correctly will result in a sale.

Offline or as I call it Old School Marketing: This depends so let’s say you have a land zoned for a custom home then speaking to other agents/brokers who work those areas. Speaking to builders, speaking to brokers at the broker tours, and speaking to neighbors works. If you have a commercial lot then networking at the commercial agent/broker meetings works, talking to other business owners also works. Old school marketing is all about networking with agents, brokers, buyers. Shake hands, kiss babies (ok maybe not), and drink beer.

Marketing will find your buyer, or your buyer will find the marketing.

  1. Have Fun, work with (not against) your agent, and enjoy

Buy- it | Land for sale

– Scottsdale || Paradise valley

Your next step should you decide to sell your land.  We invite you to do one of two things:

  1. Free Property Price and consultation. Have a confidential meeting with me to find out the price of your land or lot in today’s market.  There is no charge for this service, and you are not obligated in any way to use our services.
  2. You can reach Juan Pesqueira – Attorneys Realty at 480.458.8007 (This cell does not have a voice message so if I dont pick up leave a detailed message), call my office 480.767.6900, of shoot me an email: Pesqueira2@cox.net or lavishpadboutique@gmail.com.

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Bulldozer Bait: 100 year old house on Central Ave can be yours for $1.85M


Bulldozer removes the debris from demolition of old derelict buildingsNorth Central Phoenix, AZ – For some properties a buyer only needs bring a toothbrush, some are described as lock and leave, and some simply ask buyers to bring their bulldozer. The property located at 7019 N CENTRAL AVE, Phoenix, AZ 85020 is saying (in not so many words) bring your bulldozer or contractor.

The property which was built in 1918 after states hood sits off Central Ave and Glendale in the North Central Phoenix corridor. The property is being sold “as is “ with it needing a substantial amount of restoration and remodeling. According the Country Assessors the home is 2162 sf on a 52,000 +- sf or 1.2 acre lot right on Central Avenue. The house looks much larger than 2162 sf from the exterior. The current owner posted a demolition permit ready for a developer buyer. Karl Tunberg, listing agent says the demolition permit was posted just in case the future owner chooses to demolish the home, that way there is no red tape for them to jump through. 

Bulldozer bait - 100 year old house on Central Ave can be yours for $1.85M 1

Many residents, including myself would hate for the home to be torn down says Realtor Juan Pesqueira. I would hope the next buyer chooses to restore it. The other plan in the works is hoping the North Central Phoenix Homeowner’s Association (NCPHA) can save the home by getting it deemed as “historic.” 

Bulldozer bait - 100 year old house on Central Ave can be yours for $1.85M 4

From a Phoenix and resident standpoint, it should not be torn down because of its history and its character. From a buyer standpoint, the home at a minimum will need at least $500K in restoration or repairs but my gut tells me it could be closer to or much higher the $1,000,000. Add that to the current $1.85 million price tag and the deal makes no financial sense. Unless you are looking to sit on this property for a very long time.

DCIM100MEDIADJI_0280.JPG

Central Phoenix is old money and the value for these properties is the land. This home sits on prime 1.2 acre real estate. Hopefully the NCPHA comes through and deems it “historic” or an investor who want to restore the 100 year old house buys the property. Either way it’s a sign of changing times in North Central Phoenix.

Search all homes for sale 

www.lavishpAdZ.com

BUY – it

Design of the week: Sleek, New Organic Contemporary designed to capture head-on Camelback vistas


Design of the week - Sleek, New organic Contemporary designed to capture head-on Camelback vistas 18

INSIDE

Hood: Phoenix (Arcadia), AZ — The only thing that can compete with this Arcadia contemporary beauty is the vistas of Camelback Mountain! 

Address: 5112 N 43RD PL, Phoenix, AZ 85018 | Cross Streets: 44th Street & Camelback Road.

  • Price tag: $2,100,000
  • Square Feet: 4067
  • Bedrooms: 5
  • Bathrooms: 4 Full and 1 Half Baths
  • Built: 2019

TOUR. IT. NOW! VIRTUALLY! 3D

FLOOR PLAN || SITE PLAN

Design of the week - Sleek, New organic Contemporary designed to capture head-on Camelback vistas 15

Remarks: Imagined by Integrated Design and expertly crafted by Boxwell Homes, this stunning new organic contemporary masterpiece nestled in a quiet premier Arcadia neighborhood just off the Camelback Corridor was designed to capture head-on Camelback vistas from the Great Room, Owners Den and Entry courtyard. The indoor Living area and sprawling outdoor patios blend seamlessly with an easy flow through multiple sliding doors. From the moment you enter through the spectacular pivot entry door to the soaring Foyer with Douglas fir ceilings, polished concrete floors, and sand blasted block walls, the warm synergy of natural materials is both welcoming and refreshing. As the home unfolds, a massive Calacatta Colorado stone island provides the centerpiece for the kitchen while the fireplace and Canterra stone hearth balance the Great Room space perfectly. The custom designed 888 bottle climate-controlled wine room is cleverly situated behind the fireplace wall for the owner’s enjoyment. Clean lines and warm finishes define the design ethic followed throughout the house. The Viking kitchen incorporates a generous walkthrough pantry. An owner’s entry just off the garage is a generous and spectacular secondary entrance when entering from the car court. The Master Suite is private and what might be expected with a spa quality Bathroom complete with free standing soaking tub, huge marble shower, floating vanities, and a large Master Closet ready for a second stacked washer/dryer. The owner’s den, or 5th/Guest bedroom, with bathroom enjoys some of the best Camelback views in the house. Three guest rooms enjoy their own privacy on the south wing of the home, one of which has outdoor access. Outdoor entertainment is assured with a magnificent limestone patio, built in barbecue, outdoor shower, and a signature outdoor gas fireplace paying homage to styling from the Biltmore Hotel. Stone, wood, slate, marble and concrete were carefully incorporated throughout the home for a clean, current contemporary feel. Other features include wood framed windows and sliding Windsor door package, linear diffusers, large 3 car garage with separate conditioned storage room, a Large Car Court, and ample room for a pool. Overflowing with savvy design, this is a very special opportunity in a fantastic location close to The Biltmore, Old Town Shopping, and a short ride to The Village at Camelback, The Henry and more. See Documents tab for additional information. And according to listing agents Craig A Young and Nathan Ottosen with Platinum Living Realty bring a full price offer and a Standard Pool will be included! They are willing to show this beauty anytime just give them a shout

Listing agents: Craig A Young and Nathan Ottosen | Platinum Living Realty

Design of the week - Sleek, New organic Contemporary designed to capture head-on Camelback vistas 17

Not only is this a beautiful designed home but when you combine the home + lot size, luxury home features, and amazing location it’s a great buy say’s Realtor Juan Pesqueira!

OUTSIDE

Buy-it or

search at lavishpAdZ.com/ 

Insane Views! Picture perfect Carefree Southwest contemporary surrounded by boulders.


Insane Views from this Picture perfect Carefree Southwest contemporary surrounded by boulders 1

One of the highest available homes on Black Mountain and in Carefree, Arizona. The architecture features boulders incorporated into the design with sick views from every room.

The Hood: Carefree, AZ 85377 | 7030 E Stagecoach Pass

  • Specs: 3 bedrooms, 3.5 bathrooms, 6093 sf, 3 car garage, 3 acres.
  • Price Tag: $3.6 Million

Insane Views from this Picture perfect Carefree Southwest contemporary surrounded by boulders

The asking price will set you back $3.6 million but worth every penny!

Realtor Remarks – Privacy and views are what this magnificent home is all about says listing agents Timothy J Floor & Shawn Rimer of Russ Lyon Sotheby’s International Realty. Located high up Black Mountain, this Phil Smith quality-built home has panoramic NE, East and SE views of the valley below. Mountain boulders are incorporated right into the home. Retractable doors, spectacular views, hand-carved cabinetry, elevator, office, entertainment room, wine room and a safe room. Wolf and SubZero in Kitchen. Guest rooms have en suite baths and their own private patios with views. Views from every room! Outdoor ”Oasis” back yard boasts a negative-edge pool, dog run, outdoor kitchen with pizza oven, large patios, gas fireplace, and sweeping views of Cave Creek, Carefree, and Scottsdale. One of the few iconic homes available to purchase on Black Mountain.

Listing agents Timothy J Floor & Shawn Rimer with
Russ Lyon Sotheby’s International Realty

Insane Views from this Picture perfect Carefree Southwest contemporary surrounded by boulders 7

 

 

Click this link to view

– Lavish Pads for sale in Carefree AZ

for sale

Notable Luxury Home & Penthouse Sales + Stats of 2019: First Quarter | Arizona


Highlights from the top four reported home and top 4 reported penthouse sales of Q1, 2019 in Scottsdale and Paradise Valley, Arizona.

A trophy Paradise Valley estate, a Romantic Urban Paradise Valley Villa, and ace Diamondbacks pitcher Randy Johnson finally sells his pad for $18M off the original asking price were among the noteworthy sales in the first quarter of 2019 in Scottsdale and Paradise Valley luxury real estate market 1st quarter of 2019.

HOMES

5838 E STARLIGHT WAY, Paradise Valley, AZ 85253US$14.3 – 15.7 Million
Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley

This Privately gated estate in the heart of Paradise Valley was up for auction. It features breathtaking views of Camelback Mountain, the McDowell Mountains, and Four Peaks Range. Experience exquisite finishes and rare amenities from exclusive interior designer David Scott and Frank Lloyd Wright trained exterior architect Vernon Swaback; Other unique highlights of the main home include an executive home office, trainer’s gym, basketball court with electronic score board, twelve seat grand theater and wine cellar. Over 30,000 sf, 8 bedrooms, 11 bathrooms, 12+ car garage, and is one of the most expensive homes every sold in Paradise Valley.

Past blogs about this property… 2 of the most expensive homes in Arizona set for auction… No Open House for You!

8100 N 68th ST, Paradise Valley, AZ 85253US$12 Million

This Romantic Urban Villa in the heart of Paradise Valley. This palatial Mediterranean estate is a master class in what can be achieved with the world’s finest materials, a renowned team of artisans, and an unlimited budget. Designed by Juan Sandoval following the format of 17th Century Colonial architecture, but with every modern convenience. This magnificent home is unparalleled in its construction quality and architectural precision. Every 2 acre part of this estate was designed and built in over a ten year period. Two spectacular central courtyards. One for gardens and fountains, the other for a stunning 60X60 foot pool. The design of the home guarantees beauty from every room, and a level of security unmatched by even the most advanced technology. 18,000 sf, 5 bedrooms, 8 bathrooms, 8+ car garage, and one of the most beautiful homes designed… 

8055 N MUMMY MOUNTAIN RD, Paradise Valley, AZ 85253US$7.3 Million

Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley 1

Arizona Diamondbacks legend pitcher Randy Johnson finally sold his 5-acre Mediterranean estate. Once priced as high as $25,000,000 and put  up for auction after no buyer would take it. Over 1600 days and finally sold for $18 million off the original $25 million asking price. For more info about this property visit our past blogs or google Randy Johnson Paradise Valley house for photos, video, and information.

Past blogs about this property… 2 of the most expensive homes in Arizona set for auctionBig unit Randy Johnson asking a big price tag for his mega 25,000 sf home in Paradise Valley

10525 E RIMROCK DR, Scottsdale, AZ 85255US$6.45 Million

Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley 2

One of the most “asked about” homes in Horseshoe Canyon of Silverleaf. This exceptional estate is a one of a kind opportunity. Schultz Development created this 9,335 SF Ranch Hacienda masterpiece with 7 bedrooms, 8 bathrooms and unsurpassed quality. Located on the 17th hole of the Silverleaf course, the 2.37 acres pick up 5 golf holes as well as spectacular and dramatic mountain and city light views. The guest casita has 3 bedrooms, living area and kitchen – perfect for guests/extended family. The main house’s open plan flows seamlessly from space to space, both indoors and out. Also included: game room with view deck, exercise room, home theater, oversized gourmet kitchen, and a resort style back yard with oversized pool, lawn area and covered patios. You could only view this estate with appointment and proof of funds.

PENTHOUSES

15215 N KIERLAND BLVD 937, Scottsdale, AZ 85254US$3.33 Million

Plaza lofts

Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley 3

South Facing Kierland Commons Penthouse with SWEEPING UNOBSTRUCTED VIEWS. This Penthouse is a true stand-out, boasting the best of both worlds: luxury and convenience. Boosting 3 bedrooms, 2.5 bathrooms, 3567 sf, and 2 car parking spaces. This is LIFESTYLE LIVING at its best with Kierland Commons, Scottsdale Quarter and the neighboring Kierland Resort & Spa and 27 hole Kierland Golf Course across the street. Simplify your lifestyle and enjoy all the amenities a luxury home can offer without the maintenance….have the freedom to lock and leave…

5551 E ARROYO VERDE DR 209, Paradise Valley, AZ 85253US$2.81 Million

VILLAS AT MOUNTAIN SHADOWS

Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley 4

Luxury New Villa at Mountain Shadows Resort Paradise Valley location. Enjoy resort living w/ full amenities at adjacent resort combined with distinct architectural designs. Enjoy views from 800+ sq. ft. outdoor deck. This Villa has 20 ft. high entry foyer with private elevator/stairs to living level. Luxurious designer features include, Wolf combo dual fuel range oven and microwave, Sub Zero refrigerator, Asko dishwasher, Zephyr hood,10 ft. high ceilings, 9 ft. bi-fold doors to deck,9 ft. bi-fold from master suite to deck, indoor/outdoor fireplaces, 3 bedroom, 3.5 bathroom, 2 car private driveway, 2 car private attached garage, 24 hr. guarded entry, & more!

18720 N 101St ST 3023, Scottsdale, AZ 85255US$2.5 Million

Icon Silverleaf

Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley 5

Still UNDER CONSTRUCTION. Introducing ICON Silverleaf, a new collection of 72 luxury single-story condominiums within Silverleaf at DC Ranch in Scottsdale, AZ. ICON represents the only residential offering of its kind at Silverleaf’s exclusive community. ICON showcases single-story, luxury residences served by semi-private elevators. ICON’s spacious flats include expansive views and allow more freedom to live how you want to. The luxury condominiums will offer, 3,170 Square Feet of Living Space 3 Bedrooms, 3.5 Baths, private decks, access to Silverleaf’s resort amenities. Model Homes are anticipated to be complete in Winter 2018.

7181 E Camelback RD SE 704, Scottsdale, AZ 85251US$2.32 Million

Scottsdale Waterfront

Notable Luxury Home & Penthouse Sales Scottsdale Paradise Valley 6

This is the only Scottsdale Waterfront unit with 1,400 sf outdoor living balcony/terrace landscaped with palms, Meyers lemon tree, and lime tree. A spectacular completely remodeled smart house unit with 2300 sf livable and 3 parking spots. This is the best location in Scottsdale…

By the number 1st quarter 2019 Luxury Report by Juan Pesqueira Realtor

  • $1 million+ = 407 sales | 21 were Penthouses, condos, and townhomes
  • $14.3 – $15.7 million was the top sales price and it was in Paradise Valley
  • 176 Average days on market | 0 – 1617 days on market
  • Luxury Home Statistics 1st quarter 2019

Find your lavish Pad!

www.lavishpAdZ.com

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Juan Pesqueira Realtor

Ravishing Al Beadle designed townhome in Arcadia with private pool & spa just listed…


Anything designed by architect Al Beadle rarely hits the market so when one pops up, we must showcase!

Located in the Arcadia hood of Phoenix, Arizona behind the BRIDGEWOOD NORTH gates in a private location. This One of a kind Al Beadle architectural townhouse  design features 3 bedrooms, 2 bathrooms, 1752 sf, 2-car carport, its own private pool – spa & deck, and has been fully updated. Calling all you architect aficionado, can be yours for just shy of $700K (asking price $699,900). A small price for livable art…

Ravishing Al Beadle designed town home with private pool & spa 3

Remarks – One of a kind architectural townhouse in the community of Bridgewood. Al Beadle designed units rarely come on the market in this community. Extremely private end unit, large backyard with well designed heated saltwater pool & spa and over 2,000 sqft tiled deck. Soaring ceilings and walls of glass. Unit is fully updated, including Milgard dual pane windows/doors, a 2 car private carport with storage. True indoor/outdoor flow and clean modern lines makes this a very desirable place to call home. Prime Arcadia location, walking distance to many restaurants including LGO, Chelsea’s, North and others. Master upstairs, guest suite downstairs. 3rd bedroom/Den/Loft upstairs.

Listing is with Launch Real Estate Jim Bruske & Gretchen Baumgardner

Ravishing Al Beadle designed town home with private pool & spa 5

 

Begin your townhome search at…

LAVISHPaDz.com

House Hunting in … Scottsdale… Phoenix… Paradise Valley


From a brand-new Icon Silverleaf Condo and a historic North central Phoenix estate to a golf course community in North Scottsdale such as Silverleaf, Troon, or Desert Mountain – let’s not forget Paradise Valley. There’s a plethora of choices in high-end homes or penthouses to choose from. Consider these 9 tips from luxury home pro Juan Pesqueira before house hunting and buying your dream home.

Auction planned for Carefree contemporary southwest architecture house with Award-Winning Landscape 10

9 Tip you need to know in 2019 before buying a luxury home in Scottsdale, Phoenix, Paradise Valley, or in the state of Arizona.

1. Work with a local expert.

“It’s critical to have a good buyer agent who is familiar with the area and inventory you want to buy in. There’s a bit more control on access to high-end properties in terms of fewer open houses and more appointments have to be made to see them.” Juan Pesqueira, Attorneys Realty. 

In the top luxury markets like LA, NY, or Miami luxury homes can be difficult to locate because of their exclusivity. Often, they don’t appear on multiple listing services (MLS) because owners want to safeguard their privacy. Here in Arizona that is not the case. Although we do see off market sales from time to time, most of the inventory ends up on the MLS or word of mouth. Word gets around when a buyer is looking for something unique say Juan Pesqueira. 

A Realtor becomes an adviser. Its always best to SET a buyer consultation APPOINTMENT NOW or soon, so you can feel good and know that the wheels are now in motion. Even if you are still 6 months to a 1 year out. 

2. LOCATION, LOCATION, LOCATION

Your dream home can quickly morph into a nightmare if you don’t carefully investigate its surroundings. It may be situated in an exclusive neighborhood that bumps up against a questionable area six blocks away (Arcadia vs Arcadia light – if you can afford buy in Arcadia (not light) ). Ask your agent what will happen to the area in the future. For example, is there a projected high rise or housing development that will obstruct your gorgeous views (old town Scottsdale has had issues with this)? Even if you’re eyeing a gated community, check out possible issues with the location.

Quick Luxury Home market update –

  • Scottsdale Luxury home prices starts around $1 million.
  • Phoenix Luxury home prices starts around $800K.
  • Paradise Valley Luxury home prices starts around $1.8 million.
  • Get familiar with names within the city of Phoenix such as Arcadia or The Biltmore.
  • For Scottsdale, Silverleaf carries its own weight due to the sky high prices (20-30 million+).

Therefore, a local expert like myself is key. They will educate you on different locations, lifestyles, values, and availability.

3. VIEW, VIEW, VIEW | Lifestyle, Lifestyle, Lifestyle

Arizona has some of the most beautiful landscape in the world. Ask yourself do you prefer city, mountain, desert, boulder or all? Do you prefer urban, desert, or rural areas? Do you want to back to a boulder, do you want sunset, sunrise, or both? Do you prefer urban or rural areas? Are you looking for a lock and leave condo or penthouse with luxury building amenities, 24-7 concierge/security, maybe a guard gated community, or large piece of land with your home? These are all questions and options that will come up, don’t worry you will figure it out.  

4. BUYING BASICS – Searching for luxury homes without getting pre-approved by a lender, if NOT PAYING CASH:

Do not mistake pre-approval by a lender with pre-qualification.  Pre-qualification, the first step toward being pre-approved, will point you in the right direction, giving you an idea of the price range of houses you can comfortably afford.  Pre-approval, however, means you become a cash buyer, making negotiations with the seller much easier. Some listing agents will not allow a showing without proof of funds or approval letter. Don’t take it personal, get approved, or be prepared to provide some type of proof. The only exception is if you are a well-known billionaire, millionaire, or celebrity (ex. Warren Buffet, Larry Fitzgerald, Kyle Jenner or any Kardashian, Bradley Cooper, etc.). The high-end market examines buyers under a microscope, so financial documentation is imperative to prove that you can afford a multi-million dollar home. This shows the seller whether you’ll need to obtain a loan or pay in cash. Cash is the favored luxery home payment.

5. Dress conferrable when viewing property during the Arizona SUMMER!

Its no secret that Arizona (Scottsdale, Phoenix, Paradise Valley) is hot in the summers (top out at 110+) and just perfect in the winters. If you are looking at property during the summer months, wear shorts, a cool shirt, and sandals because it will be hot. You will sweat, so bring water. For those who have never been here during the summer, it’s a dry heat. Feel free to do a test run and walk into your local gym’s sauna with clothes on. But don’t worry, everywhere you go is air conditioned. The mornings are best during summers, but evenings will have you catching the most amazing sunsets. During winters us locals like to dress like its below zero, don’t panic if you see me in a full bear skin coat during the summer – Just Kidding…

6. DON’T JUDGE A PROPERTY BY ITS PHOTOS

Pictures, brochures and video walk-throughs don’t duplicate the feeling of actually being in the home. Even if you have to travel across the country or visit from overseas, a personal viewing is imperative – after all, this is a huge purchase you’re making! Gauge the house’s appeal by visiting it several times at different times of day. My advice is scheduling a sunset showing!

7. Hire smart, reliable advisers.

“A Realtor won’t make the client’s decisions but will make suggestions. Pay attention to your financial planner, accountant, attorney, and Realtor that you trust. They should agree on what you should be doing and if they don’t, arrange a meeting.” ENSURE THAT THE HOME HAS EXCELLENT RESALE VALUE You must always consider a home’s resale value? Yes. Be certain that you can comfortably recoup what you spent on the house if you need to sell it. Again, a fantastic location with views to die for factors into this scenario. The home’s condition is also crucial to its salability. When you buy your first luxury home, you enter an elite realm of taste, refinement and dreams-come-true. However, you can’t just make an emotion-fueled plunge into this purchase. Preparation and restraint will help you discover a luxury house that truly is a home.

8. There’s always room to NEGOTIATE.

NOBODY EVERY TAKES THE 1ST OFFER! Whoever has the least to lose wins in negotiations. Some negotiations take longer than others. It’s not always about price, sometimes terms are more important. Have your agent research the comparable properties that have recently sold, getting closing prices, right before you make an offer. Have your agent feel out the other side. Ask questions why are they moving, if the property is vacant you know they are carrying costs, maybe they relocated. 

9. HAVE FUN AND ENJOY THE PROCESS…

Its not that difficult to buyer a property in Arizona. It will get emotional at times, the heat will not help, but you will be ok. If you find a home you love, buy it!

Multiple Listing Service for ARMLS: LAVISHPaDz.com

Scottsdale Official Tourism: https://www.experiencescottsdale.com/

Phoenix Official Tourism: https://www.visitphoenix.com/

Paradise Valley Official Tourism: https://www.visitarizona.com/cities/phoenix-and-central/paradise-valley/

Lifestyles and Listings: https://azluxuryhomeblog.com/lifestyle/ 

Contact me, I would love to show you the current Scottsdale, Paradise Valley, Phoenix luxury homes. Finding your new dream home is my job, so let’s take time to discuss what you are looking for in a home

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Juan Pesqueira

 

Paul Christian Yeager original Mid-Century Modern on TOP OF CAMELBACK MOUNTAIN for sale


Its not every day an original Paul Christian Yeager, a student of architect Frank Lloyd Wright design home is for sale.

Andrew Pielage Photography

Known for his natural quarried stone walls and large cantilevered horizontal roof planes designs while incorporating the natural boulders, rocks, and mountains. The home was built in 1970 and was remodeled in 2016-2018. Boosting 5045 sf, 3 bedrooms, 4 bathrooms, 2 car garages, and Large flat grass lawns throughout the 1.9 acre lot…

Andrew Pielage Photography

Location: 6010 E CHOLLA LN, Paradise Valley, AZ 85253

Features:

  • 6000 sq ft natural limestone decking
  • 45 ‘ zero clearance heated pool and spa seating for 22,
  • 25′ BBQ area + triangular firepit matching the architecture of the home
  • New chef’s kitchen with quartz counters and polished epoxy concrete flooring
  • Guest house has a living room, loft, bedroom, and bathroom
  • New airconditioners, heaters, many of the windows have been replaced, new plumbing and electrical in many areas.

The property is listed with Joan A Levinson of Realty ONE Group.

This home is perfect for all you architecture aficionados like me. The livable art can be yours for $2,975,000.

 

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  • Photos believed to be taken by Andrew Pielage Photography. His website shows his masterpieces. https://apizm.com/ 

Are you an architecture aficionado? Looking for a unique architecture home in Arizona? let us know and well find it for you…