<?xml version="1.0" encoding="UTF-8" ?>
<rss version="2.0" xmlns:atom="http://www.w3.org/2005/Atom">
    <channel>
        <atom:link href="http://www.inphoenix.com/blog/rss/" rel="self" type="application/rss+xml" />
        <title>The Latest Issue In Phoenix</title>
        <link>http://www.inphoenix.com/blog/</link>
        <description>The Latest Issue is not only a blog focusing on Central Phoenix, but also an exploration of the science of real estate, living and eating in urban Central Phoenix.</description>
        <item>
            <guid>http://www.inphoenix.com/blog/s.html</guid>
            <link>http://www.inphoenix.com/blog/s.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>Things To Lookout For When Buying REO Properties</title>
            <description> <![CDATA[ 
Foreclosed properties, or those now owned by the lender are still around, though not as many and most don't tend to stick around on the market once they are released for sale, which could be a few months to over a year after the house was vacated and foreclosed.


Here are a few questions to investigate about a home. 


1. How old is the home. Older homes tend to have certain issues that come about as a result of age and many of these are exacerbated during the former owners distressed period. Also certain times in the real estate market, like boom times, the quality of construction and materials is usually lower. Learn about the specific issues that can come up and address them as you do your inspection.


2. Has the home been vacant for long? REO homes can be vacant for many months or some have been vacant for 1-3 years and as most of us know, vacant home tend to deteriorate faster. Be sure to talk to neighbors who may know more about how long the home's been vacant and pay more attention to some of mechanical items that degrade when not used: like galvanized pipes in historic homes or sewer pipes.


3. What is missing? Some of REO properties have been vandalized either by former owners, vagrants or others who don't respect other's property. This is common. I've seen missing pipes and discreetly removed wiring. The key word in the last sentence is discretely. Sometimes what is missing is not apparent, like when a pipe was cut in attic and when the water was turned on the kitchen flooded.


4. How does the home look? What is missing or broken. Was is the deferred maintenance. Distressed properties don't, usually, get the attention they need and when paint starts peeling or the like the deterioration speeds up.
 ]]> </description>
            <pubDate>Fri, 03 Feb 2012 13:59:48 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/urban-bike-to-roosevelt.html</guid>
            <link>http://www.inphoenix.com/blog/urban-bike-to-roosevelt.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>Urban Bike To Roosevelt</title>
            <description> <![CDATA[ 
On a rather hot January day, my bike went into the back of my TT - yes, it fits, and we drove down to one my properties in North Central Phoenix where the car was left. Instead of riding through the mountain preserve like I usually do I drove around it. The fact is that taking the same route over and over simply bores me after a while. That goes even from driving the same streets. That's usually a signal to move.


The weather was perfect and the sun blazing enough to drive people en masse to the local parks and the streets. I was surprised how busy it was.





(photo: Artur)


All downtown Phoenix parks were filled with people enjoying the city life, the weather, the dry summer grass that makes the parks look like wheat fields in the late summer. 


It's a great site so see so many people in the Central city parks which used to be so empty. The progress in downtown Phoenix has been amazing. I'm sure ASU has much to do with it, as did the light rail, the many other improvements made by so many people, including all the historic home owners who have made their homes so desirable to so many by making sure they have modern amenities and historic charm.


6 hours of riding and a burnt head were enough for this lazy Sunday. Urban cycling is nice and always interesting in Central Phoenix. Just do it.
 ]]> </description>
            <pubDate>Mon, 30 Jan 2012 10:58:57 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/phoenix-trolley.html</guid>
            <link>http://www.inphoenix.com/blog/phoenix-trolley.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>The Phoenix Trolley Museum</title>
            <description> <![CDATA[ 
The Phoenix Light Rail may seem new, but its really a rebirth of a mode of transportation which used to exist in Phoenix. Central Phoenix used to have an extensive trolley system which was removed with the advent of the automobile. It's too bad that that happened, but at lease some people had the foresight and fortitude to preserve what was left. This was done by The Phoenix Trolley project.


The Phoenix Trolley project was started in 1975 by a group of individuals who purchased one of the last remaining bodies of an original Phoenix Streetcar. The project became a Museum and was established as a 501(c)3 Nonprofit Corporation in 1978. Since that time, a Car Barn has been constructed, and Streetcar #116 has been partially restored and made operational. One additional car has been obtained by the Museum and we now have two Streetcars in various stages of restoration: our Flagship #116, and its sister car #504 (#108).  

- Phoenix Trolley Museum




It's well worth a visit not only to learn some history, but also to view how beautiful these machines were.


Where: 25 W. Culver St., Phoenix, AZ, 85004 The Phoenix Trolley Museum
 ]]> </description>
            <pubDate>Thu, 22 Dec 2011 15:38:24 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/a-video-of-ro-ho-en-japanese-friendship-garden-in-downtown-phoenix.html</guid>
            <link>http://www.inphoenix.com/blog/a-video-of-ro-ho-en-japanese-friendship-garden-in-downtown-phoenix.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>A Video Of Ro Ho En Japanese Friendship Garden In Downtown Phoenix</title>
            <description> <![CDATA[ 
Phoenix is lucky to have so many active people looking after it and most of us are lucky to have them and the resulting beautiful city that Phoenix is becoming after so many decades of wrong. Unfortunately past residents destroyed what would have made this city truly cosmopolitan: for instance Japanese flower growers in south Phoenix or China down in the warehouse district or the dozens of magnificent historic homes and icons of modernism that have been liquidated.


None the less what is left is, for the most, part, being preserved and often re-purposed. Urban life in Phoenix compared to just a decade or two ago is much better. The boom helped. 


One of those gems is the magnificent Japanese Friendship garden in downtown Phoenix. It is a 3.5 acre garden surrounded by another park and the Roosevelt Historic District. 


Once you enter it the notice of the city is gone and the magnificent landscape presents itself. It's best experienced a bit at a time, step by step along the walking path. The rock, bushes, trees, fish all fit in perfectly as do the fallen leaves in the fall and the seemingly random groups of Koi in the pond. 


 




The video above is my recent visit to the garden. My last trip was last year. The trees are more mature and it's all fallen or grown into place. 


Where: The Japanese Friendship Garden 1125 North 3rd Ave. Phoenix, Arizona




RO HO EN | Japanese Garden in Phoenix official website


 ]]> </description>
            <pubDate>Fri, 09 Dec 2011 08:52:32 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/11-important-things-to-ask-an-hoa.html</guid>
            <link>http://www.inphoenix.com/blog/11-important-things-to-ask-an-hoa.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>11 Important Things to Ask An HOA</title>
            <description> <![CDATA[ 
1. What percentage of the condo units are owner occupied. The more renters the less stable the complex.


2. What are the CC&amp;R’s Get a copy of the rules and regulations which can have an impact on your future value and lifestyele.


3. Copy of the association's financial and reserves. Are they stable, or in the red.


4. What are the current and past assessments and are they keeping up with inflation: is there enough to cover repairs now an those larger ones in the future.


5. What do they maintain. What is included in the fee and what do you have to pay.


6. What have been the special assessments over the last 5 years. You want to know what money has been collected and spent on.


7. What is the turnover. A high turnover may be a sign of trouble.


8. Is the project in litigation?


9. Is the developer reputable. This is more important with newer complexes.


10. Is there more then one association. Some areas have a community hoa and master planned hoa and maybe others, each with their own rules and fees.


11. Are rentals allowed. Life changes and you don’t want to be caught of guard having to hold a vacant unit while you take a job in another state.
 ]]> </description>
            <pubDate>Thu, 08 Dec 2011 12:01:26 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/all-things-considered-in-phoenix-in-december.html</guid>
            <link>http://www.inphoenix.com/blog/all-things-considered-in-phoenix-in-december.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>All Things Considered In Phoenix In December</title>
            <description> <![CDATA[ 
I used to post lots of photos on Flickr mostly for hosting photos, but now I know that for seo purposes it's better to host your own images, so I have not been to flickr in a while.


Lately I've seen may photographers moving their online portfolios over to 500px, so I checked it out. 500px is simply awesome. The presentation is great, the quality of photos, overall, is awesome and it's easy to use and easy to search for photos. 


NPR connotes this as the 'Age of the Planets'


I don't know how many of you have pondered how significant this is. Forever, that we know of, we've know of stars. All those little spots in the sky are stars like or similar to our own sun, but they are not planets. Lately we've seen proof of planets beyond our solar system and planets that may be habitable for life as we know it, meaning that life may and, considering how strong the forces of life are, it probably does exist there in some form. I'm speculating of course about the life, but it seems obvious and rather significant that it is not only we that are so lucky to be alive. It means that much of what we may know is really nothing compared to the knowledge out there.


Phoenix Home Sales Data


Over at phoenixmarkettrends.com we have published several reports about the housing market. Here are a few that might interest you.


November 2011 Home Sales Overview


Shadow Inventory


The influence of investors on the Phoenix market.


These are just a few of the recent reports.


Investment Frustrations


With the market supply tightening up, it is increasingly more difficult to purchase investment properties. There simply are few good choices or anything good is bombarded with offers and hitting the really low end is nearly depressing. A few days ago we hit the pavement looking for some 3-4 unit properties under $80,000 in need of repair.


What we saw was sheer destruction. Most of these properties were probably fine before going back to the bank. Once vacant many have been literally stripped and burned. We saw 2 that had massive fires and all had some or all the copper pipes removed and in many cases copper electrical wiring removed with just the plastic casing left behind. 


Doors wide open, or missing doors, missing window and vagrants. 2 such properties were in historic Glendale which is supposed to attract visitors. I'm simply going to start avoiding these properties, many of which are overpriced anyways. 


In fact, with some properties, the reo companies should be paying someone to take the properties off their hands.


What a novel idea? It makes sense in many situations with some caveats of course.
 ]]> </description>
            <pubDate>Wed, 07 Dec 2011 10:20:33 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/fall-colors-video-of-north-central-phoenix.html</guid>
            <link>http://www.inphoenix.com/blog/fall-colors-video-of-north-central-phoenix.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>Fall Colors Video Of North Central Phoenix</title>
            <description> <![CDATA[ 
Fall in Central Phoenix is warm and beautiful with lots of colors from all sorts of trees. A drive on Central Avenue or a run under the canoppy of Ash trees along Murphy's Bridle Path is almost magical, so is the crinkle of leaves under the foot or bicycle tire and the smell of flora of fall.


Below is a short video of what you can see now while in Central Phoenix.


#fall-colors-video#


I like the music too. It's bursting and vibrant just like the colors: bassy, clean and inspiring.


Instead of watching the video, get on your bike and see these colors and leaves live, crunch them under you wheels and smell them as the aroma fills the air.
 ]]> </description>
            <pubDate>Thu, 01 Dec 2011 08:04:38 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/examples-of-phoenix-historic-homes.html</guid>
            <link>http://www.inphoenix.com/blog/examples-of-phoenix-historic-homes.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>Examples Of Phoenix Historic Homes</title>
            <description> <![CDATA[ 
The historic district of Phoenix are really special as are the homes. We've put together a short video presentation of the types of historic homes you can view in some of the 35 district through out Central Phoenix. 


#historic-phoenix-homes-video#
 ]]> </description>
            <pubDate>Wed, 30 Nov 2011 13:51:56 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/the-perfect-weather-for-a-hike-in-the-phoenix-mountains.html</guid>
            <link>http://www.inphoenix.com/blog/the-perfect-weather-for-a-hike-in-the-phoenix-mountains.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>The Perfect Weather For A Hike In The Phoenix Mountains</title>
            <description> <![CDATA[ 
With the fall season upon us Central Phoenix is in the midst of a beautiful colorful scene. Just a drive down Central Ave will perk up anyone's mood. The colors are extraordinary as the Ash trees loose their foliage. 


This is also the season to do some searious hiking. We're lucky here in Phoenix that even in the bustling central city area there is a huge mountain range, the Phoenix Mountains, that are home to miles upon miles of hiking trails with many tall peaks reaching into the sky and to those who venture up their rocky sizes and make it to the top, beautiful views and amazing sunsets.





I'm lucky to live next to the preserve and I make it a point to hike and run it alone or with my smooth fox terriers as often as I can, at least 3-4 times a week. I love and and my dogs love it too and from what I can see, the crowds on the weekends many other do as well. Most make a car trip to the primary trail heads, but many live along the foothills of the Phoenix Mountains Preserve and can  just hop onto a trail anytime. The only really crowded places are the trails on Camelback Mountain and Piestewa Peak, but there are many other places to park and start a hike where few people go and access is easy. 


Once you get into the preserve you can get lost, not literally of course, but you'll feel far away from the city, the noise and traffic and all you'll have around you is nature and peace and this time of year, nice fresh air rolling down the sides of the mountains.
 ]]> </description>
            <pubDate>Tue, 29 Nov 2011 17:32:46 -0700</pubDate>
                    </item>
        <item>
            <guid>http://www.inphoenix.com/blog/how-is-the-market-in-phoenix-dont-ask.html</guid>
            <link>http://www.inphoenix.com/blog/how-is-the-market-in-phoenix-dont-ask.html</link>
            <author>artur@inphoenix.com (Artur Ciesielski)</author>
            <title>How Is The Market In Phoenix? Don't Ask</title>
            <description> <![CDATA[ 
For those having the deal with the market in the price range under $200,000 that state of the market is quite clear: it's very competitive, there are other buyers interested in the same properties, there are a lot of cash buyer and inventory is dwindling. 


At last look inventory is under 3 months for homes under $200,000 and often around 2 months for many price segments.


One such example of many is the tale of one client who has already put in 27 contracts with only 2 successfully landing in escrow. That is a paltry ratio. These are properties where our offer price is 0-15% above asking price, these are properties that are not under priced. Most are short sales and a few normal sales.


REO properties are virtually inaccessible since most have a 15 day first look period which precludes investors from putting in offers for at least the first 15 days and once the 15th day comes all have been under contract already.


One such property fell through today. It had 10 offers on it. Another a few days ago had 21 offers. 


There are simply a lot of people locally, nationally and internationally, seeing value in the Phoenix market and they are buying what they can before the market starts moving back up. Even if it does not move up the cash flow numbers for investors just work well and make sense.
 ]]> </description>
            <pubDate>Mon, 21 Nov 2011 12:43:31 -0700</pubDate>
                    </item>
    </channel>
</rss>
