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  • “COMING SOON” A sign of the times
    Written By: P.R. ‘Randy’ Cooney Publisher, Arizona Journal of Real Estate & Business   I recently went down to the “Realty Sign” store to purchase a few items. I happened to ask the manager this: besides the customary “SOLD” or “PENDING” sign riders, what is the most popular sign rider requested right now? With no... Read more
  • “Fix & Flip” Market Update
    Written by Alan Langston Executive Director, Arizona Real Estate Investors Association   The “fix & flip” market is an important one to every community and in every market cycle. Investors add value to a real estate transaction through the rehab of a property and then selling at or near “retail” for a profit. If you... Read more
  • “Joinder” of Married Couples in Arizona in Real Estate and Guaranty Transactions
    Christopher McNichol Kent Cammack Arizona’s community property laws generally categorize marital assets in one of three ways: (i) the marital community property, (ii) one spouse’s sole and separate property, and (iii) the other spouse’s sole and separate property. All property acquired by either spouse during the marriage is presumed to be community property, except that... Read more
  • “Please Release Me, Net Me Dough …”
    By Frank L. Murray   The Problem You might be involved in any one of a number of activities in your daily life – maybe you are attending a concert and you notice a lot of cramped tiny writing on the back of your ticket; perhaps laser tag, refinancing your house, going horseback riding, renting... Read more
  • “The Windows of Opportunity”
    By P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   In last month’s edition of the Journal, I wrote a true story about a sale entitled the “Candy Dish Deal.” The story your about to read is a spin-off from the Candy Dish Deal. If you have not read last month’s article,... Read more
  • 10 Tips To Success As a Luxury Agent
    Allison Cahill Esq. Allison Cahill & Partners Luxury Properties   So you just received your real estate license, and you have aspirations of hitting it big as a luxury real estate agent. First of all, congratulations! You worked hard for your license, and now get ready to work even harder. This is not the typical... Read more
  • 10 “Life Building” Truths
    By Jane Andersen   In the June Publication of this Journal, I read a terrific article by Randy Cooney titled Ten Truths of Selling Your Home.  His article focused on truths that agents don’t want to say because sellers don’t want to hear. I really appreciated Randy’s article which motivated me to write one as... Read more
  • 10,000 Baby Boomers Retiring Every Day
    Written By: Karrin Taylor Chair of Federal Affairs DMB Associates, Executive Vice President   There’s a large wave of Boomers reaching retirement age every day in America. Most Boomers continue to work, at least part-time, and many report wanting a robust life of purpose in retirement. What does this mean for housing and development in Arizona?... Read more
  • 2015 Air Conditioning Laws
    By Michael Farrar   As of January 1, 2015, the use of HCFCs (R-22) is considered illegal in refrigeration, heat pump and air conditioning systems for commercial properties in Arizona. This greatly impacts the Arizona commercial industry, since R-22 has been the refrigerant for 90% of the commercial air conditioning systems for decades. The effect... Read more
  • 2015 Real Estate Industry Changes
    By Jim Sexton   The Arizona REALTOR® leadership team attended the National Association of REALTORS® (NAR) Conference and Expo in New Orleans in November 2014. Arizona was well represented at the Conference with 51 Arizona REALTORS® serving as NAR Directors or Committee members totaling 70 appointments overall. As we navigate through the first quarter of... Read more
  • 2017 Commercial Real Estate Outlook
    Bob Mulhern Managing Director, Colliers International NAIOP Board Member   The Greater Phoenix commercial real estate market is forecast to record another year of steady growth in 2017. This is a sign of the evolution of Greater Phoenix from a “boom and bust” culture to a more mature, stable market. Part of this transformation has... Read more
  • 2017: Phoenix Market Leads the Nation
    Jonathan Smoke Chief Economist, realtor.com   Despite a more moderate housing market overall in 2017, strong local economies and population growth will continue to fuel the nation’s top markets. The realtor.com® 2017 top 10 housing markets based on price and sales gains are: Phoenix-Mesa-Scottsdale, Ariz. Los Angeles-Long Beach-Anaheim, Calif. Boston-Cambridge-Newton, Mass.-N.H. Sacramento–Roseville–Arden-Arcade, Calif. Riverside-San Bernardino-Ontario,... Read more
  • 2017: The Best Of Times
      Bill Gray Educator, Arizona School of Real Estate & Business Faculty Associate, W.P. Carey School of Business   Just a few years ago the Arizona real estate market was in turmoil. Neighborhoods were riddled with foreclosures and short sales, while property values plummeted. Investors, seeing opportunities, purchased residential properties in bulk turning once owner... Read more
  • 2018 Journal Industry Awards: Event Recap
    The 4th Annual Journal Industry Awards Ceremony Honors Professionals in the Real Estate Industry On Friday, March 11, the Arizona School of Real Estate & Business held its 4th Annual Journal Industry Awards ceremony at the McCormick Ranch Golf Club in the heart of Scottsdale, Ariz. This event is designed to recognize and honor the... Read more
  • 2018 National & Local Home Market
    Nadia Evangelou Research Economist, NATIONAL ASSOCIATION OF REALTORS® While we are inching closer to the end of the year, it is time we take a moment to conduct a housing market recap and forecast for 2018. Closing activity for existing home sales at the national level has been choppy, but so far generally higher than... Read more
  • 2018 Results — 2019 Predictions The Residential Real Estate Market in Maricopa County
    Fletcher Wilcox Grand Canyon Title Agency   The total number of residential sales in 2018 was equal to the number of sales in 2017. According to data from The Arizona Regional Multiple Listing Services, Inc. known as ARMLS, sales in Maricopa County in 2018 were 84,001 compared to 84,049 in 2017. When the number of... Read more
  • 2020 Market: Phoenix Stays Strong
    Sarah Richardson Founder and CEO, Tru Realty   It’s hard to believe we’re already nearly through the year and looking to 2020. As a smart investor, it’s crucial to keep a pulse on the current trends and how they might impact the future. In 2019, The Valley continued on the path of growth and it... Read more
  • 2021… Crystal Ball Anyone?
    John Mijac Branch Manager Foothills Office Long Realty Co.   There is no doubt that 2020 has been a memorable year… unique to say the least, very difficult, but for every negative it has brought, we Arizona REALTORS® know this has been one of the wildest markets in memory and, very profitable for many. But,... Read more
  • 2022 Housing Market Forecast and Predictions: A Whirlwind Year
    Realtor.com Authors: Danielle Hale, George Ratiu, Sabrina Speianu, Jiayi Xu, Hannah Jones   Americans will have a better chance to find a home in 2022, but will face a competitive seller’s market as first-time buyer demand outmatches the inventory recovery. Additionally, with listing prices, rents and mortgage rates all expected to climb while incomes rise,... Read more
  • 2023 SUPER BOWL Expectations and Reality for Hosts and Guests
    Shamile Botzman- Psy. D, SFR, E-PRO, CCIM Agenty CRE-By Cluff RE   2021 Commercial Real Estate Broker of the Year  Welcome to investors’ paradise. This thought is first to mind when the Phoenix market gets brought up among investors’ conversations. There is no doubt that the beautiful year-round weather, hiking trails, over three hundred highly... Read more
  • 2024: Focus on What You Can Control
    2024 will not come to us with a crystal ball or any guarantees, however what it presents us with is an opportunity to master change. Take a hard look at yourself as a business owner and how you will focus on what you can control and empower yourself to make attitude and effort the things... Read more
  • 21 Tips for Writing Contracts
    By P.R. ‘Randy’ Cooney  Publisher of the Arizona Journal of Real Estate & Business   After having the privilege of teaching contract writing for the past twenty five years, I have been able to compile a list of pertinent items to consider when writing a contract on behalf of clients in purchasing or selling a... Read more
  • 4 Barbie-Inspired Interior Design Trends in Arizona
    If you follow interior design trends, you probably have noticed a lot of pink recently. Of course, that pink may be related to the Barbie movie set to release this month.  We love seeing bright pink everywhere. After all, pink almost always has positive connotations. It represents affection, acceptance, joy, and warmth.  Pink makes us... Read more
  • 4 Keys to Being a Successful Real Estate Team Leader
    Eden Sunshine Vice President, Realty Executives     The number of real estate teams is continuing to grow. Approximately 26% of agents are part of a team. In my experience and observation, great teams are capturing a greater share of the business in some markets compared to individual agents. In good teams, I regularly see... Read more
  • 4 Steps to Go from 4 to 40 Transactions in 12 Months
    Eden Sunshine Vice President, Realty Executives   Albert Einstein once said, “The definition of genius is taking the complex and making it simple.” At the risk of perhaps oversimplifying the seemingly complex world of real estate, I’d like to put the work we do into context. We connect buyers with sellers while facilitating the transaction... Read more
  • 5 Common Social Marketing Mistakes Every Listing Agent Should Avoid
    Sarah Kirsch Richardson Tru Realty   Social media has become engrained in our personal and professional lives. It’s where friends and family go to check up on each other, and where consumers go to look for a business’ legitimacy and reviews. There’s no escaping it – social media is one of the best tools to... Read more
  • 5 Factors For Teams: The Negotiation Process
    John Wenner CEO, Negotiation Expert Wenzello, Inc   Negotiation is an intricate subject matter that incorporates fourteen different fields of study, which is why we find a plethora of materials, including courses, periodicals and books providing guidance on how to navigate through a negotiation. As an individual negotiator, these resources are fantastic because two common... Read more
  • 5 Reasons Why Every Real Estate Agent Needs a Blog
    Benjamin Ehinger   The number one problem most real estate agents face is a lack of hot leads. You network locally and hand out business cards like they’re candy, but you just can’t seem to generate consistent leads. Finding your target audience might seem difficult, but it doesn’t have to be so hard. With more... Read more
  • 5 Things to Know About the New Home Sales Market
    Sarah Kirsch Richardson Founder and CEO Tru Realty   The Grand Canyon State continues to be a significant hot spot for real estate sales and population growth. As the overall housing market maintains its steady upward trajectory, the new home sales market forges ahead in the same positive direction, with little to no signs of... Read more
  • 5 Things You Need To Know About Lease Management
    Sarah Richardson Founder and CEO, Tru Realty   It sounds simple enough. Place an ad, find a tenant to sign the lease and let the money come rolling in. Unfortunately, there’s quite a bit more to managing a lease than that. The easy part is getting tenants to sign a lease, the hard part comes... Read more
  • 5 Tips for Property Management Staffing
    Have you ever noticed that most people that end up in the property management business do not do so intentionally? Almost everyone I have met over the years in this business has said they “fell into” the business.
  • 5 Tips to Navigate the Property Management Field
    Sarah Kirsch Richardson Founder and CEO Tru Realty While the landscape of property management has changed over the past several years, many of the basics still apply if you’re looking for information to get started. One thing that hasn’t changed, it’s a tough business that requires a specific skillset and diligence in serving landlord clients. ... Read more
  • 6 Keys to Supporting Your Sellers To Win Future Referrals
    Sarah Kirsch Richardson Founder and CEO Tru Realty 7373 N. Scottsdale Road, Suite A100 Scottsdale, AZ 85253 www.trurealty.com   It’s a no-brainer: One of the best ways to win future referrals is to give your current clients a positive experience. When a client loves working with you, it means you’re tapping into an entire network... Read more
  • 6 Mistakes that Can Bury Property Managers
    Eden Sunshine Vice President, Realty Executives   Residential property management is a complex business that, if not conducted properly, can cost an individual a lot of money, create legal issues, and even lead to criminal action taken against them. Here is a breakdown of some of the key areas to pay attention to as a... Read more
  • 6 Pro Tips for Giving Your Luxury Client a Luxury Experience
    Cindi Acker-Hein for Hondros Education Group Entire sites, publications, Pinterest boards, Instagram feeds, and reality shows are devoted to luxury homes. The überwealthy collect them, and even average buyers dream of them. Obviously, we all know there’s something special about the luxury real estate market. But what about the luxury buyer and seller? Is marketing... Read more
  • 6 Steps to Investing in Short-Term Leases
    Sarah Richardson Founder and CEO, Tru Realty   Investors who find that their markets better lend themselves to short-term lease options will find that they can charge higher rent because tenants are willing to pay more for the flexibility. Whether it’s reasons for work or play, renters will gladly pay more to be able to... Read more
  • 7 Basics of Serving and Selling a Listing
    Sarah Richardson Founder and CEO, Tru Realty   Whether you’re a seasoned vet in the field or a newbie fresh out of school, it’s a good idea to take a moment from time to time to ensure you’re still covering the basics when it comes to selling a home. Every home is different and it’s... Read more
  • 7 Marketing Tips for Mortgage Loan Officers
    Dean Wegner Sales Manager and Loan Officer, Guardian Mortgage   The mortgage loan industry is extremely competitive. This means you’ll need to make the most of every marketing opportunity available. The following are several marketing tips to give you a competitive edge. 1. UPDATE YOUR WEBSITE  Updating your website on a regular basis is a... Read more
  • 7 People to Know For Flipping Properties
    Written by Doug Hopkins   Flipping properties is not for the Lone Ranger- not by a long shot.  It’s necessary to form a team that will be ready to “pitch in” within a few hours’ notice.  Why?  Because time is money.  Successful “flippers” don’t spend months or even weeks renovating.  A “flip” must be returned... Read more
  • 7 Property Flipping Secrets to Success
    Sarah Kirsch Richardson Tru Realty   Many first-time property flippers have big dreams based in well-produced television shows that highlight the glitz and glamor of this growing DIY industry. It seems simple enough. Buy low, renovate and repair, sell high. But too often, newbies “get into the biz’ without sufficient knowledge of what to expect... Read more
  • 7 Steps to Achieving Your Real Estate Financial Goals
    Sarah Richardson Founder and CEO, Tru Realty   In any career endeavor, it’s important to set smart goals and keep them top of mind. Setting strong financial goals is one aspect to keeping your business on the right track. There are many investment opportunities in the real estate industry depending on your area of interest... Read more
  • 7 Ways to Deal with Obstacles and Challenges in Business (and Life)
    Eden Sunshine Vice President Realty Executives   The older I get, the more I am coming to recognize, and perhaps accept the idea, that I simply don’t or won’t fully understand everything that happens in life. It used to give me comfort, perhaps some solace, in being able to interpret or explain why we encounter... Read more
  • 7 Ways to Save on a Fix ‘n’ Flip
    Greg Muir VP | Arizona School of Real Estate & Business   Experienced “fix and flippers” know that from the beginning of a flip to the end, every dollar counts. There are projects, like the bathrooms and kitchen, that deserve more of the budget allotment because buyers will always pay more when they see those... Read more
  • 8 Brutal Truths About Millennials That Determine the Success of Every Business
    Richie Norton Founder, Global Consulting Circle   Every business owner has one of two choices: Learn and embrace the global and millennial context (i.e., reality) Resist the global and millennial context and inevitably become irrelevant After having conducted more than 2,000 one-on-one interviews with millennials, this article describes the most important insights learned. Millennials don’t... Read more
  • 8 Keys To Pricing A Property In The Luxury Market
    Allison Cahill Esq. Allison Cahill & Partners Luxury Properties   Knowing how to price an ultra luxury property can be a daunting task, especially if it is your first luxury listing. Although there are many similarities between pricing a luxury property and a non-luxury property, there are also many different aspects to pricing. This article... Read more
  • A “Fix & Flip” Inspection Is Important
    Paul Furman President and Owner, AJF Engineering & Inspections   Many “fix & flip” investors take pride in remodels by using quality materials, licensed contractors and upgrades to old, antiquated systems; other investors put “lipstick on a pig.” These investors use unlicensed contractors and cut corners to maximize profits. Unfortunately, the cutting corners method has... Read more
  • A 2016 Update: Maricopa County Treasurer
    Tricia Covert Editor, Arizona Journal of Real Estate & Business   A new year is here which means preparation for the annual tax lien auction scheduled for February 10, 2016 is underway. The auction expects an average of 1,200 people looking to invest in tax lien parcels as a result of delinquent payments from Arizona property... Read more
  • A Benchmark for Mortgage Lenders
    Douglas G. Duncan Senior Vice President and Chief Economist, Fannie Mae   Benchmarking is a critical tool for obtaining insights. The Fannie Mae Mortgage Lender Sentiment Survey® (MLSS) — introduced in the first quarter of 2014 — provides exactly that: timely, robust benchmarks intended to help mortgage professionals better understand industry-wide trends and assess their... Read more
  • A Blockchain Future? Cryptocurrencies Gaining Traction in Real Estate Industry
    Liz Dominguez Associate Content Editor RISMedia, Inc., Real Estate Magazine   Bitcoin started out as blockchain technology with an innovative ideology for a more secure monetary future, and it’s now taking hold in the real estate world. Bitcoin and other cryptocurrencies, although not yet mainstream, show promise in an industry that typically prioritizes buyers who... Read more
  • A Call from the Arizona Attorney General’s Office
    By P.R “Randy” Cooney in collaboration with Faith McLoone   As the publisher of the Journal, I frequently receive calls from both local and national organizations with requests to print a story about the launch of a product, a new business development and other related “news” that may be occurring within our industry. Recently, a... Read more
  • A Candy Dish Deal
    By P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   In memory of a sweet real estate transaction, I am writing this article on Valentine’s Day, 2014. The story takes place twenty seven years ago within my very first brokerage which is upstairs in a business complex on the NE corner of... Read more
  • A Conversation with Charles “Hos” Hoskins Former Maricopa County Treasurer
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business   Over the past couple of years, I’ve had the pleasure to work with the former Maricopa County Treasurer, “Hos” Hoskins, to outline annual tax lien auction information for our readers. As of January 1, 2017, Hos begins his retirement journey and Deputy Treasurer, Royce... Read more
  • A Conversation With Commissioner Lowe
    Tricia Covert Arizona Journal of Real Estate & Business   It’s undeniable that the real estate industry is always in a state of change. An organization familiar with the change is the Arizona Department of Real Estate. As the first quarter of 2016 comes to an end, I asked Commissioner Judy Lowe if she could... Read more
  • A Conversation with Robert Joffe – A Top Luxury Home Agent
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business   Throughout this Journal issue, our guest columnists offer their opinions and experiences about luxury: the definition, the demand and the trends. When it comes to luxury homes in Phoenix metro, Robert Joffe can definitely add to the conversation. His 16 plus years of experience in... Read more
  • A Couple Tidbits to Sell Listings
    By Those Callaways Joseph & JoAnn Callaway Make the Home Famous When you put your listing on MLS, it is time to tell the world how wonderful your listing is.  Prepare every home, stage every home, clean every home and even wash the windows. Even a sad home suffering deferred maintenance and offered “as is”... Read more
  • A Decade of Change in the Arizona Rental Industry
    Denise Holliday, ESQ. Hull, Holliday & Holliday PLC   Government actions impact every industry. However, the rental housing market in Arizona has been uniquely affected by various statutory and regulatory changes over the last decade, notwithstanding the CARES Act and the seemingly endless moratoriums during the pandemic.   In 2010, as the economy was trying to... Read more
  • A Demand for Talent: Arizona Job Market
    Max Hansen CEO & Co-Founder, Y Scouts Phoenix Metro is now home to more than 1.6 million people with a diverse economy built on the foundation of tourism, manufacturing, healthcare, tech, financial and educational institutions. Maricopa County was recently named as the nation’s fastest growing county, adding residents, jobs and wages at a higher rate... Read more
  • A First Time Panel
    P.R. Randy Cooney President, Success Institute Educator, Arizona School of Real Estate & Business   As a part of our recent annual seminar on “Selling Luxury Homes,” The Arizona School of Real Estate & Business featured an exclusive panel of high net-worth consumers. Collectively, this panel has been involved in over 1,000 transactions of luxury... Read more
  • A Fix and Flipper’s Path in a COVID-19 Market
    Sarah Richardson Founder and CEO, Tru Realty   As real estate professionals, we’re taught to expect the unexpected. The ability to adapt is almost a requirement, especially for those who flip properties. When a problem arises, you research solutions, identify the best option, implement, and monitor progress. However, absolutely no one was prepared for the... Read more
  • A Fresh Start
    Tricia Covert Editor, Arizona Journal of Real Estate & Business   A new year is a time where many people vow to make changes or accomplish things they’ve been aspiring to achieve or never done before – resolutions are made and goals are set. This year, some surveys have shown that there has been a... Read more
  • A Gift Worthy of Sharing
    By P.R. “Randy” Cooney Publisher of the Arizona Journal of Real Estate & Business   A few months ago Tricia Lehane, who is the current President of the Arizona’s Women Council of REALTORS®, dropped by my office and delivered a few gifts of gratitude which included some chocolate, a bottle of wine and a reflective... Read more
  • A Letter from Leadership
    Dear Friends, Can you believe we’re already in the second quarter of the year? I hope you all had a successful start to 2021. Now is a great time to assess where you are with your goals and keep your foot on the gas! In this issue of the Journal, we’ll be discussing a very... Read more
  • A Letter from Leadership
    Dear Friends, We’d first like to wish all of our maternal readers out there a Happy Mother’s Day! Whether it’s quality time spent with family or a relaxing getaway – we hope you get to spend the day celebrating the love and support you give your families each and every day. In this month’s issue... Read more
  • A Letter From Leadership
    Dear Friends, I hope you all have enjoyed a fun and safe summer as life begins to return to “normal.” At Arizona School of Real Estate & Business and Hogan School of Real Estate, it’s back to school season! Now is a great time to get ahead on your continuing education requirement, kick-start a new... Read more
  • A Letter from Leadership
    Dear Friends, Happy Spring to all of you! It seems appropriate that the season of new growth is timed up with our March issue of the Journal, as we’ll be discussing the new home industry in Arizona. In this issue, you’ll find articles from experts in the industry who will share their insights on the... Read more
  • A Letter from Leadership
    Dear Friends, Can you believe we’re nearly halfway through the year? As the 6-month mark approaches, take a moment to review your 2021 goals and ensure you’re on the right track. At Arizona School of Real Estate & Business and Hogan School of Real Estate, we’re working behind the scenes to bring you back to... Read more
  • A Letter from Leadership
    Dear Friends, We are thrilled to share some exciting news with you: As of June 21st, 2021 Arizona School of Real Estate and Business and Hogan School of Real Estate are offering real estate sales pre-licensing courses in the classroom! While we’re launching our return to classroom with real estate pre-licensing, we’ll look to bring... Read more
  • A Letter from Our New Partner: Teaming Up for Your Success
    Jim Hogan Hogan School of Real Estate  It’s hard to believe that 45+ years ago I opened Hogan School of Real Estate in Tucson and now we’ve joined forces with the Arizona School of Real Estate and Business (ASREB). Looking back, it’s hard to believe that in my first month I taught only four students... Read more
  • A Listing Agent’s Right to Get Paid
    David Allen Partner, Jaburg | Wilk Attorneys at Law   One of the great things about being a real estate agent is that when a transaction closes, the agent gets paid his or her commission regardless of how much time and effort expended by the agent in connection with the transaction. Commission is usually computed... Read more
  • A Look at What’s to Come in 2023
    Mark Hutchins & Jereme Kleven Owners My Home Group 8360 E. Raintree Drive, Suite 120 Scottsdale, AZ 85260 myhomegroup.com   When is a good time to be in Real Estate? We hope when consumers ask real estate professionals this question, the answer given is; “it is always a good time to be in Real Estate!”... Read more
  • A Message From Commissioner Judy Lowe
    Commissioner Judy Lowe Arizona Department of Real Estate   Focus on Education Update – Exciting changes are being implemented in Arizona’s real estate education… (Pre-Licensing education and Continuing Education).  Arizona has always been recognized as having a high standard for education of the real estate profession.  However, as the profession adjusts to the changes that... Read more
  • A Message From Commissioner Judy Lowe
    Judy Lowe Arizona Department of Real Estate Commissioner   As real estate business models evolve nationwide, and Arizona’s market continues to grow, Teams will remain an established practice within real estate brokerages.  Here are a few helpful points you may reference when developing or evaluating your Team. “Teams” within the Arizona real estate industry are... Read more
  • A Message from Commissioner Judy Lowe
    Commissioner Judy Lowe Arizona Department of Real Estate (ADRE)   ADRE… By The Numbers The real estate industry and the professionals that serve it continue to be a pillar of the Arizona economy. Each real estate licensee plays an intricate and important role in the success of Arizona. As calendar year 2016 comes to an... Read more
  • A Message From Commissioner Judy Lowe
    Commissioner Judy Lowe Arizona Department of Real Estate   Governor Doug Ducey has set forward a path for Arizona state agencies to develop and succeed in a culture of continual improvement through adoption of the Arizona Management System (AMS). The Arizona Department of Real Estate is focusing on process improvement, enhancing services through technology and... Read more
  • A Message from Commissioner Judy Lowe
    Judy Lowe Commissioner, Arizona Department of Real Estate (ADRE)   Homeowner Association Dispute Process Now With Arizona Department of Real Estate The 2011 Arizona Legislature passed legislation providing Arizona homeowners a venue for resolving disputes with Condominium Homeowners Associations and Planned Community Associations, referred to and known as HOAs. These administrative procedures provide an alternative... Read more
  • A Message From Commissioner Judy Lowe
        Commissioner Judy Lowe Arizona Department of Real Estate   When visiting your physician’s office, do you read the credentials hanging on the wall, and comment, “Wow, this M.D. has incredible education and experience, I’m glad I chose him/her?” As a real estate professional, our real estate credentials and experience carry the same impact... Read more
  • A Message from David Schweikert Arizona Congressman
    David Schweikert Arizona Congressman   Government overspending is creating a huge burden of debt that threatens the economic well-being of our children. Our national debt of more than $17 trillion has saddled us with liabilities equal to $53,000 for every adult and child in America. Federal agencies continue to ask for more, while wasting money... Read more
  • A Message From Glenn Hammer, CEO & President of Arizona Chamber of Commerce
    Glenn Hamer CEO & President, Arizona Chamber of Commerce Having shaken off the deep chill of the Great Recession by emerging economically more diversified, more attractive to job creators, and better positioned to win the jobs of tomorrow, Arizona’s most illuminating economic indicator might just be the number of inbound U-Hauls. The rebound is astonishing... Read more
  • A Message From Secretary of State, Michele Reagan
        Arizona Secretary of State Michele Reagan   I would have thought the house on the corner of my street would have sold overnight. Yet the,“I’M GOURGEOUS INSIDE” rider has been up for weeks. Every couple of days I’ll see a car or two out front with potential buyers checking out the house with... Read more
  • A New Challenge and A New Opportunity
    Authored By Kim Clifton, Tierra Antigua Kimberly S. Clifton Designated Broker Tierra Antigua Realty 1650 E. RIver Rd. STE 202 Tucson AZ 85718 TierraAntigua.com   Be the reason someone still believes in magic, truth, authenticity, compassion, intelligent conversation, loyalty, courage, and love that doesn’t have an agenda. We have had a few years of a... Read more
  • A New Chapter of Education
    Bill Gray Arizona Department of Real Estate, Advisory Board Member Educator, Arizona School of Real Estate & Business   As I reflect on my time spent in the Arizona real estate industry, I have found that it has been rewarding. From evolving the Arizona School of Real Estate & Business (ASREB) in the late 1970s to the... Read more
  • A New Crystal Ball
    John Mijac, Managing Broker Long Realty Foothills Office   No one likes uncertainty and few things breed more doubt than a shifting market. We want a crystal ball, but fortune telling is risky, and REALTORS® know better than to predict the future. Nevertheless, I’ll give you an educated guess about the coming year. Before that,... Read more
  • A New School Year Brings an Opportunity for High Schoolers
    Tricia Covert Publisher Arizona Journal of Real Estate & Business   August marks the start of a new school year for many Arizona school districts. Parents, children and young adults are preparing for resumed schedules after summer vacations while checking off supply lists. A new school year means new opportunities for further knowledge and growth.... Read more
  • A New Way to Exponentially Grow Your Real Estate Business
    Eden Sunshine Vice President, Realty Executives   There is a conversation that is not taking place in the real estate industry; at least not often and by many. If you happen to be a part of the conversation, at first glance it will appear daunting and way out of your reach or even ability to... Read more
  • A Night To Remember
    Written By: P.R. Randy Cooney Publisher, Arizona Journal of Real Estate & Business   On May 5th as in Cinco De Mayo, many from the Arizona real estate industry came together to honor nominees for the 1st Annual Industry Awards hosted by this Journal. The evening mimicked the excitement of recognized award events, such as... Read more
  • A Practical Guide to Homeowner Associations
    By Stephanie Monroe Wilson   In  Arizona, Homeowner Associations are governed primarily by two sets of statutes, the condominium statutes, A.R.S. § 33-1201, et. seq., and the planned community statutes, § 33-1801, et. seq.  The vast majority of communities in Arizona are in Homeowner Associations. Therefore, it is important that homeowners, property managers and builders... Read more
  • A Random Walk Down Main & Main with a Commercial Real Estate Old Timer
    George Larsen Co-Founder of Larsen Baker   The Journal interviewed George Larsen, CCIM. George is the Co-Founder of Larsen Baker, the largest commercial real estate owner/developer in Tucson. While the company is now run by a team of younger executives headed by President Melissa Lal, CCIM, George at 78 is still active in commercial real... Read more
  • A Realtor’s Duty to Refer a Competent Professional
    In the past I have stated my concerns about REALTORS® that recommend water well drillers & pump installing contractors to perform well inspections for prospective buyers of homes on private or shared water wells. I have pointed out that well drillers and pump installers are in fact, just that, they are contractors. They are not... Read more
  • A Reflection To Remember
    P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   Over this past holiday season one of our students, Sandy Allen, shared how she had to travel back east with her sister to move her Mom into an assisted living home. Sandy expressed that it was a challenging and often emotional time –... Read more
  • A Relaxed Arizona Mortgage Market
    Rocke Andrews President, National Association of Mortgage Professionals   The year 2017 brings many changes to the Arizona mortgage industry. As the economy and real estate market recover and thrive, the mortgage industry is relaxing and advancing. Fannie Mae and Freddie Mac are helping with this by making more modifications to the mortgage process to improve... Read more
  • A Review of Investment Markets
    Paul Ohanian Founder & CEO, Scottsdale Wealth Planning, Inc. I tend to preach the virtues of a globally diversified portfolio. While resisting temptation to use past performance to predict future returns, this quarter underscored a valuable lesson for investors: There is a world of opportunity out there. Here is my assessment of the markets for... Read more
  • A Solution to Problem Properties
    Brad Grannis Real Estate Asset Manager , ASU Foundation For A New American University   As agents and brokers, we all have had to deal with problem commercial properties. You know which ones I’m talking about: overvalued (in the client’s eyes), deferred maintenance, functionally obsolete, generally unprofitable and difficult to move. These properties can be a... Read more
  • A Step-By-Step Guide to Enforcement of Money Judgments Against a Judgment Debtor’s “Homestead” Property/Residence
    Written by: Larry O. Folks Folks Hess, PLLC   A Step-By-Step Guide to Enforcement of Money Judgments Against a Judgment Debtor’s “Homestead” Property/Residence Under Arizona’s New Laws to Become Effective on January 1, 2022   Introduction Legislation to protect “homestead” property – historically the family farm and now personal residences – from loss to judgment... Read more
  • A Strong Commercial Presence in Phoenix
    Sarah Richardson Founder and CEO, Tru Realty   Just as it is with many other aspects of the economy in Phoenix, the commercial real estate industry continues on an upward trajectory in 2019. Although this may come as a surprise to some, with many retail stores closing their doors across the country, however, the need... Read more
  • A Tribute: Arizona School of Real Estate & Business Old Town Scottsdale Campus
    Tricia Covert Senior Publisher, Arizona Journal of Real Estate & Business   This Journal issue is focused on ways to attract and retain customers. Simply stated, what motivates people to stay loyal? The topic is appropriate as the Arizona School of Real Estate & Business (ASREB) announces that it will be leaving the Old Town... Read more
  • A Unique Approach to 2023
    “For we know in part, and we prophesy in part…we see through a glass, darkly.” One of my favorite Epistle’s and one of the most human. Paul was an amazing Apostle, according to the record, if too dogmatic for me. But the one thing I can agree with him about is the above; predicting the... Read more
  • A WAKE UP CALL FOR RESIDENTIAL REAL ESTATE
    Sarah Richardson Designated Broker, Tru Realty   Residential real estate has experienced a significant amount of change this past decade. There have been seismic shifts in the brokerage landscape, a historic economic upheaval, new rules for title and added scrutiny to the lending process. We, as industry insiders see these changes firsthand every day. As... Read more
  • A “Bit O’ Change” – Consider the Bitcoin
    Written By Frank Murray   Bitcoin first developed out of 2008 software and a 2009 white paper published under the pseudonym Satashi Nakamoto. It began operating as a peer-to-peer digital currency in 2009. Bitcoin has no centralized authority, and transactions are tracked cryptographically after they are validated by a public listing known as a “blockchain.”... Read more
  • A “Fix-and-Flip” Inspection Is Important
    Paul Furman President and Owner, President and Owner, AJF Engineering & Inspections Many “fix-and-flip” investors take pride in remodeling projects by using quality materials and licensed contractors, and by making upgrades to old, antiquated systems. Other investors “put lipstick on a pig” by using unlicensed contractors and cutting corners to maximize profits. Unfortunately, the “shortcut”... Read more
  • Above and Beyond
    P.R. ‘Randy’ Cooney President, The Success Institute As the seminar “Creating Clients for Life” is approaching, I recall some stories of real estate agents who did some extraordinary things on behalf of their clients. Below are a few stories that come to mind from attending various real estate conferences over the years. I do not... Read more
  • Addressing the Growth Paradox
    Arizona competitiveness policies over the past decade have built a more diversified, prosperous, and resilient economy and led to income growth faster than the national average and better than 41 other states. An intentional focus has been placed by Arizona’s business, legislative, and education leaders, on championing policies that drive investments into high-tech manufacturing and... Read more
  • Addressing Water Issues with Buyers
    Sarah Kirsch Richardson Founder and CEO Tru Realty   Well, we’re here. It’s 2022 and for the second consecutive year, NOAA has forecasted the continuation of persistent drought and below-average precipitation in the West. But it’s nothing new: Nature Climate Change reported that from 2000 to 2021, we saw the driest conditions we’ve seen in... Read more
  • ADRE by The Numbers
    All real estate licensees play an intricate and important role in the success of Arizona. The Arizona Department of Real Estate (ADRE) is pleased to share metrics – which represent an overall increase of practitioners in the profession. The ADRE celebrates a “Happy New Year” two times each year. One for the calendar year on... Read more
  • ADRE Cease and Desist Orders Against Licensees
    Michael Denious Attorney, Stoops, Denious, Wilson & Murray, PLC   Over the past few years, the Arizona Department of Real Estate (ADRE) has issued several “cease and desist orders” against active licensees and brokerages.1 These orders are publicized in the Department’s “late breaking news” section of their website as well as sent via email to... Read more
  • ADRE Focus on Education
    Judy Lowe Commissioner, Arizona Department of Real Estate   The Arizona Department of Real Estate (ADRE) approves and oversees real estate schools and educators, including monitoring pre-licensing and continuing education courses, while always striving to ensure the highest quality for the content of courses and the competence of the instructors, as well as the quality... Read more
  • ADRE Investigations
    Michael Denious Attorney, Stoops, Denious, Wilson & Murray, PLC   One of my primary practice areas is representing real estate agents and developers (whom I refer to collectively as “licensees” below) before the Arizona Department of Real Estate. This article discusses some “dos and don’ts” in responding to a Department investigation. Get a copy of... Read more
  • ADRE REVIEWS ACCOMPLISHMENTS OF 2014 – LOOKS FORWARD TO “Partnering with Arizona” 2015
    By Judy Lowe, Commissioner     With a new year ahead, the Arizona Department of Real Estate (ADRE) reviewed the many accomplishments of the last five years and successfully implemented changes. We would like to share the “ADRE CY2014 Accomplishments” that were reported to Governor Doug Ducey. EDUCATION Oversaw the delivery of approximately 700 education... Read more
  • Advertising Benchmark: Present a True Picture
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   Advertising is a necessary form of communication for any agent’s business. Agents advertise their services and they advertise their client’s property. To generate clients, advertising is essential for agents to enhance their image as honest and trustworthy and to inform their potential customers... Read more
  • Advice from an Expert: Tax Lien Investing
    Jim Hogan Hogan School of Real Estate  If you’ve got some investment dollars sitting in a bank account at low interest rates, maybe it’s time to re-think your investing strategy. Tax liens offer a high return on investment, without management hassles. If you haven’t taken the time to investigate property tax liens as an investment,... Read more
  • Agents: Can Property Management Become an Income Stream for You?
    Beth Sigg Northwest Real Estate Services   Now that you have your real estate license and are busy with buyers and sellers, you’re inevitably asked to locate rentals for clients, or find tenants for landlords! Should this become part of your toolbelt of services? First, let’s talk about supply and demand. Selling real estate is... Read more
  • An Effective Negotiator
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business     The word contract gives most people thoughts about a long, grueling process that requires tedious review and attention to detail. However, there is another side to contracts that involves a much different skill set: negotiations. Typically, some form of negotiation takes place before... Read more
  • An Inside Look at Economic Development in 2020
    Chris Camacho President & CEO Greater Phoenix Economic Council (GPEC)   For those who may not be as familiar with Greater Phoenix Economic Council (GPEC), we actively work to attract and grow quality businesses, and advocate for the competitiveness of Greater Phoenix. Over the past 31 years, GPEC has fueled the regional economy by helping... Read more
  • An Instructor’s Diary Entry
    Randy Helfman   It has been a long week of teaching. While the subject matter is the same, the students change after each 18 chapters complete. Time to meet whole new groups of people, either on livestream or in person. Timid, quiet, and restrained during the first few classes, students blossom as the classes proceed.... Read more
  • An Interview with a National Best Selling Author
    By Tricia Covert   As we approach a new year in 2015, it’s common to reflect back on years past. In the real estate industry, it will be more than six years ago since the height of the recession that created the uproar in the market. It changed people’s lives, causing many professionals to have... Read more
  • An Interview with an Industry Icon
      By: Tricia Covert     As the Arizona School of Real Estate & Business celebrates its 45th anniversary this month, I was looking for someone who could give great meaning to this milestone event. Bill Gray was the obvious choice. Most people in the industry are very familiar with Bill’s contribution to the Arizona... Read more
  • An Interview with Arizona’s Number One Luxury Home Agent
    By Tricia Covert   There have been recent reports in the media about luxury home sales from both a global and national perspective. According to the reports, sales in this market are rebounding faster overall in comparison to regular home sales. Some major metropolitan areas are seeing double the volume second quarter of this year... Read more
  • An Interview with Brian North: An Expert “Fix It and Flip It” Resource
    Brian North Article Written By: Tricia Covert   Over the past decade, the popularity of home television shows has skyrocketed. Top-rated shows such as Flip or Flop, Rehab Addict, Property Brothers, Love It or List It and many others keep captive viewers tuned in week after week. Phoenix metro even took part in the trend... Read more
  • An Interview with GPEC CEO Chris Camacho
    Chris Camacho President & CEO, Greater Phoenix Economic Council   GPEC President & CEO explains how Greater Phoenix builds on its legacy of high-tech success. Chris Camacho, as president & CEO of Greater Phoenix Economic Council (GPEC), has seen a wave of business investment growth unlike anything experienced elsewhere in the country. During his tenure,... Read more
  • An Interview with Mike Fox, CEO of Scottsdale Museum of the West
    Article Written By: Tricia Covert   There are many Valley attractions the real estate community can highlight for visitors and residents that bring out the advantages of living in our beautiful city – the culture scene has become one of those attractions. With our Scottsdale campus situated in the Old Town Art District, I have... Read more
  • An Interview With the Maricopa County Treasurer
    Charles “Hos” Hoskins, Maricopa County Treasurer Article Written By: Tricia Covert   When we think of an Arizona real estate investor, a specific image may come to mind: someone who purchases land, residential homes, commercial developments and other types of real property. Someone purchasing tax liens typically would not be considered part of that image.... Read more
  • An Oportunistic Mindset
    As professionals in the Real Estate industry, we are often asked to predict the future.  We can follow market trends, stats, rates, rumors and reports, however what remains consistent is an awareness of what is reality; buyers need to buy and sellers need to sell.  This is the profession we have chosen, our job doesn’t... Read more
  • And the Winner is . . .
    David Allen Partner Jaburg | Wilk Attorneys at Law   Anyone who watches sports competitions of any type expects an outcome whereby one person or team is deemed to be the “winner,” while the opposing person or team is deemed to be the “loser.” And while it would seem to follow that those same two... Read more
  • Appraisal in the Luxury Market
    Gregory Barnette Accurate Appraisals 2019 Appraiser of the Year   Luxury real estate is one of the most exciting types of assignments for an appraiser. The craftsmanship and selection of the newest and best materials creates an exciting challenge for even the most experienced appraiser. The value of these properties has so many variables and... Read more
  • APPRAISAL MARKET UPDATE
    Mark Murphy Licensing Manager – Arizona Department of Financial Institutions (AZDFI)   Debra Rudd Appraisal Regulatory Specialist – Arizona Department of Financial Institutions (AZDFI)   Over the past few years, there has been a lot of discussion about an impending shortage of real property appraisers due to the increasing age of the professionals who are... Read more
  • Appraisers can be Your Flipping Advisor
    Beth Sigg Northwest Real Estate Services   With the advent of HGTV and a plethora of “Fix It and Flip It” shows, there are misconceptions galore regarding how to flip properties, and what it entails. These shows feature a complete remodeling in a week or two, including the inevitable drama of an unexpected foundation problem... Read more
  • APPRAISING A LUXURY HOME: DETERMINING VALUE WHEN THERE ARE NO COMPS
    John Tomblin Sofvue.com, OfficeAtlas.com, AirwestDrones.com   Appraisers have numerous valuation tools in their cache when it comes to appraising homes. These include the “Sales Comparison Approach,” the “Income Approach,” and the “Cost Approach.” For most residential appraisals, the Sales Comparison Approach is the most widely accepted and reliable indicator of value. But what does an... Read more
  • April 2015 Changes: Flood Insurance
    Written by: Edie Lohmann NFIP Insurance Specialist at FEMA Region IX   The National Flood Insurance Program (NFIP) implemented congressionally mandated reforms required by the Homeowner Flood Insurance Affordability Act of 2014 (HFIAA) that repeal and modify the Biggert Waters Flood Insurance Reform Act of 2012 (Biggert-Waters). The new law slows some flood insurance rate... Read more
  • April 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, Can you believe Spring is already here? I hope this first quarter of the new decade has been successful for all of you! Now is a great time to do a quarterly check-in on your 2020 goals and make sure... Read more
  • Are Appraisers Reporters or Creators? How Agents Can Prepare For an Appraisal
    By Robert Oglesby   The valuation process to most people outside of the appraisal world is somewhat puzzling.  Often times, a real estate agent will hand an appraiser a Competitive Market Analysis (CMA) and indicate “this is how I came up with my price.” The process is much more intricate than that. The valuation process... Read more
  • Are You a Trusted Advisor?
    By Steve Chader Author of National Best Selling Book “HOLD: How to Find, Buy & Rent Houses for Wealth”   Oftentimes, as agents, we get caught up in closing the deal – so much so, that we can lose sight of the bigger picture. We have the opportunity to provide much more than just shelter... Read more
  • Are You Adaptable?
    Jacob Chapman Designated Broker Desert North Realty   There is no question that technology has changed the way people buy and sell homes. A fascinating result of this is the real estate agent has adjusted with these changes and it has created a more adaptable and independent agent that has to rely less and less... Read more
  • Are You Ready to Sell Luxury Real Estate?
    Laurie McDonnell Designated Broker, HomeSmart LLC   As a real estate agent, you know the competition is fierce no matter your specialty, but you love every minute of it. Good real estate agents are always looking to take their careers to the next level. If you’re a go-getter who has been in the field for... Read more
  • Arizona 2021 Market Outlook
    Gary L. Farris Certified Distance Education Instructor Arizona School of Real Estate & Business   For the last several years, Arizona has experienced a significant increase in population growth. In fact, Maricopa County, has for over the last 5 years, the largest growth population for counties with population over 1 Million people. But what is... Read more
  • Arizona Cities Make Top the List for Job Recovery
    Fletcher R. Wilcox Sales Associate Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com   Arizona Cities Make Top the List for Job Recovery Both Purchase Price & Rent Reach New Pinnacles  Inventory Increases as Buyers Wait & See   Arizona: More Than 100,000 People Employed Year-Over-Year This past April, 111,300 more people were employed in Arizona... Read more
  • Arizona Commercial Real Estate: A Look at the Latest Trends
    Nick Miner, CCIM Orion Investment Real Estate www.nickminer.com Arizona has been one of the hottest commercial real estate markets in the country even with the recent changes in the capital markets. Arizona’s continued population growth, strong economy, and a favorable business climate, contributes to the strong demand for commercial property. Here are some of the... Read more
  • Arizona Court of Appeals Confirms that Arizona’s Anti-Deficiency Statutes Don’t Apply to Vacant Land
    By Christopher J. Charles, Esq.   Confusion has plagued the courts since the M&I Bank v. Mueller[1] decision over whether the anti-deficiency statutes apply to vacant land. Thankfully, the Court of Appeals recently brought clarity to that confusion with the BMO Harris v. Wildwood[2] decision. Prior to Mueller, everyone understood that Arizona’s anti-deficiency statutes were... Read more
  • Arizona Department of Real Estate Education Update
    Commissioner Judy Lowe Arizona Department of Real Estate   Arizona Department of Real Estate (ADRE) recognizes that the caliber of real estate education provided to licensees is crucial in promoting professionalism and consumer protection. The ADRE, in collaboration with Arizona’s real estate educators, is constantly researching ways to enhance educational standards, including content quality, content... Read more
  • Arizona Economic Development
    Sandra Watson President and CEO, Arizona Commerce Authority   The outlook for Arizona’s economy is looking brighter everyday as our state continues to add new jobs, attract new companies and promote our pro-business message around the world. According to data released by the Arizona Department of Administration, Arizona has fully recovered all jobs lost during... Read more
  • Arizona Economic Overview
    Sandra Watson President and CEO, Arizona Commerce Authority   Arizona celebrated many accomplishments over the past year, and as we move into 2016 our state’s economic outlook is positive. During fiscal year 2015, the Arizona Commerce Authority (ACA) successfully closed 120 projects representing 18,314 projected jobs with average wages of approximately $51,809 and $1.51 billion in... Read more
  • Arizona is a Top Five State for Year-Over-Year Population Increase
    According to a December 22nd release from the U.S Census Bureau, Arizona finished number five amongst all states in year-over-year numeric population increase.
  • Arizona is a Top-Tech Job Generator
    Steve Zylstria President & CEO, Arizona Technology Council   If you live here, you probably haven’t noticed but Arizona has one of the hottest technology job markets in the country right now. There’s nothing particularly unique about how Arizona is adapting to technology as compared to other tech hubs. It’s just that “information technology” (IT) is... Read more
  • Arizona Market Predictions 2022-2023: How to survive the market
    Shamile Botzman- Psy. D, SFR, E-PRO, CCIM Agenty CRE-By Cluff RE   The overall cost of living in the Valley has risen higher than the United States average according to National Study data. So, what is happening with inflation in our state and how will this impact the Arizona housing and real estate market? Homes... Read more
  • Arizona Mortgage Lenders Association
    By Nikki Krukovsky   Arizona Mortgage Lenders Association (AMLA) was founded in 1958 and was established for its members, by its members. The main reason the association was formed decades ago was for industry professionals to network and share best practices.  AMLA is a nonprofit association for those in the mortgage lending industry – with... Read more
  • Arizona Multifamily Market Trends and Investments
                                       By John Kobierowski and Thomas Brophy, ABI Multifamily Despite stocks hitting all-time highs, markets across the globe have been prone to ever increasing volatility fits. As a result, middle age-to-older market investors have been switching to a combination... Read more
  • Arizona Multihousing Legislative Progress
    Tom Simplot President & CEO, Arizona Multihousing Association   Fifty years ago, the Arizona Multihousing Association (AMA) was formed after a group of apartment operators joined together to promote and advocate for a fair and competitive housing market. Today, the mission of the AMA remains the same in protecting the interests of ethical rental housing providers... Read more
  • ARIZONA OFFICE OF TOURISM
    Debbie Johnson Executive Director   Tourism is one of Arizona’s largest export industries and produces a positive economic cycle of spending, job creation and tax revenue that impacts all 15 counties. It is one of the few industries in Arizona that generates such a large impact on our economy. At the end of each day,... Read more
  • Arizona Once Again a Top State for Population Increase
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency fwilcox@gcta.com Founder TheWilcoxReport.com   2021 Results for Single-Family Resale Homes What Time of Year are Home Prices and Rents the Highest? Will Purchase and Rent Prices Rise in 2022?   Population Increase: Homebuyers and Renters Continue to Move into Arizona For the... Read more
  • Arizona Provides Digital Pioneers With the Ideal Environment for Success
    Sandra Watson President and CEO, Arizona Commerce Authority     The exact definition of the term “millennials” is disputed. Some say it means those born between 1981 and 1996, others say those born between 1980 and the mid-2000s. What’s not in dispute: millennials comprise the largest generation in United States history, and their influence on... Read more
  • Arizona Real Estate Appraisals
    Debra Rudd Manager, Real Estate Appraisal Division Arizona Department of Financial Institutions   We live in a time of immediate results. If we are unable to obtain the answers to questions instantaneously, we work on ways to speed up the process. An example of this pertains to real estate appraisals and the recent attempt from... Read more
  • Arizona Real Estate License Reciprocity: Can You Transfer Your License to Arizona?
    Do you hold a real estate license in another state but plan to move to Arizona? You may wonder if you will have to start from scratch and complete the full list of Arizona’s licensing requirements. Here’s what you need to know about Arizona real estate license reciprocity for salespeople or brokers moving to Arizona. Key... Read more
  • Arizona Real Estate Market – Back to the Top of the Heap
    Mark Stapp Professor of Real Estate, Arizona State University   In March 2006, this market was one of the best, the darling of the new homebuilding segment. But that month I remember well because the public builders started rapidly pulling back – that began the wild ride down. Well, 13 years later the Phoenix metro... Read more
  • Arizona Real Estate Market – Back to the Top of the Heap
    Mark Stapp Professor of Real Estate, Arizona State University   In March 2006, this market was one of the best, the darling of the new homebuilding segment. But that month I remember well because the public builders started rapidly pulling back – that began the wild ride down. Well, 13 years later the Phoenix metro... Read more
  • Arizona State Land
    LISA A. ATKINS Commissioner, Arizona State Land Department   In 1910, the U.S. Congress passed the Arizona Enabling Act authorizing the Arizona Territory to prepare for statehood. Included in the 1910 Enabling Act were designated lands granted in Trust to the Territory of Arizona to assist with a base to support our common schools (K-12... Read more
  • Arizona Tourism
    Debbie Johnson Director, Arizona Office of Tourism   Tourism is an opportunity to present the best of what we have to offer others: our hospitality, unique natural surroundings, accommodations, attractions, restaurants, and shops. We are fortunate to live in a state that offers such a variety of activities and places to experience. Tourism also serves... Read more
  • Arizona Water Supply
    Thomas Buschatzke Director, Arizona Department of Water Resources   For decades, the state of Arizona’s water policy has rested on a single, basic assumption: That sooner or later, the Big One – that is, the big drought – would come along to challenge the Southwest’s capacity to deal with below-average moisture over a lengthy period... Read more
  • Arizona’s Mortgage Industry
    Mark Murphy Licensing Manager, Arizona Department of Financial Institutions (AZDFI) The Mortgage Lending Division of the Arizona Department of Financial Institutions (AZDFI) currently regulates 397 Mortgage Brokers, 69 Commercial Mortgage Brokers, 460 Mortgage Bankers, 21 Commercial Mortgage Bankers and 16,284 Mortgage Loan Originators (MLOs) who hold an Arizona license. In the last two years, new... Read more
  • Arizona: The Connected Place
    Steve Zylstra CEO, Arizona Technology Council Arizona has become a hotspot for the Internet of Things (IoT), the interconnection of computers and devices embedded in everyday objects that send and receive data. This is readily apparent as the Greater Phoenix Economic Council (GPEC) has stepped up as a major advocate by launching The Connected Place,... Read more
  • Arizona’s Commercial Outlook
    Sarah Kirsch Richardson Founder and CEO Tru Realty   As the residential real estate market continues to boom, you might be surprised to learn that the commercial real estate market, while not booming, is still holding its own. And there’s positive outlook to be had when you look in the right places. It is true... Read more
  • Arizona’s Newest Business Entity, The Benefit Corporation or “B-Corp”
    Christopher J. Charles, Esq. Andy G. Anderson Provident Law   In many markets, consumers and employees, alike, hunger for purpose-driven companies committed to socially and environmentally responsible business practices. Prior to this year, however, most states did not offer a form of business entity that could fully accomplish a dual mission, producing both profit and... Read more
  • Arizona’s Water Conservation Considerations
    Sarah Kirsch Richardson Founder and CEO Tru Realty There’s no denying it, water has become an increasingly hot topic in recent years, and even more so with the announcement in August from U.S. officials declaring the first-ever water shortage from the Colorado River. This shortage means Arizona will reduce water usage from the Colorado River... Read more
  • ARMLS: We’re a Top 10 MLS
    Written by: Matt Consalvo CEO, Arizona Regional Multiple Listing Service, Inc. (ARMLS)   Many subscribers would be surprised to know that Arizona Regional Multiple Listing Service, Inc. (ARMLS) is one of the largest MLSs in the country. In fact, we are in the top 10 in many categories. In 2014, subscribers closed over $19 billion... Read more
  • Artificial Intelligence in Real Estate
      Artificial intelligence (AI) is a machine’s ability to solve problems by learning over time, similar to the way a brain processes information when making a decision. The term was coined in 1956 by John McCarthy, who also quipped, “As soon as it works, no one calls it AI anymore.” That has already started to... Read more
  • Ask “The Assistant”
    Jamie Wagner Founder, “The Assistant”   Movin’ on . . . Have you noticed lately how many people, from all walks of life, are reevaluating their plans for the future and seem to be facing major changes? Statistics indicate that next to the loss of a loved one, divorce, or ill health, “moving” is considered... Read more
  • Asset Protection: Limiting Liability & Lowering Taxes
    By Brad Huss, E.A., CFP   One of the unfortunate realities in today’s America is the risk posed to both businesses and individuals by the threat of litigation. The National Center for State Courts estimates that approximately sixteen million civil lawsuits are filed in the United States every year. The Economic Journal reports that Americans... Read more
  • Assignments of Buyer’s Rights Under Purchase Agreements
    By Michael T. Denious Often in the course of a real estate transaction, the named buyer under the purchase agreement will seek to assign its rights as buyer to another party, referred to as the assignee. In connection with such assignment, the assignor/buyer transfers any and all rights as buyer under the subject purchase agreement... Read more
  • Attitude & Mindset
    Perhaps the most important topic one cannot teach is mindset. You got that right. As a manager I am sure you think you need to teach your agents’ mindset because you need top notch agents to make your business profitable, and if they are not in the right frame of mind, they will never hit... Read more
  • August 2018 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, This month, we reflect on the intrinsic value of change. For many, “change” is a word that brings feelings of anxiety or fear. These folks believe change will bring something negative to their lives, so they avoid it at all costs. But if... Read more
  • August 2019 – Letter From the School Director
    Greg Muir Interim School Director, Arizona Journal of Real Estate & Business    Dear friends,   I hope you all have enjoyed summer and the fun vacations and activities that tend to come with this season. Whether you stayed close to home or found a new vacation spot, I trust you got the rest and... Read more
  • August 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, I hope you all have been staying safe and healthy amidst everything going on in the world. My letter in the August issue of the Journal would typically be marked with fun questions about your summer vacations, activities, and excursions.... Read more
  • Authenticity: The Hidden Brand Advantage
    Emily Soccorsy Founder/Brand Strategist, EmJoy, Inc.   In the 21st century, the single most important quality of every brand large and small is its authenticity. Why? The purpose of branding is to attract clients and partnerships who believe what you believe, and who understand that your brand is a monument to what you believe. You can... Read more
  • Avoid These Sellers Market Listing Pitfalls
    Laura Kelly Mance CRB, REALTOR®/President Long Realty   We’ve all heard it. “In this market, a listing is a guaranteed sale.” When demand exceeds inventory it certainly feels easy, but there is still a new set of problems you’ll have to avoid in order to keep your listing transaction on the right side of easy.... Read more
  • Avoiding Real Estate Malpractice Arizona REALTORS® Duty to Disclose
    By: Christopher J. Charles, Esq. & special guest Scott Burns, Esq.   It has been famously said that “with great power comes great responsibility.”  This is especially true for REALTORS® who, under Article 26 of the Arizona Constitution, may draft any and all instruments, including contracts, incident to the sale, exchange, trade, or leasing of... Read more
  • Baton Accepted
    Patrick Lewis Designated Broker Realty Executives     First, I have to give a huge thank you to Randy Cooney for his leadership, friendship, and mentorship these last four years. If you missed last months’ article, Randy Cooney will be “passing the baton” to me this month to take the position of Designated Broker of... Read more
  • Be A River, Not A Reservoir
    By Carol Perry   John C. Maxwell, an famous motivational leader with over 60 books in circulation says, “If you want to succeed, you must learn how to connect with people.” And while it may seem like some people are just born with the ability to connect with others, the fact is anyone can learn... Read more
  • Be Known for Who You are Before What You Do
    Suzanne Fuqua eXp   There is so much information available for social media marketing. Figuring out where to begin could be a daunting task, but it doesn’t have to be. When becoming a licensed real estate agent or starting a business, your contact information becomes public information. Numerous businesses will reach out claiming they can... Read more
  • Be Social To Generate Leads
    Russ Scheetz Founder and Owner, Open House Hunters   When it comes to real estate lead generation and prospecting the question becomes: “Has generating leads for new real estate business changed?” Every residential real estate agent knows that referrals from past and current clients is the best source for business — that has and will... Read more
  • Because It’s the Rules
    Written by: David Allen Patners in the Phoenix Law Firm, Jaburg & Wilk   There are seemingly two types of people who live in houses or condominiums that are subject to rules and regulations, known as Codes, Covenants and Restrictions, or “CC&R’s.” There are those who live there because there are CC&R’s, and there are... Read more
  • Benefits of a New Home Build
    Suzanne Fuqua eXp   Arizona is in the middle of economic growth with many large companies moving or expanding their operations to our sunny state. With this growth in our economy, there also comes the need to expand our availability of homes. There are many new or used habitable options to consider in townhomes, condos,... Read more
  • Best Practices When Listing a Home
    Written By: Judy Houston     The promotion of a residential listing has seen many changes and variations in the last decade. Now, there are numerous ways to do it and there really isn’t a single mass-market venue out there anymore. Some best practices that will give a listing agent the most exposure includes a... Read more
  • Beyond The Deal: Working with a Client’s Property Management Company
    Terry Kass Owner | Designated Broker, GPCI Multifamily & Land Development   If there’s one crucial lesson you should learn early as a broker in multifamily brokerage, it’s the importance of maintaining a good, close relationship with clients and with property management companies even after a deal is done. Suffice to say that a transaction... Read more
  • Big Data = Big Opportunities
    Steve Zylstra President and CEO, Arizona Technology Council   Traditionally, doing a deal in real estate has meant the parties and their agents succumbed to signing a sea of documents that left everyone practically drowning in paper that was collated, bundled and stored as proof something traded hands. The practice left everyone saying at least... Read more
  • BITCOIN INVESTMENTS
    Paul Ohanian Founder & CEO, Scottsdale Wealth Planning Inc.   I have been watching the sharp rise in the market value of bitcoins over past months with cautious curiosity and the intense media coverage and public reaction with great interest. While cryptocurrencies have historically held niche appeal with digital enthusiasts and people who believe the... Read more
  • BLOCKCHAIN LEADING THE WAY TO A NEW BUSINESS MODEL
    Steve Zylstra President and CEO, Arizona Technology Council   The financial technology (Fintech) sector is among the most promising and fastest growing in today’s technology landscape. More than $50 billion has been invested in nearly 2,500 Fintech companies since 2010. Arizona businesses are actively participating in the growth of Fintech by offering a diverse range... Read more
  • Broker Cooperation Agreements
    Michael Denious Stoops, Denious, Wilson & Murray, PLC   This article explores what are referred to as “Broker Cooperation Agreements” under A.R.S. § 32-2163. In most cases it is necessary for a person to be actively licensed as a real estate broker or salesperson in the State of Arizona in order to receive a commission... Read more
  • Budget for Real Estate Wealth Building
    Pamela Barker President, Genesis Strategic Planning, Inc   Wealth building through real estate continues to bring results for those who choose to participate. Studies show that home equity is a large contributor to retirement options. That is to say, homeownership is an important step for wealth; yet studies also indicate American youth are not taking advantage... Read more
  • Build Your Best Team
    Sarah Kirsch Richardson Tru Realty   Working as a team in real estate can be highly profitable and a rewarding experience as you help others grow professionally. If you’re at your best working independently, a team environment may not be the right move for you. But if you’re a people-person driven by a desire to... Read more
  • Building an Educated Workforce
    Dr. Sybil Francis Executive Director, Center for the Future of Arizona   When the Center for the Future of Arizona (CFA) was established in 2002, it was a time of dynamic change in Arizona. We knew that in order for Arizona to remain prosperous and a welcoming community, there would be a need for local... Read more
  • Building Relationships Getting New Leads/Listings
    Suzanne Fuqua eXp   Building relationships is about developing your SOI, or your “sphere of influence.” You will want to start by creating a database from your cell phone. Those leads are people that you know well enough to recognize and say hello to in the grocery store. You may also extend your database with... Read more
  • Building Your Team
    Chris Bianco Weichert Realtors   For many new investors the whole concept of real estate investments can be intimidating, even for the most basic business plan. Building a team of good quality players will give you confidence throughout the investment process. Here is a simplified roster of the 4 team members that will make your... Read more
  • Business Entities For Licensed Real Estate Brokers and Salespersons
    Written by: Mike Denious Certified Real Estate Specialist Attorney, Stoops, Denious, Wilson & Murray, PLC   BROKER ENTITIES Real estate brokers may conduct business as a self-employed broker (sole proprietorship), corporation, general or limited partnership, or limited liability partnership or limited liability company. There are no restrictions on ownership of the entity by licensed versus... Read more
  • Buying, Selling and Holding Apartments at the Top of the Market
    Terry Kass Associate Broker, REIM   The Phoenix metro area has experienced ten consecutive years of overall positively trending metrics including property appreciation, increasing rents and record sales driven by growth in population, corporate investment, and employment. The big question in front of us now is how long will this positive momentum last? Some economists... Read more
  • Can I Work and Still Receive Social Security Benefits?
    By Jeff Young   I receive on an ongoing question: “Can I work and still collect social security?” The question really should be: “Is there a penalty on social security earnings if my income exceeds a certain threshold?” All social security income taken prior to full retirement age (FRA) is subject to an earnings test. ... Read more
  • Can REALTORS® Use Drones To Photograph Listings?
    By Christopher J. Charles, Esq.   If drone manufacturers have it their way, drones will soon be as commonplace as iPhones. Domino’s wants to use drones to deliver pizzas; Amazon wants to use drones to deliver books; and UPS could use drones to deliver mail. I recently attended a wedding in Del Mar, California, that... Read more
  • Capturing Today’s Mobile Consumer – Leveraging lifestyle or cultivating addiction?
    John Lim Founder & CEO, linknexus   There has been a raging debate about mobile consumers and whether or not they are addicted to their phones. This isn’t surprising, since our reliance on mobile technology has happened with unprecedented suddenness. Since the introduction of the smartphone 10 years ago, more than a third of global... Read more
  • Career Consideration: Mortgage Loan Officer
    Dean Wegner Guardian Mortgage   There are many career opportunities that exist within the real estate industry outside of a typical real estate agent role. Each job plays a key part in the home buying or selling process and provides valuable support to clients along the way. According to the Bureau of Labor Statistics, employment... Read more
  • CFPB: The “New Enforcer” Targets Marketing Services Agreements
    Michael Denious Attorney, Stoops, Denious, Wilson & Murray, PLC   In my last several articles, I have focused on the regulatory agency that is near and dear to every real estate agent’s heart, the Arizona Department of Real Estate. In many prior articles I have discussed the Arizona Department of Financial Institutions, which regulates (among... Read more
  • Changes In The Anti-Deficiency Statutes And Case Law
    By Thomas Stoops   House Bill 2018 relating to deeds of trust and mortgages specifies changes to the anti-deficiency protections for consumers which substantially narrow those protections.  As of December 31, 2014, the anti-deficiency provisions of A.R.S. §§ 33-729 (mortgages) and 33-814 (deeds of trust) applicable to single-family or two-family dwellings are modified.  For mortgages or... Read more
  • Changes in the Anti-Deficiency Statutes and Case Law
    Thomas A. Stoops Stoops, Denious, Wilson & Murray, PLC   House Bill 2018 relating to deeds of trust and mortgages specifies changes to the anti-deficiency protections for consumers which substantially narrow those protections. As of December 31, 2014, the anti-deficiency provisions of A.R.S. §§ 33-729 (mortgages) and 33-814 (deeds of trust) applicable to single-family or... Read more
  • Cheers For Best Holiday Of Em’ All
    Jerry Weissberg President, Hondros Family of Companies   Over the years, I’ve sent this Thanksgiving note (by Mitch Albom – below) to colleagues, family and friends. I always receive numerous responses confirming the things we all cherish about this uniquely American holiday. Mitch Albom does a wonderful job of putting into words all the great... Read more
  • Choosing the Correct Business Entity
      Christopher J. Charles, Esq. Partner, Provident Law    Co-writer Andy Anderson, Esq.            Attorney, Provident Law              Societies have conceived new business structures since time immemorial. Fundamentally, joining together with business partners spreads the demands of capital and limits risk. Italians made family firms, compagnia,... Read more
  • City Improvement Programs
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business   The status of the home market continues to be at the forefront of conversations for people both inside and outside of the real estate industry. With rising home prices, increased sales and even fix-n-flip transactions, various City Councils are also taking part in the conversation... Read more
  • Civil Remedies and the Commercial Lease
    Christopher J. Charles, Esq. Founder, Provident Law   Just like the ancient feudal lords, commercial landlords today have considerable rights and remedies if a tenant defaults. Two chief examples include the non-judicial lockout and pre-judgment provisional remedies. Fortunately, provisional remedies are rarely needed because the mere threat of enforcement generally accomplishes the landlord’s goals. Commercial... Read more
  • Classroom or Online Real Estate Courses: What’s the Best Fit for You?
    Deb Prevost, Director of Education, ASREB You want to get your real estate license, but don’t know the best way to prepare. You can choose between classroom or online real estate pre-licensing courses – both offer the same material, so which is best? It comes down to what type of learner you are and your... Read more
  • Client-Worthy Culinary Events
    Diana Brandt Founder, Arizona Foodie   As a new year starts, the Phoenix metro food scene begins to rock and roll. Over the past few years, I’ve been fortunate enough to attend almost every single culinary event in the valley. Many of these events cost a pretty penny — with various venues to choose from... Read more
  • Close is Not Good Enough When it Comes to Real Estate Commissions
    David Allen Partner, Jaburg|Wilk Attorneys at Law   One of the most basic real estate laws, which all agents have drilled into them from the time that they first start studying to become an agent, is that all agreements for the payment of real estate commissions must fully comply with the statutory requirements for such... Read more
  • Commercial Design Trends Regional Approach to Materials and Context
    Written by Erik Peterson   Commercial design over the years has adapted to trends in the industry, be that good or bad. I believe we’re seeing a very positive trend in commercial design in our Arizona market at this time. There are three major components to the trend: 1) regional context 2) lifestyle integration 3)... Read more
  • Commercial Development: Appraisers as Advisors
    Beth Sigg Northwest Real Estate Services   Usually, a commercial appraisal assignment is ordered by a lender after the proposed project has been designed, possibly platted, with needed zoning changes. In other words, these requests tend to be “after the fact” for a specific project that has already been planned for months or years. What... Read more
  • Commercial Evictions Surge
    By: Christopher J. Charles, Esq.   Along with snow in the Valley and home-town favorite Phil Michelson’s third victory at the Phoenix Open, 2013 has also ushered in an increase in commercial lease defaults.  Fortunately for landlords, however, Arizona law provides significant remedies for commercial landlords when a tenant defaults. Two examples are the non-judicial... Read more
  • Commercial Health in Phoenix Metro
      By Michael  Farrar   The Greater Phoenix office market is on an upswing with vacancies trending lower, rents inching higher and businesses adding more staff.  The market continues to face some challenges; chief among them are vacancy rates that remain among the highest compared to other major metropolitan areas in the country. However, overall... Read more
  • Commercial Investors
    George Bliss & Joan Krueger Principal & Director, Bliss Realty & Investment     Real estate investing is an old and cherished method of moving real estate.  Investors exist in both the residential and commercial real estate arenas.  But, at least in the commercial world, the investment scenario, while it may look different than before... Read more
  • Commercial Landlord Consent to Assignment or Sublet by Tenent
    By Michael T. Denious   Commercial lease agreements typically contain a provision that conditions the tenant’s right to assign or sublet upon the landlord’s consent.  A fairly typical example would be the following: ASSIGNMENT AND SUBLETTING:  Tenant shall not have the right to assign or pledge this Lease or to sublet the whole or any... Read more
  • Commercial Leases and Force Majeure
    David Allen Partner, Jaburg | Wilk Attorneys at Law   Until recently, many commercial landlords and tenants had never heard of the term “force majeure,” and even if they had, few really understood what it meant. Amongst the countless changes in our lives since the onslaught of the COVID-19 pandemic, is the realization by commercial... Read more
  • Commercial Managing Director Of The Year 2015
    Bob Mulhern Commercial Managing Director Of The Year 2015   Why did you choose a career as a commercial leader? I chose commercial real estate because it provides the opportunity to work with talented, proactive, achievement- minded professionals who generally are grateful and generous by nature. These are the kind of people who I like... Read more
  • Commercial Mortgages in Arizona
    Rocke Andrews President, National Association of Mortgage Brokers   Commercial mortgages in Arizona avoided much of the publicity and outcry of their residential brethren. However, it was clear to see plenty of retail and office properties were vacant and for sale. Smaller sites as well as the larger malls experienced disappearing occupants and missed payments. Many... Read more
  • Commercial Real Estate Broker Of The Year 2015
    Mike Haenal Commercial Real Estate Broker Of The Year 2015   Why did you choose a career as a commercial real estate broker? I knew I didn’t want to continue to deliver Pizza for Domino’s. My Dad was in the commercial real estate business and my Mom was a residential broker, so I knew enough... Read more
  • Commercial Real Estate Champions
    Joyce C. Grossman, AZED Pro Executive Director, Arizona Association for Economic Development With Sara Wheatcroft Sr. Marketing & Proposal Specialist, Logan Simpson   Demand for commercial and office space spiked valley wide, with office absorption surpassing 3 million square feet, the highest demand since 2005. A majority of that absorption continued to be in the... Read more
  • Commercial Real Estate: A Team Effort
    Bryon R. Carney Market Leader, Cushman & Wakefield   I am a huge fan of the Arizona Cardinals. I’ve been a season ticket holder since they moved to Arizona in 1988 and have suffered through some dismal seasons — but I believed going into the 2016 season this was our year to win the Super... Read more
  • Commercial Real Estate: Making The Sale
    Ari Spiro, CEO and Founder  ORION Real Estate Investments     Real estate sales is one of the largest and oldest industries and professions in the world.  The “tried and true” has been tested and retested – axioms and adages have been long-developed.  Real estate is a business where the “what to dos” often morph... Read more
  • Commercial Shaming Building Owners
    Timothy Lawless President, National Association of Industrial and Office Properties (NAIOP) – AZ   The commercial real estate industry in Arizona recognizes demand for energy-efficient office and industrial space. As a result, the industry is already taking important steps to reduce the energy consumption of buildings through voluntary and market driven approaches. These approaches should be... Read more
  • Commercial Slow & Steady Wins The Race
    Molly Carson Vice President, Development Ryan Companies US, Inc.   Some believe there are global and domestic issues to be concerned about in 2016 and the not so distant future: the pending presidential election, historically low oil prices, an unstable Chinese economy, rising interest rates and so on. These concerns may keep you awake at... Read more
  • Commercial Update: NAIOP
    Tom Johnston Senior Managing Director,Savills Studley 2015 NAIOP Chairman   The Arizona Chapter of NAIOP is the ninth largest business trade association in Arizona and one of the largest commercial real estate groups in the United States with a membership of more than 750. Our organization recently has made it a priority to reach beyond... Read more
  • COMMERCIAL: EMBRACING THE INEVITABLE
    Suzanne Kinney President & CEO, NAIOP Arizona   The Internet. Big data. Virtual reality. Machine learning. Blockchain. Crowdfunding In the past, these technology terms were not part of the vernacular in the commercial real estate (CRE) community. How times have changed. With the quickening pace of innovation and the growing sophistication of investors and occupants,... Read more
  • Commercial: Phoenix Metro Industrial and Office Progress
    Jennifer Farino Regional Director of Analytics, Xceligent   The Phoenix Metro commercial real estate market continues to follow its own trends from the rest of the nation, as it makes its way back up the recovery ladder from the Recession. Phoenix and the surrounding metro cities are working hard to attract new companies and businesses to... Read more
  • Commercial: The Real Value of “Class A” Space
    Paul Andrews Senior Vice President, Cresa Phoenix   There is a sea-change that has been slowly evolving in Phoenix metro and the U.S. with respect to the “Class A” office workspace culture. Class A is typically viewed as a higher-end, more expensive space — luxury in the commercial world. Some may argue that Class A space... Read more
  • Commercial: Top Design Fundamentals to Meet Market Demand in 2017
        Beth Harmon-Vaughan, PH.D., FIIDA, LEED, AP In the highly competitive 2017 real estate market, landlords are positioning new buildings and repositioning existing building stock to meet market demand which is shifting across virtually every space type. Gensler research indicates six top trends that are driving commercial office building design and differentiating properties from... Read more
  • Communication and Supervision in the Age of Snapchat, TikTok and Targeted Commercials
    John Mijac, Managing Broker Long Realty Foothills Office   This message is antithetical to its medium… “What?” You ask. Follow along and I’ll explain, but be patient, if you can. And, to mimic my mother, do what I say, not what I do. We live in a world of VERY short attention spans, where even... Read more
  • Community Service Supporting Arizona Residents
    Tricia Covert Editor, Arizona Journal of Real Estate & Business Marketing Manager, Arizona School of Real Estate & Business   The positive direction in the Arizona real estate market has been very apparent when talking to existing professionals in the industry in recent months. Newer reports tied to Arizona such as decreased unemployment rates, the... Read more
  • Condominium Sales – What Buyers and Listing Agents Must Know to Be Successful
    By Victor Butschek   Condominium sales have become very prominent over the years in the Phoenix area, but they present a set of circumstances that are unique. Are you “up” on the current requirements? Basic Facts A condominium, by definition, gives ownership of the interior space of the dwelling….described as “from paint to paint.” If... Read more
  • Congress Extends Mortgage Debt Relief Act
    Written by Christopher J. Charles, Esq.   The general rule is that the forgiveness of debt is a taxable event.  26 U.S.C. § 61(a)(12).  Debt forgiveness is included within the taxpayer’s gross income. For example, if you loan your nephew $100,000 to open a fast food franchise and then later, you hit the Powerball and... Read more
  • Constructing The Future
    Written by: Larry Seratt President, Serco Contracting, Inc.   Like many areas of real estate, the construction market took a downward dive during the 2008 recession. Having been in the construction industry since the early 80’s, it’s not a light statement when I say 2008 was devastating for careers and companies alike – but especially... Read more
  • Construction Industry Update
    Jeff Fleetham Director, Registrar of Contractors   In the state of Arizona, real estate agents are licensed to better protect the public; the same holds true for contractors. An individual working unlicensed as a real estate agent negatively impacts the livelihood of licensed agents, posing untold financial and safety risks for the public. Similarly, construction... Read more
  • Continued Growth in Greater Phoenix
    Sarah Richardson Principal/ Designated Broker, Tru Realty   Greater Phoenix has come a long way from its humble roots as a farm town, established in 1881. If you’re not from the area, it may be hard to believe that Phoenix ranks #5 on the list of largest cities in the U.S. The state of Arizona... Read more
  • Contractors You Need to Fix and Flip a House
    Nate Hoelzen President, Arizona School of Real Estate & Businsess   House flipping in the United States is becoming popular again, but one key to succeeding in this endeavor is having the right contractors on hand so the work goes smoothly. While you may be tempted to go the DIY route, your time is typically... Read more
  • Contracts and Clarity
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   Rather than step outside of my area of expertise and discuss property management, I’m going to stick with a topic I know something about and depart from this this month’s theme. I’m going to talk about contracts and clarity. John Wayne said, “tomorrow hopes we... Read more
  • Court Awards $140,000 Commission Pursuant to Liquidated Damages Clause
    By Christopher J. Charles, Esq.   Every now and then REALTORS® are faced with a tough decision when their client cancels a listing or a purchase contract. Should REALTORS® extend grace and hope to preserve the relationship with the client or demand payment for their commission? Because listing contracts are drafted by REALTORS® and their... Read more
  • Court of Appeals Clarify’s Limitation on Tax Liens
    By Thomas A. Stoops   In the case of Pete Span v. Maricopa County Treasurer et al. in which we represented Mr. Span the Court of Appeals reversed a grant by the lower Court of summary judgment against the landowner Mr. Span holding that a tax lien purchased in 1995 did not expire in 2005.... Read more
  • Court of Appeals Decided Date of Valuation for Lender’s Title Policies
    Thomas A. Stoops Stoops, Denious, Wilson & Murray, PLC   There is some controversy in Arizona about the date of valuation for owner’s policies and lender’s policies on title insurance. We have written articles that were critical of the position of the Arizona Court of Appeals with regard to owner’s policies. The rule established is... Read more
  • Court Rules that Provisional Remedies Apply to Breach of Lease
    Christopher J. Charles, Esq. Provident Law   The Maricopa County Superior Court recently ruled in favor of Provident Law’s client and found that Arizona’s provisional remedies statutes, A.R.S. §§ 12-1521 and 12-2402(A), apply to breach of lease disputes. This ruling provides landlords with significant leverage for collecting unpaid rent from tenants. Provisional remedies provide creditors... Read more
  • Covenants and Conditions in Contracts
    David Allen Partner, Jaburg|Wilk Attorneys at Law   Both real estate professionals and laypersons oftentimes are confused by the differences between covenants and conditions. In its simplest terms, a “covenant” is an agreement to do or to not do something. Covenants are unconditional promises found in contracts, and the failure of a party who makes... Read more
  • Craigslist Rental Scams
    Chris Bianco Weichert Realtors   It used to be that people would look in the local newspaper to find an apartment or home to rent. Now, the place to go for rentals is the internet and one of the most popular sites is Craigslist. Craigslist is also a preferred place for “scammers and thieves” who... Read more
  • CROWDFUNDING STRENGTH
    Javier Benson Senior Vice President, RealtyShares   Real estate crowdfunding has had an effect in cities of all sizes throughout the nation by harnessing technology to reshape project financing. With networks of individual and institutional investors, these marketplace investing companies can offer flexible capital far faster than traditional sources. From a wealth-building perspective, real estate... Read more
  • Deadlines & Consequences
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   In reviewing a real estate purchase contract today for a client, I realized that this simple lesson equates to an important tool in professional practice. What are the deadlines and consequences? We are all familiar with standardized lease agreements or purchase contracts, filling... Read more
  • Deadlines & Consequences
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law     A short-term lease is generally a lease that can be performed in six months or less or is a month-to-month lease with no specific termination date. Such leases benefit tenants inasmuch as they do not bind the tenant to a long lease... Read more
  • December 2018 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, On behalf of everyone at Arizona School of Real Estate & Business, season’s greetings to you and your loved ones! It’s hard to believe 2018 is nearly over. I hope it has been a prosperous year for all of you. As the year... Read more
  • December 2019 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear friends, Can you believe we’re already nearly through another year? ‘Tis the season of giving and hugging your loved ones a little tighter. Be sure to take time to celebrate your accomplishments over the past year and thank those who may... Read more
  • Deciphering Adverse Possession
    Christopher J. Charles, Esq. and Philip A. Overcash, Esq. Attorneys, Provident Law Legal disputes over property can take various forms. In most cases in which such disputes arise, especially with a neighbor, the owner may be fully aware of a dispute and can take action to resolve the problem before the owner’s property rights are... Read more
  • Deed Fraud – Red Flags Require Further Scrutiny
    A real estate agent needs to contemplate the totality of the circumstances and watch for red flags. A red flag is an indicator that calls for further scrutiny.
  • DELINQUENT PROPERTY TAX LIEN SALE OVERVIEW
    Charles “Hos” Hoskins Retired Maricopa County Treasurer   The next delinquent property tax lien auction for Maricopa County will be on February 5, 2019 for the 2017 tax year. A list of the liens will be published in mid-January. Bidding is online only and will begin when the list is published and close on February... Read more
  • Design Trends For The Residential Market
      Sandy Gordon, FASID, LEED AP  Past Chair National Board of Directors 2017 National Association of Interior Designers   “There is nothing more important than a good, safe, secure home” according to Rosalynn Carter (former first lady). Home is both where and how we live. It is place for learning, healing and playing. It is... Read more
  • Destination Marketing Drives Arizona’s Economy
    Debbie Johnson Director, Arizona Office of Tourism   The results speak for themselves: marketing Arizona as a vibrant travel and tourism destination drives our state’s economy. It’s the only industry producing revenue in all 15 counties of our state. In 2014, Arizona’s travel and tourism industry generated $20.9 billion in direct visitor spending. The majority of... Read more
  • Digital Marketing Rules & Authenticity
    Phil Sexton Sibbach Team – eXp Realty   “PBTI” – People Believe The Internet Have you ever heard this phrase before? In today’s day and age, this statement has never been more true. It applies to news stories, celebrity gossip, community events, product reviews, and yes, even your real estate business. It’s through the PBTI... Read more
  • Dining Trends
    Diana Brandt Founder, Arizona Foodie   Dining in Arizona is growing in leaps and bounds. As a professional in the real estate industry, it’s important to be a neighborhood expert. That means knowing what restaurants are sprouting up around town and being able to share that knowledge with your clients. Our food scene is only going... Read more
  • Disclosing About Disclosure
    By Judy Houston   Real Estate requires complete focus on DISCLOUSRE — from beginning to end of each transaction.  Recently, a judge from Phoenix Superior Court attended three of my Disclosure classes. After the third class, the judge told me he was in awe of what an agent must know in the way of Disclosure... Read more
  • Disclosing About Disclosure
    By Judy Houston   Real Estate requires complete focus on DISCLOUSRE — from beginning to end of each transaction. Recently, a judge from Phoenix Superior Court attended three of my Disclosure classes. After the third class, the judge told me he was in awe of what an agent must know in the way of Disclosure... Read more
  • Do You Know What Millennials Really Want? (Hint: You May Be Surprised!)
    Cindi Acker-Hein Creative Strategist, Ninety-Nine Hats   It’s no secret that millennials are the dominant voice in today’s economy. Born between the early 1980s and early 2000s, millennials have replaced baby boomers as the largest, most influential generation. While their impact is noticeable throughout the economy, it is especially powerful in the real estate market,... Read more
  • Does A Prior Breach Excuse A Counter Breach?
    David Allen Partner Jaburg | Wilk Attorneys at Law   As any parent with more than one child can attest, most people, including not only children but also adults, believe that if another person commits the first offense, then a counter, or retaliatory offense is justified. Such behavior is often criticized with the age-old adage... Read more
  • Does at Any Time Really Mean at Any Time?
    David Allen Partner, Jaburg | Wilk Attorneys at Law   A basic truth about contracts is that once the contracting parties have come to a meeting of their minds regarding the terms of their contract, absent some overriding law, such as one that makes the contract illegal, or some other reason why an unambiguous contract... Read more
  • Don’t Forget To Cash It In
    David Allen Partner, Jaburg|Wilk Attorneys at Law   Found within the countless laws governing commercial transactions are many traps for the unwary. One such “trap” is found in the law governing certificates of deposit (CDs) and promissory notes. While most people would assume that their CD is “as good as gold” and that it can... Read more
  • Don’t Be An Airline Pilot
    Adam Bauer Vice President of Marketing Operations HomeSmart International   What is your brand right now? I’m not speaking hypothetically—I mean really right now. How would people describe your brand? So many things have changed in recent months and the world moving forward will never be the same. But we know as an industry we... Read more
  • Don’t Be the Next Blockbuster
    Jacob Chapman Desert North Realty 2019 Designated Broker of the Year   There are many trends in our industry that we talk about daily. For example, the effect of low inventory and how it is driving appreciation, the influx of new people moving to our state, or how technology plays such a huge role in... Read more
  • Don’t Interfere With My Contract
    David Allen Partner Jaburg | Wilk Attorneys at Law   Most people understand that there are two totally distinct types of legal “cases,” each governed by their own set of laws; namely, civil cases and criminal cases. But many people do not understand that within the broad category of civil cases there exists distinct sub-categories... Read more
  • Don’t Let Tradition Cage Your Ambition
    Greg Hague Founder & CEO, Maverick Strategy Coaching   Last week I attended an event with a fascinating collection of successful entrepreneurs from a diverse range of industries. One of the guests was a stratospherically successful 34-year-old who grew up in an economically depressed copper mining town. Except for his teachers and pastor, everyone he knew... Read more
  • Dousing For Business
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   Well, I tried. When I learned that water was to be the theme for this issue I started reading articles to educate myself about water issues in this state. What I discovered is that unlike water, there is an endless supply of information on the... Read more
  • Dragnet Clauses and Priority
    David L. Allen Partner, Jaburg & Wilk   A “Dragnet Clause” in a Deed of Trust is a provision that states that the Deed of Trust secures any and all future debt owed by the borrower to the lender, in addition to whatever debt the Deed of Trust originally secured. The use of the terminology “dragnet”... Read more
  • Drone Trends for Real Estate
    Tricia Covert Publisher Arizona Journal of Real Estate & Business   Many tools come to mind when looking at new and innovative services available to the real estate industry: video, social media, apps and lead generation software – to name a few. A tool that is gaining momentum is drones – also referred to as... Read more
  • DST 1031 Exchanges
    Paul Ohanian Scottsdale Wealth Planning   In the course of my business working with high-net-worth families, I have been exploring solutions for clients who are planning to sell their commercial or investment real estate property, often in preparation for retirement, including 1031 exchanges and DST 1031 exchanges. Real estate professionals may already be familiar with... Read more
  • EASEMENTS: Does Your Land Really Belong To You?
    By Stephanie Monroe Wilson Most purchasers of residential or commercial land believe that within certain limits, they can use the land for whatever purpose they desire. One restriction purchasers may not consider when buying a property are easements. Land is often subject to easements of various kinds which can substantially limit a property owners’ use... Read more
  • Economic Forecast: Expectations High, but Less Long-Term Optimism
    Liz Dominguez Associate Content Editor RISMedia, Inc., Real Estate Magazine   The latest Urban Land Institute (ULI) Real Estate Economic Forecast predicts modest fluctuations across the board for 27 economic/real estate indicators. The three-year forecast is completed semi-annually, surveying more than 48 economists and analysts at 36 real estate organizations. A leading concern? Rising interest... Read more
  • Economic Update
    Sandra Watson President and CEO Arizona Commerce Authority   Spring is an exciting time in Arizona, as thousands of visitors make their annual pilgrimage to the Valley to take in the Arizona sunshine and sporting events including the Waste Management Phoenix Open, Spring Training baseball, and this year, the NCAA Final Four Championship. It’s an... Read more
  • ECONOMIC UPDATE
    Sandra Watson CEO – Arizona Commerce Authority   As I write this, a fifth-generation wireless network, known as 5G, is making its worldwide debut at the Winter Olympics in South Korea. By 2020, an estimated 50 billion Internet of Things (IOT) devices will be globally connected. And the ability to sequence a person’s genome for... Read more
  • Economic Update
    Sandra Watson President and CEO Arizona Commerce Authority   If you’ve been reading the headlines, you know we have incredible momentum in Arizona right now. Our economy is growing and we are recognized as a “hotbed” of entrepreneurial activity. Just recently, Arizona was nationally highlighted in the New York Times and INC Magazine for our... Read more
  • Economic Update
    CHRIS CAMACHO CEO & President, Greater Phoenix Economic Council (GPEC)   The Greater Phoenix Economic Council (GPEC) formed nearly 30 years ago. Since that time it has been working on behalf of the cities and towns in Greater Phoenix, Maricopa County and more than 160 private sector investors to lead the expansion as well as... Read more
  • Economic Update
    Sandra Watson President and CEO, Arizona Commerce Authority   Millions of people love Arizona and choose to live here. The Arizona Commerce Authority (ACA) wants to know why. To discover what is genuine, meaningful and different about Arizona, the ACA has launched a statewide branding and promotion project called Promote AZ under Governor Doug Ducey’s leadership.... Read more
  • Economic Update
    Chris Camacho President & CEO, Greater Phoenix Economic Council   This November, regional and state leaders gathered to share the announcement that ADP — a global provider of human capital management solutions — would be opening a new office in Tempe, Arizona adding 1,500 jobs in a space that was once the headquarters for U.S.... Read more
  • Economic Update
    Sandra Watson President & CEO, Arizona Commerce Authority   Arizona is known for our spirit of opportunity and with Governor Ducey’s leadership we are getting things done! Our state continues to receive national accolades for our progress. Here are a few recent highlights: A July 2016 update from the Bureau of Economic Analysis shows that... Read more
  • Effectively Assembling Your Agents
    Jeff Sibbach The Sibbach Team, eXp Realty   Phil Sexton The Sibbach Team, eXp Realty Managing a team within a brokerage means taking on a significant amount of responsibility. It’s not enough to put a post on Indeed, hire the first applicants you find, and expect them to succeed. You’ll be setting yourself and your... Read more
  • Eliminate or Reduce Arizona and IRS taxes
    Lin Leclair, EA President, National Association of Tax Professionals, Arizona Chapter   Two new tax laws signed into legislation in 2016 by Arizona Governor Doug Ducey increased and expanded Arizona’s “dollar for dollar” tax credits. This allows many Arizona residents to significantly reduce or even eliminate the normal income taxes that they would pay to... Read more
  • Entities for Licensed Real Estate Brokers And Salespersons
    Michael Denious Stoops, Denious, Wilson & Murray, PLC   Broker Entities Real estate brokers may conduct business as a self-employed broker (sole proprietorship), corporation, general or limited partnership, a limited liability partnership or limited liability company. There are no restrictions on ownership of the entity by licensed versus unlicensed individuals, or other entities for that... Read more
  • Equitable Mortgages
    David Allen Partner, Jaburg | Wilk Attorneys at Law   Most anybody who works in real estate knows what a mortgage is. Simply stated, a mortgage is a lien against property given by the property owner to a lender and the secure repayment of a loan made by the lender to the property owner. Clearly,... Read more
  • Equitable Subrogation and the Replacement Doctrine
    David Allen Partner, Jaburg & Wilk   All real estate professionals and investors are familiar with the concept of the priority of liens. As a general rule, when there are multiple liens recorded against a property, the one that is recorded first is “superior” to the one that is recorded later, which, in turn, is “subordinate”... Read more
  • Every Market is Tough. How to Deal with this One.
    Eden Sunshine Vice President Realty Executive   Aside from the occasional extreme optimist, in over 20 years involved in the real estate industry I have never once heard anyone say, “this market is easy.” Every market brings its own complexities, and thus, every market is inherently challenging. We are in a hard market, like every... Read more
  • Every Path is Different with a Career in Real Estate
    Pablo Garcia Recruiter / Agent – Partnerships Homie When I initially decided to make the jump to a career in real estate, I had a different picture of what my path would look like. I envisioned myself getting my license, taking off on the commission-based income rocket, and never looking back. However, my path led... Read more
  • Expectations are the Keys to Success
    Jacob Chapman Designated Broker Desert North Realty   Setting the appropriate expectations with your clients will overwhelmingly increase your chances of a successful closing and save you an incredible amount of headache during the process. It is not uncommon for a seller to have a skewed perception of what the listing process looks like; perhaps... Read more
  • Fair Housing… Let’s Be Mindful!
    For much of the last year, we all have had a seat in the first car of the current home-selling market rollercoaster ride. Salespersons and brokerages alike have become accustomed to adapting on the fly and staying ahead of the trends including recognizing the opportunities that rentals provide.
  • Fair or Unfair Housing
    I’m sure you agree we should offer tenant representation, right?  Before you stop laughing, let me add to your amusement:
  • Faye’s Fact or Fiction
    By M. Faye Humphrey   Will you say Fact or Fiction to the following common real estate beliefs about residential renting/leasing? 1. As the Tenant, I can have anyone I wish move in and live with me, as long as I pay the rent. 2. As a Tenant, I cannot be held responsible for the... Read more
  • February 2019 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, I hope you all enjoyed a successful first month of 2019. If you’re still studying up from our last issue of the Journal about tax lien auctions held in February, I wish you all the best come auction day. I also encourage you... Read more
  • February 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, Welcome to the second month of the new decade! Are you making positive progress toward the goals you’ve set for yourself? Take a moment this month to ensure you’re on the right track and heading down your path to success,... Read more
  • FHA Extends Date for New Single-Family Housing Policy Handbook
    Written by: Roy Morris Professional Valuation Services Appraisal Educator, Arizona School of Real Estate & Business   The revised FHA Single Family Housing Policy Handbook (SF Handbook; HUD Handbook 4000.1) that was targeted to be implemented on June 15, 2015 has been extended 90 days to September 14, 2015. FHA stated that the extension was... Read more
  • Fifteen Noteworthy Notes
    P.R. ‘Randy’ Cooney Arizona School of Real Estate & Business   In the spring of 2009, I received a phone call from Austin, Texas. On other line was the executive assistant for Mr. Gary Keller who is the founder of Keller Williams International Realty. His assistant was extending an invitation for me to attend a... Read more
  • Filing Your 2015 Tax Return
    Brad Huss Certified Financial Planner, Brad Huss & Associates   It’s hard to believe another year has come and gone – with a new year comes the task of filing your 2015 federal and Arizona tax returns. While 2015 is behind us, you can still take steps to lower your tax liability. TAX EXTENDERS Just as... Read more
  • Financing a Fix ‘n Flip During a Pandemic
    Michael Bennett CEO/Owner, B.E. Lending   The last six-plus months have been filled with all kinds of challenges in the world including a worldwide pandemic, market volatility, and historic job losses not seen since the Great Depression, followed by a swift bull market and massive job recoveries at unprecedented speed. And there is likely more... Read more
  • Financing Real Estate During a Pandemic
    Michael Bennett CEO/Owner, B.E. Lending   For the majority of those obtaining real estate financing during the current COVID-19 pandemic, the result has likely either been quite positive, utterly negative, or both. Regardless, not many can say our new lending environment is status quo any longer. Ever since the pandemic largely began disrupting financial markets... Read more
  • Find Your Post-COVID Real Estate Focus and Motivation Every Day!
    Brad Sensenbach Tierra Antigua Realty 520-544-2335 BradSensenbach@TierraAntigua.net   Action is what inspires motivation — so as you read this, keep in mind that our goal is to motivate you into taking action, not just passively absorbing and agreeing with us in principle. Remember, your next 12 months of production is determined right now. The pay cycle... Read more
  • Find, Fix & Flip…. Without the Flop
    Laura Kelly Mance CRB, REALTOR®/President Long Realty   By studying history, we can build on former discoveries rather than starting from scratch and we can avoid repeating mistakes. Looking back can have an enormous impact on our journey forward. (I’m trying to convince you that a 38-year real estate veteran can teach you something about... Read more
  • Fix & Flip: 3 Things to Get You Started
    Adapted from Arizona Journal of Real Estate & Business, December 2013 issue
  • Fix & Flip for the Real Estate Professional
    Alan Langston Executive Director, Arizona Real Estate Investors Association     Nobody knows an exact count, but there is a rather large number of Realtors® who also invest in real estate. If you aren’t one of them, this is the perfect month to explore the possibilities. Also, if a Realtor® represents investors or plan to in... Read more
  • Fix and Flip Fundamentals
    DOUG HOPKINS Realty Executives Doughopkins.com   So you love real estate and want to fix and flip properties like you hear about and see on tv and make a boat load of cash, right? They make it look oh so easy on all those shows, don’t they? The same script almost every time. Buy a... Read more
  • Fix and Flips: A Risk Reduction Perspective
    Fraud is a mean word. It just sounds awful. Legally, fraud in Arizona has nine elements
  • Fix-N-Flip: A National Perspective
    Charles Tassell,  Chief Operating Officer, National Real Estate Investors Association     Fix and Flips have gone mainstream nationwide. In fact, the HGTV crowd has spawned a new wave of weekend warriors. Couples are wading into real estate repair. After all, how hard can it be? Not to be too cynical, but I’m waiting for... Read more
  • Flipping Homes: Facelift to Teardown
    Isaac Kahn Co-Founder, Palmyra Development Co.   Any experienced fix and flip investor will agree that selecting the proper criteria for the flips you’re looking to perform is a crucial first step. The three most important components in forming your criteria should be location, price range and the amount of work needed in order to properly... Read more
  • Flipping Phoenix: What Investors Need to Know Today
    Sarah Kirsch Richardson Principal/Designated Broker, Tru Realty   Having lived and flipped through the post-2008 market crash, I can say that the fix-and-flip market has evolved. Looking back to 2010, the flood of housing inventory allowed investors to acquire properties at a fraction of their current values, and the cost of both labor and material... Read more
  • Flipping the Numbers
    Michael Bennett CEO/Owner, B.E. Lending   Flipping houses looks like so much fun on HGTV, and it seems so attainable…until you start to think about financing. Sure, flipping is a lucrative business, but it also comes with great risk. Although it may take some creative number crunching (unless you have a giant pile of cash... Read more
  • Food For A Client Purpose
    Diana Brandt Founder, Arizona Foodie   All over the Valley restaurants are popping up and giving us reason to head out of the kitchen and into their dining rooms. This is a small sample of where you can go to meet your clients for a bite, chat up some friends, or simply enjoy a meal. Ocotillo... Read more
  • FOREIGN INVESTORS BEWARE: How REALTORS® Can Help Foreign Investor Clients
    By Christopher J. Charles, Esq.   Anytime a foreign investor sells real estate in America, FIRPTA is triggered.  This issue rarely arose in recent history. But due to the high number of Canadian investors who purchased property in Arizona the last few years, FIRPTA will be on Googles’ list for top search terms the next... Read more
  • Foreign Owners Selling U.S. Real Estate – Withholding Tax Provisions You Need to Know
    By Douglas Kingston   Sales of U.S. real estate owned by foreigners creates special tax considerations. U.S. or foreign buyers who purchase from foreign sellers should take note of tax documents that are applicable for these types of real estate transactions. Among the documents relevant to virtually every U.S. real estate transaction is a certification... Read more
  • FOREIGN SELLERS BEWARE: Why FIRPTA Matters Again
    Christopher J. Charles, Esq. Founder and Managing Partner, Provident Law Anytime a foreign investor sells real estate in America, FIRPTA1 is triggered and the buyer/escrow agent is required to withhold 10% of the sales price. Due to the high number of Canadian property owners in Arizona, FIRPTA issues are not uncommon. FIRPTA impacts foreign individuals... Read more
  • Four Challenges, Four Solutions
    Shane Tschida Real Estate Intelligent Marketing (REIM)   Ivan Elosegui Real Estate Intelligent Marketing (REIM) If you’re active in the property management and leasing field, it’s likely you’ve noticed what we’re calling a “pause” in the market. Even if you’re new to the industry, it shouldn’t come as a shock that real estate in general... Read more
  • Four Keys to Building Your Business and Market Share Fast
    Eden Sunshine Vice President, Realty Executives   In last year’s Luxury addition of the ASREB Journal, I wrote about How to Fast Track and Become an Authority and Expert in Luxury Home Sales. In that article, I addressed four key points that will help someone succeed in the Luxury Real Estate Market. Those points were:... Read more
  • Fraud.
    Fraud is a mean word. It just sounds awful. Legally, fraud in Arizona has nine elements
  • FRAUDULENT MISREPRESENTATION
    Real estate and business deals always carry some risk, even when you know the parties involved and have dealt with them before. Fraudulent misrepresentation can happen at any time in any real estate or business transaction. Essentially, a claim for fraudulent misrepresentation occurs when one party makes certain representations or promises, and you find out... Read more
  • Full Disclosure
    HOW REAL ESTATE AGENTS CAN HANDLE DISCLOSURE DISPUTES TO KEEP CLIENTS HAPPY AND TRIGGER MORE REFERRALS Written by Columnist: Samuel Doncaster   I feel a ton of empathy for salespeople who find themselves stuck in the middle of a buyer-seller disclosure dispute. The situation is inherently stressful. It creates tension with referral partners. And agents... Read more
  • Full Disclosure
    Have you ever noticed that most people that end up in the property management business do not do so intentionally? Almost everyone I have met over the years in this business has said they “fell into” the business.
  • Full Disclosure
    Written by Columnist: Samuel Doncaster   Any real estate licensee will encounter clients wondering whether a condition in their property should have been disclosed. And the tough part of answering that question often turns on whether the seller knew about the undisclosed condition. Here are seven key places to look for evidence of knowledge. 1)... Read more
  • Full Disclosure
    Written by Columnist: Samuel Doncaster   One of the number of common misconceptions I’ve seen handling real estate fraud cases relates to the duty to disclose past defects on a property. Sellers must disclose anything material related to a property. And, in general, a history of problems or a prior need for repair fits the... Read more
  • Full Disclosure
    Most buyers facing disclosure issues turn to their own agent first.
  • Full Disclosure: Continuing to Care About Your Clients Protects Them from Fraud and Makes You Money
    Written by Columnist: Samuel Doncaster   Any business coach will tell you that referrals are the best source of new business. And the best two ways to get referrals are to give your clients exceptional service after the sale and make good referrals to trusted partners. This article will help you accomplish both in a... Read more
  • Full Disclosure: Duty to Disclose Past Defects
    Written by Columnist: Samuel Doncaster   One of the number of common misconceptions I’ve seen handling real estate fraud cases relates to the duty to disclose past defects on a property. Sellers must disclose anything material related to a property. And, in general, a history of problems or a prior need for repair fits the... Read more
  • Full Disclosure: Half Truths Leave Sellers Subject to Full Liability
    Written by Columnist: Samuel Doncaster   One of the most common problems I see Realtors® facing is trying to evaluate a SPDS with hindsight. Your client contacts you about an undisclosed issue, and you point him to the SPDS. You or he read it and notice something related to the problem, and you wonder whether... Read more
  • Full Disclosure: How Agents Can Handle Disclosure Disputes to Gain Referrals, Avoid Risk, and Improve the Profession
    Written by Columnist: Samuel Doncaster   I feel a ton of empathy for salespeople who find themselves stuck in the middle of a buyer-seller disclosure dispute. The situation is inherently stressful. It creates tension with referral partners. And agents who handle it poorly risk dissatisfied clients and bad reviews. At the very least, even if... Read more
  • Full Disclosure: How Realtors Can Turn Buyer Clients into New Listing and Keep a Consistent Flow of Repeat Business and Referrals for Life
    Written by Columnist: Samuel Doncaster   Would you be willing to make 16 phone calls to a prior client in order to get an additional listing? These would generally be fifteen-minute phone calls, so this would be four hours of networking effort, zero cash spent, and a new listing and would be generating potentially 10k,... Read more
  • Full Disclosure: How to Deal with Non-disclosed Repairs
    Written by Columnist: Samuel Doncaster   In SPDS fraud cases, one of the most common concerns I hear from buyers is whether they can win if the Seller claims he sincerely thought the problem had been repaired.  Often, this comes after slipshod repairs concealed a problem just through closing.  For example, a Seller may attempt... Read more
  • Full Disclosure: How to force fraudulent sellers to pay punitive damages
    Written by Columnist: Samuel Doncaster   When non-disclosure cases go to trial, the buyer is often entitled to more than simply being made whole.  He’s entitled to punitive damages, if he can prove the Seller acted with malice.  One of the trial techniques I’ve used to obtain punitive damages has been to focus on the... Read more
  • Full Disclosure: How to vet transactions for disclosure violations
    Written by Columnist: Samuel Doncaster   Arizona’s disclosure requirement is broad enough that most real estate transactions include some form of non-disclosure liability. Sometimes sellers give into the temptation to lie. Other times they fill the form out in a hurry and don’t adequately disclose everything they know. Either way, the seller is failing to... Read more
  • Full Disclosure: How to vet transactions for disclosure violations
    Written by Columnist: Samuel Doncaster   Arizona’s disclosure requirement is broad enough that most real estate transactions include some form of non-disclosure liability. Sometimes sellers give into the temptation to lie. Other times they fill the form out in a hurry and don’t adequately disclose everything they know. Either way, the seller is failing to... Read more
  • Full Disclosure: Is a Non-Disclosure Mediation Worth It?
    Written by Columnist: Samuel Doncaster   One of the most common questions I get from Buyers dealing with disclosure problems is whether it’s worth it to pursue the Seller. In most cases, the answer is resoundingly yes, because it comes with benefits that most Buyers don’t know about. First, Buyers considering a false, misleading, or... Read more
  • Full Disclosure: One New Development Can Radically Increase a Buyer’s Fraud Recovery
    Written by Columnist: Samuel Doncaster   Think about the last time a client contacted you with a concern about disclosure. How much better would it have gone if you could have told him that he can recover a large enough lump sum to get a bigger, better house with a lower monthly payment. In this... Read more
  • Full Disclosure: One Simple Phone Call that Will Boost Your Referrals AND Protect Your Clients From Fraud
    Written by Columnist: Samuel Doncaster   This article is designed to help you protect your clients from fraud. Protecting your clients in the way I recommend will also get you more referrals. It will also likely help you generate positive reviews and avoid risk associated with disclosure claims. And it’s a simple, easy, and fun... Read more
  • Full Disclosure: The right and wrong way to discuss SPDS disputes
    Written by Columnist: Samuel Doncaster   One of the most common errors people make when handling disclosure disputes is getting the initial notice wrong. The Arizona Association of Realtors Residential Resale Real Estate Purchase Contract requires a specific procedure for providing notice of disputes relating to the transaction and mediating or litigating them. These procedures... Read more
  • Full Disclosure: Understanding how Fraud Hurts Luxury Buyers
    Samuel Doncaster Luxury buyers have the most to lose when they encounter real estate fraud. And it goes far beyond the simple fact that they paid a higher purchase price. Every pain point for a victim of real estate fraud is worse. Luxury buyers often have more costly renovation plans. It’s far more common for... Read more
  • Full Disclosure: What to do when your seller client gets accused of non-disclosure
    Written by Columnist: Samuel Doncaster   When you find out your seller has been accused of non-disclosure, you may be understandably worried. You may find yourself replaying key moments from the transaction in your mind wondering whether you did the right things to protect the client or yourself. You may be worried about complaints (especially... Read more
  • Full-Disclosure: How Real Estate Agents Can Handle Disclosure Disputes to Keep Clients Happy and Trigger More Referrals
    Written by Columnist: Samuel Doncaster   I feel a ton of empathy for salespeople who find themselves stuck in the middle of a buyer-seller disclosure dispute. The situation is inherently stressful. It creates tension with referral partners. And agents who handle it poorly risk dissatisfied clients and bad reviews. At the very least, even if... Read more
  • Full-Disclosure: Managing Risk and Winning Referrals on Disclosure Claims
    Written by Columnist: Samuel Doncaster   “Within every adversity is an equal or greater benefit. Within every problem is an opportunity. Even in the knocks of life, we can find great gifts.” –Napoleon Hill Most brokers I know have an initial instinct to treat buyer disclosure inquiries as a risk management problem. But if it’s... Read more
  • Full-Disclosure: Rescinding a Real Estate Deal in an Appreciating Market
    Written by Columnist: Samuel Doncaster   One of the most common questions I get from buyers discovering a material seller non-disclosure or false disclosure is what they can do about it. One option is rescission. If the buyer chooses rescission, he gives the house back, and he gets back his purchase price. But it doesn’t... Read more
  • Full-Disclosure: Seven Ways to Know Something Should Have Been Disclosed
    Written by Columnist: Samuel Doncaster   Any real estate licensee will encounter clients wondering whether a condition in their property should have been disclosed. And the tough part of answering that question often turns on whether the seller knew about the undisclosed condition. Here’s seven key places to look for evidence of knowledge. 1) Documents... Read more
  • Full-Disclosure: Three steps to help buyers understand their rights in disclosure disputes
    Written by Columnist: Samuel Doncaster   “Should that have been disclosed?” It’s a question that real estate licensees often hear when they’re following up with clients after a closing. In fact, clients often call their agent to ask whether something should have been disclosed. Answering it takes quite a bit of work. In this article,... Read more
  • Getting Over the Hump: Earning 100k or More in GCI Per Year
    Eden Sunshine Vice President Realty Executive   In the last 12 months we have seen a massive influx of new agents entering the real estate market here in Phoenix. Concurrently, we are also seeing what seems to be record numbers of agents departing the business as well. This influx of movement sheds some light on... Read more
  • Giving It Your All And Them Some!
    Written by: P.R. ‘Randy’ Cooney Publisher, Arizona Journal of Real Estate & Business   On the weekend of July 31, 2015, I loaded up three of my grand kids with their sleeping bags into the car for our annual family camping adventure to a remote campsite about 40 miles north of Payson. Like many of... Read more
  • GLOBAL TRADE SUPPORTING ARIZONA GROWTH
    Doug Bruhnke CEO/Founder, Global Chamber®   With 85 percent of business growth happening outside of the U.S., and 99.7 percent of new business outside Arizona, more companies and communities are understanding the opportunity shifts and accessing new global opportunities. In January 2018, Jeanine Jerkovic, Director of Economic Development for the City of Surprise, delivered the... Read more
  • Governor Ducey Announces Appointments to Arizona Cybersecurity Team
    March 7, 2018 – PHOENIX – Governor Doug Ducey today announced appointments to the Arizona Cybersecurity Team (ACT). Members of the team represent a diverse group of experts from state, local, and federal government, the private sector, and higher education. The team will work together to enhance collaboration among government, private sector, law enforcement, nonprofit... Read more
  • Grateful to be in Real Estate
    By P.R. “Randy” Cooney Publisher of the Arizona Journal of Real Estate & Business   It’s a Tuesday morning of Thanksgiving week and the year is 1989. I’m a Broker working for a Valley real estate firm and the weekly, office sales meeting is about to begin. In an effort to tie in the theme... Read more
  • Greater Phoenix Commercial Market 2017
    Bob Mulhern Senior Managing Director, Colliers International   The Greater Phoenix commercial real estate market has continued to strengthen in 2017, although the pace of improvement has generally slowed. The office and industrial markets are showing the strongest gains with retail lagging behind. The greatest source of demand for commercial real estate is job growth,... Read more
  • Greater Phoenix Economic Update
    Chris Camacho President and CEO, Greater Phoenix Economic Council   Growth is nothing new to the Greater Phoenix market. For decades, the region has led the nation in population growth. Recent data from the Census moved Phoenix up as the 5th largest city in the nation, displacing Philadelphia, much to their dismay. However, since the... Read more
  • Greater Phoenix May 2023 Results for Single-Family Resale Homes 
    Greater Phoenix May 2023 Results for Single-Family Resale Homes  Both purchase price and the number of sales increased in May, while new monthly listings decreased.  The median purchase price in May 2023 ($492,000) was $12,000 or 2.5 % higher than April 2023 ($480,000). This is the third consecutive month it has risen. Year-over-year (YOY) May’s... Read more
  • Greater Phoenix Outlook
    Connor Sabanosh Silverleaf Realty 2019 Residential Real Estate Rookie of the Year   The world of real estate has seen some massive changes in the way business has been conducted since the beginning of the year. Although the COVID-19 pandemic has certainly slowed things down, we haven’t seen a complete stop like many would have... Read more
  • Greater Phoenix Residential Market
    Maricopa County #1 for Largest Numeric Population Gain, Pinal County’s Population Increase Greater than that of 26 States, Revised BINSR and Contract Writing Trends  , Overall Purchase Price Increases
  • Greater Phoenix Residential Market
    Fletcher R. Wilcox Sales Associate Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com   Historic Mortgage Rates Purchase Price Drops Rents Hold Steady Arizona Economy Update   August Single Family Resale Results: Rents Hold Steady While Purchase Price Drops Unless otherwise mentioned, the following results are for single-family resale homes in Greater Phoenix (Maricopa County).  The... Read more
  • Greater Phoenix Residential Market
      What is a Mortgage Buydown? Negotiate Maximum Seller Concessions by Loan Type The Market Shift Continues Fletcher R. Wilcox Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com                The Mortgage Buy-Down The market has shifted from rising purchase prices and a high number of sales to decreasing purchase prices and decreasing sales. High mortgage rates... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox Russ Lyon Sotheby’s International Real Estate fletchw@cox.net Founder TheWilcoxReport.com   Arizona Gains Back All Jobs Lost in 2021 and Then Some! Results for January 2022 What Buyers Should Expect Will the Median Purchase Price for a Single-Family Resale Reach $500,000 in 2022? February 2022 Results for Sales of Single-Family Resale Homes The February... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency fwilcox@gcta.com Founder TheWilcoxReport.com   Purchase Price and Monthly Rent Rise Again but Monthly Increases Slow Down The Great Migration to Cities in Maricopa & Pinal Counties Pinal County: From Losing People to Fastest Growing AZ County July Results for Maricopa County These... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox Russ Lyon Sotheby’s International Real Estate fletchw@cox.net Founder TheWilcoxReport.com   Arizona Gains Back All Jobs Lost in 2021 and Then Some! Results for January 2022 What Buyers Should Expect Will the Median Purchase Price for a Single-Family Resale Reach $500,000 in 2022? Arizona Gains Back All Jobs Lost in 2021 and Then Some!... Read more
  • Greater Phoenix Residential Market
    Maricopa County #1 for Largest Numeric Population Gain, Pinal County’s Population Increase Greater than that of 26 States, Revised BINSR and Contract Writing Trends  , Overall Purchase Price Increases
  • Greater Phoenix Residential Market
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency fwilcox@gcta.com Founder TheWilcoxReport.com   Overall Purchase Price Index Stalls Rents Slightly Increase September Sales Up — September Listings Down H.O.A. Addendum and Other Forms Update In this report we compare sales, listings, median purchase price, and median monthly rent for single-family resale... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency Among all Cities in U.S. Phoenix Number One and Mesa Number 8 Purchase Price Increases for Thirteenth Consecutive Month New: Appraisal Shortfall Language added to Additional Clause Addendum U.S. Census Bureau Population Results for Arizona Cities The information in this report for... Read more
  • Greater Phoenix Residential Market
    Maricopa County #1 for Largest Numeric Population Gain, Pinal County’s Population Increase Greater than that of 26 States, Revised BINSR and Contract Writing Trends  , Overall Purchase Price Increases
  • Greater Phoenix Residential Market
    Fletcher R. Wilcox Sales Associate Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com                Number of Seller Concessions Goes Way Up! Get Ready for the Influx of Buyers Overall Median Purchase Price Barely Moves in September AZ Economy Update: In 2023 AZ to Have Lowest Flat Tax  September 2022 Single-Family Resale Results Unless otherwise mentioned, the... Read more
  • Greater Phoenix Residential Market
    Maricopa County #1 for Largest Numeric Population Gain, Pinal County’s Population Increase Greater than that of 26 States, Revised BINSR and Contract Writing Trends  , Overall Purchase Price Increases
  • Greater Phoenix Residential Market
    Fletcher R. Wilcox Sales Associate Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com   Market Shift = More Opportunities for Buyers  Inventory Increases as Mortgage Rates Increase Overall Purchase Price Dips Employment Report from the Greater Phoenix Economic Council June Results: Both Purchase Price and Rents Dip  The following results are for single-family resale homes in... Read more
  • Greater Phoenix Residential Market
    Unless otherwise mentioned, the following results are for single-family resale homes in Greater Phoenix, by far the most popular product when measured by the number of sales.
  • Greater Phoenix Residential Market
    Fletcher Wilcox Russ Lyon Sotheby’s International Real Estate fletchw@cox.net Founder TheWilcoxReport.com   Maricopa County Number One County for Increase in Population Major Counties with Decreasing Populations Greater Phoenix Median Purchase Price $515,000 Cash Purchases Increase Maricopa County Number One County for Increase in Population Out of all counties in the United States, Maricopa County had... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency fwilcox@gcta.com Founder TheWilcoxReport.com   Purchase Price Reaches New High Monthly Rents Slightly Decrease 2022 Forecast for 30 Year Fixed Mortgage Rate In this report we compare median purchase price, median monthly rent, sales, and listings for single-family resale homes in Greater Phoenix.... Read more
  • Greater Phoenix Residential Market
    Fletcher R. Wilcox Author of The Wilcox Report, REALTOR Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com                October 2022 Single-Family Resale Results for Greater Phoenix Unless otherwise mentioned, the following results are for single-family resale homes in Greater Phoenix. The information used in this report was compiled from data provided by the Arizona Regional Multiple... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency fwilcox@gcta.com Founder TheWilcoxReport.com   Big Monthly Purchase Price Gains Come to A Halt. Purchase Price Goes Flat After Fourteen Consecutive Record Months But Rents Increase U.S. Census Bureau Population Information for Yavapai and Pima Counties August Results for Single-Family Resale Homes in... Read more
  • Greater Phoenix Residential Market
    Fletcher R. Wilcox Sales Associate Russ Lyon Sotheby’s International Realty 602.648.1230 Fletcher.Wilcox@RussLyon.com   Greater Phoenix Residential Market Purchase Price Goes Down Monthly Rent Goes Up Arizona Economy Update Arizona Economy Update According to the June 2022 Employment Report from the Arizona Office of Economic Opportunity year-over-year highlights show Arizona nonfarm employment increased by 104,400 jobs... Read more
  • Greater Phoenix Residential Market
    Fletcher Wilcox Russ Lyon Sotheby’s International Real Estate fletchw@cox.net Founder TheWilcoxReport.com   Explosive Job Growth Fuels Higher Home Prices New Record: April Purchase Price $522,000 Monthly Rent $520 Higher Than Two Years Ago April 2022 Results for Sales of Single-Family Resale Homes    It has not stopped. Once again purchase price ascended a new height. The... Read more
  • Greater Phoenix Residential Market: 2021 April Results
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency Author of The Wilcox Report 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com Buyers Are Paying More — Getting Less Median Purchase Price Reaches $420,000 Median Monthly Rent Almost $2,000 Results for Twenty-Six Cities   The information in this report was compiled from Arizona Regional... Read more
  • Greater Phoenix Residential Market: 2021 February Results
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency Author of The Wilcox Report 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com Median Purchase Price Explodes Great Month for Sales Not So Good Month for Listings Results for Twenty-Six Cities   The information in this report was compiled from Arizona Regional Multiple Listings Services,... Read more
  • Greater Phoenix Residential Market: 2021 January Results
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency Author of The Wilcox Report 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com What Do You Think Went Up and What Went Down?   The Greater Phoenix residential market once again showed its strength in January 2021. Indications are that the competition to own or... Read more
  • Greater Phoenix Residential Market: 2021 March Results
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency Author of The Wilcox Report 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com Why Are Sales Near Record Highs While Listings Near Record Lows? Median Purchase Price Reaches $400,000 Median Monthly Rent Sets New Record Results for Twenty-Six Cities   The information in this report... Read more
  • Greater Phoenix Residential Market: 2021 May Results
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency Author of The Wilcox Report 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com Supply of Buyers Not Ending Soon Twelfth Consecutive Month Median Purchase Price Up Maricopa County Number One for This Population Numbers for Arizona’s Fifteen Counties   Supply of Buyers Not Likely to... Read more
  • Greed Doesn’t Pay: Excessive Interest Charged By Lender May Result In No Interest
    Written by: Christopher J. Charles, Esq. Founder and Managing Partner of Provident Law, PLLC   Pigs get fat and hogs get slaughtered. That is why hard-money lenders should avoid seeking hyper aggressive interest rates. Although conventional mortgage interest rates remain historically low, interest rates on private loans, or “hard money” loans range anywhere from 5%... Read more
  • Guns And Leases
    Every year, events occur that cause some to renew their cries for stricter gun control. In fact, given the recent gun violence in California during January 2023, a state with some of the most prohibitive gun laws, Governor Newsome has vowed to create new laws impacting gun ownership and the right to carry guns in certain places.
  • Handling “Transaction Rage”
    P.R. Randy Cooney President of the Success Institute / Designated Broker Realty Executives yoursuccessinstitute.com 602-370-7170   Serving as a Designated Broker for a large Brokerage that processes thousands upon thousands of transactions and manages over 2500 single family rentals, I have occasionally received a call from either, a buyer, seller, tenant, landlord or agent who... Read more
  • Helping Clients Identify Blind Spots
    Christopher J. Charles, Esq. Founder & Partner, Provident Law     Successful REALTORS® understand that satisfied clients are the best sources for referrals.  Delivering unexpected value to buyers and sellers is a great way to exceed clients’ expectations.  And identifying a real estate transaction’s “blind spots” is an effective way to create loyal clients.  Blind... Read more
  • Historic Homes and Historic Districts – Is this your area of expertise?
    By: Kara Nicholls There are many unique aspects to buying and selling registered historic homes or any building that is in a historic district. Not understanding the nuances and legal implications of such a transaction may impact your client if you are not acting within your area of expertise or seeking the advice of an... Read more
  • Historic Luxury
    Andy Griffin Co-founder, The District PHX Could luxurious living be defined by the quiet neighborhood walk of the dog, glass of wine in hand? Can it be the window view of a 1920’s brick and mortar tudor or historically modern bungalow? Maybe modern luxury is watching the classic Ralph Haver home across the street journey... Read more
  • HOA: Friend or Foe?
    Written by: Denise Holliday, Esq. Attorney, Hull, Holliday & Holliday PLC   When people first move into a neighborhood with a Homeowner’s Association (“HOA”), they will likely read the Covenants, Conditions and Restrictions (“CCR’s) from beginning to end in order to understand how to be good neighbors to their community.  They don’t see the HOA as... Read more
  • HOAs Covenants, Conditions and Restrictions
    Augustus H. Shaw IV Shaw & Lines, LLC   Many of the questions submitted to me regard how a HOA may enforce the Covenants, Conditions and Restrictions (CC&Rs). As such, I have decided to briefly explain how HOAs may enforce their CC&Rs. Enforcement of a HOA’s CC&Rs may be effectuate in two types of actions,... Read more
  • HOLD: A Real Estate Proven Strategy
    Steve Chader Author of a #1 National Best Seller HOLD   As President Franklin Roosevelt once declared: “Real estate cannot be lost or stolen, nor can it be carried away. Purchased with common sense, paid for in full, and managed with reasonable care, it is about the safest investment in the world.” With an emphasis... Read more
  • Home Auctions: An Answer to Selling A Listing
    Mike Brandly President, Brandly & Associates, Inc.   Most people may not be aware that auctioneering and real estate work hand-in-hand. In fact, over 50 percent of all auctioneers across the U.S. have a real estate license. At the same time, only 4 percent of all real estate professionals have an auctioneer license – this percentage... Read more
  • Home Buying Assistance Program
    Currently, there are many people across Arizona with steady jobs and good credit, but can’t afford a down payment on a new home. A new program called Home Plus operated by the Arizona Housing Finance Authority (AzHFA), is designed specifically to help people that fit into this category to become homeowners. This new program was... Read more
  • Hope Springs for Loan Modifictions
    By Christopher J. Charles, Esq.   Generally speaking, the federal government’s loan modification program has been a bust. The U.S. Department of Treasury launched the Home Affordable Modification Program (“HAMP”) in 2009 to help distressed homeowners with delinquent mortgages.  But as the 9th Circuit Court of Appeals recently observed, HAMP has “created more litigation than... Read more
  • HOT APPRAISAL TOPICS FOR 2020
    Beth Sigg Northwest Real Estate Services   One of the hottest topics is the roll-out by Fannie Mae, Freddie Mac, and AMC’s of hybrid appraisals and bifurcated products. These have been in discussion and development for years. Now appraisers are being asked to prepare these products. A bifurcated appraisal report is an appraisal product where... Read more
  • House Flipping – What To Look For
    Suzanne Fuqua eXp   Fixing and flipping homes seems like a simple way to make a large profit. However, it isn’t as easy as it looks, and it can still be a gamble to earn those high profits. The key is having great partnerships with contractors and suppliers that you trust and do great work... Read more
  • How Arizona’s Thriving Cybersecurity Landscape Benefits Real Estate
    Steve Zylstra President and Ceo, Arizona Technology Council   As we continue to transfer more information to the internet, it’s critical to prioritize cybersecurity. The news headlines continue to remind us that nearly all the information in today’s world can fall victim to a security breach. Now that our world is becoming increasingly connected through... Read more
  • How Can I Get to My Land?
    David Allen Partner, Jaburg | Wilk Attorneys at Law   Owning a piece of land without any means of accessing it is akin to owning a car without the keys. While the absence of access to land, like the absence of keys to a car does not have any impact on the fact of ownership,... Read more
  • How Do We Fix Our Broken System for Low Income People?
     By Flynann Janisse   As the rental market continues to find its post-recession footing, it’s clear that many of the issues that existed in affordable markets prior to 2008 are still present today. Often times while speaking at industry forums, I highlight that the system in place for keeping low-income individuals and families in homes... Read more
  • How Is Metro Phoenix Responding to Growth?
    Mark Stapp Fred E. Taylor Professor of Real Estate   2010 was our low point. That year, only 7,100 new single-family housing permits were issued. 2011 wasn’t much better with only 7,200 – a far cry from the 60,900 issued in 2005. Since that low point, there has been a steady increase in new single-family... Read more
  • How Millennials Are Changing the Housing Market
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law     The Greatest Generation grew up during the Great Depression and fought in World War II, the baby boomers came of age during the Vietnam War and rejected traditional values, and Generation X grew up with MTV and hip-hop music. Now we have... Read more
  • How MLOs and Real Estate Agents Make a Great Team
    Britt Scearce Emery Federal Credit Union   Purchasing a home can be a tedious, complicated process for home buyers. Not to mention, it’s a pretty big deal! Amidst the life-changing decisions, having support from trustworthy professionals (cough, cough: a quality mortgage loan officer and real estate agent team) will help to make the process as... Read more
  • How Mobile Tech Is Changing Real Estate Forever
    Tricia Stamper Director of Technology Products, Florida Realtors®   It wasn’t too long ago that mobile technology for real estate agents was a “nice-to-have” technology. Visionary agents and teams rolled out their own mobile apps. They converted their websites to a mobile responsive design. The smartest ones set up mobile-centric lead generation systems that took... Read more
  • How much money should I budget for the maintenance of my rental house?
    Steve Schultz President and Designated Broker Blue Fox Properties   This is a common question I receive. I am often asked this question by new clients that have just become landlords, those that are thinking about becoming a landlord, or real estate agents that want to give their clients some good information. They want a... Read more
  • How Online Listings Are Changing the Real Estate Profession
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   We are all familiar with a simple truth: technology makes our lives easier. The real estate profession is no different. What is different is the degree to which technology has completely transformed the profession. Those who practiced in the ‘90s may remember the... Read more
  • How Real Estate Agents can Better Assist Military Home Buyers
    Lauren Schneider REALTOR®/Owner Military Home Search   It’s important for real estate professionals to consider all the needs of their clients. When clients are members of the military, there are many factors to consider throughout the home purchasing process that might not be as important (or relevant) to a civilian buyer. With special potential financing... Read more
  • How Real Estate Agents Can Reach Millennials
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    1. WHO ARE MILLENNIALS? We already know millennials are more tech-savvy than their parents. In their formative years, they’ve witnessed the Great Recession, 9/11, and ongoing political conflict. Because of this, millennials are generally more interested in social causes, living a healthy lifestyle, and... Read more
  • HOW REAL ESTATE’S TOP AGENTS ARE SMASHING IT ON LINKEDIN (5 THINGS YOU NEED TO SET UP A GREAT PROFILE)
    Ray Wood Host & Presenter, Top Agents Playbook, Partner at Bestagents, Jigglar & LockedOn   Chances are some time today, a property seller in your area will search online for a real estate agent. Here’s how to be included in their results. If your name and contact information come up on page one of a... Read more
  • How REALTORS® Can Add Value and Generate Referrals by Identifying Blind Spots
    By: Christopher J. Charles, Esq. & special guest John Skabelund, Esq.   Successful REALTORS® know that ecstatic clients are the best sources for referrals.  Delivering unexpected value to your clients is the easiest way to exceed a client’s expectations.  Identifying a real estate transaction’s “blind spots” is a cost-effective way to create loyal clients.  Blind... Read more
  • How Technology Is Changing the Real Estate Profession
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   Technology is changing everything, including the practice of real estate. The last 20 years have brought software, data, and technological changes that have forced the real estate industry to evolve into a global marketplace for both residential and commercial practitioners. First, commercial real... Read more
  • How to Break into the Higher End Market
    By Wendy Walker   This seems to be the constant question echoed by nearly every agent who earns a shiny new real estate license, including myself. I can remember sitting in the classroom anxiously awaiting the pearls of wisdom from the legendary luxury agents that I so admired, hoping they would share the secret formula... Read more
  • How to Ensure You Achieve Your Goals in 2020
    Eden Sunshine Vice President, Realty Executives   “Robert,” I emphatically pleaded, “Just because you have goals and clarified your vision and direction for your business doesn’t guarantee you will achieve them. You must proactively work every day on the activities necessary to achieve those goals. If you aren’t going to do that, then don’t waste... Read more
  • How To Evaluate a Flip Like a Professional Home Inspector
    Sean Garvey CEO / Home Inspector   Simply put, a flipped home can be a work of art or a complete disaster. A flipper (or redeveloper, as some like to be called) can take something that is dilapidated, worn, and old, and add new modern design features, new electrical and plumbing, new appliances, etc. They... Read more
  • How to Fast Track and Become an Authority and Expert in Luxury Home Sales
    Eden Sunshine Vice President Realty Executives Have you considered breaking into the luxury home sales market or expanding your reach as an existing luxury home agent? Here is a list of 3 key steps that are critical to fast tracking yourself to a successful and established expert in the luxury home market. Have Absolute Confidence... Read more
  • How to Fast Track and Become an Authority and Expert in Luxury Home Sales
    Eden Sunshine Vice President, Realty Executives   Have you considered breaking into the luxury home sales market or expanding your reach as an existing luxury home agent? Here is a list of 3 key steps that are critical to fast-tracking yourself to a successful and established expert in the luxury home market. 1. Have Absolute... Read more
  • How to Legally Flip a House for Profit
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   We’ve all watched the home shows where spouses buy run down homes, fix them up, and then flip them to end buyers for a profit. The shows make it look so easy. What you don’t see on TV is all of the behind-the-scenes... Read more
  • How to Make It Big as a Team Leader
    Eden Sunshine Vice President Realty Executive   The number of real estate teams is continuing to grow. Approximately 26% of agents are part of a team. In my experience and observation, great teams are capturing a greater share of the business in some markets compared to individual agents. In good teams, I regularly see agents... Read more
  • How to Minimize or Eliminate Tax Liability Regarding Mortgage Debt Forgiveness
    By Christopher J. Charles, Esq.   The general rule is that the forgiveness of debt is a taxable event. 26 U.S.C. § 61(a)(12).  Thus, debt forgiveness is typically included within a taxpayer’s gross income. For example, if I loan my uncle $100,000 to open a new fast food franchise, and then later I hit the... Read more
  • How to Quickly Restore Credit Follwing a Short Sale or Foreclosure
    By Christopher J. Charles, Esq.   It should be no surprise that a short sale or foreclosure negatively impacts a borrower’s credit score.  In fact, in many cases, a borrower with a completed short sale or foreclosure may have to wait two to seven years before qualifying for FHA or conventional financing.  Due to today’s... Read more
  • How to Start the New Year Off Right in Multifamily Investment
    Terry Kass Owner | Designated Broker, GPCI Multifamily & Land Development   Now that the New Year has begun, you’re probably wondering what kind of year 2019 will turn out to be. Well, here is what the multifamily industry professionals are saying: “Strong rent growth, favorable yield, and robust inbound migration should keep the buyers... Read more
  • HOW TO STAY COOL IN THE DESERT?
    This means something completely different to the Nation’s largest clean air energy producer and Arizona’s largest contributor to our states clean-air energy. The Palo Verde Nuclear Generating Station plays a crucial role in meeting the Southwest’s electricity demands. We hope you take this moment with us, to embark on an educational journey about a powerful... Read more
  • How To Transfer Title With The Beneficiary Deed
        By Christopher J. Charles, Esq. and Bryan Eastin The intersection of real estate law and estate planning can often produce some interesting results. The decision in the Estate of Ganoni, 238 Ariz. 144, 357 P.3d 828 (App. 2015) is illustrative. Most real estate professionals are familiar with beneficiary deeds. This form of deed... Read more
  • How to Use Custom Vacation Rental Agreements with AIRBNB.COM
    Written by Christopher J. Charles Special Guest Writer Andy G. Anderson Provident Law   This column previously discussed how property owners can incorporate a custom vacation rental agreement with the popular vacation rental booking website VRBO™. Now we cover how custom agreements can be used with the other popular vacation rental booking site airbnb. Well... Read more
  • How to Use Custom Vacation Rental Agreements with VRBO and airbnb
    Written by Christopher J. Charles, Esq. and Special Guest Writer Andy G. Anderson   Well drafted rental agreements help prevent disputes and protect the owner’s legal interests when disputes do arise – especially in regard to vacation rentals. Carefully drafted vacation rental agreements provide owners with considerable safe guards and protections. For example, without an... Read more
  • HUD Says Screening Based on Arrest Record May Violate Fair Housing Act
    Christopher J. Charles, Esq. Provident Law   As many as 100 million U.S. adults – or nearly one-third of the population – have a criminal record1. The U.S. Department of Housing and Urban Development (HUD) recently issued a warning and compelling statistics that reveal that certain protected classes are being disproportionately impacted by their criminal... Read more
  • I Only Have A Few Seconds – The Impact of Technology to Your Business
    By Tricia Covert   It’s no surprise – we’re living in a mobile revolution. Take a look around at a restaurant, concert, park or basically anywhere; people are online all the time. A major shift has taken place in our society in the way we receive, accept and search for information – and in how... Read more
  • Iconic Principles of Enduring Interior Design
    Rebecca Ross Carlén Founder, SORS. Paris – Los Angeles   As an international real estate and design professional focused on the high-end market, I am often asked how to satisfy the high-end client in need of a turn-key housing solution. First, it is important to consider what common desires and expectations all clients in this market... Read more
  • If They Use It You May Lose It
    David L. Allen Partner, Jaburg & Wilk   As a general rule, if somebody owns something, whether it is as small as a cell phone or as big as ten-acre parcel of land, no one else may use it without the owner’s consent. There is, however, a notable exception to such rule found in the... Read more
  • Implied Contracts
    David Allen Partner Jaburg | Wilk Attorneys at Law   When people think of a contract, the first thing that usually comes to mind is a written contract, whereby the contracting parties have put into writing what each of them is promising to the other. For example, If you want to have your trees cut,... Read more
  • Important Industry Information
    We are pleased to announce effective February 14, 2017, the Arizona Academy of Real Estate has joined the Arizona School of Real Estate & Business. This decision was based on bringing two educational institutions together with complementary objectives and strategies to deliver increased value to the industry. Our role as leaders of real estate education... Read more
  • In Memory of Barry Lehane, Designated Broker
    Barry “Bear” Lehane, a previous Designated Broker of DPR Realty, passed away on Thursday, July 3rd at the VA Hospital in Phoenix, Arizona at the age of 64. Barry had a long fight against diabetes and kidney disease for more than 15 years. Barry was born in New Haven, Connecticut on October 20, 1949 to... Read more
  • IN RETROSPECT
    Laura Mance Long Realty   I just renewed my real estate license for the 20th time which means I’ve been a REALTOR® for 40 years. I sold for the first 10 years and have managed on one capacity or another for the past 30.  Obviously, a lot has changed in 40 years. Computers replaced books,... Read more
  • Industrial Commercial Update
    Written by: Bryon Carney Managing Principal, DTZ   Phoenix is once again among the West’s top-performing large metro economies and remains one of the strongest industrial markets in the country. The economy has strengthened since mid-2014, with year-over-year growth in nonfarm jobs near a cyclical high, much higher than both the state and national averages.... Read more
  • Industrial Market
    Bryon Carney Managing Principal, Cushman & Wakefield   Curtis Hornaday Associate Market Director – Research, Cushman & Wakefield   Phoenix is among the top-performing large metro economies in the west with one of the strongest industrial markets in the country. The local economy has strengthened with year-over-year growth in nonfarm jobs. The total included 12,700 industrial sector... Read more
  • Industrial Sector Update
    By Bryon R. Carney   The nation’s industrial sector has seen restored confidence in 2014 partially due to a continued increase in employment, the housing market and a rise in industrial production. The metro Phoenix industrial market has benefited from this increase in confidence, earning the nation’s top spot for overall net absorption through the... Read more
  • Industry Reflections
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   I have wracked my brain trying to come up on an article that fits the theme of this month’s Journal; historical homes. Actually, I was raised in a home built in 1880 in New Jersey. What was a 3-car garage for us was once a... Read more
  • Innovative Ways Agents Are Finding New Listings
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    New listings are the lifeblood of a real estate agent who’s looking to thrive. But how do you know where to look? Sure, there are the obvious, well-trodden strategies that have worked for many in the past. Cold calling, knocking on doors, and asking... Read more
  • Insights from ESPN’s Mike Golic
    Mike Golic is featured on ESPN’s Mike & Mike Show America’s #1 Sports Show for T.V. and Radio Written by Randy Cooney   During Phoenix metro’s busiest two weeks in history with the Barrett-Jackson Car Auction,the Pro Bowl, Phoenix Open Golf Tournament and of course the SUPER BOWL, I decided to look into some of... Read more
  • Insights to Home Inspection
    By Sharon Wolf-Furman & Paul Furman   With the new year underway, we continue to see many positive changes in our real estate industry. These positive changes also hold true in the home and termite inspection field. Occurances that took place in 2014, has set some standards as we navigate through 2015. With the foreclosure... Read more
  • Instructor Highlight: Alan R. Davidson
    Alan R. Davidson CCIM Scottsdale, Arizona Curriculum Vitae   Alan R. Davidson has over 35 years of commercial real estate experience in marketing, financial operations, leasing and development. Alan has been a Licensed Real Estate Broker in Arizona since 1994. A state approved instructor for commercial real estate continuing education requirements, Alan has taught classes... Read more
  • Instructor Highlight: Christa Lawcock
    Christa Lawcock has been in the real estate industry full time for 27 years, and she’s been an instructor for many of those years. But if you talked to her before her time in real estate, she would have told you she’d never get into the industry. 
  • Instructor Highlight: Dawn Martinez
    Dawn Martinez Dawn Martinez is one of the kindest people you’ll ever meet. She has a gentle demeanor that puts students, staff, and instructors at ease. Dawn joined the customer service team at Arizona School of Real Estate & Business in 2018 after living in Kansas for 30 years with her family. “We were tired... Read more
  • Instructor Highlight: Kate Roth
    Kate Roth has been in the real estate industry for nearly 17 years. After working in retail for a number of years she decided it wasn’t for her, made the leap to real estate, and never looked back.
  • Instructor Highlight: Kim Ayers
    Kim Ayers Kim Ayers has been in the real estate industry for nearly 18 years, with extensive experience in property management. She is a Real Estate Broker and the Owner of Desert Masters Realty & Property Management. Kim got started in real estate for the same reason many people do, she loves the flexibility!  Prior... Read more
  • Instructor Highlight: Lamont Bawden
    Lamont Bawden ASREB Instructor lbawden@asreb.com   Lamont Bawden Bio: Lamont recently retired after an exciting 40-year career in real estate, which included management of over 28,000 apartment units covering 15 markets across 10 states, 6,000 units of manufactured housing in 8 markets, 3 million sq. ft. of shopping centers, 2 million sq. ft. of office... Read more
  • Instructor Highlight: Loraleen Durbin
    Loraleen-Durbin If you’ve ever had a reason to call customer support at Arizona School of Real Estate & Business or Hogan School of Real Estate in the past two years, there’s a good chance Loraleen Durbin was on the other end of the phone or trained the person who was. Loraleen has been the Customer... Read more
  • Instructor Highlight: Mark McGrew
    Mark McGrew REALTOR®, Designated Broker HIT Realty Advisors   Mark McGrew has always felt a special calling to teach, even if he didn’t realize it at the time.  “I truly believe I missed my calling in years past.” Mark was born in Michigan and moved around the globe while serving in the United States Air... Read more
  • Instructor Highlight: Nicole Miller
    Nicole Miller Designated Broker Zion Real Estate   At 19 years old, Nicole Miller moved from her childhood home in Michigan to attend college in the great state of Arizona. After a few semesters, a close friend and real estate broker noticed Nicole’s outgoing demeanor, passion for working with people, and inner desire to be... Read more
  • Instructor Highlight: Robb Sikes
    Robb Sikes MBA AHWD® C2EX® Designated Broker | REALTOR® Armstrong Owen Realty   Robb Sikes began his career in finance and accounting. He worked his way up the ladder in the corporate world for 20 years before a coworker helped him realize his passion for teaching. Robb was always passionate about his work, but it... Read more
  • Instructor Highlight: Suzy Lieber
    Suzy Lieber, REALTOR® DREI GSI EXP Realty   “I grew up with 14,000-foot mountain peaks around me, the Rocky Mountains, in Colorado. I’ve been climbing mountains since childhood. I learned at an early age… life is filled with information and knowledge, and I set out on a path to become a better person, conscientious worker... Read more
  • International Luxury Home Buyers
    Sandra L. Wilken Designated Broker, Engel & Volkers Scottsdale   There is not a simple answer to the question of how different the home buying process is when dealing with International Buyers. Generally, the basic foundation of how to handle a home buyer is the same: it is critical to understand their overall needs, define... Read more
  • Invasive Species, Cooking, Culture and Real Estate
    I’m sure you agree we should offer tenant representation, right?  Before you stop laughing, let me add to your amusement:
  • Invasive Species, Cooking, Culture and Real Estate
    When markets shift, real estate agents worry about new business models, seeing them as a sort of invasive species…
  • Investing In Opportunity Act (IIOA)
    Chis Camacho CEO, Greater Phoenix Economic Council   What does it mean to invest in Arizona? As the region’s leading economic development organization, the Greater Phoenix Economic Council works to attract businesses to the Greater Phoenix region to add high quality jobs and create economic opportunity. We work with businesses from around the country –... Read more
  • Investing Sometimes Brings up the Vision of Tulipmania
    John Mijac, Managing Broker Long Realty Foothills Office   Investing sometimes brings up the vision of Tulipmania, that extraordinary investing bubble which happened in Holland back in the mid-1600s. If you are not aware of that amazing blip in investing history, look it up. In short, Tulips were introduced to Holland as an exotic flower... Read more
  • IRC 170 Exchange: An Easy Luxury Home Exit Strategy
    Brad Grannis Real Estate Asset Manager, ASU Foundation For A New American University   Luxury listings often require a huge amount of patience (e.g., time on the market) and the fortitude to tackle deferred maintenance. For the right sellers (high-net worth individuals or family offices), there is a little-known IRS code that allows the seller to... Read more
  • Is a Commerical Landlord Responsible?
    David Allen Partner Jaburg | Wilk Attorneys at Law   Does a commercial landlord who legally evicts its retail store tenant become liable for any loss or damage to the tenant’s inventory left behind following the eviction? This was the issue posed to the Arizona appellate court in the recent case of Kim v. Wong.... Read more
  • Is a Flipper’s Life Right for You?
    Cindi Acker-Hein Creative Strategist, Ninety-Nine Hats   We interviewed two flippers at different stages of the profession. Here’s what they had to say. It all started with real estate agent Amy Paul’s father-in-law. Retired and itching for something to do, he suggested they partner on flipping houses. That was 2005; Paul and her husband are... Read more
  • Is a Newly Constructed Home the Right Move for You?
    Sarah Kirsch Richardson Tru Realty   If you’re on the hunt for a new place to call home-sweet-home, you may be considering building a new home vs. purchasing a pre-owned home. You’re not alone! According to Forbes.com, 41% of Americans either somewhat or strongly prefer a newly-built home over an existing one. There is certainly... Read more
  • Is Business Brokerage the Same as Commercial Sales? NO!
    Lisa A. Suarez EMS Realty, Inc. 520-544-2727 lisa-ems@msn.com   As we all know, Article 11 from the Code of Ethics states that we will provide services to clients and customers within our specific area of expertise. Commissioners Rule R4-28-1101 also states we will not provide professional services that are outside our field of competence. I... Read more
  • Is Commercial Real Estate Right for You?
    Eden Sunshine Vice President, Realty Executives   Anybody that has familiarity with both residential and commercial real estate would say that the differences between the two are greater than the similarities. Other than the fact that both disciplines are ultimately about bringing buyers and sellers or lessors and leasees together, many aspects are wildly different.... Read more
  • Is Commercial Real Estate Right for You?
    Eden Sunshine Vice President Realty Executives   Anybody that has familiarity with both residential and commercial real estate would say that the differences between the two are greater than the similarities. Other than the fact that both disciplines are ultimately about bring buyer and sellers or lessors and lessees together, most aspects are wildly different.... Read more
  • Is It Important to Know About Tax Liens?
    By: Barry Becker   As we all know, virtually all property in the state of Arizona not owned by a government or charity, is subject to a property tax. Interestingly, many people fail to pay their property taxes on a timely basis. When those property taxes are not paid, the County sells liens to interested... Read more
  • Is It Important to Understand Tax Liens?
    Barry Becker Tax Attorney   As we are all aware, virtually all property in the State of Arizona not owned by a government entity or charity is subject to a property tax. Interestingly, many people fail to pay their property taxes on a timely basis. When those taxes are not paid, the County sells the... Read more
  • I’m Tired of Eating Like a Captive – Will We be Released in 2021
    Fred E. Taylor Professor of Real Estate W. P. Carey School of Business, Arizona State University   Subscription dinners have been shipped to our home since the beginning of the pandemic – delivered to our door, fresh ingredients with menus for meals we make together. The service advertised “Discover new ingredients, taste new flavors, and... Read more
  • January 2019 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, First and foremost, happy New Year! I trust you all enjoyed the holiday season to its fullest. Now, you’re ready to put your best foot forward and kick off a successful 2019. As you seek guidance in the world of real estate, I... Read more
  • Job and Income Growth Make for a Fired-Up First Half of 2018 Real Estate Market
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.   We are halfway through 2018. Let’s review available economic information for 2018 and compare it to prior time periods. Arizona has made tremendous strides in job growth. The Arizona Office of Economic Opportunity has available job data for the first... Read more
  • Joint Owners Of Easement Must Share Costs To Maintain Easement
    Christopher J. Charles, Esq. Founder, Provident Law   When multiple property owners share interests in an easement, who must pay for the easement’s maintenance? If the recorded easement describes who is responsible for repairs, maintenance, or improvements, the answer is easy: the recorded easement controls and the owners must respect the easement’s direction. But if... Read more
  • Judge Terminates Hundreds of Solar Leases
    Written by: Christopher J. Charles, Esq. Founder and Managing Partner of Provident Law, PLLC   Rooftop solar panel installation companies promise numerous benefits, including reduced utility bills and tax credits. A judge in Pima County recently terminated hundreds of these solar panel leases and ordered $1,000,000 in restitution when the installation company failed to deliver... Read more
  • July 2019 – Letter From the School Director
    Greg Muir Interim School Director, Arizona Journal of Real Estate & Business    Dear friends, I’d like to take a moment to wish all of our readers a happy 4th of July! Break out the burgers and dogs, and enjoy the fireworks. Let’s all remember that Independence Day is an opportunity to be thankful and... Read more
  • July 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, I’d like to take a moment to wish all of our readers a happy 4th of July! While this holiday is typically marked with fireworks, fun, and grilling out, remember that Independence Day is an opportunity to be thankful. Let’s all... Read more
  • June 2019 – Letter From the President
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    I’d like to take a moment to wish all of our readers who are dads out there a Happy Father’s Day! Whether it’s quality time spent with family or a relaxing getaway- I hope you’re able to spend the day celebrating the love and... Read more
  • June 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, At Arizona School of Real Estate and Business, we’re doing everything we can to get back to “normal” dealing with the impacts of COVID-19. As always, our number one goal remains to ensure student safety while delivering the quality education... Read more
  • Keep From Becoming a Victim of Cybercrime
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   Increasingly, real estate professionals are under attack by cybercriminals. Why?  Because the industry is inherently consumer friendly and promotional personal information (email addresses and social media) is easily observable online. I can find your picture, figure out who you do business with (i.e.,... Read more
  • Keeping Your Savings Saved
    Dirk Swift Program Director, Home Plus     Homebuyers are holding on to their savings when buying new homes by using down payments assistance programs. The HOME Plus home buyer down payment assistance program was created to provide a pathway to homeownership by offering creditworthy buyers down payment and closing cost assistance. Over the past... Read more
  • Land Market 2016 Mid-Year Update
    Greg Vogel CEO, Land Advisors Organization   While the economy is growing stronger the need for land is rising. The Phoenix metro volume of overall land transactions has improved significantly from this time last year. This increase is being heavily influenced by the homebuilders and their rapidly declining lot and land inventory in the face of... Read more
  • Land Market in Maricopa and Pinal Counties
    Nate Nathan President & Designated Broker, Nathan & Associates, Inc.   In the second quarter of 2016, Maricopa and Pinal counties are experiencing a growth spurt which is gaining momentum each day. When the federal government shut down and FHA dropped their maximum lending rate taking approximately 20 percent of home buyers out of the market... Read more
  • Land Market Update
    GREG VOGEL CEO, Arizona Land Advisors The land market in our region has experienced several super cycles. The boom of 1985-1987 ended horrifically with the S&L crisis AKA RTC days. It took until 1995 to begin a new phase that lifted our land economy steadily until the grand finale of 2004 -2006 and it all... Read more
  • Large Jury Verdicts – What Does the Recent Uptick Mean and Why Has it Seemingly Not Continued Since 2012?
    By Frank L. Murray   Recently, large jury verdicts appear to many commentators to have experienced an “uptick.” Experienced predominantly in the medical malpractice area, the rise of what experts refer to as “blockbuster verdicts” has been detectable. Dating back to U.S. Department of Justice studies published in the mid-nineties, the underlying statistical matrix of... Read more
  • Large Jury Verdicts – What Does the Recent Uptick Mean?
    By Frank L. Murray     Recently, large jury verdicts appear to many commentators to have experienced an “uptick”.[1] Experienced predominantly in the medical malpractice area, the rise of what experts refer to as “blockbuster verdicts” has been detectable.[2] Dating back to U.S. Department of Justice studies published in the mid-nineties, the underlying statistical matrix... Read more
  • Laying Down The Law – Court Of Appeals Issues Ruling Further Protecting Short-term Rentals
    The Arizona Court of Appeals recently issued a decision further protecting short-term rentals in planned communities and condominium associations. In Village of Oak Creek Association v. Bonham, 2023 WL 6444337 (App. 2023), the Arizona Court of Appeals answered the question of “whether CC&Rs can be amended to restrict short-term rentals if the original CC&Rs does... Read more
  • Laying Down The Law – Defining Material Breach Of A Commercial Lease
    Commercial leases contain countless provisions, including those pertaining to a material breach, and often are in effect for years. As a result, one or both parties may breach or violate one or more of those lease provisions at some point or another during the lease term. Of course, breaching a lease or any contract can... Read more
  • Laying Down the Law – are non-compete Agreements Legal in Arizona
    In Arizona, certain transactions are voidable when they are made to evade creditors.
  • LAYING DOWN THE LAW – ARE USURY LAWS STILL RELEVANT?
    Christopher J. Charles, Esq. Provident Law   Samuel J. Doncaster, IV, Esq. Provident Law One of the greatest misconceptions of Arizona law is that usury is no longer a viable cause of action. In the 1980s, Arizona amended the usury laws to remove the interest rate ceiling. As a result, today’s usury laws essentially authorize... Read more
  • LAYING DOWN THE LAW – BEST PRACTICES FOR PROPERTY MANAGERS AND LANDLORDS
    Christopher J. Charles, Esq.   Bryan L. Eastin, Esq.   PROVIDENT LAW® recently won a difficult landlord-tenant dispute following a two-day trial. Following are a few tips that will help owners and property managers minimize or eliminate some common problems that our clients have recently encountered. First, owners should have a solid lease agreement. The... Read more
  • Laying Down The Law – Beware Of Title Fraud
    Arizona’s real estate market is seeing a trend in title fraud cases involving unencumbered and unoccupied properties. In a recent case, the true property owner discovered a forged deed in their chain of title after the owner happened to drive by their vacant lot and noticed a For Sale sign by a local REALTOR®. The... Read more
  • Laying Down the Law – Can Buyers Legally Waive the Implied Warranty of Workmanship and Habitability Re: New Home Construction?
    Written by Columnists: Christopher J. Charles, Esq. Blake Wilkie, Esq.   As the homebuilding booms sweeps across the nation, a record number of homeowners are stepping foot into their newly-constructed properties for the first time. The excitement is understandable—the bidding process is in the rear-view mirror and the envisioned home has become a reality. That... Read more
  • LAYING DOWN THE LAW – CAN COMMERCIAL LANDLORDS BE LIABLE FOR THEIR TENANT’S ACTIONS?
    Christopher J. Charles Attorney, Provident Law   In today’s litigious culture, you would think it’s enough for property owners to worry just about risks arising from their own conduct – for example, slip and fall cases, environmental hazards, trespass issues, etc. Do owners really need to worry also about lawsuits because of their tenant’s conduct?... Read more
  • Laying Down the Law – Can My HOA Amend Its CC&RS To Restrict Short-Term Rentals?
    Written by Columnist: Christopher J. Charles, Esq.   A common question that many HOA communities face today is how to treat short-term rentals.  The sharing economy has given a boost to Arizona’s economy, especially to its tourism industry.  But one man’s blessing may be another man’s burden.  Although short-term rentals have increased Arizona’s real estate... Read more
  • LAYING DOWN THE LAW – CAVEAT EMPTOR: UPDATED AAR PURCHASE CONTRACT REMOVES SELLER WARRANTIES
    Christopher J. Charles, Esq.   Philip A. Overcash, Esq.   Change can be a mixed bag. For sellers, the recent changes to the standard residential real estate purchase contract can be favorably viewed, but buyers should pay careful attention to the warranty provisions. The Arizona Association of REALTORS® (AAR) periodically updates the Residential Resale Real... Read more
  • LAYING DOWN THE LAW – COURT OF APPEALS ISSUES NEW DECISION REGARDING OPTION CONTRACTS
    Christopher J. Charles, Esq.   Philip A. Overcash, Esq.   When it comes to real estate transactions, more often than naught, the “devil” is in the details. The Arizona Court of Appeals, Division One, recently provided a roadmap to the rules concerning the specificity of an agreement required to obtain specific performance of an option... Read more
  • LAYING DOWN THE LAW – COURT RULES THAT JUDGMENTS DO NOT ATTACH AS LIENS TO HOMESTEAD PROPERTIES
    Christopher J. Charles, Esq. Provident Law   Bryan Eastin, Esq. Provident Law Most civil cases never reach the trial stage. Instead, they are settled before trial. However, in the smaller percentage of cases that proceed all the way to trial, the Court will award to the prevailing party a judgment. These judgments are typically recorded... Read more
  • LAYING DOWN THE LAW – Death and taxes: The Statutory Requirements for Purchasing, Redeeming and Foreclosing on Tax Liens in Arizona
    Christopher J. Charles, Esq.   Phillip A. Overcash, Esq. Two things in life are certain: death and taxes. And if you don’t pay your taxes, there can be severe consequences. For example, if you fail to pay your property taxes, someone else can swoop in, pay the tax liability, and then ultimately claim title to... Read more
  • Laying Down the Law – DEFAMATION CLAIMS IN ARIZONA
    With Tim Watson, Senior Attorney Provident Law®   “Hear no evil, speak no evil, and you won’t be invited to cocktail parties.” ― Oscar Wilde.   Introduction A defamation lawsuit “compensates a plaintiff for damage to reputation or good name caused by publication of false information.” 9A Ariz. Prac., Business Law Deskbook § 33:5 (2022).  A... Read more
  • LAYING DOWN THE LAW – DID THE OVERALL INCREASE IN HOME INVENTORY REALLY MEAN MORE NEW LISTINGS?
    Christopher J. Charles Attorney, Provident Law   Between September 2018 and February 2019, we saw a moderate gain in home inventory prior to home shopping season, following a solid 44 months of consecutive inventory decreases. Some speculated that this perhaps meant that the number of people choosing to list their homes had at last begun... Read more
  • LAYING DOWN THE LAW – DON’T SLANDER MY TITLE
    Christopher J. Charles Attorney, Provident Law   Claims over interests in real estate in Arizona are recorded with the recorder’s office of whichever county the property sits within. So long as an individual follows the technical recording requirements to a satisfactory degree, they can record a claimed interest. It is not up to the county... Read more
  • LAYING DOWN THE LAW – Election of remedies: can mortgagees have their cake and eat it too?
    Christopher J. Charles, Esq. Provident Law   Most secured creditors have multiple options if the debtor defaults on payment. That is precisely why they require borrowers to pledge security (such as real estate) for the performance of the debt repayment – so that if the borrower defaults, the creditor is not limited to the borrower’s... Read more
  • LAYING DOWN THE LAW – ENFORCING COMMISSION AGREEMENTS
    Christopher J. Charles, Esq.   Every now and then REALTORS® are faced with a tough decision when their client cancels the listing prior to its expiration or cancels the purchase contract. Should the agent: (1) extend grace and hope to preserve the relationship with the client; or (2) demand payment for their commission? Because listing... Read more
  • Laying Down the Law – Eviction Moratorium: Making Sense Of COVID-19 Eviction Guidance Under Arizona and Federal Law
    Written by Columnist: Christopher J. Charles, Esq. Written by Columnist: Anne Munsil Courchaine, Esq.   It is almost a cliché at this point to say that the year 2020 is unprecedented. Numerous articles, news stories, and social media posts have already exhausted that part of the story. However, it is not an exaggeration to say... Read more
  • LAYING DOWN THE LAW – FORCE MAJEURE, COVID-19, AND REAL ESTATE CONTRACTS
    Christopher J. Charles Attorney, Provident Law   Why are real estate contracts so long? The initial REALTOR® Residential Resale Real Estate Purchase Contact was about one page; today, it is ten pages, not including the various addenda and disclosure forms. Excellent contract drafting aims to memorialize the parties’ agreement, including their rights and responsibilities, and tries... Read more
  • Laying Down the Law – HELVETICA V: THE ANTI-DEFICIENCY STATUTE STRIKES BACK
    Written by Columnist: Christopher J. Charles, Esq. Written by Columnist: Anne Munsil Courchaine, Esq.   “Good things come to those who wait.” At least that is what litigant Michael Pasquan hopes in the thirteen-year-old litigation following the Supreme Court’s recent decision in Helvetica Servicing, Inc. v. Michael S. Paquan.1 This is the fifth appellate decision... Read more
  • Laying Down the Law – House Flippers Beware
    Written by Columnist: Christopher J. Charles, Esq.   Do investors owe warranty obligations to buyers for construction remodel or improvements the investor pays a contractor to perform before selling a property to a buyer?  According to Arizona law, not only is the answer possibly yes, but investors could be on the hook for warranty obligations... Read more
  • LAYING DOWN THE LAW – HOW LONG CAN A LENDER WAIT BEFORE FORECLOSING OR SUING ON A NOTE?
    Christopher J. Charles, Esq.   Bryan Eastin, Esq. Justice Oliver Wendell Holmes, Jr. once asked: “What is the justification for depriving a man of his rights, a pure evil as far as it goes, in consequence of the lapse of time?”¹ There are several reasons to consider when answering this age-old question. First, our laws... Read more
  • LAYING DOWN THE LAW – HOW TO PROTECT YOUR VIEW
    Christopher J. Charles Attorney, Provident Law   Many people purchase property in Arizona with an eye for the surrounding aesthetics. Mountainsides, valleys, and rock formations in the environs of one’s home can, in fact, be a large reason that individuals decide to purchase a particular property, or, for that matter, that business-owners purchase or lease... Read more
  • LAYING DOWN THE LAW – It’s All About The [Purchase] Money: Are Construction & Home Improvement Loans Entitled to Anti-Deficiency Protection?
    Christopher J. Charles, Esq. Provident Law   Phillip A. Overcash, Esq. Provident Law Arizona law provides certain protections to homeowners who obtain purchase money financing for a home and then subsequently default. There are, however, important limitations to those protections. The Arizona Court of Appeals recently held that, generally, construction loans qualify as a purchase... Read more
  • Laying Down the Law – Know Your Legal Rights When Purchasing New Construction From a Builder
    Written by Columnist: Christopher J. Charles, Esq.   When you buy a new home from a developer, Arizona law mandates that it must be habitable and fit for its intended purpose. In legal terms, this is known as an “implied warranty of good workmanship.” In addition to guaranteeing that everything in your new home is... Read more
  • LAYING DOWN THE LAW – LEGAL HEADACHES: CAN TENANTS SUE THEIR LANDLORD FOR ANNOYANCE OR EMOTIONAL DISTRESS CONCERNING A PROPERTY’S CONDITION?
    Christopher J. Charles, Esq. Provident Law   Phillip A. Overcash, Esq. Provident Law The Arizona Residential Landlord and Tenant Act, A.R.S. § 33–1301 et seq., (the “Act”), provides a comprehensive framework regulating the rights and responsibilities of landlords and tenants under a lease for residential properties. Arizona courts have interpreted the Act to provide broad... Read more
  • LAYING DOWN THE LAW – New Rules for Evictions
    Christopher J. Charles Attorney, Provident Law   The Arizona Supreme Court recently promulgated new rules for eviction actions. Per the new rules, before proceeding with an eviction action, landlords must serve tenants with not only the Complaint and Summons, but also with a copy of the controlling lease, any addenda to the lease, plus a... Read more
  • Laying Down the Law – Partition: How to Resolve Joint Ownership Disputes
    Written by Columnist: Christopher J. Charles, Esq.   What happens when joint property owners disagree on whether to sell their property? This could involve friends, business partners, or unmarried couples. Hopefully the joint owners have a written agreement such as a partnership agreement, operating agreement for their limited liability company, or a tenants in common... Read more
  • LAYING DOWN THE LAW – PROCURING CAUSE AND THE LISTING AGREEMENT’S BROKER PROTECTION CLAUSE
    Christopher J. Charles Attorney, Provident Law   Real estate brokers work hard to earn their commissions. And they use specialized training and experience to secure the right buyer for the seller’s unique property. As a result, brokers deserve to be justly compensated for the value they bring to each transaction. Most commonly, brokers negotiate with... Read more
  • Laying Down the Law – Protecting Commercial Information The Arizona Uniform Trade Secrets Act
    Employment agreements and the duties of employees during and after employment with regard to trade secret information can be a troublesome issue facing business owners
  • LAYING DOWN THE LAW – PROTECTING YOUR REAL ESTATE COMMISSION
    Christopher J. Charles, Esq. From time to time, even the best, most experienced real estate brokers encounter real estate commission disputes. Disagreements over commissions take many forms, such as: (1) when a client prematurely “cancels” the listing; (2) when a client “cancels” a purchase contract; (3) when a client allows the property to proceed to... Read more
  • Laying Down the Law – Provident Law® Obtains Judgment For Fraud And Treble Damages Regarding Slander Of Title
    Attorney Christopher Charles and Provident Law® recently secured a civil judgment against their client’s adversary in excess of $100,000 and attorneys’ fees regarding the wrongful recording of a deed concerning their client’s real property. Their client purchased the property as an investment in the early 90s to use as a rental property. Years later, the... Read more
  • Laying Down the Law – Quiet Title Actions and Real Estate: What You Need to Know
    Written by Columnist: Christopher J. Charles, Esq.   Quiet title actions are not commonly understood. Disputes with neighbors over property ownership and boundary lines are common and frustrating. Many of these disagreements arise from old surveys and practices or agreements between former property owners. In some cases, the only solution is to engage a real... Read more
  • LAYING DOWN THE LAW – REAL ESTATE ENCROACHMENT with Special Guest Anne Munsil, Esq.
    Christopher J. Charles, Esq. Provident Law   Anne Munsil, Esq. Provident Law Everyone has that one neighbor – the neighbor who doesn’t cut their lawn, who leaves their trash or recycling bin on the street way after the pickup has come, whose mail sticks out of their mailbox, or whose Amazon boxes stay on the... Read more
  • Laying Down the Law – Scottsdale Enacts New Ordinance Regulating Short-term Rentals
    Written by Columnists: Christopher J. Charles, Esq.   Reports estimate that as many as 4,300 residential properties in the City of Scottsdale are utilized as short-term rentals. Another report estimates that as many as 3% of all homes in Scottsdale are short-term rental properties. Short-term rentals emerged in popularity in the Valley around the time... Read more
  • Laying Down the Law – Share The Joy
    Written by Columnist: Christopher J. Charles, Esq.   The media is reporting that more than 60% of Americans believe that 2021 was the worst year of their lives. Many people are hurting; yet we have become more isolated than ever before.  Most agree that charity and generosity are good things; indeed, charity is a virtue... Read more
  • Laying Down the Law – Short Term Rentals and Property Management
    Written by Columnist: Christopher J. Charles, Esq.   With the rising popularity of short-term rentals in Arizona over the last few years, more people are becoming interested in entering the short-term rental market. This article addresses two of the regulatory issues concerning short term rentals in Arizona. First, pursuant to A.R.S. §§ 33-1901 and 1902,... Read more
  • Laying Down the Law – Specific Performance as a Remedy in Real Estate Contracts
    Written by Columnist: Christopher J. Charles, Esq.   Anytime the real estate market heats up, claims for breach of contract and specific performance of real estate contracts skyrocket. Like any legal contract, real estate contracts are enforceable in court if one party or the other defaults on the contract or fails to perform one or... Read more
  • Laying Down the Law – Supreme Court Issues New Ruling Protecting Short-Term Rentals
    Written by Columnist: Christopher J. Charles, Esq.   The Supreme Court of Arizona recently handed down a landmark decision that effectively prevents HOAs from restricting short-term rentals in the vast majority of communities. In 2016, Governor Ducey signed into law SB1350 which authorized short-term rentals in the State of Arizona. Per SB1350 (codified at A.R.S.... Read more
  • LAYING DOWN THE LAW – Supreme Court Rules That Claims For Wrongful Foreclosure Must Be Filed Prior To Trustee Sale
    Christopher J. Charles, Esq.   Andy Anderson, Esq.   The recent Arizona Supreme Court case Zubia v. Shapiro, 243 Ariz. 412 (2018), reminds homeowners to obtain early legal counsel when facing foreclosure, while bolstering lenders’ affirmative waiver defenses. Particularly, the Supreme Court ruled that borrowers waive claims to damages concerning the validity of a trustee’s... Read more
  • Laying Down the Law – Tenants in Common
    Written by Columnist: Christopher J. Charles, Esq.   There are several ways to hold title to real property in Arizona: tenancy in common; joint tenancy with right of survivorship; community property with right of survivorship; and as community property. This article focuses on real property held at tenancy in common.  In a tenancy in common... Read more
  • Laying Down the Law – The Arizona Consumer Fraud Act
    In Arizona, certain transactions are voidable when they are made to evade creditors.
  • Laying Down the Law – The Arizona Consumer Fraud Act
    In Arizona, certain transactions are voidable when they are made to evade creditors.
  • LAYING DOWN THE LAW – THE LLC ACT, VERSION 2.0 OVERVIEW OF ARIZONA’S NEW LLC LAWS
    Christopher J. Charles, Esq.   Andy G. Anderson, Esq. After a 25-year-long tenure, Arizona’s Limited Liability Company Act will be retiring soon, to be updated by a comprehensive new law signed by Governor Ducey this last legislative session. Attorney Andy G. Anderson and a small group of Arizona business lawyers spent the last two years... Read more
  • Laying Down the Law – The Real Estate Mediation Requirement: Resolving Before Litigating
    Written by Columnists: Christopher J. Charles, Esq. Blake Wilkie, Esq.   Disputes among buyers and sellers in residential real estate transactions are more common than many realize. After all, a host of considerations are involved in each and every sale—proper disclosures, proper handling of repairs, earnest money issues, property conditions, fulfilling contingencies, and title issues,... Read more
  • Laying Down the Law – The Revised Arizona Homestead Exemption: Is The Homestead Exemption Still Beneficial?
    Written by Columnists: Christopher J. Charles, Esq. Blake Wilkie, Esq.   For years, Arizona homeowners have been able to take solace in the notion that no matter how long their list of creditors became, or how much debt they may have incurred, a certain portion of the equity in their home was protected from legal... Read more
  • LAYING DOWN THE LAW – THE UNIFORM ELECTRONIC TRANSACTIONS ACT IN ARIZONA REAL ESTATE
    Christopher J. Charles Attorney, Provident Law   Like 46 other states (as well as DC, Puerto Rico, and the Virgin Islands), the state of Arizona has adopted the Uniform Electronic Transactions Act (“UETA”). This Act, published in 1999 by the Uniform Law Commission, was designed with the express intention of giving the same effect previously... Read more
  • Laying Down the Law – THREE STRIKES, YOU’RE OUT: SHORT-TERM RENTAL VIOLATIONS ARE GOING TO COUNT
    Written by Columnists: Christopher J. Charles, Esq. Blake Wilkie, Esq.   Arizona’s legislature is making sure the party doesn’t go on too late and doesn’t get too loud. Governor Ducey has signed into law Senate Bill 1168, codified at A.R.S. § 9-500.39, as amended, which grants Arizona cities the right to implement certain restrictions on... Read more
  • Laying Down the Law – Trying to hide the ball Arizona’s fraudulent transfer act
    In Arizona, certain transactions are voidable when they are made to evade creditors.
  • Laying Down the Law – Understanding the “Tax Free” 1031 Exchange
    Written by Columnist: Christopher J. Charles, Esq.   Understanding the “Tax Free” 1031 Exchange Section 1031 of the Internal Revenue Code allows property owners to defer paying taxes on any gain realized on the sale of investment property if the owner reinvests those proceeds into a new property. This is commonly referred to as a... Read more
  • Laying Down the Law – What Landlords Need To Know About Tenancy At Sufferance
    Written by Columnist: Christopher J. Charles, Esq.   Under Arizona law, tenancy at sufferance is the period of time after a lease has expired during which a tenant does not have tenancy because the landlord has not given permission for the tenant to possess the property. However, Arizona law does not consider the tenant to... Read more
  • Laying Down the Law – What You Need To Know About Timeshare Right To Cancel and Foreclosure Laws
    Written by Columnist: Christopher J. Charles, Esq.   According to a September 2020 report by the American Resort Development Association, Arizona is home to 48 timeshare resorts representing 4,811 units. Arizona’s Timeshare Owners’ Association and Management Act governs timeshare transactions in the state, including foreclosures and a buyer’s right to cancel a purchase.   Timeshare Foreclosures Sometimes... Read more
  • LAYING DOWN THE LAW – WHEN NEIGHBORS CROSS THE LINE: INJUNCTIONS AGAINST HARRASSMENT SHORT-TERM RENTALS
    Christopher J. Charles, Esq. Provident Law   Bryan Eastin, Esq. Provident Law On May 21, 2019, Governor Ducey signed new provisions regulating short- term rentals. The new laws aim to curb issues where short-term rentals are perceived as increasing noise and traffic in residential neighborhoods or are operated as “party houses.” Among other things, these... Read more
  • Laying Down the Law – When you should file a Lis Pendens
    A Lis Pendens Notice can be a powerful tool under Arizona law, but it is a narrow tool available only in limited circumstances.
  • Laying Down the Law – Who Gets the House in the Divorce
    Employment agreements and the duties of employees during and after employment with regard to trade secret information can be a troublesome issue facing business owners
  • LAYING DOWN THE LAW – Who Gets the House? How the Courts Divide Real Property Between Co-Owners in Partition Actions
    Christopher J. Charles, Esq.   Bryan Eastin, Esq. Joint ownership of real estate provides many benefits, including increased buying opportunity, shared expenses, avoidance of probate, and shared risk/liability. Co-ownership also provides opportunities for disagreement. For example, co-owners might not agree on when to sell or how the proceeds should be apportioned. When an impasse like... Read more
  • LAYING DOWN THE LAW – WHO GETS THE HOUSE? HOW TO DIVIDE REAL PROPERTY BETWEEN CO-OWNERS IN PARTITION ACTIONS
    Christopher J. Charles, Esq. Provident Law   Bryan Eastin, Esq. Provident Law Joint ownership of real estate provides many benefits, including increased buying opportunity, shared expenses, avoidance of probate, and shared risk/liability. Co-ownership also provides opportunities for disagreement. For example, co-owners might not agree on when to sell or how the proceeds should be apportioned.... Read more
  • LAYING DOWN THE LAW – WHY MEDIATION TRUMPS LITIGATION
    Christopher J. Charles, Esq. Provident Law   “Where there are no oxen, the manger is clean, but an abundant harvest comes through the strength of the ox.” Proverbs 14:4. Put another way, if you don’t do any work, you might have a clean stable, but you won’t have any crops. Applying this principal to business,... Read more
  • LAYING DOWN THE LAW – WORD OF THE DAY: “ENCUMBRANCE”
    Christopher J. Charles, Esq.   Phillip A. Overcash, Esq. Break out your dictionaries; or just rely on the word of the Arizona Court of Appeals to define “encumbrance” in the real estate world. In Baumgartner, et al. v. Timmins, 1 CA-CV 17-0484, the Arizona Court of Appeals recently held that certain affidavits recorded against real... Read more
  • Laying Down the Law Short-Term Rentals: Party Houses or Family-Friendly Vacation Accommodation?
    Written by Columnist: Christopher J. Charles, Esq. Written by Columnist: Anne Munsil Courchaine, Esq.   Other than politics, one of the most contested topics in 2020 was short-term rentals. The advent and popularity of websites like AirBnb and VRBO, as well as a myriad of smaller, luxury property websites (especially in Scottsdale, Paradise Valley, and... Read more
  • LAYING DOWN THE LAW SUBCONTRACTOR MECHANIC’S LIENS DO NOT APPLY TO PRIMARY RESIDENCES
    Christopher J. Charles, Esq. The residential housing market, including residential construction, continues to thrive. Because most contractors don’t get paid until a job is complete, the law affords contractors specific rights and remedies to ensure that they get paid. But, as the Arizona Court of Appeals recently held, contractors’ rights are not without limitations. Perhaps... Read more
  • Laying Down the Law: Buying Property “AS IS
    Written by Columnist: Christopher J. Charles, Esq.   Most real estate transactions today include an “as is” clause. Indeed, virtually all commercial transactions are “as-is,” and most residential real estate transactions, including those involving the standard form AAR Purchase Contract, carry a standard “as-is” clause. Real estate that is listed “as is” may not be... Read more
  • Laying Down The Law: Caselaw Update Regarding Broker Responsibility
    Christopher J. Charles, Esq. Blake Wilkie, Esq. with Christopher J. Charles, Esq. And Blake Wilkie, Esq. Do Brokers Risk Forfeiting Commissions for Neglecting to Review Listing Agreements?: Caselaw Update Regarding Broker Responsibility Designated brokers in Arizona are exceedingly busy these days in the frenzied real estate market. Pulled in many different directions throughout their day,... Read more
  • Laying Down the Law: COVID-19 and Evictions
    Written by Columnist: Christopher J. Charles, Esq. Written by Columnist: Anne Munsil Courchaine, Esq.   2020 is behind us but COVID-19 still lingers. One of the lasting effects of the pandemic thus far has been protection for tenants facing evictions for non-payment of rent due to COVID-19. According to research from October 2020 from the... Read more
  • Laying Down the Law: Personal Representatives Must Disclose Their Capacity in Purchase Contracts
    Christopher J. Charles, Esq. & Brian L. Eastin Founder/Managing Partner & Attorney, Provident Law Personal Representatives are required to perform a myriad of duties in administering a decedent’s estate. These duties often include selling real estate.  While performing their duties and when acting in their representative capacity, Personal Representatives are generally shielded from the estate’s... Read more
  • Laying Down the Law: Tax Strategies for Short-Term Rentals
    Written by Columnist: Christopher J. Charles, Esq.   In many cases, a simple business decision concerning the corporate structure of the holding company for a rental property can result in substantial tax savings for the owner. Most investors understand the benefits of owning rental properties in a single asset entity such as a limited liability... Read more
  • Laying Down The Law: Understanding Easements
    Christopher J. Charles, Esq. Provident Law   Bryan Eastin, Esq. Provident Law The Court of Appeals recently issued an opinion explaining how easements can be extinguished in certain circumstances. Specifically, the Court ruled, as a matter of first impression, that common ownership of adjoining parcels might eradicate an easement even if the title owners are... Read more
  • Laying Down The Law: What Disclosure Obligations Do REALTORS® Owe to Buyers?
    Christopher J. Charles, Esq. Provident Law “To whom much is given, much is required.” This principal applies to REALTORS® who, under Article 26 of the Arizona Constitution, may “draft any and all instruments, including contracts, incident to the sale, exchange, trade, or leasing of property.” See Article 26 §1, ARIZONA CONSTITUTION. Because of this authority,... Read more
  • Lead Generation in the Commercial World
    Andrew Cheney, CCIM, SIOR Principal, Lee & Associates, Partner, Coppola Cheney Group   Generating leads in commercial brokerage is not rocket science, but it takes a tremendous amount of time, effort and discipline. When I first entered the business I talked to many brokers who warned that it took anywhere from three to five years... Read more
  • Lease Considerations for Franchised Businesses
    By Renee B. Gerstman &   Susan E. Wells   Franchised businesses pose unique leasing issues that the broker or agent should be aware of at the outset of representation. The primary difference is that in franchise context, you will need to satisfy your client, the franchisee, as well as the franchisor. To accomplish this,... Read more
  • Leasing and Property Management: A Forgotten Option
    Chris Sanchez 101 Realty & Management 2019 Residential Real Estate Property Manager of the Year   When you think of leasing and property management, what are a few words that come to mind? I know for most in the real estate industry, a few would be tenant complaints, late night maintenance calls, late rent payments,... Read more
  • Leasing Rental Housing in Today’s Market
    Debra Hill-Fox AskDebFox.com   Let’s face it – Arizona is in a HOT rental market no matter what kind of property we manage. The past several years have been very good to owners, investors and property managers. Strong rental increases, aggressive rental rates and high occupancies. However, we need to be realistic and expect changes... Read more
  • Length of Marriage Varies for SS Benefits
    By Jeff Young   I am often asked how long one must be married (or have been married) to receive Social Security benefits. The answer, as is common in Social Security claiming matters, is: “It depends.” It depends upon whether those benefits are spousal benefits; as a wife or husband, widow or widower for survivor... Read more
  • Letter from Leadership
    Dear Friends, This is no April Fool’s joke, we’re already in the second quarter of the year! How did the first quarter shape up for you? Now is a great time to review your progress to help you understand any adjustments you need to make to meet your 2022 goals. At Arizona School of Real... Read more
  • Letter from Leadership
    Dear Friends, How is 2022 going so far for you? Are you taking those small steps each day to meet your yearly goals? Here’s to hoping you find the luck of the Irish this month as we celebrate St. Patrick’s Day on March 17th. Remember that holidays throughout the year are a great opportunity for... Read more
  • Letter from Leadership
    Dear Friends, Welcome to the second month of 2021! Are you making positive progress toward the goals you’ve set for yourself? Take a moment in February to ensure you’re on the right track and heading down your path to success, whatever that means for you. In this issue of The Journal, we’ll discuss the many... Read more
  • Letter from Leadership
    Dear Friends, We’re already into the second month of 2022, how are your goals and resolutions looking so far? Take a moment this month to make sure  you’re on the right track and heading down your path to success, whatever that means for you.  In this issue of the Journal we’ll dive into the new... Read more
  • Letter from the Director of Hogan School of Real Estate
      Dear Readers, My name is Jenny Hogan-Lizarraga and I’m the director at Hogan School of Real Estate. As it has been with so many other things in 2020, the year brought lots of change. As we look ahead in 2021, The Hogan School Frontrunner publication has teamed up with The Arizona Journal of Real... Read more
  • Letter from the Executive Vice President
      Dear Friends, Allow me to be one of the first to wish you a happy Thanksgiving! This year, it feels especially important to give thanks to all those who have positively impacted your life. As we approach this season of giving, I encourage you to take a moment to reflect on the people in... Read more
  • Letter from the Executive Vice President
      Dear Friends, First and foremost, happy New Year! I hope you all were able to enjoy a break from the daily grind to celebrate family and the holiday season. Taking a look ahead, it’s a new year and I don’t know about you, but I’m looking forward to great things in 2021! Speaking of... Read more
  • Letter from the Executive Vice President
      Dear Friends, Can you believe we’re nearly through 2020? As you look to the holiday season and 2021 planning, be sure to take time to celebrate your accomplishments over the past year and thank those who helped you get here. Looking ahead, now is a great time to sign up for classes with Arizona... Read more
  • Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, This month marks the beginning of summer and the end of the school year for many students across the country. However, at the Arizona School of Real Estate & Business, we educate our students all year long and offer the highest-quality curriculum in... Read more
  • Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, I’m happy to report that we at the Arizona School of Real Estate & Business received overwhelmingly positive feedback about our May seminar, Millennials’ Impact on the Market: Buying, Investing, and the Technology Boost. As millennials’ incomes increase with age and they start... Read more
  • Limitations On Sellers’ Warranties In Real Estate Transactions
    By Stephanie Monroe Wilson   I.    INTRODUCTION. The standard Arizona real estate purchase contract contains the following in the warranty section: “Seller warrants that Seller has disclosed to Buyer and Broker(s) all material latent defects and any information concerning the Premises known to Seller, excluding opinions of value, which materially and adversely affect the consideration... Read more
  • Livestream Lesson Learned
    Written by: Randy Helfman, Esq.   Change is always difficult, but if you embrace it, you might discover the hidden benefits. When the unfortunate and horrific realization of COVID-19 affected ASREB over a year ago, I was one of the last instructors to stop teaching live classes. I vividly recall teaching a basic licensing class... Read more
  • Living in a Digital World: Five tips to rule the digital world
    Sarah McNurlin Realtor Green Arizona Best Real Estate   Social media can be overwhelming, you may love to hate it or hate to love it. Regardless of your personal comfort level, social media is here to stay, so let’s embrace it and find ways to make social platforms work for us and not against us.... Read more
  • Loan Level Price Adjustments 
    Home loan rates are based on multiple factors. These are typically: the property type, the purpose for the loan, whether it is a refinance or a purchase, the occupancy type, the lowest mid-credit score of the Borrower(s) and the loan-to-value percentage.  For each of the factors above, there are adjustments to the pricing of the... Read more
  • Looking at Luxury Locally and Nationally
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   We all know that the luxury markets in the Tucson and Phoenix metro areas last year broke records. In Tucson we closed 895 residential sales over $800,000, which was up from 426 in 2020 and 282 in 2019. In the Phoenix area there were 9,795... Read more
  • Looking Back to Spring Forward
    D. Patrick-Lewis Managing Broker REALTOR® Realty Executives   2020 busted into the scene as a hot market and we were all feeling like 2020 would be our collective year. Then, COVID hit and it all turned to lava. Pre-COVID, the Phoenix area was already seeing multiple offers on most homes, then the pandemic, the lockdowns,... Read more
  • Looking For Inventory? (It may be right under your nose)
    Laura Kelly Mance CRB, REALTOR®/President Long Realty   One of the benefits of having a long career in real estate is that I’ve had the opportunity to work in many different aspects of it. Each has contributed importantly to my collective experience. Representing hundreds of corporate relocation properties gave me an education in pricing and... Read more
  • Love Your Neighbor
    By Christopher J. Charles, Esq.   Most are familiar with the Judeo-Christian principle: “thou shalt love thy neighbor as thyself.”  Unfortunately, not everyone actually practices this principal.  And not all “neighbors” are created equal. What legal options do property owners have when their neighbors breach the peace? Imagine the following scenario. You finally arrive home... Read more
  • Luxury Experts are Always in High Demand
    Frank Aazami Global Real Estate Representation Private Client Group   Arizona real estate is robust, for sure. We are one of the strongest states for residential building and resales, across all levels: starter homes to move-ups through luxury estates. In part because our beautiful state is still El Dorado in the national psyche, everyone wants... Read more
  • Luxury Home Appraisals
    Andrew Ament Certified Residential Appraiser, Censeo Valuation Consultants, LLC   The Phoenix area has a diverse housing inventory in terms of size, design and quality of construction. The luxury home market, defined loosely as homes priced over $1 million, is also quite diverse. The market includes relatively small, high rise condominiums with expansive views to the... Read more
  • Luxury Home Fix and Flips
    Frank Aazami Global Real Estate Representation Private Client Group   What makes a luxury flip sale a solid transaction for the seller or the buyer in Maricopa County, Arizona? When isn’t a sale good for one or the other? Did the buyer pay too much; could the seller have gotten more money? Here’s our perspective... Read more
  • Luxury Home Market Stays Hot
    Sarah Kirsch Richardson Founder and CEO Tru Realty   It’s safe to say that if you specialize in luxury real estate, you’ve been a happy but very busy bee for the past couple of years. While it’s true you could say this for the market in general, it seems even more true for the luxury... Read more
  • Luxury Homes Best Practices
    Patrick Lewis Designated Broker Realty Executives     A luxury home transaction requires a greater level of expertise and service than that of one eligible for a government backed loan, for instance. The clients expect a high level of sophistication, experience, and service from those assisting in the transaction. It may require an agent to... Read more
  • Maintaining Your Value as a Real Estate Agent in the Digital Age
    Jeff Sibbach Team Leader, Sibbach Team, RealtyOneGroup   Real estate agents are under immense pressure today from outside forces. Unlike the industry most of us came up in, the important early buying period is largely out of our control: aggregators and iBuyers are influencing potential buyers well before we become involved. And because we’re not... Read more
  • Major Economic Factor Impacting the Apartment Market in Arizona
    Lamont Bawden ASREB Instructor lbawden@asreb.com   While there are many factors that can influence real estate growth, there is one factor that stands out above the rest, job growth that influences population growth. In this article, we’ll take a look at the status of job and population growth in Arizona and discuss how these factors... Read more
  • Make sure you’re eligible to be paid for your buyer purchasing a new construction home
    Economists often study the new home market for trends and indicators as to the strength of the economy.
  • MANAGING ENERGY RESOURCES
    Tom Forese Chairman, Arizona Corporation Commission   Arizona has a proud history of managing its essential resources to provide an attractive location to live, work, and recreate. We owe a great debt of gratitude to those who have gone before us and have paved a way to provide adequate water and energy to our residents... Read more
  • Managing Irate Clients
    Linda Huffman Sales Manager Tierra Antigua Realty | Sierra Vista 520-439-8888   It’s bound to happen one day: A client will be furious over some aspect of a deal, your communication, or a misunderstanding. Here’s how to put out that fire while preserving the relationship. Get Ready for “The Call” Prepare yourself. Good posture, test... Read more
  • Many Agents Have No Idea
    By Barry Lehane Please Note: Barry Lehane, the author of this article, unfortunately passed away a few weeks ago. Barry was one of our industry’s educational icons. Twelve months ago he prepared this article in preparation for the seminar “Write It Right or Lose the Write“. We are having this seminar again this Friday, August 1st at... Read more
  • March 2019 – Letter From the President
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    Dear Friends,   It’s hard to believe that Spring is already here! I hope it’s been a successful first quarter for all of you. Here at Arizona School of Real Estate and Business, we’re continuing to celebrate 50 years of providing quality education and... Read more
  • March 2019 – Letter From the President
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, This month, we’re proud to celebrate our 50th Anniversary with our students, alumni, partners, associates, communities, and the state of Arizona. Since 1969, Arizona School of Real Estate & Business has been providing quality education for thousands of professionals in the real estate,... Read more
  • March 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, I hope you all experience the luck of the Irish this month as we celebrate St. Patrick’s Day on March 17th. If it hasn’t crossed your mind already, remember that holidays throughout the year are a great opportunity to boost... Read more
  • Maricopa County Introduces New Venue For Resolving Business Disputes
    Written By: Christopher J. Charles, Esq. Founder/Managing Partner, Provident Law, PLLC With special guest writer Andy G. Anderson   Prudent business owners value predictable costs and minimal disruption to business operations. Legal disputes often conflict with those goals. Currently, business disputes are assigned to judges with general civil litigation dockets, housing matters that range from... Read more
  • Market Forecast for Open Houses in 2023 and Why Every Realtor Should be Having Them
    Shannon Quagliata Open Houses Direct   With 2022 coming to a close, everyone is wishing they had a crystal ball to see what 2023 will bring in with regard to the housing market. One thing we do know in the short term is that the market has definitely shifted from a seller’s market to a... Read more
  • Market Opportunity in Surprising Places
    Sean Becketti Vice President, Chief Economist Head of Economics and Research Department, Freddie Mac   At the end of 2015, most forecasters predicted the Federal Reserve would increase short-term interest rates four times in 2016. And, as a consequence, the consensus predicted an increase in mortgage rates and a drop in mortgage originations, especially for... Read more
  • Market Outlook
    Michael Orr Arizona Journal Columnist Owner, Cromford Report Director, W.P. Carey School of Business   In 2015 the Greater Phoenix housing market gained strength from February through July with tight supply below $250,000 and healthy demand for the mid ranges between $250,000 and $500,000. The high end luxury market also had an excellent first half,... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   Just as predicted, August sales were strong thanks to its 23 working days and fully made amends for the shortfall in July, which only contained 20 working days. Until now, 2016 has been quite similar in market behavior to 2015 for the majority of the... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   TABLE A This table shows postal cities in Maricopa and Pinal Counties by the number of home sales recorded in 2016. Note that although it is still unincorporated, San Tan Valley is now the 9th largest “city.” TABLE B Ranks the postal cities by dollar... Read more
  • Market Summary
    Michael Orr Founder & Owner, The Cromford® Report This chart shows that we have substantially fewer active listings than last year and fewer than at the start of 2017. The annual sales rate has been increasing over the last two years, though the rate of increase has started to slow over the last couple of... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   The second quarter of 2016 started pretty much where the first quarter left off. In fact, March and April were remarkably similar. Maricopa County unit sales for single family and condo homes were up 8 percent from April last year. The median sales price rose... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report     The market in 2017 has so far continued the trends of 2015 and 2016. We have very limited numbers of entry level homes and first time buyers face a stressful time unless their budget stretches over $300,000. We have less than 40 days of... Read more
  • Market Summary
    Michael Orr Founder & Owner, The Cromford Report   The Greater Phoenix housing market continues strong and healthy and continues to heavily favor sellers over buyers. The supply shortage we have experienced for several years continues unabated but there are some changes in the segments of the market that are most affected. At the low... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   The market in 2016 has behaved very predictably following all the usual seasonal trends and largely mirroring the market of 2015. However, 2015 lost some momentum in August and we are seeing no evidence of any similar weakness in 2016. In fact, demand has shown... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   The market conditions in early June remain similar to April and May, with different price ranges in dramatically different situations. Sales volume is strong, well above 2015, but supply is the main factor that determines how the various market sectors are doing. Overall supply has... Read more
  • Market Summary
    Michael Orr Journal Columnist, Founder and Owner, The Cromford® Report   Each month I highlight key statistics relative to the current market. The chart below shows the change in dollar revenue by price range for closed sales during the first quarter of 2017 versus 2016. Not the explosive growth in the ranges from $100K up... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   The market in 2016 has continued to follow predictable patterns, following all the usual seasonal trends and largely mirroring the market of 2015. However, 2016 is having a stronger second half for sellers than 2015: we see higher sales and an increasing appreciation rate. We... Read more
  • Market Summary
    Michael Orr Journal Columnist, Founder and Owner, Cromford® Report   The second quarter was strong and healthy for the sale of homes up to $1 million, but serious problems remain for the higher end of the market above the million dollar mark. Overall supply has fallen substantially as homes are taken off the market for the... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report     Each month in 2017, I will be creating a chart to illustrate how the Greater Phoenix housing market is changing. At the end of each quarter, I will then provide a written market summary of that quarter and how it compared to twelve months... Read more
  • Market Summary
      Michael Orr Founder and Owner, The Cromford Report     We see a housing market in Greater Phoenix that is continuing to strengthen almost across the board. Many of the trends that were visible in 2015 and 2016 have continued into 2017 with little change except they have become more apparent. At the affordable... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   During 2015 the Greater Phoenix housing market gained strength from February through July with tight supply below $250,000 and healthy demand for the mid ranges between $250,000 and $500,000. The high-end luxury market also had an excellent first half, but lost a lot of momentum... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   I have read a number of comments that July’s sales numbers were weaker than expected, showing a 3 percent fall compared with July 2015. People tend to think all Julys are created so a comparison of July 2015 and July 2016 sounds like apples to... Read more
  • Market Summary
    Michael Orr AZ Journal Columnist Owner, Cromford® Report Director, W.P. Carey School of Business   Phoenix Metro After a strong six months from February 2015 through July 2015, the Greater Phoenix market has lost some momentum between August and November. It is tempting to write this off as seasonal, but it is a little more... Read more
  • Market Summary
    Michael Orr Journal Columnist Founder and Owner, Cromford® Report   Please see the provided charts featuring the following information: The ranking of cities by average price per square foot. Areas that had the largest and smallest growth in home sales between 2015 and 2016. The average growth was just over 9 percent.   Michael Orr... Read more
  • Market Summary
    Michael Orr Journal Columnist, Founder and Owner, Cromford® Report   The first quarter of 2016 got off to a slightly slow start but began to accelerate hard in March. The first quarter ended with Maricopa County unit sales for single family and condo homes up 12 percent from last year. The median sales price rose 8... Read more
  • Market Summary
      Michael Orr Founder and Owner, Cromford Report   Below is a ranking table for the 41 cities. The overall market is seeing a strong increase from $80 to almost $144 per sq. ft. This shows home prices below $200,000 and sees them jumping from $57 to $105.     This shows homes priced between... Read more
  • Market Summary
    Michael Orr Founder & Owner, The Cromford® Report Michael Orr is the founder & owner of the Cromford® Report www.cromfordreport.com. Michael can be reached at mike@cromfordreport.com.  
  • Market Summary Cromford Report
    Michael Orr Arizona Journal Columnist Owner, Cromford® Report Director, W.P. Carey School of Business   2016 started off in a much better position than in January 2015. Almost every indicator showed us that we have a stronger market than 12 months ago. Supply remains tight at the entry level but is abundant at the higher... Read more
  • Market Update
    Fletcher Wilcox Grand Canyon Title Agency   November Median Purchase Price The median purchase price for a previously owned single family home in Maricopa County is holding steady. In November 2018 for the second month in a row it was $290,000. Up from $287,000 in September.  The November 2018 median purchase price of $290,000 is... Read more
  • Market Update
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.   This report reviews trends for previously owned single-family homes in Maricopa County.  The information is compiled from Arizona Regional Multiple Listing Service, Inc. (ARMLS). Strong Start in 2018 for Sales and Median Sale Price, but not for New Listing Inventory... Read more
  • Market Update
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.   Median Sale Price Continues to Go Up The chart below compares the median sale price in Maricopa County for the last four years and first four months of 2018. As you can see, the sale price has increased every month... Read more
  • Market Update
    Bill Gray Educator, Arizona School of Real Estate & Business   At the present time, the Phoenix Metro area is the eighth most affordable housing market in the United States. First time buyers are now entering the housing market to take advantage of today’s prices. As of mid October, a median price home in the... Read more
  • Market Update
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.     2018 Dollar Sales Volume Hits All-Time High for a First Quarter Strong demand to own a home in the first quarter of 2018 led to the highest dollar sales volume ever for a first quarter. The previous first quarter... Read more
  • Market Update: 2019 Ends with a Roar, New Residential Records Set In 2019
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency Record Year in 2019 for Dollar Sales Volume Dollar sales volume in 2019 for sales of single-family resales in Maricopa County (Greater Phoenix) was the highest ever for a single year. Dollar sales volume in 2 019 exceeded the previous record year... Read more
  • Market Update: 2020 In Review
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com   Was 2020 A Record Setting Year? U.S. Census Bureau Releases New AZ Population Numbers   Let’s recap 2020 by number of sales, new listings, median purchase price, median monthly rent and dollar sales volume for single-family... Read more
  • Market Update: A Broken Record More Sales in Third Quarter Estimated Weeks of Supply
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com   The September Numbers I sound like a broken record. But it happened again. Yes, once again the median purchase price for a single-family resale home in Greater Phoenix reached a new record high in September. It... Read more
  • Market Update: Arizona Scores Big on 1st Q Personal Income Maricopa County gained 250,000 jobs Two Arizona Cities Number One Mortgage Rates Continue Downward
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   First-quarter personal income starts out with a boom for Arizona According to a report from the U.S. Bureau of Economic Analysis national first-quarter state personal income increased at a 3.4 percent annual rate over the fourth quarter of 2018. See chart... Read more
  • Market Update: Comparison of a Mortgage Payment to a Rental Payment
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.   HOW BIG IS THE SINGLE-FAMILY HOME MARKET IN MARICOPA COUNTY? There are 1,043,000 single-family properties in Maricopa County. Single-family properties are by far the most popular residential product to own. Over 80 percent of sales this year on the Arizona... Read more
  • Market Update: February 2020 Results Purchase Price Up Again Record Number of Jobs
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   February 2020 Results: What Was Higher – What Was Lower Higher in February 2020 over February 2019 were sales of single-family resales in Maricopa County (Greater Phoenix). The 5,153 sales this February were 626 orfourteen percent higher than last February when... Read more
  • Market Update: Freddie Mac Predictions for Mortgage Rates in 2020 New Record for Number of People Employed November Sales Results
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   November Sales Results for Maricopa County (Greater Phoenix)  November 2019 sales of single-family resales were 4,979 which was eight percent higher than the 4,615 sales in November 2018. While overall sales were up year-over-year, there were 343 less sales under $200,000... Read more
  • Market Update: Is Now A Good Time To Buy A Home? Purchase Price Sails to A New Height | October 2019 Sales Results
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   October 2019 Sales Results for Single Family Resales October 2019 sales of single-family resales in Maricopa County (Greater Phoenix) were 5,589. Sales this October were 353 or seven percent greater than October of 2018 when there were 5,236 sales. Sales in... Read more
  • Market Update: It Happened Again: New Record Purchase Price in July More Sellers Decide to List Their Homes in July Low Mortgage Rates Keep Buyers in Market
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   Results for July 2020  July reached a new high for what buyers were willing to pay for a single-family resale home in Greater Phoenix. The July median purchase price was $350,000. This breaks the previous record, set in the previous month.... Read more
  • Market Update: January 2020 Results; New Population Numbers for Arizona; Revised AAR Residential Resale Purchase Contract
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency JANUARY 2020 SALES: WHAT WAS HIGHER – WHAT WAS LOWER Higher in January 2020 compared to January 2019 were sales of single-family resales in Greater Phoenix or Maricopa County. There were 4,416 sales of single-family resales in January 2020 which were 553... Read more
  • MARKET UPDATE: June 2018 Sales, New Inventory, and Median Purchase Price
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.   The June median purchase price for a previously owned single-family home in Maricopa County matched May’s record-high median purchase price of $295,000. The previous record for median purchase price was set in June of 2006 at $287,500. The chart below... Read more
  • Market Update: June Purchase Price and List Price Reach New Peaks, June Luxury Market Makes Comeback, July Predictions
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   June Best Month in 2020 for Sales and Median Purchase Price June sales of single-family resales in Greater Phoenix (Maricopa County) were almost 2,000 more than in May. There were 6,736 sales in June compared to 4,796 in May. The number... Read more
  • Market Update: March Residential Results and Early April Results Real Estate Transactions During the Coronavirus Storm
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   COVID-19 Real Estate Related Questions May Real Estate Agents List and Show Properties During COVID-19? Yes. According to the March 23 State of Arizona Executive Order 2020-12 Prohibiting the Closure of Essential Services, the following are listed as essential services: real... Read more
  • Market Update: Mortgage Rates, Sales and New Listings
    Fletcher Wilcox Grand Canyon Title Agency   Mortgage Rates in Perspective Since 1971 Freddie Mac has tracked the thirty-year fixed mortgage rate. Chart One shows a partial history of their tracking. The year with the highest annual average thirty-year fixed mortgage rate was in 1981 when it was 16.63 percent.  In 1990 it was 10.13... Read more
  • Market Update: November Residential Numbers for Greater Phoenix
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com   What to Expect for Residential Sales in 2021 Will Prices Keep Going Up? November Residential Numbers for Greater Phoenix   For the sixth consecutive month, the median purchase price of a single-family resale home reached a... Read more
  • Market Update: Number of Non-Owner Occupied Homes, Rental Rate Compared to Sale Price, Number of Sales by Year Built
    Fletcher Wilcox Grand Canyon Title Agency   According to Maricopa County records, there are approximately 1,043,844 single family residences. Twenty-six percent, or 271,730, are categorized as non-owner occupied. How does a single-family residence get categorized as non-owner occupied? Arizona Revised Statutes requires that when there is a sale of a property and when that property... Read more
  • Market Update: October Residential Numbers for Greater Phoenix
    FLETCHER R. WILCOX V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency 602.648.1230 fwilcox@gcta.com Founder TheWilcoxReport.com   Increase in Velocity of Homes Going Under Contract The Rise and Now Decline of Days on Market Home Values at Highest Year-Over-Year Increase in Seven Years   The median purchase price once again outperformed the previous... Read more
  • Market Update: Plenty of Opportunity in 2019 for Sales
    Fletcher Wilcox Grand Canyon Title Agency   Last month’s report showed that in Maricopa County (Greater Phoenix) year-over-year an increase in purchase prices, an increase in the number people employed, which means more potential homebuyers, while at the same time a decrease in the number of sales. This trend started in August 2018 and continues.... Read more
  • Market Update: Rents and Sale Prices Continue Upward Trajectory July Results for Sales and Listings
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   September Results for Previously Owned Single Family Homes  September 2019 sales were twelve percent higher than September 2018. New monthly listings in September 2019 were two percent lower than in September 2018. The median purchase price etched out a new high.... Read more
  • Market Update: Rents and Sale Prices Continue Upward Trajectory July Results for Sales and Listings
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   July Results  For the fourth consecutive month, year-over-year sales of previously owned single-family homes in Maricopa County were higher. Sales in July 2019 were 464 or eight percent higher than July 2018. New listings of previously owned single-family homes in July... Read more
  • Market Update: Residential Sales and Listings Likely Bottomed in April and May Both Numbers Should Be Up
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   The focus of this article is to discuss the sale, inventory, estimated months of supply, median list price and median purchase price of single-family resales in Maricopa County or Greater Phoenix. The reason for focusing on this category is that data... Read more
  • Market Update: Sales, New Listings, Sales Price, Months of Supply, Employment Numbers
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency, Inc.   Sales and New Listings Sales of previously owned single family homes in Greater Phoenix (Maricopa County) were down two percent in August 2018 compared to August 2017, but up were up 2% overall for the first eight months of 2018... Read more
  • Market Update: Single-Family Homes Become More Expensive to Buy and Rent Purchase Price and Monthly Rent Continue to Accelerate Extremely Strong Seller Market
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   Purchase Price and Monthly Rent Accelerate The demand to live in a single-family resale home is strong. So strong, the cost to live in one continues to surge. Median purchase price and median monthly rent reached record highs in August. Both... Read more
  • Market Update: Some Positive Arizona Numbers Going Into the Coronavirus Storm April Sales, Listings, Purchase Price, Estimated Months of Supply
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   Arizona finished 2019 with some of the best economic and population numbers among all 50 states. GDP for Arizona in 2019 was 3.1% higher than 2018 and was the seventh-highest percentage increase among all states. The personal income of Arizonians in... Read more
  • Market Update: Tremendous Sales in April Population, Job & Income to Fuel Explosive Real Estate Growth
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   April was a turnaround month. Sales of previously owned single-family homes posted their best month year-over-year in nine months. Every single month from August of 2018 through March of 2019 had fewer sales than in the same month of the previous... Read more
  • Market Your Real Estate Business with SMART Advertising
    Cathy Predmore Hondros Family of Companies Surviving in the real estate industry requires perseverance and personal connections who will help you grow your network and create business. Thriving in the real estate industry requires a certain level of tenacity and the understanding that smart advertising is one of the keys to success. Every realtor should... Read more
  • May 2019 – Letter From the President
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    Dear Friends, Let me be one of the first to wish all of our maternal readers out there a Happy Mother’s Day! Whether it’s quality time spent with family or a relaxing getaway – I hope you’re able to spend the day celebrating the... Read more
  • May 2019 Market Update for Maricopa County Residential Sales Fire Back Up Median Purchase Price Sets New Record High Job Growth
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   May 2019 Sales of Single Family Resales  For the second month in a row the year-over-year slow-down for sales of single-family resales has ended. Sales of single-family resales in Maricopa County (Greater Phoenix) in May 2019 were 7,525. This was 327... Read more
  • May We Have Your Attention: Marketing to Millennials
    Kelly Ehlers Founder and President, Ideas That Evoke   We read headlines about millennials daily, but it’s not every day that brand strategists are able to hear directly from them. Brands succeed when they start a conversation that someone wants to join. That’s part of what we do at my company, and that’s what Nielsen... Read more
  • Mediating Real Estate Disputes
    Christopher J. Charles, Esq. Founder, Provident Law   Most real estate transactions close escrow relatively smoothly and involve happy clients. But if you work in this industry long enough, sooner or later you will encounter a buyer/seller dispute. Common disputes include non-disclosure and misrepresentation claims regarding the property’s condition. Other common disputes include claims for... Read more
  • Medical Real Estate: Outlook 2015 – The Impact of the Affordable Care Act
    By Aaron Kuhl   At the time of the historic passage of the Affordable Care Act (“ACA” or Obamacare) in 2010, there was a great amount of discussion among healthcare stakeholders regarding its impact on the delivery of healthcare for the nation. Another area of focus was the consequential effects the ACA may have on... Read more
  • Millennials as Coachees (and Also Coaches) in Real Estate
    Shelly Stotzer Career and Executive Coach, Crosworks   As a career and executive coach, I work with clients from 18 to 72 years old, including millennials from all types of industries. I’m often asked questions such as, “Do you find millennials coachable? Aren’t they lazy? Entitled?” Yes, they are coachable. They are far from lazy.... Read more
  • Millennials in Tech Are Boosting Arizona Real Estate
    Steve Zylstra President and CEO, Arizona Technology Council   The rise of millennial talent in Arizona has greatly influenced the startup economy, the corporate environment, and the real estate industry. Although millennials tend to be victims of accusations of laziness and being thin-skinned, those in Arizona’s technology space are making a big impact. They are... Read more
  • Millennials in Tech Are Boosting Easements and Licenses
    David Allen Partner, Jaburg|Wilk Attorneys at Law   The legal right to use someone else’s land for some limited purpose usually arises out of the user having either an easement or a license. A very common easement is one used for ingress and egress, meaning the right to travel over someone else’s property to reach... Read more
  • Millennials Will Drive Growth in Home Sales
    Jonathan Smoke Chief Economist, realtor.com   The U.S. has been celebrating a strong recovery in the housing market and solid growth in sales for the last two years. One area of disappointment has been the depressed level of first-time buyer activity. Since more than 60 percent of first-time buyers are millennials, this generation’s plans and... Read more
  • Minding The Income Gap
    Paul Ohanian Founder and CEO, Scottsdale Wealth Planning, Inc.   There was a time when you could walk into your local bank and buy a 9 percent Certificate of Deposit (CD) as a common investment option. Today, that income staple is extinct. What was once a fairly cyclical pattern: interest rates go up and interest rates... Read more
  • Misperceptions of Down Payment Assistance Programs (DPA’s)
    Dirk Swift Program Director, Home Plus   In the 80’s, my wife and I would likely have been profiled as typical homebuyers. In the area now known as Westgate, we purchased our first home in 1985 for $80,000. It was a brand new, 1450 square foot house, with three bedrooms and two bathrooms. At the time,... Read more
  • Mixing Real Estate and Retirement
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   This month’s Journal theme gives me yet another opportunity to write about something I know little about. Well, I know enough to stay out of trouble anyway. The topic is “building real estate into retirement plans.” My husband happens to be a financial planner, so... Read more
  • Mold and Insurance
    Written by: Stephanie M. Wilson Attorney, Stoops, Denious, Wilson & Murray, PLC   Mold and insurance are topics that continue to be an issue in real estate.  A homeowner or renter who experiences water damage to the property also has to deal with whether there is mold.  If the homeowner or renter finds mold, they... Read more
  • Mortgage Bankers Association (MBA) Report
    Joel Kan Associate Vice President, Industry Surveys and Forecasting Mortgage Bankers Association   The Arizona residential market continues to grow year over year, albeit at a slower pace and in a different fashion than the country as a whole. Between April 2016 and April 2015, applications for a mortgage to purchase a home increased 6.9 percent,... Read more
  • Mortgage Bankers Association Arizona Update
    Joel Kan Associate Vice President, Industry Surveys and Forecasting Mortgage Bankers Association   In the Mortgage Bankers Association (MBA) most recent Mortgage Finance Forecast, revisions to national mortgage origination estimates for 2015 through 2018 were made. The 2015 originations total was revised from $1.49 trillion to $1.63 trillion including upward revisions of purchase originations for... Read more
  • Mortgage Broker Of The Year 2015
    Brian Yampolsky Mortgage Broker Of The Year 2015   Why did you choose a career as a mortgage broker? After graduating from the University of Arizona, I worked as a REALTOR® for 2 years and quickly learned I wasn’t a very good REALTOR®. I was interested in the financing side of real estate and enjoyed... Read more
  • Mortgage Debt Relief Act Expires
    By Christopher J. Charles, Esq.   Perhaps a sign of the real estate recovery, six years after the market crash, the 2007 Mortgage Debt Relief Act (the “Act”) has finally expired. Although the Act had already been extended twice[1], many remained hopeful – including Attorney General Tom Horne and the Attorney Generals from 41 other... Read more
  • Mortgage Industry Update
    Joel Kan Economist, Mortgage Bankers Association     In the January 2017 forecast from the Mortgage Bankers Association (MBA), we estimate that total mortgage originations will decrease to $1.56 trillion in 2017 from $1.89 trillion in 2016. This total will increase slightly in 2018 as a growing purchase market is offset by more declines in... Read more
  • Mortgage Industry Update
    Joel Kan Mortgage Bankers Association, Economist   The Mortgage Bankers Association projects that home purchase originations will increase further in 2017, building on an estimated 10 percent increase in 2016. Strong household formation coupled with further job growth, rising wages, and continuing home price appreciation will drive strong growth in purchase originations in the coming... Read more
  • MORTGAGE INDUSTRY UPDATE
    JOEL KAN Economist, Mortgage Bankers Association   The Mortgage Bankers Association projects that 2018 will bring $1.2 trillion in purchase mortgage originations – a 7.3 percent increase from 2017. The biggest reason for the increase is the continuous  improvement of the economy. We forecast that monthly job growth will average 125,000 per month in 2018... Read more
  • Mortgage Industry Update
    Economist, Mortgage Bankers Association   At the start of the second quarter of 2017, the Mortgage Bankers Association’s assessment of where the market is and where it will head is little changed from our outlook at the beginning of the year, with a few key differences that are very relevant to investors looking at the... Read more
  • Mortgage Loan Originator Of The Year 2015
    Paul Volpe Mortgage Loan Originator Of The Year 2015   Why did you choose a career as a mortgage loan originator? The career actually chose me. I was a Pre-Veterinarian major at the University of Arizona (U of A) in 1998. My brother, Jon Volpe, asked me if I would work for him; I realized... Read more
  • Mortgage State of Affairs
    Written By: Ross Jameson Mortgage Industry Consultant   After 35 years in the mortgage industry, I’ve come to expect changes every year. The most dramatic changes I’ve seen have been in the past few years. The start of the mortgage makeover in 2008 created new standards that are now common practice. The Secure and Fair Enforcement Act (SAFE) signed into... Read more
  • Mortgage Update
    Mike Fratantoni Chief Economist, Mortgage Bankers Association   The national economy is growing, and the job market continues to improve, but slower growth abroad and tighter financial conditions convinced Fed policymakers to wait at least one more meeting to increase rates. We expect GDP growth to continue at a similar pace in the second half... Read more
  • Multifamily: Responding to Demand
    John Kobierowski Senior Managing Partner, ABI Multifamily   Thomas M. Brophy Director of Research, ABI Multifamily     As of the end of 2015, the Phoenix metro multifamily market surpassed $3.8 billion in total sales volume. This is up 34 percent Y-O-Y and almost 265 percent from 2010 sales volume reaching a total of just over $1... Read more
  • Myths About Real Estate Appraisals
    Beth Sigg Northwest Real Estate Services   If you are a real estate agent, understanding the basics and nuances of appraisals will help you close more transactions with very few “blips” along the way. And if you’re a consumer who owns real estate, you may encounter the appraisal process as a part of obtaining a... Read more
  • NAIOP Update
    Written by: Bob Mulhern Managing Director, Colliers International NAIOP Board Member   A key consideration when looking at the Arizona commercial market and its potential is to recognize how major commercial developers are faring in the marketplace. Two of the hot issues in the development community at the moment include funding needs at the state... Read more
  • National Association Of Realtors Industry Update
    Written by: Jim Sexton President, Arizona Association of Realtors®   In May 2015, a Legislative Conference & Expo was held in Washington, DC to address important topics for the industry. Interesting highlights and recommended actions are listed below with more details for each topic on the website realtors.org: RISK MANAGEMENT Highlight: Independent Contractor Update Highlight: Unmanned Aerial... Read more
  • National New Home Construction
        Granger MacDonald National Association of Home Builders   Against a backdrop of modest economic growth, the U.S. housing market is on target to produce about 1.2 million new units — 855,000 single-family and 379,000 multifamily — this year as it continues its slow recovery from the depths of the Great Recession. At present,... Read more
  • Navigating Construction Defects
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   In 2015, Arizona enacted legislation to address construction defect claims of a purchaser against a seller for construction defects. The law doesn’t just apply to new home construction, but remodeling and repairs. Additionally, the law contains a broad definition of who is considered... Read more
  • Navigating Legal Issues When Practicing in the Luxury Housing Market
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   Most will agree there are key differences in clientele when practicing in the residential market versus the commercial market. Similarly, there are differences in clientele between the residential market and the luxury home market. These differences make it easy for agents to alter... Read more
  • Navigating Legal Issues When Practicing in the Luxury Housing Market
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   Most will agree there are key differences in clientele when practicing in the residential market versus the commercial market. Similarly, there are differences in clientele between the residential market and the luxury home market. These differences make it easy for agents to alter... Read more
  • Navigating Risk When Managing Property
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   As the economy rebounds from the mortgage loan crisis, the market has seen increasing numbers of residential rentals. With these rentals come a growing need for property managers. Although there is a volume of work in this practice area, it comes with an... Read more
  • Negotiating a Lease Renewal Option
    David Allen Partner, Jaburg & Wilk   Most tenants and their real estate agents who negotiate commercial leases accept that many of the terms in the landlord’s “form” lease favor the landlord. One term, however, that favors only the tenant, and which every commercial tenant should seek to include in their lease, is an option... Read more
  • New Construction: Appraisers Involvement in The Process
    Beth Sigg Northwest Real Estate Services   Appraisers are involved in the new construction process, at the front-end, when financing is involved. By virtue of a loan needed for funding the construction, appraisers receive blueprints, contracts, and specifications on which to build the appraisal. From there, the cost approach provides a reliable and relevant approach... Read more
  • New Court Ruling Marks Departure on Equitable Subrogation
    By Thomas A. Stoops   In the recent case of The Weitz Company, L.L.C. v. Nicholas Heth, 674 Ariz. Adv. Rep. 29, the Arizona Court of Appeals, Division One, has made a significant ruling on the issue of whether the Arizona statutory provision governing the priority of mechanic’s liens permits the court to shift lien... Read more
  • New Home Sales
    By Dennis Webb   The first quarter of 2015 has seen a resurgence of new home sales throughout the Valley. Reviewing the first two months in 2015, there were 1841 permits compared to 1490 permits in 2014 – a 24% increase*. New home permits last year totaled 10,840 which was less than the previous two... Read more
  • New Mortgage Guidelines Give Borrowers Hope Following A Short Sale or Bankruptcy
    By Christopher J. Charles, Esq.   Borrowers have struggled for years to find financing following a short sale or foreclosure.  In fact, the general rule is that a borrower must wait anywhere from two to five years after a short sale before qualifying for a new mortgage.  Even worse, borrowers generally must wait five to... Read more
  • New Report Demonstrates Robust Competition in Real Estate Brokerage Market
    Melanie Wyne Senior Technology Policy Representative, National Association of REALTORS   Later this year, a 10-year-old settlement and consent decree between the National Association of REALTORS® (NAR) and the U.S. Department of Justice (DOJ) mandating how listings are displayed by online brokerages will expire. On June 5, 2018, NAR had the opportunity to demonstrate the... Read more
  • New Year Intentional Career
    Lloyd Fox Designated Broker and Owner, Long Realty the FOX Group Whether you’re new to real estate or you’ve been at it for a while, the most rewarding careers are the ones where an agent takes control of his or her own future. A successful independent contractor knows the value of turning into a multiple-hat-wearing... Read more
  • No Excuse For Poor Practice… No Matter How Busy You Are!
    Laura Kelly Mance CRB, REALTOR®/President Long Realty   When I hear transaction horror stories or follow some of the Arizona real estate blogs on Facebook, it occurs to me that a great number of Arizona licensees are lacking practical education. It could also be that they’re deliberately bypassing the rules, but why assume malice when... Read more
  • No Flops for this Flipper
    Laura Kelly Mance, CRB President, Long Realty lmance@longrealty.com   Seeing him for the first time, you wouldn’t think this impeccably dressed man knew much about soffits and lintels or anything that involved plumbing. You would be wrong. Tyler Lopez and his wife Tana lead a very successful real estate team in and around Tucson, and... Read more
  • November 2018 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, As you look ahead to plan for 2019, it’s important to take a step back and learn from what the Arizona real estate market experienced in 2018. Throughout the past year, you’ve seen home prices steadily increasing, mortgage rates rising, and single-family homes... Read more
  • November 2019 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Readers, Allow me to be one of the first to wish you a happy Thanksgiving! As we approach this holiday of giving, remember to take a moment and give thanks to all those who have positively impacted your life. It’s also... Read more
  • NW Valley Commercial Market
    By Michelle Rider   Although we have yet to return to pre-recession activity levels, cities in Phoenix metro are issuing an increasing number of building permits which is a step in the right direction for our commercial economic growth. One of the most exciting developments in the west valley is the Loop 303. On Saturday,... Read more
  • October 2018 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, If you have visited downtown Phoenix recently, you will notice some changes to the skyline – condominium development is in full swing. In addition to a 30-story high-rise apartment building, there will be 1 million square feet of office space, nine new restaurants,... Read more
  • October 2019 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Readers, I hope you all are having a successful fourth quarter of 2019. We’re in the home stretch of the year, so keep your nose to the grindstone and your goals top of mind. October 10th is World Mental Health Day.... Read more
  • October 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Readers, I hope you all are having a successful start to the fourth quarter. 2020 has been challenging, to say the least, but there’s still time to end the year on a positive note, if you’re not there already. In this... Read more
  • Off to the Races: How Your Story Will Dictate Your Success
    Eden Sunshine Vice President Realty Executive   Years ago, my dad was into horseracing. It was his hobby that was more about entertainment than making money. Although, I think he made a few bucks most of the time. He had a system. He was especially good at reading the racing forms. His system enabled him... Read more
  • Office Commercial Update
    Written by: Andrew Cheney, CCIM, SIOR Principal, Lee & Associates Partner, Coppola Cheney Group   The Phoenix metro office market is rebounding at a gradual pace. Net absorption (i.e. job growth), the most important measure of a commercial market’s health, hit 2.5 million square feet for the year 2014 – matching the 25-year average. The increase in... Read more
  • Office Space: Road to Recovery
    By Dennis Desmond   The year 2014 marked one of the first years since the recession in which the term “recovery” was spoken with confidence, and looming doubt hanging over the nation had finally begun to fade away. What seemed like years of a U.S. economy simply spinning its wheels gave way to a new... Read more
  • Old Housing Stock Creates Opportunities for Remodels, Fix & Flips; Results for January Sales, New Listings and Median Purchase Price
    Fletcher Wilcox Grand Canyon Title Agency   The Maricopa County median purchase price for a previously owned single-family home in January 2019 was $290,000. This was $16,250 or six percent higher than January 2018. In the previous five years, the month of January has always been the month with the lowest median purchase price of... Read more
  • ON CONSUMER DEMAND
    Dan Mayes Senior Vice President Management & Analytics, Offerpad   “Change is the law of life. And those who look only to the past or present are certain to miss the future.” John F. Kennedy Over the past decade, we’ve seen consumerization have an incredible impact on everything from devices to services. In that very short... Read more
  • One Can Champion Anything!
    By P.R. ‘Randy’ Cooney Arizona School of Real Estate & Business   I started a new position as the National Director of Training for 72SOLD in February. That being said, I am compelled to share with you what I experienced shortly into my new position. I sat and listened to panel of four young men... Read more
  • One Minute: Can You Make A Positive Business Impression?
    Pat Warren Corporate Etiquette Consultant, Accelerated Learning   In today’s fast-paced work world, trying to navigate proper etiquette can be tricky. Between relaxed dress codes, the prolific use of technology, blurred boundaries between social and professional courtesies – the way in which we should conduct ourselves has become a conundrum. Strong social etiquette skills and being... Read more
  • OOPS – I Made a Mistake
    David Allen Partner Jaburg | Wilk Attorneys at Law   There is nothing at all unusual about making a mistake. Everyone makes them all the time. Some, or more likely most, are harmless and do not require any correction. Others are more serious and will pose a problem if not corrected. What if, for example,... Read more
  • Open Houses & Days on Market
    Shannon Quagliata Open Houses Direct   Can Coming Soon Open Houses Help Sell a Home By Reducing Accumulating Days on Market? Yes They Can. Open Houses have had nothing but a bad reputation, yet have been used to sell homes for over 100 years. “They aren’t safe for the REALTOR®. They don’t sell homes. They... Read more
  • Open Houses and Commercial Events
    Shannon Quagliata Open Houses Direct   Why Capturing Verified Information Is So Important at Both Over the past two years Open Houses have been on quite a roller coaster as to whether people wanted to attend them or not due to social distancing. With almost everything seeming to go back to normal, Open Houses are... Read more
  • Options and the First Right of Refusal
    By David Allen   It is common in commercial leases for the tenant to be given the “option” to continue to lease their premises for a new term commencing immediately upon the expiration of the existing term.  Although the option only favors the tenant, who has the sole right to either exercise or decline to... Read more
  • Overcoming the Challenges Solar Creates for Real Estate
    If you survey 100 agents in Arizona asking them to rate, on a scale of 1 to 5, how much they enjoy representing homes with solar, it would show almost all 1’s. For that reason, many agents avoid solar all together while others may have dabbled in it as they came across it. So why... Read more
  • Owner’s Liability for Tenant Improvements in Commerical Leasing
    By Renee Gerstman   Most commercial leases allow for tenant improvements. Some leases provide for complete owner control of the process, including, design, construction and payment for the improvements. Other leases place the burden of construction entirely on the tenant with no control by the owner. However, most contract provisions fall between these two opposing... Read more
  • Pathway To Purchase
      The Arizona Department of Housing recently announced the launch of Pathway to Purchase. This is a new program for Arizonans statewide looking to become homeowners in select cities. With the escalating increase in rents, many creditworthy renters are finding it more and more difficult to save for a down payment. Pathway to Purchase gives... Read more
  • People, Planet and Profit: LEED Certification in Arizona
    Mary Wolf-Francis Chair, Market Leadership Advisory Committee U.S. Green Building Council Arizona Community Outreach Liaison for DIRTT Environmental Solutions   A symbol of excellence in green buildings, LEED or Leadership in Energy and Environmental Design, developed by the U.S. Green Building Council (USGBC), provides building owners and operators with a framework for identifying and implementing... Read more
  • Phoenix Metro Apartments
    By Pete Te Kampe In 2014, industry professionals in the Phoenix metro apartment market felt as though their space was experiencing auspicious conditions.  This was due to rising rents, escalating property values, plummeting vacancies, booming construction, increasing lending, intensifying investor demand and waning concessions. Recently, the most frequently overheard concern expressed by industry professionals is... Read more
  • Phoenix Metro Apartments: An Investment and Development Viewpoint
      Joseph Meyer President & CEO, Meyer Development & Construction Services, Ltd.   Drive around town and you can’t seemingly go more than a mile without encountering another newly completed apartment project – or one that’s under construction. At least that’s the case in the East Valley where distinct pockets of swank new apartments are fetching... Read more
  • Phoenix Metro Changing Demographics and Why You Should Care
    P.R. ‘Randy’ Cooney The Success Institute for Real Estate Professionals Designated Broker, Realty Executives     In my 30 years as an agent, broker, trainer, author, and coach, hundreds of highly successful agents have been generous enough to share their best strategies, tips, routines, and formulas for success. I put together a list of fundamentals... Read more
  • Phoenix Metro Changing Demographics and Why You Should Care
    Mark Stapp W.P. Carey School of Business, Arizona State University   There is one simple statement about metro Phoenix that is indisputable: this is a growth market. The recession aside, although the area has been growing for decades since the 1900s, the substantial growth this market is known for began in the 1950s. Between 1950... Read more
  • Phoenix Metro Luxury Market
    Sandra Baldwin Partner, Launch Real Estate Our Valley of the Sun has a wide variety of homes and our luxury market has shown a pattern that repeats itself – at the same time producing circumstances within the economic growth, or lack thereof, in the overall national and even international markets. What follows is a peek... Read more
  • Phoenix Metro Office Market: A Tale of Resilience Amidst Changing Times
    The commercial office space market in the Phoenix metro area has been experiencing a period of remarkable growth and demand, defying national trends. Despite post-Covid challenges, the region’s Class A direct asking rates have continued to rise, reaching an impressive $29.05 per square foot (psf) average. This increase reflects the determination of prospective occupiers, who... Read more
  • Phoenix Office Market Resilient – Return-To-Work A ‘One Size Fits One’
    Don T. Rodie, MCR, SLCR Managing Director, Cushman & Wakefield   Phoenix was experiencing solid economic and commercial real estate fundamentals prior to the local impact of Covid-19, while this market has also performed well historically. The Phoenix market has always been an appealing alternative for West Coast companies due to our business-friendly climate, lower... Read more
  • PICKLEBALL WARS
    David Allen Partner Jaburg | Wilk Attorneys at Law   If we have to pick one word to describe the difference between living under the laws of our country as opposed to many other countries, that word might be “freedom.” Who at some point in their life hasn’t responded to somebody’s criticism of something that... Read more
  • Planning For A “Warp Speed” Environment
      Tricia Covert Publisher, Arizona Journal of Real Estate & Business   In a sales driven industry such as real estate, searching for ways to increase personal production is always top of mind. Traditional strategies combined with new tactics can often lead to success. As pointed out by many professionals in our industry, smartphones, social... Read more
  • Post-Possession Agreements
    By Michael Denious   In the issue before last, I posted an article regarding pre-possession occupancy agreements, which are agreements between a seller and buyer of property allowing the buyer to occupy the property prior to closing. I noted that one of the Department of Real Estate’s “Commissioner’s Rules” expressly requires real estate licensees not... Read more
  • Pre-Possession Agreements
    By Michael Denious   The Real Estate Commissioner’s Rules include the following warnings to real estate licensees concerning what are referred to as “pre-possession” and “post-possession” occupancy agreements: J.  A salesperson or broker shall not: 1. Permit or facilitate occupancy in a person’s real property by a third party without prior written authorization from the... Read more
  • PREPARING FOR THE FUTURE WATER NEEDS
    Tom Buschatzke Director, Arizona Department of Water Resources   It is no secret that Arizona has planned well for the challenges of long-term drought in our region. For decades, Arizona has carefully conserved its most precious resource and planned for its efficient use. The state has worked, hand-in- hand with its business partners and other... Read more
  • Proceed With Caution: The Unrealized Cost of Pursuing Liquidated Damages Clause
    By Christopher J. Charles, Esq., David Degnan & Joshua Black   Many real estate listings contain a “liquidated damages” clause that allows the agent to collect a commission if the seller breaches the listing.  However, agents should be reminded that the best defense is sometimes a good offense and the pursuit of a claim for... Read more
  • PROFITS FOR FIX-N-FLIPS
    NATE MATHERSON CEO & Founder, LendEdu   Have you ever looked at a property and thought with a little bit of elbow grease and some easy repairs, the place could sell for a lot more? If you have, you might have considered house flipping. There’s a whole slate of TV shows devoted to the subject... Read more
  • Projections for the Single-Family Homes Market
    Fletcher Wilcox Founder, The Wilcox Report Previously-owned single-family homes comprise the majority of residential sales — approximately 80 percent of all residential real estate sales in the Arizona Regional Multiple Listings Services, Inc. (ARMLS). On an annual basis, the volume of previously-owned single-family homes are three to four times greater than new single-family home sales.... Read more
  • Promoting Arizona Business Growth
    Written by: Sandra Watson President and CEO, Arizona Commerce Authority   Spearheading Arizona’s economic development efforts, the Arizona Commerce Authority (ACA) promotes statewide assets and competitive advantages to businesses in the global marketplace that will advance their corporate success. The ACA works to recruit innovative out-of-state companies to establish new operations in Arizona, helps companies operating in... Read more
  • Promoting Arizona Business Growth – Key Drivers: Innovation and Talent
    By Sandra Watson   Spearheading Arizona’s economic development efforts, the Arizona Commerce Authority (ACA) promotes statewide assets and competitive advantages to businesses in the global marketplace. We engage company decision makers, in Arizona and around the world to advance their corporate success. The ACA works to recruit innovative out-of-state companies to establish new operations in... Read more
  • PROPERTY MANAGEMENT 101 | How Great Relationships Take You Far in Management
    Ed Drummond Founder, Capstone Realty Professionals   Property management is not for everybody. I like to think I got into management on a dare and over time recognized that the shoe fit. It’s been 11 years since I put on that shoe. In that time, I’ve seen the ups and downs, but most importantly I’ve... Read more
  • Property Management Perspective
    Ed Drummond Founder, Capstone Realty Professionals   Leading into 2020 we had exceptionally high hopes for our property management business. As I write this, we have just entered our second month collecting rents after COVID made its debut on the Arizona economy. It seems our previous way of running our property management business in the... Read more
  • Property Management, Is It For You?
    For much of the last year, we all have had a seat in the first car of the current home-selling market rollercoaster ride. Salespersons and brokerages alike have become accustomed to adapting on the fly and staying ahead of the trends including recognizing the opportunities that rentals provide.
  • Property Marketing Checklist
    Tracy Fitzgerald Fitzgerald Luxury Group, Russ Lyon Sotheby’s International Realty 2019 Real Estate Agent of the Year   When it comes to the real estate industry, few agents survive on the “fly by the seat of your pants” method. It’s a fast-paced business that can be difficult to keep up with, especially for those who... Read more
  • Property Owners Waive All Claims And Defenses Against Lender After Foreclose
    Christopher J. Charles, Esq. Owner, Founder, Provident Law   Pursuant to Arizona’s deed of trust statutes, if a borrower defaults on her mortgage obligations, the lender may foreclosure non-judicially by recording its Notice of Trustee Sale with the County Recorder’s Office. See generally, A.R.S. § 33-801, et seq. Importantly, if the borrower believes that she... Read more
  • Property Tax Increases for Arizona Homeowners
    Charles “Hos” Hoskins Maricopa County Treasurer   In 2012, voters passed Proposition 117 hoping to see a property tax reduction; however, it probably won’t work out that way for most homeowners. Before I tell you why, let me cover some of the characteristics of the Arizona property tax system. Properties are classified by use with... Read more
  • PROTECTING YOUR ASSETS FROM CREDITORS
    By William Gibney, Esq. If you drive a car, own real estate, own a business, have a spouse or business partner, or engage in high-risk activities, there’s a decent chance you will be sued. You could cause an automobile accident. A delivery man could slip and fall on your front porch. You could go through... Read more
  • Protecting Your Assets From Creditors
    By William Gibney, Esq.   If you drive a car, own real estate, own a business, have a spouse or business partner, or engage in high-risk activities, there’s a decent chance you will be sued. You could cause an automobile accident. A delivery man could slip and fall on your front porch. You could go... Read more
  • Protecting Your Flipping Fortune
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   Once you’ve made your fortune flipping, make sure you keep it. One of the greatest areas of liability for flippers are undisclosed defects with a property you’ve repaired and flipped. Although disclosure requirements vary from state to state, laws routinely protect buyers that... Read more
  • Publisher’s Letter
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business What defines a luxury home — price, square footage, design or the lifestyle it can provide? The answer may be different depending on who you ask. It’s a topic that continues to be reexamined as we look to the largest generations, baby boomers and millennials,... Read more
  • Publisher’s Letter
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business    The month of December is a nostalgic time of the year – it’s a time to pause and appreciate people who touch our lives. The Arizona Journal of Real Estate & Business is all about people. Throughout the year, I reach out to local... Read more
  • Publisher’s Letter
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, We have a lot to celebrate in May. In this month, we remember our fallen soldiers on Memorial Day and our family matriarch on Mother’s Day. And May is also the month in which we highlight one of the largest generations in history... Read more
  • Publisher’s Letter
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business    I’m always amazed how quickly our mid-year issue approaches. This is the time when I ask many writers and columnists to analyze the first half of the year to help our readers plan ahead. As you will find in this issue, 2017 is progressing... Read more
  • Publisher’s Letter
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business    For some of us, it doesn’t seem long ago when we were carrying around our flip phones as a simple added convenience to our day. At the time, we had no idea that in a few short years the smartphone would surface and for... Read more
  • Publisher’s Letter
        Tricia Covert Publisher, Arizona Journal of Real Estate & Business    The atmosphere in the local area in August always seems to shift. Retail shopping is a  bit more crowded and the street traffic is heavier than the previous couple of months. It’s evident many people are coming back from summer vacationing and... Read more
  • Publisher’s Letter
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    Dear Readers, I’m proud to have assumed the roles of President of the Arizona School of Real Estate & Business (ASREB) and publisher of the Journal. I wanted to take this opportunity to introduce myself. I’ve been involved in real estate and lending education... Read more
  • Publisher’s Letter: November Issue
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business Welcome to the planning season. Many of us are now in the process of reviewing the past year to set our business strategy for the new year ahead. There is no doubt that our city’s theme for 2017 has been growth: jobs, population and homes.... Read more
  • Publisher’s Letter: October Issue
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business   We continue to hear about positive growth in Arizona, specifically in the Greater Phoenix area. This issue touches on some key areas of growth in the commercial sector of the market, including how Arizona fits into the green building conversation. Availability of land, or... Read more
  • PUBLISHER’S LETTER
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business    As a lead-in to 2018, the first two Journal issues of the year are dedicated to an important topic: technology. The type of technology is not the latest app or gadget new to the market, but a shift that is proposed to change how... Read more
  • PUBLISHER’S LETTER
    Tricia Covert Publisher, Arizona Journal of Real Estate & Business    It’s interesting to talk to Phoenix natives who have lived in the city for decades. They’ve seen Phoenix as a western town with barren roads and large desert lots – not too long ago. Today, Old Town Scottsdale is a perfect example of how... Read more
  • Purchase Price Reaches New High
    Fletcher Wilcox V.P.  Business Development and Real Estate Analyst Grand Canyon Title Agency fwilcox@gcta.com Founder TheWilcoxReport.com   Beware: New Homestead Law May Delay A COE In this report we review the median purchase price, median monthly rent, sales, and listings for single family resale homes in Greater Phoenix. The information in this report was compiled... Read more
  • Purchase Price, Affordability, Sales & New Listings, Jobs Update
    Fletcher Wilcox Grand Canyon Title Agency   Median Purchase Price Continues Ascent The median purchase of a previously owned single-family home in Maricopa County (Greater Phoenix) continued its rise in February. It was $293,000 this past February which was $3,000 or one percent higher than in January, and $17,000 or six percent higher than February... Read more
  • PV|303 Master-Planned Business Park
    Sean Walters Chief Operating Officer, Sunbelt Holdings   When ADOT began construction of the Loop 303 freeway, there was optimism around the positive impact the multi-level interchange linking Interstate 10 and the Loop 303 would have on economic development in the Valley. With its completion in 2014, the interchange has emerged as the gateway to one... Read more
  • QUESTION: Can I Keep the $500,000 I found in the walls of the house?
    By Michael R. King   ANSWER: Probably not, but it depends upon the nature of the found property. Even better than winning the lottery, everyone’s dream is finding a fortune hidden somewhere. Nobody else needs to know, and you may not even pay taxes! (You actually need to pay taxes because it would be income,... Read more
  • Rafterhouse: An Arcadia-Based HGTV Pilot and More
    Tricia Covert Editor, Arizona Journal of Real Estate & Business   The Phoenix metropolitan area has become quite an attraction for reality home shows over the past few years. In 2012 to 2013, the Discovery Channel aired Property Wars, giving America a peak into the competitive process of Arizona trustee sales and the after effect... Read more
  • Ready to Hire a Drone Pro? Here’s Your Checklist
    Jeremy Spann Owner, Home Drone Films   You worked hard to become a professional real estate agent. You made a name for yourself. You hustled. You built your business. Now you’ve got some great listings, and you deserve photos that work just as hard as you do. Photography is all-important in today’s real estate market.... Read more
  • Real Estate Broker Of The Year 2015
    Martha Appel Real Estate Broker Of The Year 2015   Why did you choose a career as a residential real estate broker? I didn’t choose a real estate career; it chose me. After graduating from college, I immediately started looking for a job, but quickly found that my Math Degree was not opening many doors.... Read more
  • Real Estate CrowdFunding
    Nav Athwal Founder and CEO, RealtyShares   Since the passage of the 2012 JOBS Act, real estate crowdfunding has become one of the fastest-growing segments of the crowdfunding industry. According to research from the University of Cambridge Judge Business School, U.S. investors used crowdfunding platforms to invest $484 million into real estate deals in 2015... Read more
  • Real Estate Education for High Schoolers and Graduates
    Written By: Tricia Covert Editor, Arizona Journal of Real Estate & Business Marketing Manager, Arizona School of Real Estate & Business   In March of this year, our school had the privilege of visiting a number of Valley high school classrooms to talk to nearly 1,000 juniors and seniors about Arizona real estate. During our... Read more
  • Real Estate Investment Trusts (REITs)
    Paul Ohanian Founder and CEO, Scottsdale Wealth Planning, Inc.   If you are in the business of real estate in Arizona, you have experienced firsthand the benefits of ongoing lower borrowing costs. As the year has unfolded, and the Fed has commented on interest rates, “lower for longer” has become the new mantra. For those active... Read more
  • Real Estate Investment Trusts (“REITs”)
    By Paul Ohanian   I have been designing financial portfolios for a wide range of clients for 25 years and come across many types of investment strategies. I often look to real estate investments to provide asset diversification, lessen general stock market exposure and, where appropriate, generate income. While my clients, and truly Arizonians at... Read more
  • Real Estate Investment Trusts (“REITs”) Part II
    By Paul Ohanian   In last month’s Journal, I touched on the basics of Real Estate Investment Trusts (REITs) as a liquid and flexible alternative to directly holding real property in today’s market. In this issue, I would like to share an actual case study of REITs-driven solutions to give you a clearer perspective of its... Read more
  • REAL ESTATE ONLINE
    Jim Sexton Broker Development, Opendoor.com   I’ve worked in “traditional” real estate for over 30 years. Over the past few years, I’ve seen a noticeable shift to the consumer in our industry. I have a great respect for tradition, but I also know that real estate is all about the people we serve. People want... Read more
  • Real Estate Tax Liens
    By Jeff Tallman, Managing Broker, HomeSmart   A Tax Lien is a legal claim against the property of an individual or business that fails to pay taxes owed to the government. In Arizona, when owners fail to pay the taxes on their real property, the county in which the property is located has the authority... Read more
  • Real Estate Truth or Dare
    Mark Hutchins & Jereme Kleven Owners My Home Group 8360 E. Raintree Drive, Suite 120 Scottsdale, AZ 85260 myhomegroup.com   Who remembers playing the game of Truth or Dare as a child? When your turn came up, the nerves set in, you felt your stomach turn upside down and your palms beaded up with sweat.... Read more
  • Realty Executives Culture
    Patrick Lewis Designated Broker Realty Executives     Realty Executives is the original disruptor in the real estate profession. Our company supports the needs of our Agents and creates an environment where they can flourish, run their own business, and provide industry leading service to their clients. Realty Executives is the only real estate company... Read more
  • REASONABLE RELIANCE IN CONNECTION WITH FRAUD IN THE INDUCEMENT
    David Allen PARTNER, JAYBURG WILK   If you ask most people what it means to be “fraudulently induced” to enter into a contract, they will likely respond that it means that they were lied to.  But while it true that being told something that is not true is one of the elements of fraud, each... Read more
  • Reasons to Connect with Other Appraisers Online
    Beth Sigg Northwest Real Estate Services   Appraisal can be a very solitary profession, with many working for themselves and with little human interaction. While interaction in person can be time-consuming and difficult to schedule, communicating with other appraisers online is convenient and available. It’s the ready solution to the need to share ideas and... Read more
  • Recent Stock Market Volatility
    Paul Ohanian, CFP Founder and CEO, Scottsdale Wealth Planning, Inc.   In recent weeks the increase in volatility in the stock market has resulted in renewed anxiety for many investors. While it may be difficult to remain calm during a substantial market decline, it is important to remember that volatility is a normal part of... Read more
  • Recruiting for Today’s Employment
    Max Hansen CEO, Y Scouts, Inc.   If you’re an employer in Phoenix metro with aggressive growth goals, then you better start prioritizing recruitment. A couple years ago employers had their pick when it came to hiring a quality candidate. As the economy has improved, the job climate has changed. Today it’s harder than ever to... Read more
  • Red Flags and Tips for a Flip
    Sarah Richardson Founder and CEO, Tru Realty   When considering whether or not a particular property would be a good “fix-and-flip” investment, it’s easy to get distracted daydreaming about best-case scenarios and huge profits. Less experienced professionals may overlook major warning signs staring right at them, telling them it’s NOT a good investment. It’s a... Read more
  • Reflections on the New Home Sales Market
    Economists often study the new home market for trends and indicators as to the strength of the economy.
  • Reflections: Adapting to a Drier Future
    Sharon B. Megdal, Ph.D.Director, Water Resources Research Center The University of Arizona   On August 16, 2021, the United States Bureau of Reclamation announced a Tier 1 Shortage to go into effect on January 1, 2022. This declaration of cutbacks in water deliveries was in accordance with established Colorado River operating criteria. Local, national, and... Read more
  • REITS and Rising Interest Rates
    Paul Ohanian Founder & CEO, Scottsdale Wealth Planning, Inc.   As a seasoned investment professional, I have often looked to real estate to provide asset diversification, lessen general stock market exposure and, where appropriate, generate income in a portfolio. In a past Journal issue, I discussed the characteristics of Real Estate Investment Trusts or “REITs,”... Read more
  • REITs and Wealth Building
    Paul Ohanian Founder and CEO, Scottsdale Wealth Planning, Inc.   In previous issues of the Journal, I’ve discussed the basics of Real Estate Investment Trusts (“REITs”) and their role in providing asset diversification and lessening general stock market exposure in a portfolio. In this issue, I would like to explore REITs as a tool for... Read more
  • Remedies for a Breach of Contract
    David Allen Partner, Jaburg | Wilk Attorneys at Law   Most people understand that for a binding contract to exist there must be a meeting of the minds between two or more contracting parties whereby the parties agree to provide something of value to each other. What many people do not fully understand however, is... Read more
  • Remembering Barry “Bear” Lehane
    By P.R. “Randy” Cooney Publisher, Arizona School of Real Estate & Business   Recently, the Arizona School of Real Estate & Business was honored to host the Memorial Service for Barry Lehane. He had been the Designated Broker for DPR Realty and served the real estate industry in many other capacities since 2001. Since Barry,... Read more
  • REMODELING – Lessons Learned
    By P.R. “Randy” Cooney Publisher of the Arizona Journal of Real Estate & Business   Recently I took on the challenge of remodeling my 1948 home to prepare for its sale. For those who have undertaken such a project, you may know there are many lessons learned through the remodel process: choosing the counter tops,... Read more
  • Renewed Buyer Enthusiasm
    Written by Michael Orr   The Greater Phoenix housing market has been in the doldrums ever since the summer of 2013. With low sales numbers and a relatively weak level of supply there has been little excitement for sellers or buyers. However activity measured by the Arizona Regional Multiple Listing Service (ARMLS) shows that everything... Read more
  • Rental Payments Improve Credit Scores – Property Managers Can Make A Difference
    Debra Hill-Fox Educator, Arizona School of Real Estate & Business   Successful property managers are always looking for new ways to increase property revenues, set the appropriate screening standards, incentivize on-time rental payments, reduce turnover and retain the best tenants. Providing tenants with a rent payment reporting opportunity can be an answer to achieving these goals... Read more
  • Rentals Hold Steady
    Written by Debra Hill-Fox   The home rental arena has seen a consistent incline for the past several years. Average rental prices and vacancy rates have become the hot topics as industry reports continue to point out that renting is the popular housing choice in Phoenix metro, especially for the millennials. It has become normal... Read more
  • Repurchase Demands
    Stephanie Wilson Stoops, Denious, Wilson & Murray, PLC Many mortgage brokers do not think about investor repurchase demands and “make-wholes” claims. However, these demands continue to nag most mortgage brokers. The most common alleged bases for these claims are stated-income misrepresentations, appraisal misrepresentations, occupancy misrepresentations and undisclosed debts. Anytime there is a non-performing loan, ultimate... Read more
  • RESIDENTIAL MARKET UPDATE
    Fletcher Wilcox Founder, Wilcox Report   The next time the U.S. Census Bureau releases population data, I predict Maricopa County will be the number one county in the United States for overall population increase for a second year in a row – and number one in the sub category of net domestic migration. In the... Read more
  • Residential Real Estate Agent Of The Year 2015
    Sindy Ready Residential Real Estate Agent Of The Year 2015   Why did you choose a career as a real estate agent? I grew up in a real estate family – both my Mom and Dad were in real estate. I was in resort sales and marketing for 16 years and then decided to join... Read more
  • Residential Real Estate Leads The Way
    Written by Ari Spiro   The real estate adage, “retail follows rooftops” is a simple way to explain the demand for commercial services when a residential community is established or emerges. Despite the seemingly obvious relationship between residential and commercial real estate, many view the two as entirely different worlds. However, in Phoenix metro residential... Read more
  • Residential Real Estate Rookie Of The Year 2015
    Carli Hill Residential Real Estate Rookie Of The Year 2015   Why did you choose a career as a real estate agent? I’ve always had a personal interest in investment properties. I thought if I had my real estate license I would suddenly be privy to information only available to those in the industry. Now... Read more
  • Residential Real Estate Team Of The Year 2015
    The Hill Group Residential Real Estate Team Of The Year 2015   Why did you choose a career to form a residential real estate team? Kirsten and I didn’t start out in real estate with the idea of building a team; we started our real estate team as a natural process. Once we joined together... Read more
  • Residential Update
    Elliott D. Pollack CEO, Elliott D. Pollack & Company   The recent strength in the new single-family home market has translated into more optimism on the part of the Blue Chip Consensus Panelists1. The panel now expects about 15,500 single-family units will be permitted in Greater Phoenix this year: that’s up from fewer than 11,000... Read more
  • Resolving Noise Complaints
    David Degnan, Esq. Owner, Degnan Law, PLLC   Condominium owners often confront noisy and rowdy neighbors. The unruly neighbor may drop weights on the ground, play extremely loud music, or host loud parties at all hours of the day and night. These neighbor issues are often compounded and require prompt action when the noisy neighbor... Read more
  • Resolving Unmarried Property Disputes
    David Degnan, Esq. Owner, Degnan Law, PLLC   You May Not Own As Much As You Think Unmarried couples are buying properties in droves in Arizona. However, when the relationship ends, the parties’ respective property ownership interests are not well defined by law. As property values increase and regain equity, a new wave of litigation... Read more
  • Retail Commercial Update
    Written by: Ari Spiro President and Founder, ORION Investment Real Estate   Phoenix metro shopping center is no longer a cringe-worthy phrase that one is afraid to utter in the real estate world. In fact, after a 6-year period of bumping along the bottom after a freefall never experienced before in our market, Phoenix metro retail... Read more
  • Retail Market
    Ari Spiro President and Founder, ORION Investment Real Estate   The boom of online shopping over the last decade has forced retail developers and tenants to rethink their strategy. Grocery anchored shopping centers continue to thrive due to the consumer needs for day-to-day items and retail services. At the same time, big-box power centers with their... Read more
  • RFR’s – The Long-Term Benefits to Multi-Family Investors and Owners
    John Tomblin Sofvue.com, OfficeAtlas.com, AirwestDrones.com   One of the most misunderstood and often overlooked conditions of owning a small income property is the Reserves for Replacements (RFR’s), or what is sometimes referred to as “Replacement Reserves.” In commercial real estate transactions, replacement reserves are often mandatory and added to proformas for lending purposes. The purpose... Read more
  • Sailing in Fog without Radar
    Mark Stapp Fred E. Taylor Professor of Real Estate, W.P. Carey School of Business | ASU   “Perfection of means and confusion of ends seem to characterize our age” – Albert Einstein  Two thundering shocks to our society. First a global pandemic then bubbling social unrest that boils over. The topic of this issue is:... Read more
  • Sales vs. Service
    Ways to Serve and Sell a listing. Is that hot ice and cold fire? Maybe, let’s start with a couple definitions:  According to Webster’s: A sale is a transaction that includes an exchange of services or goods for a certain amount of money, and a salesperson performs the act of selling for money—note there is... Read more
  • Salt River Pima-Maricopa Indian Community Economic Development
    Quannah Dallas Economic Development Department Manager, Salt River Pima-Maricopa Indian Community   By any measure, 2016 will be outstanding for the Salt River Pima-Maricopa Indian Community. Years ago its elected Council limited commercial development to the community’s borders to preserve, for its members and visitors, the open landscape and views of Red Mountain. That plan has... Read more
  • Saving Homeowners Money with Home Energy Audits & Home Performance Evaluations
    By Daran R. Wastchak   Although “home energy audits” have been around since energy shortages and long lines at the gas station in the 1970’s, the past five to ten years have seen a renewed interest with the dawn of the “green” environmental movement. At the end of the day, regardless of the driver, homeowners... Read more
  • Saving Water and Building Our Economy
    Written by: Thomas Meixner Professor and Head Hydrology and Atmospheric Sciences University of Arizona Room 122 JW Harshbarger Bldg. #11 Tucson, AZ 85721 Phone 520.626.1532 tmeixner@arizona.edu   Water is the most important resource when you live in the desert as we all do. In the coming decades we need to embrace the history of Arizona... Read more
  • Scaling up—Set yourself apart from the competition!
    Jennifer Wehner Associate Real Estate Broker, eXp Realty   The National Association of Realtors just released their annual report, and despite rising home prices Realtors did fewer deals and made less money in 2017. The Median Gross income for sales agents was $29,440 in 2017, down from $33,750 in 2016—a 12.8% plunge! The median number... Read more
  • Securing the Flip in a Low Inventory Market
    Sarah Kirsch Richardson Founder and CEO Tru Realty 7373 N. Scottsdale Road, Suite A100 Scottsdale, AZ 85253 www.trurealty.com   At this point in our lives, we are all familiar with the fix and flip TV shows. You know, the ones that glamourize the flipping process and make everyone sitting on the couch at home believe... Read more
  • Seller Expectations Unveiled
    Written by: P.R. ‘Randy’ Cooney Publisher, Arizona Journal of Real Estate & Business   For over twenty years, the Arizona School of Real Estate & Business hosts a monthly, signature seminar in which hundreds of real estate and business professionals gather to receive the latest in market trends, resources, statistical updates and insights on a... Read more
  • Sellers Not Required To Disclose Proximity to Sex Offenders
    Christopher Charles, Esq. Founder and Managing Partner, Provident Law   In some cultures it’s customary to meet the neighbors before purchasing a home. In the appellate case Lerner v. DMB Realty, LLC, the plaintiffs likely wished they would have done just that. Unfortunately, they didn’t discover until after they closed on their purchase and moved... Read more
  • Sellers Not Required to Disclose the Presence of Neighboring Sex Offenders
    By Christopher J. Charles, Esq.   In some cultures, it’s customary to meet the neighbors before purchasing a home. In the recent case of Lerner v. DMB Realty, LLC, the plaintiffs wish they would have done just that. Unfortunately, they didn’t discover that their next-door neighbor was a class 1 sex offender until after they... Read more
  • Selling Commercial vs Residential Real Estate: What are the Differences?
    Tony Gilbert Realtor® ABR®, The RealFX Group – Washington   When it comes to selling real estate of any kind, there are many universal truths that agents can adhere to. These truths include the old adage of location, location, location, along with the value of politeness, manners, efficiency, and professionalism. Anyone who’s buying a piece... Read more
  • Selling Luxury Homes in a COVID-19 Market
    Sarah Richardson Founder and CEO, Tru Realty   When COVID-19 first struck the United States several months ago, there was mass panic across nearly all businesses and industries. Without a doubt, the real estate industry was part of the panicked crowd. It was difficult to determine the “how,” “when,” or even “if” our industry would... Read more
  • SELLING NEW HOMES VS. RESALE It’s not apples to apples
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   You would think that selling newly built homes and resale in Arizona would be a similar process…a) they’re houses and b) there’s Buyer and a Seller. That’s about where the similarity ends. If you want to practice “within your area of expertise” you’ll need to... Read more
  • Selling Real Estate, Virtually
    Laura Kelly Mance President, Long Realty   Well, I have to confess that sometimes it takes a kick in the pants to get you to learn something new. Yes, we can now sell real estate virtually. Thank goodness we had a head start with electronic contract signing, contract management programs like Skyslope, and secure online... Read more
  • September 2018 – Letter From the Publisher
    Nate Hoelzen President, Arizona Journal of Real Estate & Business  Dear Readers, In our industry, we find success through satisfying our clients. For that, you need to know what their needs are. But what happens if the client is not able to articulate exactly what they are looking for? It is imperative for you, the... Read more
  • September 2019 – Letter From the School Director
    Greg Muir Interim School Director, Arizona Journal of Real Estate & Business    Dear Friends, I hope you all are able to enjoy the long holiday weekend this Labor Day. Use the day off as an opportunity to relax and spend time with loved ones. In this issue of The Journal, you’ll learn about short-term... Read more
  • September 2020 – Letter From the School VP
    Greg Muir Executive Vice President, Arizona Journal of Real Estate & Business    Dear Friends, I hope you are all able to relax and enjoy the long holiday weekend this Labor Day. In this issue of the Journal, you’ll find articles from experienced real estate professionals that will help you navigate the current climate of... Read more
  • Serving a Listing Through a Different Lens
    As professionals most of us use checklists, calendars, or task management platforms to help us keep on track with the daily functionality of our businesses. If you are a selling agent, we are certain you have your basic action items and critical date lists that you diligently follow, through the life of a listing.  Let... Read more
  • Serving Sellers
    “DC” Campbell Designated Broker Campbell Realty Advisors, Inc   Let’s be honest. Most Agents prefer to focus on listings (representing Sellers) versus representing Buyers. Why? Less heavy lifting, no extensive search work, planning or executing tours, preparing offer(s), following critical dates of inspection period, LSU deadline, financing PTD dynamics and so forth to protect the... Read more
  • Serving Sellers to Lock in Your Buyers
    Laura Kelly Mance President, Long Realty lmance@longrealty.com   As a girl who grew up in NJ where it rains 117 days a year, I can’t imagine not having enough water. But as I look out my window at a single tree with feathery “leaves” growing out of the dirt and surrounded by more dirt I’m... Read more
  • Setting the Stage for Successful Client Engagement in Difficult Times
    Eden Sunshine Vice President Realty Executive   The real estate business is rather simple. A realtor’s job is to bring motivated buyers and sellers together to facilitate a real estate transaction. Simple as that. Unless a buyer and seller come together, there really is no other meaningful or relevant work an agent could be doing.... Read more
  • Setting Yourself Up For Success In 2021
    Eden Sunshine Vice President Realty Executive   Every year, around the beginning of November, I lead a group of real estate agents through a business planning process designed to get them ready for a strong new year. All sorts of agents with ranges of experience attend. The time we spend together serves as a great... Read more
  • Short-Term Rentals in Arizona
    David Allen Partner, Jaburg | Wilk Attorneys at Law   The growing popularity of homeowners renting out all or a part of their homes as “short-term rentals,” as an alternative to conventional hotels, cannot be denied. Several companies, including Airbnb and VRBO, exist to offer these types of “sharing economy” services to both the homeowner,... Read more
  • Short-Terms Rentals and the Effects on Value
    Beth Sigg Northwest Real Estate Services   It’s all the rage – hopping on a website like Airbnb or VRBO, and staying in a home, apartment, or condo owned by an individual or an investment group. Users of these services are discovering the convenience of renting an entire home for the same price as a... Read more
  • Should You Appeal A Home Appraisal
    Jay Joseph Owner, Josephs Appraisal Group, Inc.   How often have we heard – the appraisal came in below the contract price? The “comps” were “terrible” or the adjustments were “ridiculous?” The appraiser didn’t give the home owners credit for their beautiful new, green carpet, etc.? My question: was an appeal filed? Sometimes the answer... Read more
  • Signs of a Roaring Luxury Residential Market
    Fletcher Wilcox V.P. Business Development & Real Estate Analyst, Grand Canyon Title Agency   Defining what a luxury residence is can be difficult. Someone’s notion of what constitutes luxury may not meet another’s definition. This article will look at the luxury market from several different angles. One such angle is price, though price is not... Read more
  • Sixty Days Later: The New AAR Purchase Contract
    Fletcher R. Wilcox The Wilcox Report   As I write this article, it is sixty days since the introduction of the new AAR Residential Resale Real Estate Purchase Contract on February 1, 2017. I will review the change in seller concessions, which is a hot topic, and touch on something that recently happened when a... Read more
  • SLANDER OF TITLE = STRICT LIABILITY
    Christopher J. Charles Founder and Managing Partner, Provident Law   One of the chief hallmarks of America’s jurisprudence is our careful protections and respect for one another’s individual property rights.  For example, regarding real estate, it is unlawful to record a groundless document or lien against a real property.  Indeed, a person who causes a... Read more
  • Small Balance Commercial Financing: Where to Start
    Michael Bennett CEO/Owner, B.E. Lending   Whether you are highly experienced in commercial real estate or not, financing your acquisition or refinance can still be a great challenge. Loan programs are constantly changing, rates ever in flux, and new lenders are consistently entering and exiting the commercial finance space. Who should I contact? How do... Read more
  • Social Time Spent Wisely
    Sarah Kirsch Richardson Founder and CEO Tru Realty 7373 N. Scottsdale Road, Suite A100 Scottsdale, AZ 85253 www.trurealty.com   If you’re a real estate professional, or really any business professional for that matter who thinks social media is a complete time-suck, you’re not alone. You could spend hours and hours fashioning catchy copy and designing... Read more
  • Solar Update
    Mark Holohan President, Arizona Solar Energy Association Solar Division Manager, Wilson Electric   Solar installed capacity continues to grow rapidly in the U.S. and Arizona as well. Despite the end of utility incentive programs for customer solar generation, activity continues due to lower system prices. This dramatic progress resulted from technology innovation, industry scaling, financing... Read more
  • Southern Arizona….IS COOL?
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   A few nights ago we had visiting family from So Cal over for dinner. When the topic turned to real estate everyone was clamoring to know “what’s happening in the Arizona, specifically Tucson, market?” No surprise, really. The surprise came when a cousin said, “Tucson... Read more
  • Speak Up Now Or It’s Too Late
    David Allen Partner Jaburg | Wilk Attorneys at Law   Everybody is familiar with the part of a wedding where the audience is given an opportunity by the person officiating to express why the couple about to be married should not proceed with the ceremony, telling all present to “speak now or forever hold your... Read more
  • Specific Performance
    Christopher J. Charles, Esq. Founder and Managing Partner, Provident Law   Attorney Christopher Charles recently achieved a noteworthy victory for his real estate client in a purchase contract dispute where the buyer sought specific performance of the contract. The threat of specific performance is often an effective tool for buyers when a seller gets cold... Read more
  • Squirrels and the Guessing Game are Killing Your Growth and Success
    Eden Sunshine Vice President, Realty Executives   One of my favorite characters from the movie “Up” was Doug the Dog. Doug had a very special collar that enabled him to speak to humans. He was enthusiastic, loyal, and easily distracted. He would often lose focus when he heard or saw a squirrel. Mid-sentence he would... Read more
  • SRPMIC Economic Development
    Quannah Davis Economic Development Dept. Mgr., Salt River Pima-Maricopa Indian Community     In 2016 and 2017, the Salt River Pima-Maricopa Indian Community continued its track record of successful economic development projects.  Years ago, its elected Council limited commercial development to the Community’s borders to preserve, for its members and visitors, the open landscape and... Read more
  • Starting a Career in Commercial
    Bob Mulhern Managing Director, Colliers International NAIOP Board Member   I am regularly contacted by people who want to know how to enter the commercial real estate market as a broker. In a specialized industry like commercial real estate, it is natural to assume that industry experience is required. Although this was true at one... Read more
  • State of the Arizona Luxury Market
    Joan Levinson Paradise Valley Luxury Real Estate Expert   The stock market has collapsed, we are besieged by a global plague, and social unrest grips the nation. There are myriad reasons why the real estate market in general, and the Luxury market in particular might be in turmoil. Well, I won’t speak to the real... Read more
  • State Universities: Developments
    Written by: Tricia Covert Editor, Arizona Journal of Real Estate & Business   Whether you’re a Wildcat, a Sun Devil or support another college, there is no doubt that the development projects happening at our two major state universities are exciting for all of us. Both Arizona State University and the University of Arizona are... Read more
  • Statute of Frauds
      David Allen Partner, Jaburg & Wilk   Any real estate broker knows that in order to be legally entitled to be paid a commission, there needs to be an agreement in writing, signed by the owner of the property. The name of the law that requires such a writing is the “Statute of Frauds,”... Read more
  • Staying Socially Relevant and Acceptable
    Lloyd Fox Designated Broker and Owner Long Realty The FOX Group 5040 E Shea, #152 Scottsdale, AZ 85254 480.516.0555 lloydf.longrealty.com   Interesting times are many times the best time to forge ahead in business. Why not take the most divisive time in our history and be a force of great social content? Don’t tune it,... Read more
  • Still the Simplest Model for Building Your Real Estate Business
    Eden Sunshine Vice President Realty Executive   Albert Einstein once said, “The definition of genius is taking the complex and making it simple.” At the risk of perhaps oversimplifying the seemingly complex world of real estate, I’d like to put the work we do into context. We connect buyers with sellers while facilitating the transaction... Read more
  • Still-A-Plenty for 2020
    Randy Cooney President of the Success Institute Designated Broker, Realty Executives   Years ago, while overseeing a challenging twelve-month educational program for youth, I recall that after the half-way point of completion, both the staff and some students were ready to be done. The approach was, let’s just do what is necessary to get through... Read more
  • Stocks: A Mid-Year Review
    Paul Ohanian Founder and CEO, Scottsdale Wealth Planning, Inc.   As 2Q 2017 draws to a close and with it a half year of attention-grabbing headlines of stock market highs – what’s next? At this point in the year, I have observed the highlights of 2017 without succumbing to the temptation of trying to predict... Read more
  • Strategic Goal Setting in 2015
    By Pamela Barker   Avi Dan, recently contributed an article to Forbes on what will be important in 2015 for business planning. It’s a great article that I highly recommend reading.  What struck me was this quote: “Transparency will become the most important tool of marketing. Consumers are going to continue to exert power and... Read more
  • Strategies for Defending ADA Accessibility “Tester” Lawsuits
    Matt Anderson Partner, Jaburg & Wilk   In the last 15 months, over 300 lawsuits alleging ADA accessibility violations have been filed by a handful of plaintiffs against Arizona multi-family building owners, commercial property owners, retailers, restaurants, and hotels. These “tester” cases assert nearly identical allegations related to insufficient handicapped parking, unequal access to the office/business... Read more
  • Strong Economy Keeps Housing Market Humming
    Lea Marquez Peterson Arizona Corporation Commissioner   You are probably asking what an Arizona Corporation Commissioner is doing in a real estate industry publication. I have found that the Commission has a poor history of effectively educating the public of what it is we actually do, so I don’t blame you. In reality, our agency... Read more
  • Subcontractor Mechanics Liens Don’t Apply To Owner-Occupied Residences
    By Christopher J. Charles, Esq.   The Valley’s real estate market has officially rebounded and construction is booming again. Because most contractors don’t get paid until the job is complete, Arizona law affords contractors specific rights and remedies to ensure that they get paid.  But as the Arizona Court of Appeals recently held, contractors’ rights... Read more
  • Succeeding at Investing in Property Tax Liens
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   As is typical with government programs, there is a very specific statutory process for buying, holding and then foreclosing on a property tax lien. Understanding what the law requires will allow you to capitalize on this little-known investment opportunity. A tax lien is... Read more
  • SUPER AGENT!
    This article is based on an excerpt from a recent book written by two of Arizona’s most known and respected real estate agents, Joann & Joseph Callaway. They are the authors of a best-selling publication titled Clients First. Joann and Joseph’s newly released publication, SUPER AGENT – Real Estate Success at the highest level,”is certainly... Read more
  • Supreme Court Reverses Arizona Court of Appeals’ Ruling in Weitz
    By Thomas A. Stoops   In the April 2014 Legal Advisor article we noted that the Arizona Court of Appeals in the case of The Weitz Company, L.L.C. v. Nicholas Heth, 674 Ariz. Adv. Rep. 29, had made a significant ruling on the application of equitable subrogation.  The Arizona Court of Appeals determined that based... Read more
  • Tax Lien Basics from an Expert
    JIM HOGAN Hogan School of Real Estate 4023 E. Grant Rd Tucson AZ 85718 520-327-6849 www.hoganschool.com   Tax lien season is just around the corner! To help those who are interested in getting started with this exciting investment opportunity, we held a Q&A with our resident tax lien expert, Jim Hogan.  Jim has been investing... Read more
  • Tax Liens & Tax Lien Foreclosures
    Jim Hogan Hogan School of Real Estate   In Arizona, if property taxes are not paid, the County Treasurer will sell the delinquent lien at public auction. People buy tax liens for two reasons: first, to obtain ownership of a property through foreclosing the lien; or second, to obtain a high rate of interest on... Read more
  • Tax Savvy Alternative To A 1031 Exchange
    Cynthia Hizami Jewish National Fund USA 888-563-2008 chizami@jnf.org   If you have been investing in the real estate market in California, congratulations on making well informed financial decisions. Now that the real estate market is changing, there has been an increased interest in learning about the best way to sell some properties. As with all... Read more
  • Team Building Today
    Max Hansen CEO, Y Scouts, Inc.   With baby boomers retiring and millennials entering the workforce, the concept of work constantly changes shape. Now, younger generations refuse to view work as an exchange of time for pay. And with research showing that by 2030 millennials will make up nearly 75 percent of the global workforce,... Read more
  • Technology and the Future of Commercial Real Estate
    Kris Lindahl Founder & Owner, Kris Lindahl Real Estate   Commercial real estate has changed dramatically over the years, and modern technology has become an essential tool for successful real estate professionals. From marketing to internal communication, it seems the applications of technology are only limited by one’s drive and imagination. Professionals need to know... Read more
  • Technology: Niche Websites
    Russ Scheetz Founder and Owner, Open House Hunters Educator, Arizona School of Real Estate & Business   Over recent years, the real estate industry has discovered firsthand that technology is changing the way to conduct business – and it’s just the beginning of advancements ahead. Keeping up with technology is now a key factor of... Read more
  • That’s Ambiguous – No It’s Not
    David Allen Partner, Jaburg | Wilk Attorneys at Law   As hard as real estate agents, title companies, attorneys, and anybody else who drafts contracts, may strive for perfection in their drafting, it is not unusual for the finished product to include a provision that is ambiguous. Such ambiguity can result from a poor choice... Read more
  • THAT’S NOT FAIR
    David Allen Partner, Jaburg Wilk   On all of the television court shows, one theme that is pervasive is that the judge, in issuing his or her ruling, attempts to fashion as result that is “fair” to the parties.  But as anyone who has first-hand experience, either as an attorney or as a party, with... Read more
  • The 2017 Direction of Design
    Ben Meyer Director, Commercial Architecture and Design 3rd story   With the election of a new U.S. president and the UK set to leave the European Union, 2017 looks to be a year of change laced with a degree of uncertainty on how these historic political events will affect the real estate industry. I arrived... Read more
  • The 2017 Investment Climate
    Paul Ohanian Founder and CEO, Scottsdale Wealth Planning, Inc.   As a financial planner, I generally avoid predictions about what the future, and specifically the next year, may hold for investment portfolios. All too often, these outlooks are accompanied by recommended short-term, reactionary investment strategies that do not align with a long-term, value-based philosophy –... Read more
  • The 2019 AZ Market Forecast
    Phil Sexton Sibbach Team – Realty ONE Group   The Greater Phoenix real estate market has seen many changes in the last 7 years. Prices have gone up year-over-year. Sales volume has also improved year-over-year. The Sibbach team’s production has increased every year since 2011. But there is still a bit of caution in our... Read more
  • The 4th Annual Journal Industry Awards Ceremony Honors Professionals in the Real Estate Industry
    On Friday evening, March 11th, the Arizona School of Real Estate & Business held our 4th Annual Journal Industry Awards Ceremony at The McCormick Ranch Golf Club in the heart of Scottsdale, Arizona. This event is designed to recognize and honor the hard-working professionals in the real estate, mortgage, title, home inspection, and appraisal industries... Read more
  • The 5 most common listing agent issues regarding selling tenant occupied houses
    Steve Schultz President and Designated Broker Blue Fox Properties   At Blue Fox Properties, LLC, our 100% focus is on managing unfurnished rental houses. In the current market conditions, many of our landlord clients are choosing to sell their rental house. After all, why not, it’s a great time to sell. We end up talking... Read more
  • The AI Disruption Is Finally Here
    Vikas Agrawal Guest Contributor, ValueWalk   Over the years, the real estate industry has managed to stay relatively hidden from many of the tech disruptions that have transformed other industries. In a decade that has so far witnessed the disruptive effects of the cloud, the Internet of Things, virtual reality, and artificial intelligence (AI), players... Read more
  • The Appraisal World
    By Jeremy Johnson   There are aspects of appraisal that many people in the real estate industry may not be aware of or recognize. Real estate appraisers utilize many skills: personal, math and even detective skills. Appraisal is considered a mastery – a trained skill that is mastered over time. After completing the necessary education... Read more
  • The Arizona Entity Restructuring Act: New Law To Increase Efficiency and Lower Cost For Arizona Businesses
    By Christopher J. Charles, Esq. & special guest Andy G. Anderson, Esq.   Many prudent real estate professionals form a business entity such as an LLC or PLLC for their business.  On January 1, 2015, Arizona introduced a more business-friendly legal framework for entity restructuring transactions. Thanks to this new law, these transactions will be... Read more
  • The Assignability of Contracts
    David Allen Partner Jaburg | Wilk Attorneys at Law   There are many situations, both in real estate transactions and in non-real estate transactions, when a party to a contract wishes to transfer, or assign, its contractual rights to somebody else. Assignments are commonplace in commercial leases, when a tenant wishes to sell its business... Read more
  • The Basics of Tax Lien Season
    Sarah Richardson Founder and CEO, Tru Realty   Have you ever wondered if tax liens could be a good investment for you? The process of investing in tax liens can be financially beneficial but just as challenging for those who are new to the arena. In this article, we’ll break down the basics of tax... Read more
  • The Basics of Tax Liens
    Jim Hogan Hogan School of Real Estate hoganschool.com   As you look to kick-off 2021 on the right foot with good investments, one consideration comes early in the year for Arizonans. This opportunity presents itself as a result of unpaid property taxes when the county treasurer sells the delinquent lien at public auction. Tax liens... Read more
  • The Basics of Tax Liens
    By Jim Hogan   As you look to kick-off 2023 on the right foot with good investments, one consideration comes early in the year for Arizonans.  This opportunity presents itself as a result of unpaid property taxes when the county treasurer sells the delinquent lien at public auction. Tax liens are generally purchased for two... Read more
  • The Benefits and Burdens of Policies
    P.R. ‘Randy’ Cooney President, Success Institute Arizona School of Real Estate & Business   At this year’s Broker Summit hosted by the Arizona School of Real Estate & Businesses some Brokers were asking about the pluses and minuses of company policies. In the overseeing of several real estate companies I was often challenged between: the... Read more
  • The Best Hire for a Real Estate Career
    P.R. Randy Cooney Publisher, Arizona Journal of Real Estate & Business   A few years ago, I had the opportunity to poll a large number of real estate brokers asking them this: “In your opinion, which occupations could naturally transition into a real estate career with great success?” The brokers provided a variety of answers;... Read more
  • The Best of 2014 MOJO
    By P.R. “Randy” Cooney Publisher of the Arizona Journal of Real Estate & Business Eight years ago, I began writing short insights about life and success. Since that time, these insights have been e-blasted to thousands of people in the Valley and throughout the nation with the title, Monday Morning MOJO. In reviewing the many... Read more
  • The Challenger Salesperson
                           By Brent Adamson and Matthew Dixon, PH.D. In the unforgettable early months of 2009, as the bottom fell out of the global economy, business-to-business sales leaders around the world faced an epic problem and an even deeper mystery. Customers had vanished overnight. Commerce had... Read more
  • The Commercial Practice Offers Opportunities Unique From The Residential Practice
    Kristin E. Rosan Partner, Madison & Rosan, LLP Attorneys at Law   A practice dealing with commercial real estate comes with opportunities to participate in projects with global reach and significant capital. As a result, licensees entering this line of practice should avail themselves of every opportunity to learn the intricacies of the practice. Trade... Read more
  • The Connection Between Property Management and Open Houses
    Shannon Quagliata Founder / CEO Open Houses Direct   With more and more investors starting to flock to Arizona to purchase homes, it is even more important for Realtors holding open houses to know the rental restrictions, what the rental prices are in the area, and what the return on investments are on short-term and long-term... Read more
  • The Courage To Thrive
    Rick Murray CEO, Arizona Small Business Association   Once a frontier state, specific to mining and agriculture, Arizona has since thrived over the decades. Arizona is now home to over 400,000 registered small businesses in industries such as technology, medicine, finance, and real estate. With Phoenix ranked as 14th in start-up companies1 we are seeing more... Read more
  • The Curse of Agents That Actually Prevents Growth
    Eden Sunshine Vice President Realty Executives   “Stop innovating to get your needs met!” I had to remind an agent recently. “Just because you’ve got an idea doesn’t mean you need to pursue it. Just because someone else is doing something, doesn’t mean you need to implement it.” “I get the feeling,” I continued, “You... Read more
  • The Cybersecurity Risks in Commercial Real Estate
    Nate Hoelzen President, Arizona School of Real Estate & Business (ASREB)   The commercial real estate (CRE) industry may not appear as susceptible to cyberattacks as other industries. This could be because CRE companies maintain less personal information within their technology network. However, let’s explore the current state of cybersecurity, and the potential risks, in... Read more
  • The Defaulting Seller And a Notice Of Lis Pendens
    David Allen Partner in the Phoenix Law Firm, Jaburg & Wilk   After months of searching, you have finally found the house of your dreams and much to your delight the Seller has accepted your offer of $500,000. You deposit your $15,000 “earnest money” with the escrow company and an escrow is opened. As part... Read more
  • The Difference Between a Flipper and Investor
    Alan Langston Founder and Executive Director, Arizona Real Estate Investors Association   The common definition to a fix and flip is buy a property, renovate and sell – ideally in a short timeframe. How do you get to the “next level” of this type of flipping? Simple: stop fixing and flipping property. Fix and flipping... Read more
  • The Difference Between Mediation & Arbitration
     By David Allen   Many people use the terms “mediation” and “arbitration” interchangeably, mistakenly believing the two words have the same meaning. While the English language is curiously replete with examples of different words with the same meaning (e.g., car and automobile), the words mediation and arbitration are not synonymous. The confusion is possibly caused... Read more
  • The Differentiation Edge: Bringing Buyers and Sellers Together
    Eden Sunshine Vice President, Realty Executives   In last month’s edition, I wrote about how squirrels and distractions keep us from achieving our maximum results and performance as an agent. In a meeting with an agent recently, I was helping him navigate through the many distractions and perceived opportunities that show up in the real... Read more
  • The Dodd-Frank Act and Post-Possession Agreements
    Christopher J. Charles, Esq. Provident Law   As discussed in this column’s recent article regarding pre-possession agreements, key provisions of the Dodd Frank Act (“Dodd Frank”) took effect in 2015. Dodd Frank aims to revamp the United States regulatory system, especially in regard to mortgage lending. To that end, Dodd Frank created material changes to... Read more
  • The Dodd-Frank Act and Pre-Possession Agreements
    Christopher J. Charles, Esq. Founder and Managing Partner, Provident Law   Following the market crash and the Great Recession, Congress enacted the Dodd-Frank Act to effectuate a “sweeping overhaul of the United States financial regulatory system” on a scale not seen since the reforms that followed the Great Depression. Title X of the Dodd-Frank Act... Read more
  • The Drone Zone: What Good Real Estate Photography Looks Like Now
    Nate Hoelzen President, Arizona School of Real Estate & Businsess (ASREB)   Drones are one of the hottest topics in real estate today. That’s because unmanned aircraft systems offer an incredible opportunity to present a property as unique and desirable with dramatic, sweeping aerial videography and tours of the surrounding community. And, in an increasingly... Read more
  • The End of our Profession or Beginning of a New World Order
    over the long run, that Altruism yields a higher reward than Selfishness.
  • The Era Of Experience
    Tricia Covert Senior Publisher, Arizona Journal of Real Estate & Business   Each year new data is released that points to the ‘personal experience’ as a top priority for most people — especially when including the largest generation, the millennials. Digital has become less of the revolution and more of a commodity for day-to-day support.... Read more
  • The Evolution of Masterplanned Communities
    Karrin Taylor Founder and President, Arizona Strategies   One thing is certain since the advent of masterplanned communities (MPCs) decades ago – what they look like and who wants to live there is constantly evolving. Today is no different from past decades ago, except for the speed of change that is occurring in this market. The... Read more
  • The Fix and Flip
    Deed Fraud is a storied and honored tradition here in the state of Arizona. In fact, some of you reading this are probably involved in a deed fraud right now!
  • The Four P’s of Making it in The New Luxury Real Estate Market
    Allison Cahill, ESQ. Certified Luxury Home Marketing Specialist & Million Dollar Guild   How does a real estate agent navigate the luxury market in today’s world? It comes down to the four P’s: Pivot Pent Up Demand Pricing Perseverance  As a luxury real estate agent, I have seen sizable changes since the pandemic gripped Arizona... Read more
  • The future is Knocking at the door of Home kitchens
    Mark Oleynik Founder and CEO, Moley Robotics   Rosie the robot from The Jetsons cartoon first aired in 1962 is not a fantasy anymore. According to the latest report on service robots and drones from the leading market research company IHS Technology, these advanced machines will finally make it beyond military use and become mainstream for... Read more
  • The Future of Designs
    Kermit Baker Chief Economist, The American Institute of Architects   In order to get a sense of what will be the dominant forces in design, construction of homes and buildings over the next decade, the American Institute of Architects (AIA) conducted a recent survey. The survey respondents were made up of a panel of nearly 1000... Read more
  • THE FUTURE OF REAL ESTATE: ADOPT, ADAPT & ADJUST
    Mark Stapp Fred E. Taylor Professor of Real Estate and Executive Director, Masters of Real Estate Development, Arizona State University, W.P. Carey School of Business     “You never change things by fighting the existing reality. To change something, build a new model that makes the existing model obsolete.”  R. Buckminster Fuller The impact of technological... Read more
  • The Green Building Movement in Arizona
    Patti Mason USGBC Mountain West Regional Director, U.S. Green Building Council   The green building industry has come a long way – both here in Arizona and throughout the world – since the launch of LEED less than 20 years ago. LEED has quickly become the world’s most widely used green building rating system and... Read more
  • The Growth of Arizona’s Sun Corridor
    Sarah Kirsch Richardson Founder and CEO Tru Realty 7373 N. Scottsdale Road, Suite A100 Scottsdale, AZ 85253 www.trurealty.com   As the real estate market continues to boom both across the country and in Arizona, there’s one region in our great state that’s been on the rise for quite some time. In what is referred to... Read more
  • The Hard Truth About Succeeding in the Real Estate Business
    Eden Sunshine Vice President, Realty Executives   As I wrapped up a recent business planning event for a group of real estate agents, I asked an important question. “By a show of hands” I queried, “having completed your 2020 Business Plan, who discovered the necessary activities to growing your business are new concepts and approaches... Read more
  • The Health of the Housing Market A National Comparison
    Lawrence Yun Chief Economist and Senior Vice President of Research National Association of REALTORS®   The housing market has been making steady, modest gains in 2016 from a national perspective. Home prices are broadly rising, thereby helping homeowners accumulate equity. It’s hard to believe that housing equity has essentially doubled from the gloomy years of 2010... Read more
  • The Home Automation Trend Is Selling Houses
    Sarah Kirsch Richardson Tru Realty   Home automation, or the use of “smart devices” and the Internet of Things inside homes, is more than just a trend: It’s a fundamental shift in how homes are sold, a key factor that has risen, much like the famous curb appeal, as a deciding concept for growing numbers... Read more
  • The Homeowner-Property Manager Relationship
    By: Troy Smith Accountant & Leasing Agent Green Valley Rental Properties LLC   Many new homeowners or just those new to the rental industry often believe that once their property is under management that they are no longer involved. Many think that once they enlist the help of a property manager their only other obligation... Read more
  • The Hot Market of Luxury Homes
    Sarah Kirsch Richardson Founder and CEO Tru Realty Arizona is one HOT place to be right now. And I’m not referring to the sky-high temperatures and blazing sun. The outside heat is nothing compared to the real estate market these days. From an all-around perspective, Arizona, and more specifically the city of Phoenix and Maricopa... Read more
  • The Illusion of Insurance Coverage Provided by Certificates of Insurance
    Nathan D. Meyer Partner, Jaburg & Wilk Micalann C. Pepe Attorney, Jaburg & Wilk   Many contracts or leases require one party to get insurance protection for the other party or landlord. Typically, they simply pass along the request for the insurance coverage to their insurance agent or broker and assume that their insurance will... Read more
  • The Impact of Angel Investors on Entrepreneurial Firms
    Marianne Hudson Executive Director, Angel Capital Association   Among the hidden heroes of America’s economy are angel investors – high net worth people who invest in innovative startups. These angels offer a combination of financial and intellectual capital to entrepreneurs through mentorship and providing connections to potential customers as well as other investors. Both kinds of... Read more
  • The Impact of International Markets
    Paul Ohanian Founder and CEO, Scottsdale Wealth Planning, Inc.   Just over 90 days ago, “Brexit” dominated headlines. The Washington Post said the vote had “escalated the risk of global recession, plunged financial markets into free fall,”1 becoming the latest international crises to induce market volatility. Six months earlier, it was turmoil in Chinese equity... Read more
  • THE IMPACT OF SELF-DRIVING CARS
    Megan Prichard General Manager, Uber   Can you imagine a world where there are less cars on the road, vehicle accidents are less frequent, and parking lots are beautiful areas of community gathering rather than storage for our cars? We can. The promise of a shared, electric and autonomous future is core to our mission.... Read more
  • The Impact of the Luxury Market
    Steve Burch Senior Vice President, John Burns Real Estate Consulting   With waterfall islands, floor to ceiling windows, walls of glass, retractable full wall sliding doors, gourmet outdoor/indoor kitchens, separate prep spaces and oversized dual laundry areas fit for royalty, the luxury housing market features the full range of innovation and style. Sure, it’s predictable as... Read more
  • The Impact of the Moratorium on Arizona’s Rental Industry
    Denise Holliday, ESQ. Hull, Holliday & Holliday PLC   From March 2020 through August 26, 2021, Arizona’s rental industry has been subject to an eviction moratorium of some kind.  Through various Governor’s Executive Orders, the CARES ACT, the CDC’s Agency Orders, and the Arizona Supreme Court’s Administrative Orders, our government “temporarily suspended” the property rights... Read more
  • The Implied Covenant of Good Faith and Fair Dealing
    David L. Allen Partner, Jaburg & Wilk   Anybody who has ever had a child has heard the refrain “but that’s NOT FAIR.” While the concept of “fairness” plays a big role in how the world should operate in the minds of children, there is sometimes a disconnect between “fairness” and the “justice” that is... Read more
  • The Importance of Organizational Culture
    Pamela Barker President and Founder, Genesis Strategic Planning, Inc   For the past several years, the subject of “organizational culture” also known as “company culture” has appeared in nearly every business publication throughout the U.S. Information supporting the topic includes fact-filled research validating the importance of company culture and its impact on profitability. What is company... Read more
  • The Importance Of Trust Account Management
    A trust account is simply a checking account; however, it’s heavily regulated by several important Arizona statutes because the account holds other people’s money. Here in Arizona, property managers are generally required to have a trust account for the property he/she is managing. One of the priorities of the Arizona Department of Real Estate is... Read more
  • The Insider’s Scoop On the New AAR Purchase Contract
    P.R. ‘Randy’ Cooney President, The Success Institute Publisher, Arizona Journal of Real Estate & Business   Those who have been in real estate in Arizona for many years may recall a residential purchase contract that was one page. It included the property address, names of buyers/sellers, price, earnest money, down payment, loan amount and a... Read more
  • The Investors Hottest Acquisition Structuring Tool
    ANDY GRIFFIN FRANK.  |  Co-Founder 602.691.7921 andy@stayfrank.com www.stayfrank.com   The current real estate market has developed a need for all things creative, and born from that are many alternative acquisition strategies. One of these strategies is the sale-leaseback, which has proven to be a win-win for both the investor home buyer and the homeowner. Many... Read more
  • The Journey of A Rising Star
    Eden Sunshine & Vikki Gorman Realty Executives   She walked into our office with confidence and swag. Our seasoned and highly selective leadership team was immediately impressed. New licensee with a list of twenty brokerages and armed with her checklist of criteria to help her decide who to choose, Vikki Gorman, was on a mission... Read more
  • The Leadership Letter
    P.R. RANDY COONEY President of the Success Institute Designated Broker for Realty Executives RCooney@realtyexecsaz.com 602-370-7170   It is somewhat traditional, when there is a change of leadership, the out-going leader leaves to the incoming leader a congratulatory letter, including a little guidance, a touch of insight, and of course well wishes for the coming years. ... Read more
  • The Luxury Experience
    As Brokerage Owners, we are hyper-focused on the agent experience and how it translates to the consumer experience.
  • The Luxury Market in Tuscon
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   In Southern Arizona, we define the luxury market as anything over $800,000. Year-to-date 2021 there have been 361 Luxury closings which is a 187% increase from the same period 2020. Through May, we have had 11 closings over $3,000,000. And just last week we closed... Read more
  • The Magic Pill During a Crisis
    Eden Sunshine Vice President, Realty Executives   As I am sitting here writing this article, Covid-19 is literally capturing every headline in the media right now. Know that there are about three weeks between the time I am writing this and the day it is getting published. In my deepest thoughts and prayers, I am... Read more
  • The Many Forms of Residential Real Estate Teams
    Robin Orscheln, Shawna Warner, Lara Broadrick, Rebecca Clayton The Team Russ Lyon Sotheby’s International Real Estate   The landscape of residential real estate is changing rapidly due to technology and consumer accessibility. As our market and industry advances and becomes more sophisticated, so does the make up of the real estate sales force. Once a... Read more
  • THE MARRIAGE OF MANAGEMENT & LEASING: How to Get Tenants to Say “I Do”
    Terry Kass Real Estate Intelligent Marketing   Shane Tschida Real Estate Intelligent Marketing Operating a profitable rental property requires more than just well-run accounting practices. Successful owners understand that property managers and leasing agents must come together to confess their love of one thing; tenants. A property has limited value without quality residents, but pursuing... Read more
  • The Materiality of a Breach of Contract
    David Allen Partner Jaburg | Wilk Attorneys at Law   Anybody who deals with contracts understands the basic components of a valid contract.  One party promises to do, or sometimes not to do something, in exchange for which the other party agrees also do or not do something.  Take, for example, a commercial lease, in... Read more
  • The Most Telling Tie
    P. R. Randy Cooney Publisher, Arizona Journal of Real Estate & Business   This past October, the Arizona School of Real & Business decided to honor Breast Cancer Awareness Month by asking students and staff to wear something pink on the last two Fridays of the month. As I was deciding what to wear, I... Read more
  • The Neighbor with Four Barking Dogs
    David Allen Partner, Jaburg | Wilk Attorneys at Law   The reason that many people want to live in a community that is governed by “Codes, Covenants and Restrictions” (“CC&R’s) is to have the peace-of-mind that comes with knowing that everybody in the community is “playing by the same rules.” But are there exceptions to... Read more
  • The New Market Shift
    Jeff Sibbach Sibbach Team – eXp Realty   If you’re a real estate agent seasoned in the industry and your phone hasn’t been ringing as much as it used to, you’re not alone. Similarly, a past client or friend says they decided to buy a new home and they’ve already visited the subdivision, identified the... Read more
  • The New Meaning of Office Space
    Erik Peterson Principal, PHX Architecture   The definition of traditional office space has taken on a whole new meaning.  Gone are the days of joining a company and being assigned to your cubicle while working your way up to a corner office. The old environment was task-oriented and became detrimental to productivity – giving little... Read more
  • The New Real Estate Landscape: Changes, Challenges, and Choices
    Cindi Acker-Hein Creative Strategist, Ninety-Nine Hats   With both home prices and demand increasing, the future looks bright for Arizona’s real estate agents. But this seller’s market is also taking place during a time of great upheaval in the industry and, indeed, the world. Considering the current climate of low inventory and high demand, many... Read more
  • The New Tempe – More than a College Town
    Mark Mitchell City of Tempe Mayor   Tempe is the home of Arizona State University, U.S. News & World Report’s most innovative university, but it is more than just a college town. Today, the city is a destination for some of the top employers in the nation and a highly desired address for successful companies... Read more
  • The New Urban Luxury Home
    Keith Miskin Founder, Cambridge Properties   It’s no secret the market is back in the Valley. When you look around there is construction in the works – everywhere. For the first time in years, tower cranes are in place to build some of the most luxurious, unique and not to mention tall residential buildings this... Read more
  • The One Thing Highly Successful Agents Do Better Than Anything Else
    Eden Sunshine Vice President Realty Executives   As I wrapped up a business development and training event for a group of real estate agents, I asked an important question. “By a show of hands” I queried, “based on what you’ve heard today from our panel of top agents today, who discovered that the necessary activities... Read more
  • THE PACA TRUST
    Christopher J. Charles, Esq. Founder, Provident Law   Imagine you loan $1,000,000 to a third party concerning the purchase of a commercial property and you secure the loan with a “purchase-money mortgage” or deed of trust in first position.  Months later, the borrower defaults and you initiate the foreclosure sale. Then, days before the scheduled... Read more
  • The Phoenix Metro Rental Industry
    Tom Simplot President & CEO, Arizona Multihousing Association (AMA)   The rental industry in the Phoenix MSA is finally starting to catch up with major cities in America. There is market demand — plain and simple.  According to a recent market report on the Phoenix multifamily industry from Colliers International, vacancy rates ticked slightly higher... Read more
  • The Possibilities
    P.R. ‘Randy’ Cooney Publisher, Arizona Journal of Real Estate & Business   In the early 1990s, I attended a leadership transformation workshop that featured a documentary video about a successful, small fish market. After watching the video, I was so impressed with how this market turned themselves around from nearly going out of business to... Read more
  • The Power of Real Estate Investment Strategies
    Steve Chader Author, #1 National Best Seller HOLD   I earned my license just after moving to Arizona many years ago. At the time, I did not know anyone that would like to buy or sell a house. My broker advised me to know the local market, so when I did find a prospect, I... Read more
  • The Preservation of Historical Homes & Communities
    By: Steve Kozachik In many cities across the country there’s a built in tension between growth and preservation. In Tucson, the University of Arizona is surrounded by 9 residential neighborhoods, each with homes registered as historic. Neighbors have invested in historic neighborhoods with the expectation their character will be preserved. That stability assurance is key... Read more
  • The Pros and Cons of Managing Short-Term Leases
    Diane Henry Realtor, West USA Realty   In the rental market, the majority of leases lock in the landlord-tenant relationship for one or more years. Whether it’s a single-family home, condo, townhome or apartment, the one-year lease option offers stability for both the owner of the property and the renter. In some cases, however, landlords... Read more
  • The Reality of “Big Deal” Commissions
      Written By: Greg Valladao Senior Director of Investment Sales, Cushman & Wakefield   Over the past six months, Phoenix metro has seen repeated headlines announcing large commercial transactions including the sale of Camelback Esplanade III for $74.3M and Domus Apartments for $51.6M. As commissioned real estate professionals, our first inclination may be to speculate... Read more
  • The Right to Recover Attorney’s Fees
    David Allen Partner, Jaburg|Wilk Attorneys at Law   If you talk to anyone who has been a party to a lawsuit, they are almost certainly going to comment as to how expensive it was.  Unless an attorney is hired on a “contingency fee” basis – which is seldom an option in business-related cases, the client... Read more
  • The Road Map to Great Teamwork
    Don Yaeger New York Times Best Selling Author   The great Vince Lombardi who won five NFL championships with the Green Bay Packers was well versed in the understanding of what made teams function at an optimal level. One of Lombardi’s most memorable quotes really puts into perspective one of the most important elements that... Read more
  • The Seven C’s Of Settlement
        David Allen Partner, Jayburg & Wilk   Many people, particularly those who have never experienced first-hand what it is like to be a party to litigation, are quick to threaten to file a lawsuit at the first sign of a business dispute. However, as most lawyers and experienced litigants will readily tell such... Read more
  • The Six Over Sixty
    P.R. ‘Randy’ Cooney Arizona School of Real Estate & Business   At our recent Arizona Broker Summit, held here at the Arizona School of Real Estate & Business, I asked a panel of brokers to address what is the “one thing” that is most important in owning, operating and running a real estate company. The... Read more
  • The Sky Is the Limit for Phoenix Metro Housing
    Greg Burger President, RL Brown Housing Reports   To give you a clear perspective for the future of new homes in Phoenix Metro, it’s important to understand where we have come from in the recent past. First, let’s examine total Phoenix Metro home sales, which is the combination of new home closings and resale closing activity.... Read more
  • The State of Arizona’s Technology Sector
    Steve Zylstria President & CEO, Arizona Technology Council   In 2016, Arizona’s technology sector has arguably seen its most successful year-to-date. The state has more jobs in technology; our educators are focused on teaching science, technology, engineering and math (STEM); and there are positive signs for increased venture capital opportunities. Looking ahead, the Arizona Technology... Read more
  • The State of the Arizona Economy
    Sarah Kirsch Richardson Principal/Designated Broker, Tru Realty   Investing in tax liens can be risky business, but with the right information in-hand, it can be a successful addition to your portfolio. January (or sooner!) is a great time to build a base of knowledge on tax lien investments because every one of Arizona’s 15 counties... Read more
  • The State of the Arizona Economy
    Sarah Kirsch Richardson Tru Realty   If you all haven’t subscribed to Elliot Pollack’s Monday Morning Quarterback, then stop reading this right now and subscribe. If anyone has the crystal ball on the Arizona economy, it’s Elliot. Listening to him speak is always a treat if you can get a ticket for the room. In... Read more
  • The Sunshine State is Hotter Than Ever
    Susie Sabel Mortgage Loan Originator Helping clients understand home financing As a member of the real estate and lending world, I have to say the ride has been wilder than an E TICKET ride in Disneyland back in the 60’s. As a lender for almost 30 years and a Real Estate License holder for over... Read more
  • The Ten Truths of Selling Your Home That Agents Don’t Want to Say Because Sellers Don’t Want to Hear
    By P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   Nearly three years ago we launched the SUCCESS INSTITUTE here at the Arizona School of Real Estate & Business. The Institute’s purpose is to assist real estate agents who are committed to increasing listings and sales. One of the sixteen courses the... Read more
  • The Three “tions”: Mediation, Arbitration and Litigation
    David Allen Partner Jaburg | Wilk Attorneys at Law   For most people, their understanding of the legal system is based in large part upon what they see, hear, or read in the media. If you and your former best friend get into a dispute regarding whether that $1,000 check that you gave to him... Read more
  • The Tiny Luxury – A 2016 HGTV/DIY Series
    Jason Francis Co-Founder, Chief Operating Officer, Tiny Heirlooms   Luxury has always been a coveted desire for most people. For years, it’s been about acquiring treasures, riches, massive estates and attaining a prestigious status defined by these “things.” The belief has been that this type of luxury provides freedom and happiness; for some it does. Yet,... Read more
  • The Too Open House
    Shannon Quagliata Founder / CEO Open Houses Direct   Why the “Too Open Open House” is going away and why, in a Market with Low Inventory, Open Houses are the Fastest Way to Sell a Home Open Houses, since 2010, have been a proven method for Realtors® to sell a home and to meet potential... Read more
  • The Use of ‘Options’ in Commercial Leases
    David Allen Partner, Jaburg & Wilk There are many reasons why a Landlord and Tenant may choose to include an “option” in a commercial lease. The most common type of option is one that gives the Tenant the right to extend the lease term, usually for additional — sometimes two or more — terms of... Read more
  • The Valley’s Culinary Scene: A Contributor To Growth
    Tricia Covert Senior Publisher, Arizona Journal of Real Estate & Business   There are certain factors we typically use to assess the Valley’s real estate growth. These include housing affordability, job opportunities and new home permits. But another important factor — the culinary scene — has become a prominent focus as well, especially with the... Read more
  • The Value of CCIM
    By David S. Miller CCIM Chapter President   What is CCIM and what is its value in the commercial world? This is a question often asked by those new to commercial real estate and even some that have earned a few gray hairs. Certified Commercial Investment Member (CCIM) is a designation earned after hundreds of... Read more
  • The Winners Are
    By P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   In preparation for an upcoming seminar on selling listings, I recently posted on Facebook a unique request. I asked that real estate agents share a “going-the-extra-mile” type story in order to procure the sale of a listing. I offered $100 gift certificate... Read more
  • There Are Riches in Niches, If You Are Well Informed!
    Gary Hix Author, Domestic Water Wells in Arizona, A Guide for Realtors and Mortgage Lenders Educator, Arizona School of Real Estate & Business   Domestic water wells may seem like something you would have to travel to the heart of the Arizona desert to find. On the contrary, many water wells exist throughout Arizona in... Read more
  • Thinking about flipping?
    By P.R. ‘Randy’ Cooney Arizona School of Real Estate & Business   Home Flipping Realty Shows such as Property Brothers, House Hunters, Fixer Upper and Fix or Flop have fueled the Fix & Flip Business across America. These popular reality shows make the process of locating, purchasing, fixing and flipping a property look very fun,... Read more
  • This Only Happens to the “Other Guy”
    By P.R. “Randy” Cooney Publisher of the Arizona Journal of Real Estate & Business   It’s Saturday, December 20th 2014 and I’m up at 5:00 a.m., pretty standard. This particular day is a bit different than most – it’s my birthday. I’m feeling good about a lot of things, one of which is to be... Read more
  • Three Common and Critical Mistakes Real Estate Investors Make that Costs them Money
    Eden Sunshine Vice President, Realty Executives   Being a real estate agent often provides the inside track when it comes to investing in properties. Agents are generally well versed when it comes to determining the market value of a home, which gives them an edge when seeing a good opportunity. Being an agent, however, doesn’t... Read more
  • Three Counter Offers, Two Addendums, One Unwritten Side Agreement and No Contract
    David W. Degnan, Esq. Degnan Law, PLLC   Real estate agents draft contracts every month. Many contracts are straight-forward and easy to follow. However, real estate agents often engage in intense negotiations in an effort to keep a deal alive. In such cases, agents are often left with a contract that has multiple counter offers,... Read more
  • Three Leasing Trends To Look For
    Sarah Richardson Founder and CEO, Tru Realty   In the wake of the COVID-19 pandemic, the experts are on-edge trying to figure out what the housing industry will look like when the dust settles. Government officials had to make difficult decisions to keep everyone safe, and although it can feel like these are dark times... Read more
  • Three Ways Technology Can Help Revolutionize Your Business
    Cindi Acker-Hein Creative Strategist, Ninety-Nine Hats   Big data is big news everywhere and it totally revolutionizes real estate. When the information captured through things like website visits, demographics, and sales stats are analyzed digitally, trends and patterns are revealed. The resulting insights are unprecedented. For example, more detail leads to better appraisals. Now you... Read more
  • Timber Trespass
    Christopher Charles, Esq. Managing Partner and Founder, Provident Law   Tony Soprano and Ned Flanders are preparing to face off in court. They have been next-door neighbors for about five years. The Flanders property has a 30-year old citrus tree in the front yard planted near the Soprano property line. Throughout the year, the tree... Read more
  • Time Management is Old School. It’s All About Energy!
    Eden Sunshine Vice President, Realty Executives   I was physically exhausted, drained, and unable to focus. I would lose my train of thought and could hardly keep my eyes opened. Within an hour of waking up in the morning, I was ready for a nap. I was wiped out, yet had to keep-up with work,... Read more
  • Timing is Everything. Or is It?
    Laura Mance Long Realty Companies   2020 has certainly been a challenging year; COVID 19, low housing inventory, less travel, cancelled or postponed events like the Book Fair and El Tour, and high unemployment just to name a few. They all can affect the real estate market. You may be searching for a place to... Read more
  • Tips and Advice for Appraising a House
    Sam Willis     Appraising your own home is a convenient and affordable alternative to having to pay for an appraisal or worry about getting upsold by an agent that’s hoping to take you on as a client. If you’re new to appraising properties, it can seem stressful, but it’s easier than you’d expect. These... Read more
  • Tips from an Experienced Fix and Flipper
    Jennifer Wehner The Wehner Group, eXp Realty 2019 Real Estate Team of the Year   Flipping homes is what brought me from Southern California to Arizona in 2003. I used my life savings from waiting tables to purchase two homes to flip because both mortgages were less than what our rent was in Huntington Beach.... Read more
  • To Arbitrate or Not to Arbitrate
    David Allen Partner, Jaburg|Wilk Attorneys at Law   Many real estate contracts include an “arbitration provision,” whereby the parties to the contract agree that they will resolve any disputes which may arise between them through arbitration, and not through the judicial system. When deciding whether to agree to such a provision, a party should consider... Read more
  • To Permit or Not To Permit
    MICHAEL GRUBBS, CBO Team Leader Residential, NPC and Remote Video Inspections City of Phoenix Planning & Development Department Inspections Building 438 W. Adams Street Phoenix, AZ 85003   As a City of Phoenix inspections supervisor, I have been involved with residential home development for the past 25 years, 8 of which were here in Arizona.... Read more
  • Today’s Business Focus: Education and Communication
    Tina Lapp President, Hondros College of Business 2016-2017 President, Real Estate Educators Association (REEA)   Real estate has always been a dynamic, ever-changing industry essentially due to the primary drivers that navigate its direction: U.S. and state-level economics combined with the trends of population groups. Over the past two decades, the speed of change in... Read more
  • Top 10 Considerations When Selling a Divorcing Couple’s Home
    Laurence B. Hirsch Partner, Jaburg & Wilk   In many divorces, the largest marital asset is the family home. Frequently, the parties agree to sell their residence. However, the sale of a community property asset, in the midst of an acrimonious divorce proceeding, can be challenging for agents and brokers. To help facilitate the transaction —... Read more
  • Top 3 Trends in Single-Family Home Property Management
    Steve Schultz President, National Association of Residential Property Managers     On my path to becoming the 2017 President of the National Association of Residential Property Managers (NARPM®), I have had the unique opportunity to see first-hand developing property management trends from across the country. Over the last several years, I noticed some common patterns... Read more
  • Top Five Tips for Title Reps in a COVID Market
    Vanessa Krystek American Title Service 2019 Title Representative of the Year   When 2020 made its debut, everyone was feeling great. January and February gave us reasons to celebrate, with a strong opening and positive outlook for the year. According to Fletcher Wilcox’s Market Update (The Wilcox Report), single-family home sales were up year-over-year nearly... Read more
  • Trump Economic Policies Likely to Spur Growth
    Elliott D. Pollack CEO, Elliott D. Pollack and Company   The election of Donald Trump has changed the outlook of the economy. The current stagnation narrative appears to be coming to an end. It’s axiomatic that different policies will have different results. While it is too early to be certain how Trump’s proposed economic policies... Read more
  • Tucson-Southern Arizona Market Report
    Jim Daniel RLBrownReports/Bright Future Real Estate Research RLBrownTucson@gmail.com 602.327.6989   The numbers are in, and December was another solid month for Tucson housing, and 2020 ended with no complaints from the Tucson housing community. The big news for Tucson housing for December revolved around the 47% change for the good in December permit activity for... Read more
  • Tweaking or Retooling Your Business
    Eden Sunshine Vice President Realty Executive   Pat’s Inside Sales Agent, Eric, was setting roughly 17 appointments per week in his small town. Business was good and Eric was a diligent and steady producer. Within a matter of weeks, Eric’s appointment production dropped dramatically. If he was lucky, he was setting 2-3 appointments per week... Read more
  • Twelve Metrics that Snapshot the Residential Market
    Unless otherwise mentioned, the following results are for single-family resale homes in Greater Phoenix, by far the most popular product when measured by the number of sales.
  • Uncertainty – The Only Certainty
    Nick Miner Nick Miner, CCIM Office: (480) 612-0384 Cell: (480) 226-8037 nick@nickminer.com www.nickminer.com   When canvassing the commercial real estate market in Phoenix, there are so many positive indicators that it is hard to imagine a slowdown. Every time you read the news or look at the business journal, there is a new company calling... Read more
  • Understanding Luxury Buyer Behavior in Real Estate
    As Brokerage Owners, we are hyper-focused on the agent experience and how it translates to the consumer experience.
  • Undue Influence — or Not?
    David Allen Partner, Jaburg|Wilk Attorneys at Law   Has it ever crossed your mind — even if only for a moment — that if you are extra super nice to rich old Aunt Harriet (or whomever the “Aunt Harriet” in your life may be), who is getting up there in years, never had any children,... Read more
  • Unilateral Mistake: How to Avoid Issues with Gifts of Real Property
    Written by Columnist: Christopher J. Charles, Esq. Written by Columnist: Anne Munsil Courchaine, Esq.   “Where there is no counsel, the people fall; But in the multitude of counselors there is safety.”[1] Indeed, there is good reason why most people hire REALTORS® or attorneys, or both, to assist with transfers of real property – too... Read more
  • Unraveling The Lease With An Option To Purchase
    David Degnan Owner, Degnan Law, PLLC   Real estate agents should take note: a lease with an option to purchase is three contracts – not one. The Agreement contains an option contract, a lease contract and a purchase contract. These separate contracts are explained as follows: An Option Contract In exchange for certain consideration, the... Read more
  • Using Real Estate as an Investment Strategy
    Beth Sigg Northwest Real Estate Services   With the prevalence of television shows promoting “Fix it and Flip It” for quick cash, the subject that often is overlooked is a long-term strategy of ownership of investment properties. During the Great Recession, investors who routinely hold onto real estate for present and future income were confident... Read more
  • Using Zillow and Facebook as an Appraisal Data Source… Really?
    Beth Sigg Northwest Real Estate Services   We knew it would happen. The day we reviewed an appraisal which listed data sources way beyond the usual “auditor or public records”, “MLS”, and “site” or “drive-by”! Now appraisers are quoting Zillow, Trulia, or other real estate websites as data sources for the subject property and/or the... Read more
  • Vacant Land Not Protected By Anti-Deficiency Statutes
    Written by Christopher J. Charles, Esq.   ATTENTION all investors, builders, and anyone planning to build a home: according to the Arizona Supreme Court’s recent Wild Creek decision and the recently amended anti-deficiency statutes, loans obtained to purchase vacant land are not necessarily protected by Arizona’s anti-deficiency statutes. Let’s review the basics. Where applicable, Arizona’s... Read more
  • Vacation Rentals and The Super Bowl
    By Christopher J. Charles, Esq.   I.  INTRODUCTION The Valley will be the entertainment hub of the world in January/February 2015.  Phoenix metro will host not only the Super Bowl, but also the NFL Pro Bowl, the Waste Management Phoenix Open, the Fiesta Bowl and the Barrett Jackson Collector Car Auction all within that timeframe.... Read more
  • Valley Of The Sun: A New Home Market Leader
      Gregory Burger RL Brown Reports   There has been a great amount of focus on resale housing; however, the new home market has gained substantial momentum over the last few years. Today, there are approximately 147 builders and 752 subdivisions offering more than 4000 different floor plans valley wide. These plans include attached for... Read more
  • Wanted Property Managers
    Debra Hill-Fox Sales Manager, NPM Staffing, Inc.   The increase in rental properties in Maricopa County in recent years has created a high demand for property management – especially for residential leasing and rentals. With new construction happening all over our state an experienced property manager becomes an essential part of the investment equation. The knowledge... Read more
  • Water for 100 Years of Arizona Growth With Continued Conservation and Augmentation
    Mark Lewis VP Engineering, Water Resource Institute   Arizona has enough water for our growing population, because of our long-running conservation efforts. We just need to help farmers and businesses increase efficiency and gain more crop per drop, on the existing farms and businesses. AZ has grown by over 100% and we are using less... Read more
  • Water, Water, Everywhere…
    “Water, water, everywhere, Nor any drop to drink.” Coleridge had a point, though it might not be apparent here in the arid southwest. We don’t see water anywhere, when in fact we are flush with wet, but can we drink it? Maybe not yet, but soon thirsty folk will be less particular and there are... Read more
  • We Each Have an Ownership In Our State’s Most Expensive Real Estate
    By P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   Growing up in Phoenix, I recall our first home at the base of South Mountain, right off Central Ave. My sisters and I would merely cross the street to enter what would eventually become known as the largest municipally owned park in... Read more
  • We Knew it Was Coming – Are You Ready?
    Laura Mance Long Realty   Ah, we’re getting back to the “Pro Market.” What do I mean by that? It’s a real estate market that values and rewards professional REALTORS® Listings that don’t sell simply because they exist. They have to be priced right, put in optimum condition, and marketed effectively. The escrow period will... Read more
  • Wealth Building through Home Ownership
    Dirk Swift Program Director, Home Plus   As real estate professionals, we know the differences between buying and renting are staggering. Yet there are many people in our communities that don’t understand the benefits of homeownership. According to the Federal Reserve Report on the Economic Well-Being of U.S. Households: 93% of homeowners were satisfied with... Read more
  • Weekly Motivation
    Randy Cooney President Success Institute for Real Estate Professionals     As many of those New Year resolutions have already slipped away, I have now chosen to label the days of the week giving more meaning and purpose to each day as opposed to a whole year. It is written in the first person to... Read more
  • What a Growing Senior Population Could Mean for Arizona Real Estate
    Lauren Schneider Military Home Search Over a decade ago, it was believed that one in four residents in Arizona would be over the age of 60 by 2020. In 2018, it was estimated that 17.8% of the population consisted of persons 65 years and over—so the state may very well be on track to hit... Read more
  • What Business Are You Really In? 
    So – what business are you in? The correct answer is: The Marketing Business! Marketers make it their business to have what the market place wants. So the focus is on the prospect not on the agent. There is a big difference specifically in the Luxury market.   Most agents confuse advertising with marketing. Back when... Read more
  • What Can a Real Estate Assistant Do?
    By Storme Hall   I have had the good fortune at various times in my real estate career to experience having a real estate assistant by my side and I can tell you that the work they do can be invaluable. Trained real estate assistants, licensed or unlicensed can do some tasks that keep you... Read more
  • What Can One Do If Social Security Benefits Were Claimed Too Early?
    By Jeff Young   When I give presentations on Social Security Claiming Strategies, it is a common occurrence to be asked by someone in the audience, what options are available to them if they claimed social security “too early.” What they probably mean to say is that they realize their financial interests may have been... Read more
  • What Does It Take To Be Great In Real Estate?
    By: P.R. “Randy” Cooney Publisher, Arizona Journal of Real Estate & Business   After being in real estate for many years, I have seen agents develop their own recipe of day-to-day tactics in an effort to be successful. One of the advantages that I have as a publisher and an instructor at the Arizona School... Read more
  • What Exactly Is A Subordination, Non-Disturbance And Attornment Agreement? Why Do I Need One?
    By David Allen   Most commercial leases contain a requirement that the tenant will execute a “Subordination, Non-Disturbance and Attornment Agreement,” commonly referred to a “SNDA.” A majority of tenants who have signed such leases, and most likely several of the real estate agents who have represented those tenants, would be hard pressed to explain... Read more
  • What Is A Deposition?
    David Allen Partner, Jaburg & Wilk   If you find yourself involved in a lawsuit, either as a party plaintiff, defendant or as a material witness, it is very likely that at some point during the course of the case you will be asked to submit to a deposition. Being told that your deposition has... Read more
  • What is a Gift?
    By Randy Helfman   The holiday season always seems like the appropriate time to reflect on the “gifts’ we receive in our lives. After almost 20 years of being an instructor at the Arizona School of Real Estate & Business (ASREB), I thought it may be an appropriate time to reflect on the gifts the... Read more
  • What Is a Luxury Home?
    Nate Hoelzen President, Arizona Journal of Real Estate & Business    On its surface, luxury real estate as a concept seems specific to the consumer, varying from each individual. For many, it depends on how you look at the property itself and the word luxury. The definition of a luxury home also varies across different... Read more
  • What is Knowledge?
    David Allen Partner, Jaburg|Wilk Attorneys at Law   If you ask somebody whether they “know” something, they will readily tell you either “yes” or “no.” There is no doubt while watching Jeopardy – either you know or you do not know the answer (or actually, the question). A person is said to have actual “knowledge”... Read more
  • What Makes a Practitioner a Professional?
    Judy Lowe Commissioner, Arizona Department of Real Estate   As I do my Arizona Department of Real Estate Outreach around Arizona, I hear from real estate practitioners and consumers who believe that some real estate licensees do not meet minimum standards of professional and ethical practice, do not possess the real estate knowledge necessary to... Read more
  • What makes a “Luxury Home” Luxurious in Today’s Market?
    Sarah Richardson Founder and CEO, Tru Realty   The words ‘luxury living’ tends to conjure up images of lavish dining rooms, grand entrances, and over-the-top decor. These are features some might look for, but in today’s day and age, there’s a lot more variety in what makes up a luxury home. The basic concept of... Read more
  • What Really Matters?
    P.R. ‘Randy’ Cooney President, Success Institute Educator, Arizona School of Real Estate & Business     Given the tragic loss of multiple lives in recent months, America again finds itself asking; “Who and What MATTERS? What MATTERS within America, is that we work together in mutual respect and care for one another in a manner... Read more
  • What the Coming Colorado River Shortage Means for Arizona
    Sarah Porter, Director Kyl Center for Water Policy ASU Morrison Institute for Public Policy   In 2022, for the first time ever, Arizona’s Colorado River supplies will be cut. Lake Mead, the large reservoir that holds Colorado River water for Arizona, California, New Mexico and Mexico, has been shrinking for over two decades, and next... Read more
  • What the Heck is the “Standard of Care”?
    Michelle Lind, Of Counsel Arizona Association of Realtors® Originally published on aaronline.com You have likely heard the phrase “standard of care,” but what the heck is it?  Well, the term “standard of care” is a legal concept that is generally applied to the conduct of any professional, such as a doctor, a lawyer, or an... Read more
  • What You Need to Know About Crowdfunding
    Written by Christopher J. Charles Special Guest Writer Andy G. Anderson Provident Law   I have a soft spot for freebies – giveaways, handouts, complimentary gifts, whatever you prefer to call them. Since 2013, I’ve participated in a medley of musical “crowdsourcing” projects, which have netted me quite the bounty, including, but not limited to:... Read more
  • What You Need to Know About Tax Liens
    Chris Bianco Owner/Broker, Weichert Realtors   Tax liens can be a very a tricky issue with questions of who pays the tax, can you buy them and if you buy them, can you foreclose? In this article is information that may help you understand some of the complexities of tax liens. So, who pays them?... Read more
  • What You Need to Know about the Economic Loss Rule (Part 1 of 2)
    By Christopher J. Charles, Esq. & David Degnan, Esq.   Whether you’re a real estate broker, contractor, lender, or attorney, most real estate professionals will encounter litigation at some point in their career. As a result, it’s important to understand what claims and damages are recoverable concerning real estate-related disputes. This article begins a two-part... Read more
  • What You Need to Know about the Economic Loss Rule (Part 2 of 2)
    By Christopher J. Charles, Esq. & David Degnan, Esq.   Prudent real estate professionals should have a general understanding of which real estate related claims are and are not recoverable – not only for themselves, but for their clients’ sake. And just as important, real estate professionals should understand how contracts may impact those claims.... Read more
  • What’s All the Hype About Green?
    By Jan Green   Why is it important for agents to know anything about “green” features?  To begin; The National Association of REALTORS conducted a survey and found that nearly all consumers are concerned about their energy bills.   What does this mean to you and I as a real estate professional? If consumers are focused... Read more
  • What’s Happening with your Identity?
    Robb Arthur Global Investigations & Security   Most of us have read recent articles about the vast amount of personal information being gathered by the U.S. National Security Agency (NSA) and other spy agencies without our consent or knowledge. However, few people realize the extent of the information compiled with our consent. Recently, many questions... Read more
  • What’s in a Title?
    By David Allen   While it’s true that you most often cannot tell much about a book by its title, the same does not hold true when it comes to real estate – a title when applied to real estate, does tell you a lot.  The question faced by a person acquiring real estate in... Read more
  • What’s New with Real Estate Education
    John Hondros Chairman, Hondros Education Group/Arizona School of Real Estate & Business   The year 2017 has been very active and it’s hard to believe that we are now in the final months of it. The real estate market throughout the country has been keeping all of us busy, which is great for our industry... Read more
  • What’s Your Money Mindset?
    Lizy Hoeffer Senior Loan Officer, Guild Mortgage   It might come as a shock to many, but a person’s money mindset often stems from childhood experiences such as the first time you needed to pay for something yourself or the first time you had to borrow money from a family member. The first instance of... Read more
  • When Early Claiming of Social Security Makes Sense
    By Jeff Young   While much has been written and said to encourage people to consider claiming social security at Full Retirement Age (66-67) or even later, the question remains who should collect benefits as early as possible, age 62? There are four scenarios where collecting social security at age 62 may make the most... Read more
  • When In Doubt, Disclose
    Christopher J. Charles, Esq. Provident Law   It has been famously said that “with great power comes great responsibility.”1 This is especially true for REALTORS® who, under Article 26 of the Arizona Constitution, may “draft any and all instruments, including contracts, incident to the sale, exchange, trade, or leasing of property.”2 Because of this authority,... Read more
  • When In Doubt, Disclose, Disclose, Disclose
    By David Allen   A man named Joe who lives and works in Chicago, decided he wasn’t getting enough use out of his second home in Scottsdale which is located on the 15th fairway of a very challenging golf course. With some regret, he decided to put his house up for sale. A buyer is... Read more
  • When May A Lis Pendens Be Recorded?
    David Allen Partner Jaburg | Wilk Attorneys at Law   It is not uncommon for litigants in a case that in any manner involves real property to want to record with the County Recorder in the county in which the property is located a “Notice of Lis Pendens,” in order to give “constructive notice” to... Read more
  • When Specialization is Critical to Growing Your Real Estate Business
    Eden Sunshine Vice President Realty Executive   Katie has short, spiked, fire red hair. As you might imagine, her personality matches her looks. When Katie walks in a room, she lights the place up, commands attention, everyone knows her, and she knows everyone. In a word, Katie is a spit fire. As one of the... Read more
  • When Two Worlds Collide: Selling Tenant Occupied Properties
    Denise Holliday, ESQ. Hull, Holliday & Holliday PLC   Our real estate market is as hot as the Arizona desert in July. Demand for property rises as inventory declines. Home sales and the rental market are the driving forces behind this growth and demand. Rents are increasing at an unprecedented rate. It’s a great time... Read more
  • When Your Buyer Needs a Well Inspection, Keep This in Mind
    Gary Hix former Certified RE Instructor   At some point in your real estate career, you will likely have the opportunity to work with a buyer that wants to purchase a property that is wholly dependent on, or supplemented by, a domestic water well. If your client’s offer is accepted, they will need to have... Read more
  • Where The States Meet
    Written by: Frank Murray Attorney at Law, Stoops, Denious, Wilson & Murray, PLC   Arizona has always been a “liberal state” with respect to the implied covenant that arises out of every contract, that there is a duty of “good faith and fair dealing” between the parties. The concept is broad, and as pervasive as... Read more
  • Where We’re Going…We Don’t Need Parking Lots
    John Tomblin Sofvue.com, OfficeAtlas.com, AirwestDrones.com   Remember the famous line from the 1980’s blockbuster film “Back to the Future” when Dr. Emmett Brown, the mad scientist says “Roads?  Where we’re going, we don’t need roads.” Now fast forward to 2019.  An amazing transformation is taking shape across the nation.  Major urban areas are consumed with... Read more
  • Who Would Have Ever Thunk!
    By P.R. “Randy” Cooney Publisher of the Arizona Journal of Real Estate & Business   It’s July of 2014 — for a variety of reasons it was time to sell the family home of sixteen years. The property is in the Arcadia area; therefore, it would make monetary sense to do some updating prior to... Read more
  • Whose Business Is It Anyway? Considerations for Dividing Assets In A Divorce
    Christopher J. Charles, Esq. Provident Law Special Guest Writer David W. Ronald, Esq.   Sadly, according to recent statistics, roughly half of marriages end in divorce. When “irreconcilable differences” occur, one of many important considerations is how to equitably divide marital assets. Arizona is a community property state. Absent other contracts or agreements, when a... Read more
  • Why A Team?
    Written by Mark Greene Mortgage Loan Originator   A team can leverage the collective time and experience of its members, to more effectively deliver a full suite of services for buyers and sellers.  “When you go to the doctor, someone takes your vital signs, someone else may do the ‘why are you here?’ interview and... Read more
  • Why Are Open Houses Beneficial For Investor Fix and Flips?
    Shannon Quagliata Open Houses Direct   With all the changes going on in Real Estate in Arizona from new MLS regulations to interest rates and inventory on the rise, Open Houses are selling houses more than ever. Open Houses are the one marketing tool that has been around for over 100 years and has withstood... Read more
  • Why Doing Your Homework Before An Open House Can Greatly Increase Your Lead Conversion
    Shannon Quagliata Open Houses Direct   For the last 18 months we have found that more and more people are moving to Arizona from outside of the state. These buyers are coming from all over the country and are coming from climates very different than Arizona. They are also coming here over a week or... Read more
  • Why Fanatics Make Great Realtors
    Eden Sunshine Vice President, Realty Executives   Great business owners, real estate agents and brokers all understand that they need to differentiate themselves and their businesses if they want to stand out among the crowd. Nobody has ever said, “I want my business to be ordinary; just like everyone else’s.” We want our businesses to... Read more
  • Why is Short-Term Rental Information Important to Know at an Open House?
    Shannon Quagliata Open Houses Direct   With all of the events and attractions coming to the valley over the next six months, the Super Bowl, the Phoenix open, and Barrett Jackson, to name a few, investors are in need of short-term rentals. With hotels already selling out or charging extremely high rates, our out-of-town visitors... Read more
  • Will A Team Work In Appraisal?
    Beth Sigg Northwest Real Estate Services   The typical appraisal model in business is the lone wolf working in a home office. Or an appraisal company employee working in a busy office but turning out appraisal reports alone. Will the team model work in the appraisal world? Below are a few reasons why teams in... Read more
  • Will Blockchain Uplevel the Real Estate Market?
    Sarah Kirsch Richardson Tru Realty   Love it or hate it, blockchain is starting to affect nearly every industry. And while most associate blockchain with bitcoin or cryptocurrency, it really refers to cryptocurrency’s underlying technology –– and that technology holds a tremendous amount of promise for a range of industries and uses, including real estate.... Read more
  • Words from Cathy Carlat, Mayor of Peoria
    Cathy Carlat Mayor of Peoria   Peoria is home to families who enjoy an exceptional quality of life.  Kids play safely in their neighborhoods, parks and trails are bustling every weekend. But Monday through Friday, too many of Peoria’s working population get in their cars and drive outside the City for work. The conversion from... Read more
  • Words from Greg Stanton Mayor of Phoenix
    Greg Stanton Mayor, City of Phoenix   If You Haven’t Been to Phoenix Recently, You Haven’t Been to Phoenix During a recent business recruiting trip to San Francisco, a Bloomberg Radio host asked me how Phoenix contends with its long-standing reputation – indirectly defined as a sunny place to retire and play golf. Proudly, I... Read more
  • Words from Harry B. Oberg, Mayor of Prescott
      Mayor of Prescott Harry B. Oberg   Prescott is located about 90 miles north of Phoenix, situated a mile in elevation, in the Bradshaw Mountains, next to the Prescott National Forest. Prescott has many outstanding assets, including our outdoor amenities, hundreds of miles of trails, a historic downtown, Old West History, art and culture.... Read more
  • Words from Jenn Daniels, Mayor of Gilbert
    Jenn Daniels Gilbert Mayor   Did you know in 2016, Gilbert was named the “Top Boom Town in America” by realtor.com? Gilbert is shedding the image of a bedroom community and is becoming a vibrant, attractive destination in the East Valley for residents, visitors and businesses as well. Currently, the vacancy rate for Gilbert’s 26.6... Read more
  • Words from Jerry P. Weiers, Mayor of Glendale
    Mayor of Glendale Jerry Weiers   THE DAWN FOR GLENDALE This is a great time for the City of Glendale. I’m proud to report on a number of exciting projects that will enhance our residents’ quality of life even more than today and reaffirm Glendale’s position as the leading economic engine for the West Valley.... Read more
  • Words from Jim Lane Mayor of Scottsdale
    Jim Lane Mayor of Scottsdale   Scottsdale has earned a reputation in the Valley as a place where people want to live. Nationally and internationally the City has earned a reputation as a place people want to visit. Increasingly, Scottsdale is also known as a place people want to bring their businesses. I am so... Read more
  • Words from John Giles, Mayor of Mesa
    John Giles Mayor of Mesa   Mesa is the third largest city in Arizona and our growth is accelerating. For years, we have been known for our stellar housing communities and that continues today with new developments like Eastmark, Cadence and Lehi Crossing. We were only second to Phoenix in 2016 in number of new... Read more
  • Words from Jonathan Rothschild, Mayor of Tucson
    Jonathan Rothschild Mayor of Tucson   Tucson’s business incentives — the GPLET, Primary Jobs and Global Economic Development District incentives — have helped employers large and small locate and expand in Tucson, bringing thousands of jobs and billions in economic benefit to the region. Raytheon is investing $233 million in buildings and infrastructure and creating... Read more
  • Words from Mark Brnovich Arizona Attorney General
    Mark Brnovich Arizona Attorney General   As Arizona’s Attorney General, I’m committed to fighting against discrimination, but I also recognize the importance of protecting our real estate community from frivolous lawsuits and unmerited claims. Education is the key to protecting yourself from a housing bias lawsuit. Within my office, the Civil Rights Division enforces civil... Read more
  • Words From Mark Mitchell, Mayor of Tempe
    Mayor of Tempe, Mark Mitchell   Tempe is often described as a vibrant and progressive college town that is always on the move. While Tempe and our hometown university, Arizona State, have an innovative partnership, we have become much more than a college town. Top employers of all sizes continue to choose Tempe. Our investments... Read more
  • Words from Mayor of Chandler
    Jay Tibshraeny Mayor of Chandler     Chandler’s business and development community continues to be a dynamic force with no signs of slowing down. In 2016, we experienced a solid year of employment diversification, company expansions, locates and business friendly programs that will continue into the new year. Rogers Corporation, one of Chandler’s longest-running businesses,... Read more
  • Words from Michael Collins, Mayor of Paradise Valley
    Michael Collins Mayor of Paradise Valley   It’s an exciting time in the Town of Paradise Valley. The Town is in an excellent financial position both short-term and long-term. We are making tremendous investments in public safety while providing exceptional and nationally-recognized capital improvement projects. We have strong leadership at both the council and staff... Read more
  • WORDS FROM MICHELE REAGAN – ARIZONA SECRETARY OF STATE
    Michele Reagan Arizona Secretary of State    Life moves pretty fast. If you don’t stop and look around once in a while, you could miss it. While some of us of a certain age fondly recall Ferris Bueller’s Day Off from the 80s, this line from the movie still feels relevant after 30 years and... Read more
  • Words From Sharon Wolcott, Mayor of Surprise
    Mayor of Surprise   Surprise is an active community of more than130,000 residents  who enjoy new housing,incredible retail and restaurants, and award winning recreational amenities – including a Spring Training baseball stadium, one of the largest municipal tennis complexes in the country, and nearly 30 thousand acres of hiking trails at White Tank Mountain. Surprise... Read more
  • Words From Steve Watson, Maricopa County School Superintendent
      Steve Watson Maricopa County School Superintendent   In 2008, Google pulled out of Phoenix. Rumors circulated that it was due to a lack of qualified engineers. Whether this was true or not, it signaled a wave of deep concern about the quality of education in our communities. In 2011, former Intel CEO Craig Barrett... Read more
  • Words from the Mayor of Carefree
    Les Peterson Mayor of Carefree, Arizona Carefree is rapidly becoming the social and cultural hub of the vibrant NE Valley. With a walkable downtown area focused around the picturesque Carefree Desert Garden, vibrant new businesses are opening and existing businesses provide an outstanding complement to the wide assortment of native plants in the Garden and... Read more
  • WORDS FROM THE MAYOR OF TEMPE
    Mark Mitchell Tempe Mayor   Ask any rock star – it takes a long time and a lot of work to become an overnight success. Tempe has risen to the top of a lot of “best” lists lately, such as Urban Land Institute’s Hottest Intersection and the nation’s Tech 30 list by CBRE. Tempe leads... Read more
  • You Have a Sphere…Now What?
    Jamie Ciocchetti DeLex Realty   When you first start out in Real Estate you were probably told to put together your sphere of influence. Your sphere should include everyone you have any sort of contact with. We list out “all” the people we know “who like us.” We have included past co-workers, friends, family members,... Read more
  • You Might Think Deed Fraud is New
    Deed Fraud is a storied and honored tradition here in the state of Arizona. In fact, some of you reading this are probably involved in a deed fraud right now!
  • YOUR Arizona Real Estate Market in 2022
    Laura Kelly Mance CRB, REALTOR® / President Long Realty   2022 Market Forecast? Interest rates are still low. Buyer demand still exceeds inventory but not by as much. People will continue to buy and sell property in Arizona because Arizona is still affordable and desirable. Will the market be is strong as it was in... Read more
  • You’re Not In Kansas Anymore: A Cautionary Tale Concerning Real Estate Transactions in Arizona
    Christopher J. Charles, Esq. Owner/Founder Provident Law Special Guest Writer Eric L. Walberg Attorney, Provident Law   With interest rates hovering at historic lows and prices generally stable, many experts agree that now is still a good time to purchase real estate in Arizona. Everyone appreciates a good deal. But some buyers approach that goal... Read more
  • “Fix-up” Costs Before Sale & 1031 Exchanges
    Joe Callaway Asset Preservation, Inc.   It is common for many Arizona real estate investors to make repairs, updates, and improvements to enhance a relinquished property in preparation for listing with a real estate agent or broker. A commonly asked question by investors in Arizona is, “Can I be reimbursed from the 1031 exchange for... Read more
  • “Oh Well” When It Comes To Water Quality
      By Gary Hix   Most REALTORS® in Arizona are familiar with the designation Certified Home Inspector. Used in that connotation, the term certified is typically viewed as a form of licensure supported by the state. Today, the well inspection process does not have a state certification from Arizona and is also excluded from the... Read more
  • “Whiskey is for Drinking; Water is for Fighting Over” . . . What Buyers Need to Know
    The quote “whiskey is for drinking; water is for fighting over” has often been attributed (possibly incorrectly) to Mark Twain. However, regardless of where the quote originated,...
  • Do I need a broker to take the courses?
    No. It is not necessary to have a broker for you to take our courses. When you apply for your license after passing both the school and state exams and wish to have an active license, you must hang your license with a broker so that you may practice real estate. Choosing a broker can... Read more
  • How can I be sure a career in real estate is for me?
    Real estate is, above all else, a customer service business. You will be involved in what will be one of the biggest purchases/sales in someone’s life. We would encourage you to sit down and review your career objectives and what you want to get from your career. Discuss those issues and goals with someone who... Read more
  • How long does it take to get my license?
    We offer several flexible options where you can complete the program as quickly as 9 days or spread it out over 6 weeks.  With online, daytime, afternoon, evening and weekend classes you are sure to find something that will work for you! Once you have completed your courses you will still need to complete your... Read more
  • How long is my certificate good for?
    Your education certificate is good for 10 years. However, we recommend that you do not wait that long to put them to use.
  • How old must you be to get licensed in real estate in Arizona?
    You must be 18 years of age at the time you apply for your real estate license.  For more information on Arizona laws and regulations, please visit www.azre.gov.
  • If I am licensed in another state, do I have to take all the classes?
    Arizona does not offer reciprocity from other states so you will have to take the entire 90-hour program.  However, if you have been an active agent in another state for 3 of the past 5 years you qualify to take our Real Estate Broker Licensing program (90 hours) and become a broker in Arizona.  For... Read more
  • Is there a continuing education requirement?
    Every mortgage licensee must complete 8-hours of NMLS approved continuing education annually by the end of the calendar year. Our continuing education classroom courses for mortgage loan originator professionals are designed using an activity-based curriculum. Learn all the relevant updates you need from the National Mortgage Lending System (NMLS) in our quality courses. Our expert instructors... Read more
  • What are the requirements to be a licensed Loan Officer in the State of Arizona?
    Create an individual account and submit an application via the Nationwide Mortgage Licensing System (NMLS) at http://www.stateregulatoryregistry.org/NMLS. A unique identifier will be assigned to each individual account.  The individual NMLS indentification number will be required when reporting licensee activity. Submit to a criminal background check. Complete NMLS approved 20 hours SAFE Act pre-licensing education Applicants must... Read more
  • What does a Mortgage Loan Officer do?
    Loan Officers facilitate this lending by seeking potential clients and assisting them in applying for loans. Loan Officers also gather information about clients to ensure that an informed decision is made regarding the quality of the loan and the probability of repayment. Mortgage Loan Officers develop relationships with commercial and residential real estate agencies, so... Read more
  • Where and when is the state exam given?
    All State exams and the National exam are administered at the same testing locations.  There is no need to travel to another state to test. You can schedule your appointment at a testing center close to you by visiting NMLS at http://mortgage.nationwidelicensingsystem.org/profreq/testing/Pages/default.aspx

Have a question? Call us at 800-659-8088 We’re here to help!


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