by Paul Slaybaugh | Jul 11, 2010 | McCormick Ranch Subdivisions
Cuernavaca Segundo (known to many by its marketing name, “Colonia Encantada”) in McCormick Ranch is a guard-gated, luxury patio home community. Developed by Geoffrey Edmunds as the sister subdivision to the original Cuernavaca subdivision (located on Scottsdale Road, just South of Indian Bend Road and the McCormick-Stillman Railroad Park), Cuernavaca Segundo lies along McCormick Parkway, across from Camelback Lake, the Millennium Resort and the McCormick Ranch Golf Club.
For Scottsdale patio home buyers with a discerning eye, Cuernavaca Segundo is a good place to start and stop the search. Out of reach for those on more modest budgets, it is a rival to Gainey Ranch for security-conscious, high end shoppers.
- Legally classified as townhouses, Cuernavaca Segundo is comprised of 42 total properties: 16 of which are single level, and the remaining 26 2-stories.
- Not your average townhouse / patio home community, the average size home is approximately 3026 square feet.
- 10 properties feature private swimming pools.
- Zoned R-4 for residential lots with 4000 square foot minimums.
- Construction dates range from 1979-1981.
- Block construction w/ stucco finish, tile roofing and 2 car garages are standard.
- Kiva Elementary | Mohave Middle | Saguaro High School districts
- HOA fees of $415 /month in addition to annual $185 McCormick Ranch PAD fee (current as of time of posting)
- Dues include front yard & common area maintenance, manned guard gate, heated community pool & spa, community tennis court(s) and clubhouse.
View Cuernavaca Segundo home floor plans
Before you get too excited about this subdivision, know that Cuernavaca Segundo, aka Colonia Encantada, is for those with the wallet to match their discriminating tastes. With the low end of the pricing scale still firmly entrenched in the luxury market, it is not unusual to encounter asking prices in excess of $1 million.
For those with a penchant for the lock and leave lifestyle, however, it’s tough to beat this subdivision. With homes larger than the averages found in most single-family subdivisions throughout McCormick Ranch, privacy is as valued here as the worry-free, low maintenance lifestyle. Central to everything worth being central to, the location is similarly unbeatable. For my money (which admittedly would not buy me a closet in one of these beauties), it falls along one of the two prettiest stretches in all of Scottsdale. With Camelback and Mummy Mountain views rising above the golf course and lake, it’s hard to imagine a nicer visage to serve as an escort to the daily commute.
![mccormick ranch golf course Camelback Mountain behind the McCormick Ranch Golf Course](http://www.scottsdalepropertyshop.com/wp-content/uploads/2009/03/mccormick-ranch-golf-e1273785890754.jpg)
Nearby shopping, dining, etc is a stone’s throw in virtually every direction. Options include the Shops at Gainey Village, the Paseo Village shopping center and Fashion Square Mall (approx. 1 mile South) among others.
Homes currently for sale in Cuernavaca Segundo
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by Paul Slaybaugh | Jun 25, 2010 | McCormick Ranch Subdivisions
Villa Hermosa is a mixed builder subdivision in the Northern portion (North of Via De Ventura) of McCormick Ranch. Bound by Hayden Road, Arabian Trail, Mountain View Road and the neighboring Estados De La Mancha subdivision, Villa Hermosa is favored by many for its proximity to Cochise Elementary School and Mountain View Park.
![cochise fields Cochise Elementary School Fields](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/05/cochise-fields-300x199.jpg)
![Mountain View Park Soccer & Baseball Fields Mountain View Park Soccer & Baseball Fields](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/Country-Horizons-004-300x225.jpg)
Originally developed by Metropolitan in 1979, the subdivision was completed in the mid ’80s by the builder, JA Smith. The differences between the two genres is readily apparent. Whereas the Metropolitan homes primarily feature composite (asphalt) shingle roofs and a mix of exposed block and stucco finished exteriors, the JA Smith homes typically boast a stucco finish with partial tile roofs and at least one vaulted ceiling. JA Smith homes in Villa Hermosa are also readily identifiable by the oversized picture windows that many sport in their front elevations.
View Home Floor Plans for Villa Hermosa
- There are 108 total homes in Villa Hermosa (all single level)
- 78 (72%) homes have private swimming pools
- The average house size is 2044 square feet
- Homes were constructed between 1979-1985
- Zoned R1-7 for single family residences with 7000 square foot lot minimums
In addition to the previously mentioned Cochise Elementary School, Villa Hermose falls within the boundary lines of the Cocopah Middle School and Chaparral High School districts – arguably the most sought after district trio in the state.
More About the Scottsdale Unified School District
Neighborhood amenities include ready access to Camelback Walk (the McCormick Ranch walking path system), Mountain View Park (tennis, soccer, basketball, baseball / softball, playground and recreational center), nearby shopping and dining at the Mountain View / Hayden Road intersection (Joyful Chinese, Ranch Pharmacy, Burger King, Circle K, etc) and access to the McCormick Ranch lakes that lie just West of Hayden Road.
The Metropolitan Homes tend to fall on the lower end of the neighborhood spectrum, while the JA Smith properties comprise the higher end pricing. That said, I will make the caveat that a few of the older Metropolitans have been taken virtually down to the ground and rebuilt over the years. Throw all the generalizations away on the builder/investor flips.
Latest Homes for Sale of Lease in Villa Hermosa of McCormick Ranch
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Thinking About Buying or Selling a Home in McCormick Ranch? Put Over 50 Years of Combined McCormick Ranch Real Estate Expertise to Work for You! Contact Ray & Paul today.
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by Paul Slaybaugh | Jun 18, 2010 | Home Buying, Scottsdale Real Estate
“What’s the deal with this house? Why so cheap?”
I field some derivation of this inquiry on a fairly routine basis from buyer clients. Typically, they have stumbled across a property listing online, or possibly in the ARMLS portal I have set up for them (provides for user log in and review of all homes currently for sale that fit their specific criteria, rating of the available homes, notes, price adjustment tracking, etc), that appears to be just the anomaly for which they have been hunting. That one desperate seller who has become so fed up with the Real Estate market that he is willing to hand over the keys to his castle for little more than a kind word and enough pocket change to cover the U-Haul.
“Paul, we HAVE to go see this house! It’s 2500 square feet, right in the McCormick Ranch area where we’ve been looking, and get this, only $299,000!”
“Wow,” I respond, though not I’m not really thinking, “wow.”
Truth of the matter is that my cynical little REALTOR mind is already trying to unravel the scam. You see, that property simply does not exist. Not now, nor even in the foreclosure jungle that was the tail end of the prior decade for that matter. Unless it is a typo, an opening bid at an auction, a money pit of epic proportions that would make Tom Hanks blanch, or …
“The name of the subdivision wouldn’t happen to be Briarwood, would it?”
“Yeah! How did you know? Whatever, it doesn’t matter. Can we go see this right now before somebody else snaps it up? I can stop by the house to grab the checkbook.”
![](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/slow-down-1024x678.jpg)
Next comes the part where I break the bargain hunter’s heart. Built in the shadows of Gainey Ranch, McCormick Ranch, Palo Viento and Paradise Valley Farms, Briarwood is a picturesque little enclave of tile roof homes. Designed and built by local favorite Malouf, the architecture, front elevations, green lawns and killer location make for an outward appearance of grand larceny at the indescribably low prices they command.
So what’s the deal? Poor construction quality? Lawsuits? Was the community built upon ancient burial ground?
None of the above. Briarwood is nothing shy of Pleasantville on the Scottsdale map. The only element lying beneath the surface of this otherwise pleasing neighborhood that some buyers will find sinister is the unanticipated leasehold ownership. Essentially, Briarwood (there are actually several phases scattered throughout Scottsdale) and the neighboring Santo Tomas subdivisions are single-family residences with legal ownership rights that more closely resemble condominiums. It is a rare bird in these parts. While relatively common in some states where land is limited and owners are reluctant to part with it (Hawaii, for example), land lease subdivisions are uncommon to the greater Phoenix area.
With many land lease subdivisions controlled by local Real Estate magnate, the Herberger family, or smaller trusts, homeowners own the private residence and pay monthly rent for the dirt upon which they stand. The lease terms vary slightly from phase to phase. In Briarwood VI (the phase nearest McCormick Ranch in the 85258 zip code), the monthly land lease fee is 1/10th of 1% of the sales price. So that 400k house comes with a $400/month fee. The dues can run higher in other phases. This in addition to the monthly HOA fees.
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Homes For Sale in Briarwood of Scottsdale
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One thing that may be disconcerting to a potential home buyer is the uncertainty regarding someone else owning the land under his/her home. It can be a very large mental hurdle to overcome, as the premise runs somewhat contrary to what most find attractive in single-family fee-simple home ownership. Some trepidation is to be expected, even if not entirely rational, as to whether the lease will be extended at the time of expiration, or if terms will become untenable upon renegotiation. The fact that most have decades before such concerns come into play should not be discounted, but buyers don’t need much to fret about when making a decision so critical as the choice of housing.
When looking at properties that sit upon leased land, a buyer will have to weigh the potential cost savings of the home against the additional fees to see if it actually pencils as a bargain. Financial determinations aside, you have to ask yourself if you are truly okay with your lot having a landlord. This is a personal decision that supercedes the advice of your agent. If you are not comfortable with the setup, the financial consideration is moot. Lastly, financing options will be somewhat limited on leasehold properties. As challenging as the mortgage steeplechase has become, expect a few more tar pits and flaming hoops when shopping non-traditional ownership styles.
A property in a leased land subdivision might very well be a good fit for your particular needs, but I find most people only become hip to the presence of the land lease AFTER they have found the home of their dreams. The unwelcome news often pushes the property out of their price range, breaking hearts in the process.
![](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/sad-1024x669.jpg)
So if you see something online that looks too good to be true, it very likely is. That doesn’t make a property with a land lease evil incarnate. It just means that more dollars are being extracted from your wallet than originally meets the eye.
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Curious if the home you saw online is in a leased land subdivision? Drop me a line. I’d be happy to let you know, whether you are working with me or not.
(480) 220-2337 | paul@scottsdalepropertyshop.com
by Paul Slaybaugh | Jun 17, 2010 | Scottsdale Neighborhoods, Scottsdale Real Estate
One of the more locally revered addresses in all of Scottsdale, Paradise Valley Farms is a subdivision that often escapes the notice of buyers from out of area. Buffeted by the well-known planned community meccas of McCormick Ranch and Gainey Ranch, as well as the actual Town of Paradise Valley which sits directly across Scottsdale Road, Paradise Valley Farms is a small niche of acre parcels with grandfathered horse privileges. Despite the rampant redevelopment that has seen massive new Tuscan style homes replace many of the older ranch style properties, horse set-ups and equestrian trails are still abundant in this community that sits just South of where the actual working Gainey Ranch once stood (North of Eastwood, where the Shops at Gainey Village and the Gainey Village subdivision now sit). I am still taken aback when I drive by the newer construction that now stands in place of the barbed wire enclosed cattle ranch that I knew as a youth, but I digress.
![Paradise Valley Farms Home 3 Paradise Valley Farms Home](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/DSC_0164-300x176.jpg)
While luxury home buyers primarily think in terms of Paradise Valley, DC Ranch, Silverleaf, Ancala and other buzz name communities, few neighborhoods can rival the charm of Paradise Valley Farms. Boasting gorgeous tree-lined streets (rare outside of the Arcadia and central corridor areas) and a pleasing mix of architectural styles amongst the custom homes, a taste of a bygone era blends seamlessly with modern convenience and styling. And the location … is simply perfect. Central to virtually everything (shopping, schools, lakes, golf, resorts, etc), but tucked away from the major streets, Paradise Valley Farms is the end destination to which Scottsdale home buyers aspire. Not a move up or make do home, but that special place where they will plant roots that run as deep as the cypress and eucalyptus that guard the hidden paradise from interlopers.
![Paradise Valley Farms (vegetation) Paradise Valley Farms](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/DSC_0156.jpg)
A home in Paradise Valley Farms signifies your arrival, just without all of the guard-gated country club pretentiousness that some associate with high end Scottsdale housing. Neighbors don’t hide in their houses or retreat to their backyards. This is a neighborhood of walkers and wavers.
![Paradise Valley Farms Front Yard](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/DSC_0159-1-247x300.jpg)
Given the radical difference from one property to the next, it almost seems disingenuous to roll out the subdivision statistics and averages. Nevertheless, here they are:
- Amongst the 56 homes in Paradise Valley Farms, the construction dates range from 1968 to 2007.
- The average home size is approximately 4125 square feet; the smallest being 2373 square feet, and the largest being 7374 square feet. The latter number will be unceremoniously trounced when the property at 8217 N 75th St turns over, however. Framed for approximately 14,000 livable square feet (no, that is not a typo!), the project was abandoned by the previous owner. It is currently on the market and awaiting an intrepid soul to finish Scottsdale’s version of the Taj Mahal.
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- All 56 properties are single-level, and 48 (86%) include private swimming pools.
- Zoned R-43 for residential lots with 43,000 square foot (1 acre) minimum lot sizes
- Cochise Elementary, Cocopah Middle and Chaparral High School Districts
- No HOA
- Horse Privileges
- Neighborhood Bridle Paths
![Paradise Valley Farms Home 4](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/06/DSC_0154.jpg)
Ready to start your Paradise Valley Farms Home Search?
Check the Live Feed Below for New Paradise Valley Farms Listings
Or Visit the Paradise Valley Farms Home Search Page
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Whether you are buying or selling, contact Ray & Paul Slaybaugh for all of your Scottsdale Real Estate needs. Put nearly 50 combined years of Scottsdale home sales to work for you! Contact us today for more information about the little piece of Sonoran paradise known as Paradise Valley Farms.
(480) 220-2337 | paul@scottsdalepropertyshop.com
by Paul Slaybaugh | Jun 14, 2010 | McCormick Ranch Subdivisions
Playa Del Sur in McCormick Ranch is a subdivision of 98 homes built primarily between 1980-1988, with scattered infill construction as recently as 2007. A Hancock Homes development (previously known as Camelot Homes), Playa Del Sur is located just East of Hayden Road off of San Lorenzo. The homes along the North side of San Lorenzo are the older models built in the early 1980s, while the newer construction can be found with greater prevalence in the Northern reaches of the neighborhood – notably in the cul-de-sacs that abut the McCormick Ranch greenbelt and bike path (Camelback Walk).
With access to the aforementioned Camelback Walk greenbelt system, residents of Playa Del Sur are located virtually equidistant to Cochise Elementary School / Mountain View Park (to the immediate East) and Lake Angela (to the immediate West after crossing under Hayden Rd).
The homes of Playa Del Sur average approximately 2689 square feet, 93 of which are single-levels and the remaining 5 are two-stories. 85 of the homes (87%) feature private pools. The original homes of the neighborhood were built with block construction, while the newer properties are primarily frame-wood.
View Camelot / Hancock Floor Plans in McCormick Ranch
The subdivision is zoned R-10 for 10,000 square foot lot minimums. While most lots range between 11,000-14,000 square feet, they reach nearly 30,000 square feet at the largest (just under 3/4th acre).
Playa Del Sur falls within the Cochise Elementary / Cocopah Middle / Chaparral High School boundaries of the Scottsdale Unified School District.
In addition to access to the parks and lakes, Playa Del Sur is within walking distance of The Melting Pot, Zipps, Butters, and the other McCormick Ranch restaurants / shops North of Via De Ventura.
![lake margherite in mccormick ranch Lake Margherite in McCormick Ranch](http://www.scottsdalepropertyshop.com/wp-content/uploads/2010/04/lake-margherite-cropped-color-e1272681611594-1024x420.jpg)
Homes For Sale in Playa Del Sur of McCormick Ranch
Overview of McCormick Ranch in Scottsdale AZ
View all McCormick Ranch Homes For Sale
Thinking about buying or selling a home in McCormick Ranch? Ray & Paul Slaybaugh have overly 50 combined years of experience specializing in McCormick Ranch Real Estate. Contact us today.
(480) 220-2337 | paul@scottsdalepropertyshop.com