by Paul Slaybaugh | May 25, 2010 | Community Info, Home Buying, Scottsdale
The Scottsdale Unified School District is one of the primary drivers for relocation to Scottsdale, Arizona. Consistently ranked at the top of school districts across the state, it is little wonder that many new Arizona residents with families opt to begin their searches for a new home here.
Saguaro High School Homes
With composite test scores that outpace state and national averages by a wide margin, the Scottsdale Unified School District consists of 5 high schools, 7 middle schools, 20 elementary schools and 1 alternative school (Notre Dame Prep is not considered part of the SUSD). Total student population is approximately 27,000.
Boundary Map
The High Schools:
Arcadia
Chaparral
Coronado
Desert Mountain
Saguaro
The Middle Schools:
Cocopah
Copper Ridge (K-8)
Desert Canyon
Ingleside
Mohave
Mountainside
Supai
The Elementary Schools:
Anasazi
Aztec
Cherokee
Cheyenne Traditional
Cochise
Desert Canyon
Hohokam
Hopi
Kiva
Laguna
Navajo
Pima
Pueblo
Sequoya
Tavan
Yavapai
Tavan
Tonalea
Yavapai
Zuni
Alternative Schools:
Sierra Vista Academy (Grades 6-12)
Concerns about Arizona’s poor overall national reputation for education? When it comes to Scottsdale, they are unfounded. Check out the latest test results (for individual schools as well as the district averages) as compared to state and national averages. The Scottsdale Unified School District surpasses both with regularity.
Scottsdale Unified School District Test Scores
To keep up with the rapidly expanding population of Scottsdale, new schools and major renovations to existing facilities have come on line in recent years. Three of the longer tenured high schools, Saguaro, Chaparral and Arcadia are not long removed from the throes of massive overhaul. To keep pace with some of the newer facilities in the district, and to match the combined performance of the faculty and student bodies, each school was virtually reconstructed from the ground up. Please visit each school through the individual links provided above to view additional project scheduling, curriculum, events calendar, mission statements, etc.
Click here to visit the Scottsdale Unified School District’s website to view the district calendar, school locator, information on open enrollment, faculty, and more.
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Full Disclosure: Paul attended Cochise Elementary, Cocopah Middle and Chaparral High Schools. Don’t be deterred. The schools really are terrific despite the dubious distinction for the scholastic molding of yours truly.
by Paul Slaybaugh | May 20, 2010 | Home Buying, Scottsdale Real Estate
No matter the state of the national economy, political climate, or the price of beans in Uganda, Scottsdale, Arizona remains a coveted relocation address. Official population estimates put our grown-up resort town at 237,000+ residents and climbing (as of 2015). For those of you keeping score back in Delaware, that’s a 10% increase from the year 2000, even with the uneasy Real Estate market that spanned the latter half of that decade. Not too shabby for a town whose 1951 origins boasted a total population of two thousand hardy pioneers!
So what exactly is it that keeps this one-way conveyor belt moving? What intrinsic value of the Arizona lifestyle keeps folks coming in droves to the Valley of the Sun? Why does the city still nostalgically known as “The West’s Most Western Town” continue to add labels, such as the nation‘s “Most Livable City,” and find inclusion amongst various new best-of lists, such as the “Top 100 Cities for Young People,” (1) with each passing year?
Young people? In Arizona? Bet you didn’t see that coming!
Let’s examine why exactly Scottsdale might appeal to people of all walks of life.
Is it the 314 days of deep blue skies and sunshine? A horizon so boundless that the occasional passing cloud is quickly chased away like a stray tumbleweed through the Sonoran Desert? The average high temperatures of 85 degrees, and a scant 7 & a half inches of annual rainfall? Where the only ice you will find in December lies inside a cocktail glass?
Possibly.
Is it the Scottsdale Unified School District, which routinely ranks atop the state in performance and outpaces local and national averages by a wide margin in critical categories such as SAT and ACT scoring? Which boasts an off the charts percentage of schools categorized as “excelling?” With 50% of the adult populace holding a bachelor’s degree or higher (which likewise outdistances the state and national averages by a wide margin), education has always been a top priority to the citizenry of Scottsdale. Surely the robust school system is the reason an out of towner looks to Scottsdale with a longing eye?
Possibly.
Could it be the vibrant nightlife and fine dining that boasts an inordinate amount of upscale eating establishments, wine bars and the like? Where you can’t fall down without landing on the finest Fillet Mignon or Prickly Pear Margarita you have ever tasted? The more than 125 art galleries which make Scottsdale a bastion of high culture? Is it Taliesin West, the former winter home and school of renowned architect Frank Lloyd Wright which lives on as a popular tourist destination?
Possibly.
Is it the golf? The more than 40 courses which can be found within Scottsdale‘s city limits alone? From Par 3 executive courses to PGA venues, there is something for every skill level. You are moving to Scottsdale, Arizona. It simply must be for the golf. Right?
Possibly.
Is it the strong local economy? The one with the ultra low unemployment figures and strong income levels (median family income of $85,000+ per 2009 estimates)? The one powered by tourism (39% of city workforce), convention revenue, 2nd home buyers, strong aviation industry presence centered around the Scottsdale Airpark, medical field stalwarts such as Scottsdale Healthcare (largest private employer with nearly 6700 employees), the Mayo Clinic (2nd largest private employer in Scottsdale with nearly 5000 employees), etc? Notable businesses include the Fortune 500 company, Allied Waste, as well as Rural Metro (private fire protection), Go Daddy, General Dynamics, Dial Corporation, Cold Stone Creamery and TASER International. So, is it the allure of a healthy job market for a highly skilled workforce that makes Scottsdale Real Estate so historically vibrant?
Possibly.
Or how about the shopping? The spender’s paradise which boasts Kierland Commons, Fashion Square Mall, The Promenade, Old Town, Gainey Village and The Borgata, just to name a few? Where you will find that perfect something that you can’t live without in every shop? As synonymous as Scottsdale has become with retail therapy, it has to be the shopping, right?
Possibly.
Perhaps it’s the unbelievable location and access to the rest of the Valley? Minutes from Sky Harbor International Airport, Scottsdale is connected to the rest of the greater Phoenix area by freeway. Bisected by the Loop 101, previously distant reaches of the Valley such as Chandler/Mesa/Gilbert to the south and Glendale/Peoria to the west are now readily accessible. Could the prime central location be the reason for Scottsdale’s popularity?
Possibly.
Wait, it has to be the resorts, right? After all, our well-earned reputation as a resort town is what first put Scottsdale on the national map. With over 70 resorts and hotels, half of the Valley’s resorts are located in Scottsdale. Might the lure of an afternoon at the Hyatt Regency’s pool or the Westin Kierland’s spa be the source of enticement? Maybe afternoon tea and relaxation at The Phoenician, or reaching out to touch the mountains at The Four Seasons in Troon?
Possibly.
How about the immediate access to escape from the daily grind? The ability to trade the heat of a July day for an afternoon in the high mountains with only an hour and a half’s drive north as payment? Or to dip toes in the Pacific Ocean by making the 6 hour drive to San Diego? Heck, less distance than that puts a traveler on a lazy beach in Rocky Point, Mexico. Is it the convenient getaway capacity that attracts all of these new Scottsdale residents?
Possibly.
These are all very strong contenders for the title of most alluring, but I think it boils down to something far more simple, yet somewhat indescribable. Most people move to Scottsdale, Arizona for the very reasons that I have never left. Those reasons are hard to express with words. Less a physical place than a state of mind, Scottsdale is that internal intersection where an unencumbered side street of your soul meets the thoroughfare of refined, modern living. The desert Southwest stirs something ancient and irresistible within the romantic ventricles of even the most hardened heart. Lacking the eloquence to due her justice with my pen (or keyboard, as it were) alone, I yield to pixels. The images below should provide greater insight as to why this native son still calls Scottsdale, Arizona home after all these years.
(1) Phoenix Business Journal (2007)
Statistics courtesy of the City of Scottsdale (2009)
Ready to Start Your Own Scottsdale Adventure?
Let the Scottsdale Property Shop be your relocation guide. Follow the links below to all things Scottsdale.
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Scottsdale Schools
Scottsdale Homes for Sale
Scottsdale Neighborhoods & Communities
Things to do in (and around) Scottsdale
Scottsdale Real Estate Market Data
Scottsdale Home Buyer Resources
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by Paul Slaybaugh | May 17, 2010 | Home Buying, Scottsdale Real Estate
There are things that you, as a home buyer, want to know about a prospective new neighborhood. Are the schools top shelf? Is there shopping nearby? Do the neighbors hold a semi-annual Scott Baio look-alike contest? For the most part, your agent can help you find the answers to your questions (though determining a victor in that last one seems dubious given it has been a couple of decades since Charles was last seen in charge). There are some matters which may be pertinent to your purchasing decision that I cannot field, however.
Fair housing doctrine is the result of a noble pursuit to ensure that all consumers enjoy shared basic rights and equal housing opportunity. The so-called protected classes against which housing discrimination is strictly prohibited include race, color, religion, gender, national origin, persons with disabilities and familial status (having children under 18 years of age).
(Note omissions such as job description and political affiliation from that grouping. Don’t like Realtors? Democrats? You don’t have to sell your house to one. Of course, green is the only color that should matter to a home seller, and rejecting any potential suitor for a reason other than unacceptable contract terms is not only foolish, but an invitation for trouble. Protected class or not, this is America. You can sue or be sued for virtually anything.)
Now that we have established who cannot be barred from housing opportunities for no other reason than certain personal attributes, let’s take it a step further. A frequent criticism of Realtors is that we won’t answer your direct questions when you are trying to get the skinny on an area. Your pointed questions are met with milquetoast answers such as, “There are all types of people in this community,” or “You should go to the police department website to research that on your own.”
It’s not because we don’t want to be helpful. We do. Believe me. Many times, we are constrained by overbearing legalities that make it difficult to effectively advise our clients. While laudable, fair housing doctrine in practice can be maddeningly frustrating, too. I cannot tell you how many Christian families live in the neighborhood. I can’t tell you if a subdivision is kid friendly. I can’t tell you if an area you have inquired about is a “bad part of town” or not. I can’t give you the wink and a nudge as I drone on about not being permitted to discuss such matters.
When you, as an unknowing consumer, stray into the no-fly zone, the exchanges often go something like this.
Q: “Are there a lot of minorities in this area?”
A: “There are people of all kinds in this neighborhood. I am not at liberty to discuss such things. Please get out of my car you intolerant ape.”
Q: “Are there more families or singles that live in this neighborhood?”
A: “There are people of all kinds in this neighborhood. I am not at liberty to discuss such things. If you are trolling for a date, I suggest the local pub … maybe Facebook.”
Q: “Is there a lot of crime here?”
A: “That depends on whether you consider vice a victimless crime … er, I mean, you would need to check the local PD’s website to review those statistics.”
Q: “Are there any agnostic Madagascan women who walk with a limp and have six adopted Inuit kids nearby?”
A: “Security!”
The thing to remember is that we agents deal in properties, not people. Ask me about the community amenities, the builders, the values. Shoot, you can ask me for the square root of the Pythagorean Theorem for that matter (the answer is “F,” by the way). Just don’t ask me to lay out the area demographics for you. There are resources available to you should you wish to perform your own investigations, but as a licensed agent, I cannot steer you to or from a particular area based on criteria that either closely treads or firmly stomps on a protected class.
Of course, it would be naive to assert that no agent has ever flaunted these guidelines to provide a client with the information sought. Were it me in the consumer’s shoes, I’d worry where else said agent would be willing to bend the ethical spoon, but I digress.
Are there times when I feel constrained from fully doing my job and properly advising my clients about both the positives and negatives in a community? Absolutely. As a safeguard that prevents agents from feeding into arcane prejudices and stereotypes, however, it is necessary to ensure that we don’t artificially impact values or deny opportunities. You can, and should, do all pertinent investigations regarding the property you aim to call home for the next who knows how many years. You are not restricted from obtaining the information you seek. Just know that your helpful agent will not be able to abet certain fact-finding missions.
You can ask me if the house is far enough away from the meth lab down the street to withstand the inevitable explosion (it’s not). Just don’t ask me to speculate whether the aspiring chemist within is here legally or not.
by Paul Slaybaugh | May 13, 2010 | Home Buying, Scottsdale Real Estate
The closing table is no place for incompetence. The crescendo to a Real Estate transaction, the signing of loan documents and the final settlement statement is representative of a successful navigation of the escrow obstacle course. If it were a cinematic experience, an empowering musical score would soar over the montage of conquered struggles that it took to get to this point. While a few credits have to roll before the buyer can officially call the property home, namely lender funding of the loan and recordation of the deed, smiles and handshakes accompany the last executed signature in the two inch stack of paperwork, nonetheless. In years past, agents and consumers alike have been spoiled by the well-oiled machine that was the title and escrow field. Catastrophes arose, catastrophes abated and we lost our minds if a closing was delayed twenty four hours by unavoidable eventualities.
These days, I consider myself lucky if a closing isn’t delayed two weeks and my clients draw anyone other than Sparky, the one brain-celled signing agent.
With new disclosure regulations, a completely different settlement statement and a host of new concerns with the transfer of clear title due to the pervasiveness of foreclosure and short sale properties in our midst, an accomplished escrow officer has never been more vital to the process of a home sale. Unfortunately, many of the good ones were forced out of the industry when the market hit the skids in 2007. When sales finally began to rebound, the major title/escrow companies restocked their ghost offices. As the predominance of these properties were distressed, however, it was the REO (bank foreclosures) and short sale divisions that welcomed new staff. The resale divisions remain largely undermanned.
The REO division of a title company is an entirely different universe. Like that of a REALTOR who specializes in listing bank property, transactional volume is ludicrously high. Too many files on too few desks. You can imagine how this translates to the urgency with which your file gets treated. Another component that is not necessarily to the buyer’s benefit is the relationship between the bank and the title company they have procured. Supposedly a neutral third party whose purpose is to convey the property from the current owner to the buyer, the myth of its transactional Switzerland is a tale taller than the Alps. If the sheer dollars involved in a title company’s relationship with a bank (or the bank’s asset management affiliate) does not dictate outright obedience to the demands/whims of one party over the other, it sure does influence behavior. I have been nonplussed during the course of bank property transactions (the buyer MUST use the bank-selected title company if his/her offer is to be accepted) in which the title company is the one contacting me with seller demands, essentially performing the role of the listing agent by proxy.
It is expected that one will have to tolerate a third party that is subservient to its master in a bank property sale (and not overly concerned with getting the file closed in a timely fashion to boot), but problems are now creeping into “normal” resale transactions between living, breathing human buyers and sellers. For starters, with many resale divisions depleted of adequate staff, it is not an unlikely scenario to get stuck with an escrow officer who primarily handles REO accounts. Flip a coin between whether said officer is overworked or under-experienced, but too often lately a less than exemplary job is being done. Documents are not being requested/delivered on time, assistants are left to answer questions they are not ready to field, communication between the officer and the buyer’s lender is nonexistent … I’ve even encountered “signing agents” at closing who are neither the selected escrow officer, nor capable of explaining the documents upon which they want your signatures. One clown literally tossed the paperwork in my lap and told me to explain it all to my clients. Had I not been rendered utterly speechless, I would have ordered the hall monitor to escort the fresh lad to detention.
Mind you, these are not mom & pop style title companies, but reputable names that do a very high volume (perhaps too high?) of business.
The moral of the story? Unless you are purchasing a bank property, and thereby resigned to the amusement of escrow fate, you have a choice in the matter. As the buyer, you get first crack at naming the title company in your initial offer. Sellers (upon direction from their chosen representatives most often) may list their own preferred company amongst the terms that are countered, but don’t cave. Unless your agent can point to specific, positive dealings with said officer/company in the past, I urge you to stick to your guns. Going back four or five years, a title company was largely a disposable part of the negotiation. As long as you got your price, you let the other party get the perceived “win” of naming the company. The recent changes to the escrow landscape make such a laissez faire approach to the title work fraught with peril. Make this term non-negotiable. More often than not, the other party will buckle rather than lose a sale over what many still consider a minor point.
When selecting a company, your chosen agent is the best source of advice. We have favorites for a reason, and it is not monetary. Through trial and error, we find excellence in all of our affiliates. When we find a diligent service provider, we are loyal. In this day and age, though, a little prevent defense is still warranted. Ask your agent who underwrites the title policies of his recommended escrow company (title and escrow are not necessarily synonymous) before satisfying yourself as to its viability.
I happen to use Jenny Werner with First Arizona Title. Her policies are underwritten by the big boys at First American. She chaperones her files quite adeptly to prevent avoidable delays and miscues, and is very responsive to consumer questions/concerns. Whether you employ me to assist you in the purchase of a home or not, I highly recommend you write Jenny’s services into the agreement. Your movers and peace of mind will thank you for it. Eventually, the other party will as well.
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Jenny Werner, First Arizona Title
11333 N. Scottsdale Road
Suite 160
Scottsdale, AZ 85254
Phone: (480) 385-6500
Fax: (480) 385-6800
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by Paul Slaybaugh | May 6, 2010 | Home Buying, Scottsdale Real Estate
So you were a good little boy scout and extracted a home warranty policy out of the seller during the negotiations for your recent home purchase. Or perhaps, unable to coax the relatively small potato item out of the seller, you opted to take your agent’s advice and spend the $400-1000 to purchase one yourself. After all, it’s pretty cheap insurance against Murphy’s Law (which holds that no fewer than four items which were inspected and functional as of a two weeks ago will simultaneously explode upon closing). While I always advise my clients to seek the protections of a home warranty, at least for the first year in which they are getting accustomed to the workings of a new home, it would be irresponsible to overlook the shortcomings of such policies. Like any other form of insurance, they are not bullet-proof, all-encompassing panacea’s for the maintenance headaches that will dot a homeowner’s horizon.
All resale homes come with pre-existing conditions. Whether the shower valve leaks when engaged, or a faulty electrical breaker causes a circuit to trip (without fail during the penultimate moment of your favorite television show), I have yet to encounter the home that does not have its own idiosyncratic, malfunctioning cross to bear. A diligent home inspection should uncover the lion’s share of the problems, but some can and do slip through the cracks on occasion. “No problem,” the common line of thought goes, “I’ll just call my home warranty provider” to correct whatever problem rears its head. The premise itself is not faulty, as home warranties are attractive for their very nature of warding off the unknown, but the assumption that whatever breaks will be covered is patently false.
Like your health insurer, the home warranty company is making the calculated gamble that the cost of your policy will outweigh the cost of the claims/repairs racked up during the coverage period. Safeguards are put in place to minimize the provider’s exposure. For starter’s, whichever company you opt to employ will include verbiage somewhere in their policy that disavows any responsibility for deficiencies in the home which pre-existed the coverage period. In other words, DO NOT assume that you can simply call the home warranty company to make repairs to items on the home inspection report that the seller refused to address during the escrow period. While no representative from the home warranty company will inspect the home prior to closing to determine what is, and what is not an existing condition, you will have a very difficult time getting them to come out to make repairs the day after you close. They will fight that claim tooth and nail as a pre-existing item.
The next difficulty you may encounter with your warrantor is the “amateur installation” clause. This is another area in which you are reliant on the diligence of your home inspector. Should the seller (or any previous owner/contractor for that matter) have jury-rigged any wiring, improperly installed new A/C components or soldered a plumbing joint with all the refined skill of a narcoleptic baboon, the warranty company will deny the claim for any repairs related to such items. If your inspector discerns that the home has played host to amateur contracting hour over the years, either demand professional repairs be made by a licensed contractor prior to the close of escrow, or expect to finance those repairs out of your own pocket. You warranty provider most assuredly will not.
Lastly, the biggest difficulty that most new homeowners run into with their home warranty lies within the fine print of the specific coverages provided. Oddly enough, most people never think to actually read the policy until after the transaction has closed and something in the house blows up. Treated as an afterthought in which the buyer’s agent often suggests a reputable company while sitting around the closing table, the soon-to-be homeowner is never fully briefed on what gets fixed and what is beyond the scope of the policy. Depending on the options (offered at additional expense to the basic package) selected, many items that are assumed to be included actually are not. The major working components of the home are covered in all standard policies, but there is minutia with which to concern yourself. For example, while interior plumbing pipes are covered, showerheads and faucets may not be. Exterior water lines (sprinkler systems) and shut-off valves are often excluded from basic policies. The heating element in your built-in microwave should be claim fodder, but maybe not the lighting element. The garage door operator is typically included, but not the door or the mounting track.
Your home warranty will not cover a roof leak unless you have a Cadillac policy.
Other things to note with your policy:
- There will be a service charge every time the warranty company sends out a contractor, typically in the $50-60 range. If the item that needs repair is determined to fall within the scope of your policy, the warrantor will pay for all repair costs above and beyond that service fee.
- You may have to wrestle with the provider on major repair items. If your A/C goes out, you may have to deal with several band-aid type fixes before your warranty provider accepts the eventuality that the compressor needs to be replaced. Not a lot of fun when it is July and a hundred and ridiculous out, but an unavoidable part of the process in some instances.
- Call your REALTOR if the service department stonewalls a legitimate repair claim! We do not wield magic wands (not during business hours, at least), but we do have access to the proper ears to bend in such instances. While the service department is looking for a reason to offset expense and deny claims, we can go straight to the marketing department that solicits our referral business. The same rep who sends us promotional materials, attends our office meetings and leaves the occasional chocolate chip pecan cookie in our inboxes has a far greater incentive to keep us happy than the service department does for a single unhappy customer. I have gotten more than a few denials reversed by shaking this branch of the company tree.
A home warranty is a great and necessary thing, just be aware of its limitations. It is not wholesale insurance against any eventuality with the physical condition of your home. Read the actual coverages of prospective warranty companies before you purchase one. Employ a reputable home inspector to uncover all pre-existing or amateurish conditions to the extent that is professionally possible. Do not accept the sellers inevitable argument against your repair demands that the home warranty policy he/she is buying you will correct all items. Prepare to do battle with your chosen warrantor on high-cost items by familiarizing yourself with the scope of the coverage, enlisting the assistance of your REALTOR and sheer persistence.
As with anything, the protection of a home warranty is only as valuable as your understanding of it.
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Follow the links below for coverages and options from three large home warranty providers in Scottsdale and the greater Phoenix area.
Old Republic Home Warranty
First American Homebuyers Protection
American Home Shield
by Paul Slaybaugh | May 1, 2010 | Home Buying, Neighborhoods, Scottsdale Neighborhoods, Scottsdale Real Estate
Preston Hills is a two phase custom home subdivision of North Scottsdale renowned for its beautiful architecture, large homes and generous lots at a more palatable price point than many neighboring subdivisions of similar caliber. Located along the Shea corridor near 104th St, the neighborhood is convenient to everything that Scottsdale has to offer.
Preston Hills Unit 1
- Home to 75 improved lots with properties built between 1985 and 1996, the average house size is just shy of 3300 livable square feet.
- The standard lot size is approximately 1/2 acre (22,000 sq ft).
- A whopping 74 of the 75 homes have private swimming pools.
- Composed of 73 single level homes and only two two-story houses, residents of Preston Hills are afforded ample privacy to enjoy their spacious backyards without prying neighborhood eyes looking down from on high.
Preston Hills Unit 2
- Home to 32 improved lots with properties built between 1985 and 1996, the average house size is nearly 3500 livable square feet.
- The standard lot size is approximately 1/2 acre.
- 30 of the 32 homes have private swimming pools.
- Composed of 29 single level homes to only 3 two-story homes.
Preston Hills (General)
Both phases of Preston Hills feature natural washes and views of the McDowell Mountains. Within the boundaries of the award-winning Scottsdale Unified School District, the schools include Anasazi Elementary, Mountainside Middle School and Desert Mountain High School. The lack of an active homeowner’s association (HOA) has not diminished the luxury home feel of the development in the least. On the contrary, the very lack of a governing body and exorbitant dues has contributed to its accessibility and comparatively affordable pricing structure. While nearby developments price many in need of a large custom home on a sizable lot out of the Scottsdale market entirely, Preston Hills offers all of this with homes currently for sale in the mid to upper $700,00s (as of March 2009).
If you have looked at some of the buzzword communities like Ancala, McDowell Mountain Ranch and DC Ranch, but can’t stomach the million dollar price tags for similar quality homes, you might want to give Preston Hills a perusal.
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