Merrill Moss, Scottsdale AZ Homes For Sale

First a little history. It wasn’t that long ago when Toll Brothers, “America’s luxury home builder,” was in full command of its residential real estate home-building empire. The company had a well-deserved gold-plated reputation, demanding and getting premium prices for their well-designed homes in great locations with lots of community amenities.

In those heady days the company opened one of its the most desirable remaining parcels, Windgate Ranch in north Scottsdale, AZ. This beautiful acreage sits on the west face of the McDowell Mountains, between the existing luxury master planned communities of DC Ranch and McDowell Mountain Ranch.

Windgate Ranch was conceived as a community with an emphasis on an active family lifestyle. As a result, planners included all sorts of family-friendly things—a ball court, event lawn, three pools, two spas, cabanas, clubhouse and recreational facilities, etc., with excellent hiking and biking trails nearby.

Buyer interest was initially very high and Windgate Ranch sold briskly, but as the real estate market contracted sales fell off. Resistant to adjusting prices downward at first, as the market slide continued Toll Brothers eventually recognized the reality of the situation and began cutting prices.

But the latest wave of price decreases just announced for Windgate Ranch are enough to put the community’s homes into the category of a genuine “steal.” Prices have been lowered (again) on all new-build floor plans, and now start in the mid $500,000’s (plus lot premiums and upgrades).

They are also making terrific deals at Windgate Ranch on so-called “quick delivery” (move-in ready) homes. Here are some typical examples, which include nice upgrades plus front and rear landscaping (but no pool).

At these larcenous prices Windgate Ranch really should be on the “must see” list of anyone considering a change of residence in the north Scottsdale area.

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Here's a quick photo report on the Scottsdale Arts Fair which takes place every year over a weekend in March at the Scottsdale Civic Center grounds (it was last weekend). More than 200 artists from many states participate, each screened by a peer review panel to maintain the Fair's high level of quality.

What a pleasant day. Perfect Scottsdale weather, and beautiful works by the exhibitors.

Lots of stalls with beautiful, unique things to see

This glass sculpture was done by an artist from South Africa, now a resident of CA.

The sculptures near the fountain are by Crystal Lockwood. She was having a very good day sales-wise.

This funky chair really "rocks."

There's plenty of room to chill on the gorgeous grounds of the Scottsdale Civic Center.

Great people watching in abundance.

The Scottsdale Arts Fair is over now, but it's certainly worth watching for each March.

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I went to a mortgage industry luncheon recently, but certainly not for the yucky rubber chicken.

The real bait on the hook was the chance to sit at the feet of a panel of three of the Phoenix area's most high-powered residential real estate brokers as they showered us with their wisdom on the state of the local market (including Scottsdale).

The panel of bigwigs were Dominic Scappaticci, president and designated broker of Realty Executives, Martha Appel, VP and designated broker of Coldwell Banker Residential Brokerage, and Deems Dickinson, president and designated broker of Russ Lyon Sotheby's International Realty.

The meeting was hosted by the Arizona Mortgage Lenders Association (AMLS) and the Arizona Association of Mortgage Brokers (AAMB).

The panel pretty much punted on their prediction for pricing and sales activity levels for the near term, saying that the remainder of 2010 will turn out to be essentially a clone of 2009. That prognostication was, well, very predictable. The safest forecast is always a continuation of the status quo.

So far, boring! Things got a little more interesting though when the subject turned to short sales.

Dominic Scappaticci reported that in a move to avoid lawsuits he has advised his agents not to obtain either the Certified Distressed Property Expert (CDPE) or Certified Short Sale Negotiator (CSSN) designation. It appears that a REALTOR® with either of these "expert" designations can be held to a higher standard. Yet perversely, in our litigious society if anything goes wrong in a short sale transaction these REALTORS® may as well paint a neon sign on themselves advertising their availability as a defendant in a lawsuit.

But the greatest interest by far was generated when the discussion veered to appraisals and the panel lamented a case in which a foreclosed property, owned by an unnamed but apparently large bank, went under contract and the bank informed the buyer he would be required to waive the appraisal contingency unless he elected to obtain his loan from the bank-owner. Many listeners were clearly aghast at hearing this, at which point a man in the audience stood up to comment.

He identified himself as employed by a large bank, stating first that his firm would never do that, and then gave a scenario showing how polluted this arena can easily become.

Using round numbers, a bank offers a home for sale at $100,000 and gets a cash offer for $110,000. Another offer then comes in for $120,000 requiring a loan. The problem is that the person making the last offer doubts that the property will appraise for $120,000. They are making the offer simply to obtain the contract so that when the appraisal fails they will be in position to re-negotiate the sales price, thus acing out the $110,000 cash offer.

Wow. You have to admit that real estate is an ever-changing field with unending complications. And that human nature will always seek, and find, the cracks in any system.

I was looking for a great demonstration of "the good life" in Scottsdale, and it was only natural to look at the Scottsdale Four Seasons Resort. But I didn't expect to find such a bargain at the same time.

It turns out that every day at happy hour (3 PM to 6 PM) in the resort's Onyx Bar and Lounge, you can get the pizza pictured at the left for a mere $8, and if you want, wash it down with a similarly bargain-priced happy hour beverage. For example, I had a Sam Adams beer for $4.

The resort's so-called "luna" pizza is a work of culinary creativity. It's  a hand-shaped oblong crust with edges of caramelized bubbles and blisters generously topped in the center with prosciutto, a sprinkling of roasted pear and fresh mozzarella. It is finished with fresh arugula and a drizzle of balsamic vinegar.

The effect of this is simply magic in your mouth. Not to mention the relief to your wallet. You get to luxuriate in the ambiance of the Four Seasons, experience great service from their well-trained staff (they smile as they place your drink on a white cloth cocktail round), nibble on three different bar snacks that come with your drinks, eat a hunger-satisfying pizza, and take in the view. From either inside or outside on the terrace, the elevated million-dollar vista looks unimpeded down over twinkling city lights to purplish mountains in the distance, all back lit by the reddish hues of sunset.

Wow. Welcome to the good life in Scottsdale.

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