AZCENTRAL.COM z SUNDAY, JANUARY 14, 2018 z 1SP
INSIDE THIS ISSUE
January 2018 Powered by
CONDO TOWNHOME &LOFT
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Financing for condos Garden communities
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A condo as a pied-à-terre Community Maps
FEATURED COMMUNITY
Mark Boisclair of Mark Boisclair Photography Via Mattamy Homes
Condos at Rhythm By Mattamy Homes At Condos at Rhythm in Chandler, homebuyers will discover resort-style living at an affordable price with a variety of amenities including a gated entry, fitness center, beautiful pool, a basketball court and cozy covered seating areas with TVs and fire-pits. Condos at Rhythm is comprised of five open-living floorplans within each building, including a single-level 1,400-square-foot home and four three-story homes between 1,893 and 2,187 square-feet that feature private covered patios, a two-car garage on the first level and spacious living areas on the second and third levels. Because of its convenient location — off the I-10 freeway between Warner and Ray roads on Priest Drive, on the border of both Tempe and Chandler — residents of Condos at Rhythm benefit from close proximity to popular shopping, dining, entertainment and recreation venues. Residents also enjoy easy accessibility to major employment centers and the I-10 and Loop 202 San Tan freeways. At Rhythm, Mattamy Homes also features single-family homes up to 3,065 square-feet. Homebuyers can choose to build their new home from the ground up — customizing it with available design options and upgrades — or if they are looking to move more quickly, buyers should ask about quick move-in homes which offer buyers new homes already under construction.
SE
Optima Kierland
Binyan Via Contour on Campbell
Fantastic features Condo community amenities make life wonderful By Debra Gelbart
menities in brand-new condo and townhome communities continue to impress prospective buyers. In fact, high-end amenities in these communities are creating what are known as “third places” — locations where people spend a lot of time outside of home or work.
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Consider Optima Kierland, for example. Located in North Scottsdale and set for occupancy in early 2018, the community (with fewer than 55 unsold luxury condominiums in a 12-story high-rise tower) offers first-class features. They include a fully equipped 16,000-squarefoot indoor/outdoor fitness center, indoor basketball/squash courts and a golf simulator. The community’s Sky Deck — with its 360-degree rooftop view — has a heated lap pool, steam and sauna rooms, and spacious common areas.
Amenities designed to dazzle At Contour on Campbell, a community of 111 one-, two- and three-bedroom condos in a four-story building in the heart of the Biltmore area in Phoenix, amenities include community lounges with coffee bars, seating areas, televisions and common kitchens. “We also have programmed events for homeowners,” said sales manager Mark McCloskey, “such as themed nights or wine tasting events.” At Mountain Shadows Resort Condominiums in Paradise Valley, the Citizens Club “allows all condo residents to use the expansive fitness facilities, locker rooms, pools, [hot tubs] and fitness classes,” said Jesse Thompson, area director of sales and marketing for Mountain Shadows, a resort complex that includes 42 studio, one- and two-bedroom condos. “That’s in addition to 24-hour room service, optional housekeeping services and onsite concierge and security.” Lush gardens, stunning views “Exclusive indoor and outdoor amenities set Optima Kierland apart,” said David Hovey Jr., president of Optima. These include lush gardens and water features on the lower levels to “stunning mountain and cityscape views from the rooftop sky deck.” Vertical landscaping and private outdoor rooms in each home integrate the condominium tower with the natural beauty of the desert environment. Optima Kierland, Hovey said, also provides 24/7 virtual concierge services.
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Prospective condo buyers need to focus on the amenities that are most important to their lifestyle, whether that’s fitness, golf, concierge services, Valley-wide views, pet amenities, etc.
FANTASTIC FEATURES; continued on page CL3
Mark Boisclair of Mark Boisclair Photography Via Mattamy Homes
Details Number of condos: 125 condominium homes within 25 buildings Prices: From the mid $200,000s Address: 1250 N. Abbey Lane, Chandler Directions: From Phoenix, take I-10 east to Warner Road and exit left. Make a right onto Priest Drive. Turn right into the Rhythm community at Kent Drive. Left onto Alison Way. Right onto Corona Drive. Right onto Abbey Lane. Sales office hours: 10 a.m.–6 p.m. Sat.– Thurs., 1–6 p.m. Fri. Phone: 602-900-8718 Website: CondosAtRhythm.com Mountain Shadows
LOVE YOUR SPACE
TAKE YOUR LIFESTYLE TO A NEW LEVEL.
Mountain Shadows
MOVE-IN READY
HOMES WITH INCENTIVES* Purchase includes a Cachet Elite Social Membership to The Wigwam Resort
ZERO AND LOW DOWN FINANCING options through lending partner On Q Financial
onqfinancial.com
3 HOME DESIGNS FOR EVERY LIFESTYLE • Single Family from $346,900 • Townhomes from $319,900 • Condominiums from $259,900 AMENITY AREA INCLUDING • Heated Pool and Spa • Exercise Room • Outdoor Kitchen & Entertainment area
GATED IN LITCHFIELD PARK CORNER OF LITCHFIELD ROAD AND VILLAGE PARKWAY
CachetAtTheWigwam.com | 623-385-0129 CONDOS FROM THE $250’S | HOMES FROM THE LOW $300’S
Square footage and dimensions are estimated and may vary in actual construction. Floor plans and elevations are artist’s conception and are %#8 7%8?%"?" 8# ;9#( ;!?$7/$ "?8.707%<* 50##= !0.%; .=? 89? !=#!?=8& #> ,.$9?8 1#'?; .%" 78; .>/07.8?; 5#= >6=89?= 7%>#='.87#%+ !0?.;? ;?? 2.0?; Associate All sales are subject to buyers receipt and review of a Arizona Subdivision Public Report. *See Sales Associate for incentive information. :=7$?;+ >?.86=?;+ )##=!0.%;+ ?0?3.87#%; .%" 7%$?%873?; ;6-4?$8 8# $9.%<? (789#68 %#87$?*
2SP z SUNDAY, JANUARY 14, 2018 z THE ARIZONA REPUBLIC
You own the airspace, not the walls By David M. Brown
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f you’re buying a condo, financing is different from that for a single-family home. As a condo owner, you own just the airspace between the walls and roof as well as a percentage-interest ownership in the homeowner’s association (HOA), which owns the buildings and common areas such as sports and recreational amenities, said Amy Swaney with Phoenix-based Citywide Home Loans. If your home is a part of a Planned Unit Development (PUD), you own your building unit, the lot under it and a prorated portion of the HOA, which owns and manages the common areas of the development.
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“A condo is determined by whether you own the land or not.” —Amy Swaney, Citywide Home Loans
Looks can be deceiving “A condo can actually look like a singlefamily, a townhome or an apartment, but a condo is determined by whether you own the land or not,” Swaney explained. “A PUD can also look like a townhome or a singlefamily home.” In contrast, an owner of a single-family residence (SFR) owns all of the building and lot, subject to a mortgage held by a bank or a finance company, she added. With a portfolio lender, a condominium loan includes condos, townhouses and condo conversions, said Lisa Davey, vice president and Northeast Arizona Retail Division manager for the Phoenix office of Washington Federal.
Risk assessment “When a buyer applies for financing to purchase a condo, the risk to the lender is higher than if the buyer was applying for a loan to purchase a single-family home,” Swaney said. “The lender must consider not only the risk of investing in the individual buyer but the risk and security of the other homeowners who reside in the property and the management of the community. The lender must also consider whether everyone will continue to pay into the HOA’s community fund to maintain the value of the project.” Warrantable or nonwarrantable For lending consideration, condos are warrantable or nonwarrantable, depending on the lender, Davey said. Being designated as warrantable or nonwarrantable refers to whether the project adheres to Fannie/ Freddie, FHA, VA or other guidelines. Nonwarrantable condos can include condo-hotels; student or “kiddie” condos; shared-ownership condos or timeshares; manufactured housing unit condos; projects with outstanding legal or environmental issues; and/or projects in which more than 30 percent of the units are owned by investors other than the original developer/investor. Different requirements In contrast to a condo, a single-family residence purchase does not have requirements such as the completion of a homeowner’s association questionnaire, that no outstanding lawsuits or legal action are in place by or against the HOA, and that no one person or entity owns more than 10 percent of the units. Additional guidelines regard downpayments for condos. For instance, “We look at gifting for any or all of the downpayment money on a case-by-case basis,” Davey said, “and for an SFR, Washington Federal will permit an all-gift downpayment.”
Getty Images
Binyan Via Contour on Campbell
Gorgeous garden communities Lush landscaping for ultimate indoor-outdoor living By Meghann Finn Sepulveda
M
any Valley condominium developers are incorporating lush landscaping and garden spaces into urban property designs to give residents the opportunity to enjoy the outdoors and take full advantage of the beautiful Arizona weather. Urban living Condominium communities like Contour on Campbell, developed by LIV URBN and located in the heart of Phoenix in the Biltmore District, are offering residents more livable outdoor space. The 111-unit condominium project recently launched their Garden Collection, featuring expansive private patios. “These 27 units are situated on the elevated first floor of the four-story building,” said Nikki Erbele, director of acquisitions and development at LIV URBN. “The outdoor patios range in size between 400 and 650 square-feet.” Erbele says the Garden Collection has been very well-received among prospective buyers. “Phoenicians like to be outside interacting with their neighbors,” she explained. “This now allows them more space to do so.” During the development stage, Contour on Campbell worked closely with local landscape designer Creative Environments to offer outdoor patio options that include built-in kitchens, fireplaces, water features and custom planters. Other property amenities include a clubhouse, resort-style pool, fitness center, a rooftop terrace and lounge as well as a petwashing and grooming station.
Optima Kierland
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“Although we are in an urban setting, we value the importance of useable outdoor space.” —David Hovey Jr., Optima
“We offer a unique vertical landscape design system that features hanging vines, indigenous plants and other vegetation that grow upward on the terraces to not only offer privacy but [also to] provide shade from the sun and create cooler temperatures,” said David Hovey Jr., president of Optima. “Although we are in an urban setting, we value the importance of useable outdoor space.” The high-rise condominium project features underground parking to allow more room for tranquil desert landscaping, including a protected public pedestrian walkway at the surface level. “We feel this design is similar to a community park which is a nice benefit not only for our residents, but [also for] the surrounding neighbors who can also appreciate the space,” Hovey said.
Park-like spaces At Optima Kierland, a luxury condominium community in North Scottsdale which is set to be completed this month, residents can enjoy 5.5 acres of lush landscaping, including courtyards, a sun-deck and a dog park.
SHADES
Only 6 Units Remain
OF SOUTH MOUNTAIN
Financing is different for condos
Downpayments and terms vary A new condo can be purchased as an owneroccupied property with as little as 10 percent down and 5 percent on a case-by-case scenario if the condo meets the occupancy and association-reserve minimums. In comparison, an owner-occupied SFR can be purchased with as little as 5 percent down; as a second home, 20 percent; and as an investment property, 30 percent. Loan terms vary from 30-year, 15-year and adjustable-rate products, Davey said.
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AZCENTRAL.COM z SUNDAY, JANUARY 14, 2018 z 3SP FANTASTIC FEATURES; continued from page CL1
Prioritizing what’s most important McCloskey advises prospective buyers to “focus on what is most important to you. If working out is important, for instance, do your homework on what is included in the gym area to see if it matches your routine.” “Buyers should always review the costs associated with HOA fees and ensure that the value of the amenities and services are best associated with their needs,” Thompson said. “For example, if fitness and golf are not a priority in your daily life routine, then purchasing a residence with a focus on those amenities would be wasteful.” Before you choose a condo community based on amenities, Thompson cautioned, review a prospective community “for the density and lifestyle you want to surround yourself with. I would suggest signing up for a few communities’ newsletters to see if their activities and promotions are in line with your preferences and pique your interests.”
More expensive or less?
Condos can be great for downsizers or for a second home Niemira, added, underscoring that “we do a lot in the Phoenix area and the convenience of a place there (instead of hotel rooms) was our primary motivation.”
By Debra Gelbart
Pied-à-terre: a residence, as an apartment, for part-time or temporary use Source: Dictionary.com
I
f you don’t own one, you may not know what a pied-à-terre is. But it could be a perfect solution for you if you’re looking for an occasional second home that’s not occupied on a regular basis. The French term originally meant a basic ground-level, second-home apartment for corporate executives who work in a city far away from their main residence. Today, according to Forbes Magazine, “urban piedsà-terre are a growing part of the luxury real estate market. Buyers of second homes in urban centers aren’t looking for a fortress of peace and quiet. If they wanted that, they’d stay in the suburbs or drive to the country. The pied-à-terre is about being in the thick of things, where the action is.” Tucson couple loves coming to Phoenix That’s how Michael Niemira and Shirley Lazo view their second home in Copper Leaf Villas, a collection of 155 new Mediterranean-style villas located near South Mountain in Phoenix. They maintain
Courtesy of Michael Niemira and Shirley Lazo
a large single-family home in Tucson but love coming up to Phoenix to attend Diamondbacks games and visit attractions like the Heard Museum and the Desert Botanical Garden. “We might come up here for a couple of days several weeks in a row or we may come up for a day or two every three weeks or so,” Shirley Lazo explained. “We don’t need a lot of space there,” Lazo’s husband, Michael
Why they chose a condo Copper Leaf Villas are in a good location, Niemira said, “for what we do in the area.” The price-point is affordable, he said, and the design of the units — with private garages and no residents over or under you — “were all factors that we viewed as desirable.” But their choice of a second home, Niemira noted, was probably most influenced by a multifamily community’s lock-and-leave lifestyle that’s “key for us since it is not our primary home.” Niemira advises prospective buyers of a smaller second home to carefully determine how much space they’ll need in a condo or townhome and understand the community’s location in relation to the buyer’s interests, whether that is work or recreation. “Our villa is about a third the size of our home [in Tucson], which we do find relatively small,” he said. “Although small, it is convenient, comfortable and in a nice community, but its main attraction is its urban location and that it’s a springboard for activities in the Phoenix area.”
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s it more or less expensive to live in a condo compared to a single-family home? “You could easily argue that it’s a wash,” said Mark McCloskey, sales manager for Contour on Campbell. “While there are fixed costs to maintain common areas in the building as well as the various amenities, homeowners can see substantial savings if they come from a single-family home. Those savings may include not paying for a landscaper, pool maintenance, included utilities and dropping a pricey gym membership.” “Often people assume being part of a resort translates to a higher HOA [fee],” said Jesse Thompson, area director of sales and marketing for Mountain Shadows. “However, Mountain Shadows Resort Condominiums provides superior amenities compared to other luxury condominiums, at a lesser rate, because the resort absorbs the majority of that cost.”
Home away from home
4SP z SUNDAY, JANUARY 14, 2018 z THE ARIZONA REPUBLIC
Locator Maps 12 3
NORTHEAST
NORTHEAST
1 AIRE
K. Hovnanian® Homes From the low $400s 68th St. and McDowell Rd., Scottsdale khov.com/Aire 877-546-8669
2 Biltmore Living
Watt Communities Grand Opening! From the $320s 26th St. and Glenrosa Ave., Phoenix MyBiltmoreLiving.com 480-887-4933
10 7
5 Monterey Ridge Condos
Cachet Homes Walk to shopping and dining From the low $300s West of Scottsdale Rd. and south of Mayo Blvd. on 68th St., Scottsdale MontereyRidge.com 480-356-0179
Sonoran Foothills Homes by Towne New Models Now Open From the low $200s 2425 W. Bronco Butte Trail, Phoenix HomesbyTowne.com 623-328-8806
5 6
4 Main Street Place Condos Custom urban luxury units, single level, huge patios, all corner views, 2400+ square-feet From the low $1 millions 7502 E. Main St., Scottsdale MainStreetPlace.com 480-695-6031
8
10 Summit at
Pinnacle Peak Patio K. Hovnanian® Homes Final Opportunities! From the upper $500s Jomax Rd. and Alma School Rd., Scottsdale khov.com/Summit 877-546-8669
6 Optima Kierland From the low $300s Sales Gallery: 15450 N. Scottsdale Rd., Scottsdale LiveAtOptimaKierland.com 480-630-1200
3 Desert Village at
11
SKYE K. Hovnanian® Homes From the upper $400s 69th St. and McDowell Rd., Scottsdale khov.com/Skye 877-546-8669
9
7 Pinnacle at Silverstone ®
K. Hovnanian Homes From the upper $300s 74th St. and Pinnacle Peak Rd., Scottsdale khov.com/silverstone-pinnacle 877-546-8669
8 Pointe 16
K. Hovnanian® Homes From the low $400s 16th St. and Morten Ave., Phoenix khov.com/Pointe16 877-546-8669
11 Summit at Silverstone ®
K. Hovnanian Homes From the mid $500s 74th St. and Pinnacle Peak Rd., Scottsdale khov.com/silverstone-summit 877-546-8669
12 Villagio at
Dove Valley Ranch Homes by Towne New Models Now Available From the mid $200s 33575 N. Dove Lakes Dr., Cave Creek HomesbyTowne.com 480-621-5700
SOUTHEAST 4
2 4
5
1 9
2 1
SOUTHWEST
SOUTHWEST
Cachet at The Wigwam
1 Cachet Homes
Condos from the $250s Homes from the low $300s Litchfield Rd. and W. Village Pkwy, Litchfield Park CachetAtTheWigwam.com 623-385-0129
3 1 SOUTHEAST
1 Che Bella Villas
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ALL HOME. NO HASSLE. Now selling in the mid $200s
ENJOY ONE YEAR PAID HOA FEES WHEN YOU PURCHASE A NEW CONDO AT RHYTHM.*
POST RD
S. PRIEST DR
ABBEY LANE
CONDO OFFICE
AUTO MALL DR
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ALLISON WAY
WARNER RD
CORONA AVE ORCHID LANE RAY RD
SALES CENTER LOCATION AND HOURS 1250 W. ABBEY LN, CHANDLER, AZ 85226. OPEN DAILY 10AM-6PM, FRIDAYS 1PM-6PM
condominium homes from • New 1,400 to 2,187 square feet community with resort-style • Gated amenities • Close to shopping and dining • Convenient freeway access • Virtually no maintenance
2 Rhythm Mattamy Homes The Condos at Rhythm From the mid $200s Priest Dr. between Warner Blvd. and Ray Rd., Chandler/Tempe MattamyHomes.com 602-497-3226
3 Serenity Fulton Ranch
Frank Residential From the $190s Sales Office Now Open! 40th St. and Baseline Rd., Phoenix ShadesCondos.com 602-875-0918
5 The Villages at Mesa
Grande BelaFlor Communities From the low $200s 2821 S. Skyline Dr., Mesa MyMesaGrande.com 480-772-0447
Cutting-edge homes in the most sought-after locations.
Summit at Pinnacle Peak Patio Final Opportunities! From the upper $500s Villa-style homes at the base of Pinnacle Peak mountain in North Scottsdale
Summit at Pinnacle Peak Patio Happy Valley Rd.
Aire
Pinnacle at Silverstone
From the low $400s Luxury townhomes in the McDowell corridor of Scottsdale
Summit at Silverstone
Pointe 16 From the low $400s Resort-style townhomes in North Central Phoenix
Summit at Silverstone
Visit CondosAtRhythm.com or the
From the mid $500s Villa-style homes at 74th Street and Pinnacle Peak Road
Rhythm Sales Center today.
Pinnacle at Silverstone
CALL 602-900-9848
From the upper $300s Luxury townhomes at Scottsdale and the 101
Start planning for tomorrow.
4 Shades of South Mountain
Serenity Development Summer Sales Specials Now Available! Final Few Fulton Ranch New Homes Starting from the mid $200s! Model Villas Open Daily 4777 S. Fulton Ranch Rd., Chandler SerenityFultonRanch.com 602-682-4500
Alma School Rd.
Contributing Editor JIM WILLIAMS JLWilliams@RepublicMedia.com
Graham Development From the mid $200s On Pecos Rd. between Cooper Rd. and McQueen Rd. 900 S. Canal Dr., Chandler Real Estate and Rentals Manager CheBellaVillas.com LORNA WALKER 480-540-0615 Lorna.Walker@gannett.com ADVERTISING Director, Classified Sales BRETT SONDRUP BSondrup@RepublicMedia.com
Scottsdale Rd.
Editor PAULA HUBBS COHEN Paula.Cohen@cox.net
Northern Ave.
AIRE Pointe 16
McDowell Rd.
SKYE
Skye From the upper $400s Single-family garden homes in the McDowell corridor of Scottsdale Gated Community
Fitness Center
BBQ Grills
No Water Bills
No Sewer Bills
khov.com/phoenix
& much more
CondosAtRhythm.com *Offer is valid on new home sales at the Condos at Rhythm only, with fully executed contracts submitted between 12/1/17 – 12/31/17. Not valid on other home series at Rhythm. One year paid homeowners association fees begin upon close of escrow and is paid for by Mattamy Homes for 12 consecutive months. Includes payment of monthly HOA fees, valued at $278 a month or $3,336 for the 12-month period. Other HOA fees, including but not limited to HOA violation fees are the responsibility of the homeowner. Offer is non-transferrable. HOA dues are subject to change at any time. Offers, incentives and seller contributions are subject to certain terms, conditions and restrictions. Mattamy Homes reserves the right to change or withdraw any offer at any time. Homes, pricing, features, amenities and community information is subject to change at any time without notice or obligation. E. & O.E. Builder ROC #249191B.
Looking for a new home, but unsure where to start? Contact our friendly Community Information Specialists at 877-546-8669. *Availability, prices, incentives and dates are subject to change, and K. Hovnanian® Homes reserves the right to cancel or change all offers without prior notice; see Sales Consultant for details. If buyer is working with a licensed real estate agent or broker, the agent or broker must accompany and register buyer on first visit to each community or pre-register using our Rapid Registration form prior to buyer’s first visit. Rapid Registration form can be obtained by emailing arizona@khov.com or calling 877-546-8669.. No offer for sale or lease may be made or accepted until buyer’s receipt of Arizona Subdivision Public Report. A public report is available on the State Real Estate Department’s website. We are pledged to the letter and spirit of U.S. policy for the achievement of equal housing opportunity throughout the Nation. We encourage and support an affirmative advertising and marketing program in which there are no barriers to obtaining housing because of race, color, religion, sex, handicap, familial status, or national origin.© 2017 K. Hovnanian® Great Western Homes, LLC. ROC 188563. ©2017 K. Hovnanian® Building Company, LLC, an Arizona limited liability company. ROC 277023