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Virtual Home Tours

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The whole world is adapting in these new and unfamiliar times, and the real estate market is among the many forced to change to meet needs in innovative ways. Technology has become key in the task of keeping the industry moving. Utilizing emerging tools like video phone conferencing for virtual consultations, online home searches, virtual tours for house hunters, electronic document signing for home closings. Today, we focus on virtual home showings and how they benefit both the buyer and the seller.

 

Sellers

Virtual home tours give sellers a terrific edge in the real estate market, all while maintaining physical distance between the seller’s home and the dozens of potential buyers who wish to see it. This has become increasingly important in this new era of COVID-19 restrictions on public meetings and concerns over public health. In addition to added hygiene benefits, sellers also have the advantage of showing their home in peak condition just a single time while the filming/photography process occurs. After that, their schedules aren’t impeded with scheduled showings, and their time isn’t spent with continuous cleaning, locking away pets, and leaving the home again and again to allow showings to take place. Sellers enjoy every benefit of physical showings, with fewer of the disruptions and hassles that go along with the more traditional method.

Buyers

For the buyer, virtual home showings allow the convenience of viewing potential homes from the comfort and safety of your own home, and on your own schedule, day or night. In addition to the detailed, many times 360 panning details of both the interior and exterior of a home, a buyer can also see views of the neighborhood surrounding a property. This streamlined process is efficient and enables a buyer to cover much more ground virtually than was previously feasible when physically visiting homes individually. As such, buyers can customize their searches, view, and narrow down options in a fraction of the time ever before possible.

Virtual home tours began as a novelty and convenience but have grown to become a staple in the home buying process. Below, we have two amazing properties virtual tours linked. If you are buying or selling, we hope you call us with any questions you have on virtual property tours and how they can help you with your home buying or selling strategy.

 

http://tour.corelistingmachine.com/tour/titan/?id=6125886&_seoAddress=42-N-Morris-Road-Payson-AZ-82216#.Xo5FIPlKjIU

http://tour.corelistingmachine.com/tour/titan/?id=6051228&_seoAddress=10889-N-Houston-Mesa-Road-Payson-AZ-81983#.XpnNQl5Kjcs

 

 

Payson: What is open and what is closed?

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This is a time very different than most have ever experienced before. We have been asked by our President and by our governor to remain home, leaving only for essential functions. It has left many questions about what is essential, what is allowed, and what resources are available to figure it all out? We will use this post to try to give practical information to help the community answer some of these questions regarding local food establishments. Please be advised that this is a constantly changing situation, and information that may be true one moment, can change completely the next. If in doubt, be sure to give the business a call before heading out.

Grocery

Food is an essential service, and all local grocery stores remain open, although most have altered their hours of operation while the COVID-19 restrictions are in place. All stores have limits on highly sought after items such as paper goods, bottled water, and sanitizing products.

Bashas: (928) 474-7039.   As of 3/15/20, adjusted hours are daily from 6am-9pm.

Specialty services: Senior citizen (65+) shopping hour, Wednesdays 5am-6am.

Healthcare and first responder shopping hours: Tuesday & Thurs mornings,  30 minutes before normal           opening time.

Safeway: (928) 472-8208.  Store hours 6am-9pm.

Specialty services: Seniors, expectant mothers, immune compromised individual shopping hours,  Tuesday and           Thursday 6am-9am.

Pharmacy is offering FREE home medicine delivery through May 1st.

Walmart: (928) 474-0029. Adjusted store hours are 7am-8:30.

Specialty services:  Senior citizen shopping hour, Tuesday 6am-7am.

Back to Basics: (928) 474-8935.  Store hours Mon-Thursday, 8am-5:30pm, Fri-Sat 9am-5pm, Closed Sunday.

Specialty services: Free rapid curbside pickup and free delivery available.

 

Restaurants

The presence of confirmed positive cases of COVID-19 has been found in all 15 counties in Arizona. Because of this, the entire state is now subject to Governor Ducey’s restrictions on restaurant services. All food establishments are closed to dine-in sit-down services. Restaurants may, however, offer pick-up, delivery, or drive-through services. Many local eateries are continuing to provide food services this way. Some establishments have chosen to close for business entirely for the duration of the restricted period. Here we have listed the restaurants NOT operating at this time.

Be sure to check local restaurants’ social media pages, websites, or contact them by phone for information on menus and service options. Quite a few of Payson’s restaurants may be closed for in-house dining but are still operating Delivery and Pick-Up.

Restaurants that are operating at this time may be offering delivery, even if their business model usually does not under normal circumstances. Additionally, local food delivery service Cruisin’ Delights serves several local restaurants and can be reached by downloading their phone app in the Apple or Google Play stores, or online at www.crusindelights.com.

 

 

 

 

Camping in Rim Country

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With public activities being more and more restricted with each passing day, camping might be out of the realm of possibility for the foreseeable future, but we are putting this information out in an abundance of hope, knowing the fog of this difficult season for our world will eventually lift, and adventure awaits when it does.

The Rim Country is some of the most beautiful camping in the nation. Home to the world’s largest Ponderosa Pine forest, we boast clean, clear skies, rivers and lakes for fishing, swimming, and boating, waterfalls, hiking trails, and mountains for rock-climbing and repelling. We have amenities to accommodate however your family prefers to camp.

 

An amazing photographic journey and thorough overview of the Rim Country outdoors can be seen at  https://www.territorysupply.com/mogollon-rim-guide

There are more than 60 places available to the public for camping. Fees may have recently increased, so be sure to check the links, or call for updated fee schedules. Some permits must be purchased up to 6 months in advance. Whether you prefer tent, RV, or cabin sites, these websites are helpful resources to plan your next camping trip.

https://www.go-arizona.com/Payson/Camping/

https://paysonrimcountry.com/camping/

https://www.discovergilacounty.com/camping-payson-ranger-district

https://forestcamping.com/dow/southwst/tont.htm

As always, when planning a camping trip remember the cardinal rules:

  • Keep our forests clean. Pack out what you pack in.
  • Drown any fires and stir until DEAD OUT. As our good friend Smoky says, “Only YOU can prevent forest fires.”
  • Avoid hiking alone. Make sure someone always knows your itinerary and expected return date.
  • No matter the season, stay hydrated and pack ample water and food.
  • Have an emergency kit equipped for all weather. Include blankets, first aid kit, shovel, and tactical knife.

Hopefully, the thought of sunnier outdoor days will brighten the ones immediately in front of us.

 

Closing Day: What Can I Expect?

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This is it: your dream home! You found the place, made your bid, haggled out the specifics, struck a deal, and got through the financing paperwork mountain. Now it is time to close. What does that mean? Let us break down the closing process and put your mind at ease, to let you sail through these final few steps to home ownership.

The home closing is the final step in the long process to home ownership. Closing is completed when the deed and title is transferred from the seller to the buyer. Copies of financing documentation and proof of insurance are then transmitted to the county recorder as well.

Typical buyer costs: As can be expected, the closing process does involve some significant fees. Lenders are required to give an estimate of closing costs within three days of your applications, according to the Real Estate Settlement Procedures Act. In some cases, the lender’s fees are negotiable, and sometimes the seller will pay some of the closing costs. The fee scales for lenders and realtors also vary, so there is never one set price. Attorneys and third-party escrow holders are professionals that charge for their services as well. The general rule of thumb advises to anticipate 2-5% of the home purchase price for closing cost fees. With this model as a guide, for example, using 2019’s median home price of $315,000, the low end of average closing costs would likely be about $6,300 (2%).  Fees vary depending on the price of the home and the lender fees applied. Comparing different lenders can help to minimize fees in the closing process.

What is included in closing costs?

  • Origination fee or broker fee (0-1% of loan amount) — Typically includes all the small fees charged by your lender or broker to set up the loan
  • Mortgage points or “discount fee” (0-1% of loan amount) — Optional upfront fees paid to lower your mortgage rate
  • Title insurance ($300-$2,500+) — Fees paid to check historical records and make sure the property can be legally transferred to you
  • Escrow fees ($350-$1,000+) — Fees paid to a third-party “escrow company” that handles funds and facilitates the home sale
  • Home appraisal ($500-$1,000+) — Fee to evaluate the home’s fair sale price or refinance value
  • Prepaid taxes and insurance ($1,000-$4,500+) — Generally you pay six months to a year of property taxes and homeowners insurance in advance when you close

Agent representation during closing Agents are required by law to represent you as the buyer, and to place your interests above their own. This principle is known as “fiduciary duty.” An agent can help navigate the complex closing process and help handle anything that may be confusing with the escrow officer. Being a professional who consistently deals with homes closing, your real estate agent has the experience needed to navigate the process and advocate for you. Your agent will be able to be present with you during your final walk through, note any unresolved issues, spot and correct any errors in closing paperwork, and assure that all terms and conditions of the contract have been satisfied before the deal finalizes and the deed transfers ownership.

What do I need to bring with me?

  •  Photo Identification for all signers
  • (Cashier’s check, checkbook, or information for wire transfer transaction)
  • Proof of Homeowner’s Insurance
  • Any documentation from any point in the purchase process, from contract to close (for you to reference)

When do I get my keys? It is a common misconception that at the end of this long and complicated process, you will be handed your keys.  The reality is that in Arizona, home buyers rarely see keys to their new purchase at the closing.  It takes between 24-48 hours for lender monies to fund the loan, assuming no problems arise. Once this is done, the new deed must be recorded with the county. After that official confirmation is in hand, your agent will at last arrive to present you with your keys.

 

20 Reasons to Love Payson Arizona!

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  • National Park in your backyard. Tonto National Bridge, just 10 miles north of Payson, is believed to be the largest natural travertine bridge in the world. This amazing sight is breathtaking with, or without the hike down and passing under, letting the light reflect playfully through the waterfall that flows over the top and into a refreshing pool below.
  • Fresh air. Payson is home to the world’s largest ponderosa pine forest, which serves as a natural scrubber for the air. The result: pure clean blue skies, puffy white clouds, and an atmosphere that begs to be breathed deeply. That’s what we call real world aromatherapy.
  • Deep rooted western history. Payson is home to the world’s oldest continuous rodeo. While Prescott’s rodeo technically started in 1888, that town paused their rodeo for the years of WWII. The Payson Pro Rodeo began in 1884, but the “experts” did not find the early days of the Payson Rodeo to be ‘organized’ enough for consideration toward the record. However, Payson took no pause during those war years, so the title of oldest “continuous” rodeo was distinguished as an official title for Payson. In any event, every year in August, Payson hosts a spectacle for the senses. Tourists flock from around the globe to experience the broncs and blood of our old west tradition.
  • Year-round festivals. The Rim Country boasts a vivacious year of regional festivals, fairs, and other activities, enjoyed by locals and visitors alike. With four seasons of livable outdoor weather, the Payson area offers an array of festivals catering to myriad tastes and passions in every month of the year.
  • Outdoor recreation galore. Do you fancy hiking? Horseback riding? Rappelling? Water sports? Mountain biking? Then Rim Country is calling your name. The Payson area is ripe with natural beauty and topography for the active adventurer. Come play with us!
  • Animal friendly community. Locals like to joke that it is easier to be an animal than a human in Payson. They aren’t far off. Our community is full of animal lovers. Our humane society is second to none, and our pet owners, well…just try to find anywhere you can’t take your beloved Fido in our little community. We love the furry kiddos here, and it shows!
  • The Heart of Arizona. Literally, we are geographically at the center of the state. We boast an intimate small-town community, while also just one hour from the larger metros in any direction. That gives us literally the best of both worlds. Come here for the intimacy, stay here because you can escape to the “hustle and bustle” of easy commerce and conveniences without any hassle.
  • Geologic playground. Payson is, quite simply, a rockhound’s paradise. Diamond Point, just east of Payson, has one of the largest natural Amethyst mines in the United States. The desert surrounding Payson is flooded with agate geodes. Ranging in diameter from tiny to almost grapefruit sized, these brain-like rock spheres are abundant hidden-treasure Easter eggs for geologists to crack open.
  • Longhorn Pride. We are a proud community who invests in their youth. Years ago, our public school system adopted the mascot of “Longhorns” to apply to students in all levels of education; elementary, middle, and high schools. Today, public school students in grades K-12 now identify as Longhorns. This establishes community ownership, pride from youth, and extends generations beyond. We are proud to cheer our Longhorns to victory, no matter their age or sport/activity. WE. ARE. PAYSON. LONGHORNS.
  • Iconic water tower. This landmark says home to locals. To visitors as they enter town from the busy metro Phoenix area in the south, it whispers: peaceful retreat.
  • Weather! Due, in part, to the cosmic fortune of our ideal 5,000 foot altitude (yes Payson is also technically a MILE HIGH town) we experience all four distinct seasons without suffering through any of them. Score!! We get the picturesque aspects of each bit of winter, summer, spring, and fall, complete with bragging and Facebook posts, but also get to avoid the extreme seasonal discomforts experienced by our neighbors in any direction.
  • Sunsets that practically invented the postcard industry. Stop and look at the sky at sundown. Look a bit different than what you’re used to? We do it differently here in Payson, where the sky gets painted every evening in sprightly fun colors and fancifully delights senses. Camera phones come out quite often here. No Instagram filters needed for this spectacle. We have the real thing.

 

  • Faith: With a population just over 15,000 and active places of worship numbering over 70, we are a town with no shortage of options for your spiritual needs. In fact, many new residents list access to a preferred place of worship among the top reasons for relocating to our area.
  • Casual Friday, every day. We definitely don’t tend towards the gussied-up, fancy types. Even our higher-brow industries do it a little less formally than the big cities. Jeans, hoodies, and ball caps are standard. If it is fancier fare, we have to spell it out in advance, or understand that a cowboy hat and some boots, maybe times twenty, might show up to the occasion.
  • Life moves a little slower. We notice the things that the big city folk seem to look past. Like sunsets, conversations with neighbors, and the world shutting down in a snow storm. These are the pleasures and perks of small town life in Payson.
  • Smiles, waves, conversation. Friends, family, acquaintances, and yes, even strangers are acknowledged and engaged with here. We see you.
  • Dark Sky Community. In 2017, Payson attempted to become the 5th officially recognized dark sky community in the world. While the bid did not eventuate politically, we pride ourselves on our commitment to enjoying the stars in the sky, and keep our lights low in the evening hours to be able to see the celestial light show that greets us from above each night.
  • Nature up close and personal. See the squirrels, and the elk, javelina, even the occasional bear. Hear the birds, heck, smell the fish. We have nature here, in so many forms. Our flora and fauna are incomparable, and we are able to experience it on a daily basis.
  • That view of the Mogollon Rim. In a word: breathtaking.
  • Traffic? Nonexistent. Test us. Come on up.

 

 

Homeowners Associations – Are they for you?

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What is a homeowner’s association (HOA)?

A homeowners association (HOA) is an organization in a subdivision, planned community or condominium that makes and enforces rules for the properties and their residents. Homeowners associations are started by property developers, then turned over to the homeowners after a certain number of properties in a subdivision have been sold.

Initially, in a new development, the purpose of a HOA is for marketing and selling homes and lots. After the majority of homes are purchased and occupied, the purpose of the HOA transitions and becomes primarily focused on management and upkeep of home exteriors and any shared communal areas to maintain the corporate property values for the subdivision as a whole, and that it functions fairly and efficiently.

Generally speaking, if a home within the boundaries of an existing HOA is purchased, the new owner becomes a member of that HOA as a compulsory condition of owning the home. As a member, they will be required to pay fees, and agree to abide by all the rules and regulations laid out in any applicable HOA governing documents regarding their home, including but not limited to Articles of Incorporation, CC&Rs (Covenants, Conditions, and Restrictions), and By-laws.

HOAs have a board of directors or governors, elected to enforce and oversee the HOA’s rules and regulations. Typically, the board of directors is comprised of homeowners also living within the boundaries of the HOA. An HOA describes its rules in a document called the Declaration of Covenants, Conditions and Restrictions (CC&Rs), which set certain conditions on owners and their properties. The conditions may include structural restrictions such as the type of fences or landscape allowed, or minor selections such as the color of paint on a house. This document usually also outlines the penalties for violating the CC&Rs, which may include fees, forced compliance or in some cases, litigation.

Some things that may be covered by these types of governing documents include (but aren’t limited to):

  • Fencing
  • Landscaping/vegetation
  • Paint colors
  • Maintenance standards
  • Parking
  • Rental guidelines
  • Noise
  • Pet restrictions
  • Meeting information
  • Membership fees
  • Fees for Common Area Maintenance (C.A.M.) or amenities
  • Penalty disclosure for violation/non-compliance

How prevalent are HOAs?  Approximately 25% of homes today are governed by HOAs.

Pros and Cons of HOAs

Pros:

  • Homes governed by HOAs tend to maintain higher property value and resell at premium prices because of overall community standards being kept high.
  • A HOA could potentially pay for or subsidize high cost repairs or upgrades such as roof repair or major landscaping.
  • HOAs promote tight-knit community bonds, sometimes organizing neighborhood activities such as movie nights, holiday themed events, or babysitting co-ops.
  • Safe, clean, and well-maintained common areas and amenities like parks, pools, and community rooms.
  • Increased community pride, neighborly communication, and sense of belonging.
  • Added layer of support when dealing with issues such as neighbor disputes.
  • HOAs are a deterrent for “troublemakers,” thus naturally weeding out less desirable neighbors.

Cons:

  • Can be costly.
  • Management is different from HOA to HOA.
  • Rules can be restrictive, a con for free spirits wanting carte blanche on personalization of home exteriors. Not ideal for those wanting Aquamarine colored homes, or 3 am block parties, for instance.
  • If you break the rules, fines up to and including home liens can be imposed against you.
  • Total privacy is not a probable expectation.

Before you buy:

When deciding whether to purchase a home governed by a HOA, here are some factors to consider.

First, you will want to read and understand all of the governing documents, and make sure the regulations and restrictions outlined are something with which you are comfortable living. Consider not just move-in, but any future plans might that be affected by the rules listed, such as exterior painting, remodeling, home addition, or outbuilding possibilities.

Secondly, look at the fees, and factor the costs into your home budget to make sure it is financially viable, understanding that many HOA fees are an annual, semi-annual, or even monthly recurring expenses.

Third, you may want to speak personally to a few homeowners within the area you are looking to purchase. Ask them how easy, or difficult, the HOA has been to work with to determine if it is something that suits your family, lifestyle, and temperament.

For some people, living in an HOA-controlled community is the right place for them. Others prefer the freedom and independence of living in a property free of outside oversight. As you select a home or community to live in, a good realtor will help you learn the ins and outs of each neighborhood so that you make the decision that is right for you.

Payson’s Market on the Move

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Market on the Move (MOM) is a farmer’s market type event and is being held on the second Saturday of every month through May.  The next Market on the Move is February 8th  from 8 am to 10 am.  Subsequent markets will be held on March 14th and April 11th.

Market on the Move is a great way to stretch your grocery dollars.  A $15 cash donation qualifies you for up to 60 pounds of produce and/or groceries.  Items are on a first come, first served basis.

Come out to Sawmill Crossing Shopping Center and join us!

 

 

Staging your home: Is it worth it?

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What is staging? Home staging is the art of preparing your home aesthetically in the best possible light to be shown to potential buyers. Great staging highlights everything a home has to offer and minimizes any blemishes. The goal is twofold: to get you more offers, and to make those offers higher than they would be without staging, and to do both more quickly than would happen without it.

Tips for making the most of staging: Appeal to the largest pool of buyers by using a few key strategies when staging your home.

  • Declutter! Most importantly, get rid of excess. Papers, books, games, dishes crowding cupboards….and just, stuff. Box it and store it while the house is being shown. Less is always much, much more. Minimize as much as possible, then minimize more.
  • Group furniture strategically. Pull your furniture away from walls and arrange in cozy groupings. Studies have shown that downsized furniture is often used by professional stagers in order to make rooms appear larger, so use the smallest and most delicate furnishings you have.
  • Give rooms purpose. If you have a space that could serve as an “office nook” or mudroom, make it appear as such, even if that hasn’t been how your family utilized the space. Make each room count.
  • Focus on lighting. Simply increasing the wattage on bulbs can literally shine new light on an area. Different color hues can cast different moods in a room as well.
  • Use paint to make spaces larger. Paint is one of the most cost effective ways to give a space a facelift. Monochromatic color between attached rooms can make the whole space appear loftier than it is. Matching paint color to curtain color has the same effect.
  • Embrace color. Accent walls, and pops of color in the form of pillows, towels, and accessories do a lot to add appeal to a room.
  • Use art creatively. Hang things at unusual heights and spacings. Be bold and distinctive to catch attention.
  • Use nature, bring the outside in. Utilize all you can of your native environment when it comes to decor. Branches, local flowers, ivy, fruits and veg from a garden, or distinct stones can all be used attractively to accentuate your home.
  • Make the master bedroom an inviting escape. Make a cozy bed and little else the focal point of a master bedroom. Some even buy a frame and a blow up mattress, adorned with beautiful linens to give the correct scale to a bedroom if their own appears to be the incorrect size.
  • Don’t forget the details, think hotel spa: luxurious towels rolled, baskets, beautiful toiletries that are attractive on their own atop the counter, decorative mirror framing. These things can be very impressive to buyers.
  • Think outside the box and use what you have. Look around the attic, basement or garage for unusual pieces that can be repurposed for display.
  • Keep the fur-babies under wraps. Unfortunately, buyers tend to see pets as a negative when viewing a house.
  • First impressions count. Entryways are a focal area you should concentrate on.
  • Keep your personal life packed away. Religion, politics, excessive family photos should all be relegated to boxes in storage for the time the house is on the market and actively being shown.

What does it cost to stage your home? Staging can be done on a very limited budget, or you can swing for the fences and hire the help of a professional to do the heavy lifting for a higher price tag. The investment is entirely up to you. A do-it-yourself approach is cost effective and very attainable, while professional services have the benefit of experience, resources, and knowing the current industry trends.

 

 What is the return on the investment of staging your home? What’s in it for you? Good staging is key to getting the best offers the most quickly. Recent studies in the US housing market showed that staged homes sold for 6-20% more compared to unstaged or empty homes in the same area. Potential buyers stay longer in homes that are pleasing to the eye, and people who linger are more likely to buy.

Payson – Electric Light Parade and Lights on Main

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It’s that time of year again, and Payson is always up for a good time during the Christmas season. The Annual Electric Light Parade is happening this Saturday evening at 6 pm all along Historic Main Street and it will be lined with locals and visitors alike, waving to the 40+ floats from local businesses and organizations. As if that were not enough, the Town of Payson Parks and Recreation/Tourism department has added a new event on main Street that evening to compliment the Parade. Business owners on Main Street have signed up and started preparing for the 1st Annual “Lights on Main” event.

 

Lights on Main encourages all of the local Main Street merchants to decorate the exterior of their building while also creating a fun, interactive experience for families to participate in. Lights on Main is happening from 4-6 pm before the official start of the parade. Merchants will have photo booths, hot cocoa, crafts, snacks, and more all set up for anyone and everyone to come and enjoy before the parade. The goal of the town is to take the event to the next level, while allowing business owners and community members to have fun interaction. So, dress warm and come enjoy the entire evening with your friends and family!

 

Weighing the Value of a Real Estate Agent

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Real estate is a huge field of business with endless ways to invest capital and generate potentially huge amounts of income. Few things are as secure as investment in property and houses. Real estate agents play an important role in this buying and selling business, making the choice of the right agent an essential decision. You can find real estate agents at variable rates, but what is the best choice to make?

Where to Begin?

The first step is to do the math. Play with the numbers and see how much can you spend or make when buying or selling the property. When calculating the cost, include the estimated amount you expect to pay your real estate agent. There are expensive as well as discounted real estate agents out there but you’ll have to choose wisely so that you don’t waste your time and money.

Discounted Real Estate Agents

There are many reasons behind lower commission rates. There are agents who are willing to charge 1.5 percent of the property, but let’s examine why this is so. Here are some things to consider about cheaper agents:
• Less experienced agents may be motivated to just get some sales under their belt and willing to work for less
• They probably aren’t as well-connected as more expensive agents
• They might not offer all the services you need

More Expensive Real Estate Agents

Higher cost doesn’t automatically mean higher quality, but for the most part the old adage “You get what you pay for,” holds true in most investments. In this caliber, you can probably expect these advantages with a more expensive agent:
• Better connections
• You have a knowledgeable agent to handle difficult paperwork and tough negotiations
• Larger skill set and more services provided
• More motivated which equals a better price for your house or property

Final Thoughts

With all of the things a seller needs to do to get their home ready for sale, hiring the right real estate agent is crucial to alleviate the stress. While there are hidden gems out there who might prove to deliver more than their low rates would suggest, buying or selling a home is a huge decision, one you want to make fully informed. It’s worth putting out a little more for a quality agent to ensure the wisest investment.