Aug. 31, 2021

How To Win The Bidding War On Your Next Home!

How To Win The Bidding War On Your Next Home

The market has cooled a little, so instead of competing against 30 or more bids, you may only be competing against five to ten bids. Still, it feels like a feeding frenzy every time a home hits the market. How can you compete and win against multiple bids? Here are some strategies that have proven effective for my buyers.

1. Use a lease-back clause in the contract. Remember to put the seller’s needs ahead of your own. The seller may need to stay in the home longer than 30 days from the list date. If you consider the convenience of the seller, you need to find out when they prefer to close and maybe even negotiate a post-closing occupancy for the seller until they can move to their new home. Using the lease-back clause in the contract has proven our most effective negotiating tool—even more effective than offer a higher bid.

2. Don’t ask for seller concessions. The days of the seller paying your closing costs is long gone. You will probably need to pay for your own home warranty if you want one. You may want to consider paying for some of the seller’s closing costs. Sometimes this will win the bid over higher offers.

3. Use an escalation clause with a cap. Can you imagine how disappointed you would be to miss out on the home of your dreams because another offer came in $1,000 higher than yours? The best way to avoid this scenario is to use an escalation clause that will automatically top competing bids by $1,000 to $2,000. Of course, employ a cap to avoid paying a higher price than you’re comfortable with.

These are just three effective strategies I have used for my clients. I have many more that I share only with my clients. But always, open communication with the seller’s agent is key. What is important to the seller? What are they stressed about? If you solve that problem, you win the bid.

Contact us today at 480-235-7911. We're here to provide you with the professional guidance you'll need in this difficult market to win your next bid!



Aug. 12, 2021

Should You Use An Agent When Buying a New Construction Home?

Should You Use A Real Estate Agent When Buying a New Construction Home?

Should you use a real estate agent when buying a new construction home? Yes! New construction is going strong now with a shortage of resale homes. It seems like an easy thing to go to a new home site and sign a contract for a new home. Why would you need an agent? Well, for one thing—and this may surprise you—the agents on site are not on your side. They work for the builder, not you. They are not there to protect your interests. Working with a real estate agent who protects your interests is essential.

Another advantage to using a real estate agent is the ability to search for all new homes available from all builders in a specific market. On your own, you might walk into a new construction site and sign a contract on a home without realizing all the other new construction floor plans, prices, amenities, and locations available in your market. Working with a real estate agent gives you all the options.

One of the most important reasons to use a real estate agent is to lean on their experience regarding proper inspections. The home builder will allow a walk-through prior to closing, but will the builder point out any construction shortcomings? An experienced new construction real estate agent will guide you through the inspection process and will be able to recommend many unbiased inspectors who will make sure the construction quality is up to par.

Contact Us Today at 480-235-7911 if you have questions about of any the new home builders here in Arizona. We can set a model tour at any of the new home sites. We're here to help you! Having representation from a Realtor means that an experienced professional has your back throughout the entire transaction. When you don’t work with a Realtor, you're letting the builder’s agent represent you.

Aug. 11, 2021

Mesa Arizona is a Great Place to Retire!

If You're Ready To Retire Consider Mesa AZ 55 Plus Communities Homes for Sale!

When trying to decide where to retire, there are many factors to
consider—weather, cost of living, proximity to great healthcare, entertainment, and
activities. Mesa offers everything you’re looking for.
With over 530,000 residents, it’s no longer a small town, but the 34th largest city in
the United States. There are over 200 golf courses in the Phoenix metro area to
choose from. In addition to golf courses, the 55 plus communities in AZ now feature
pickleball courts, tennis courts, swimming pools and heated spas.
Is it expensive to live in a city with so many amenities? According to, it’s not! Mesa's housing expenses are actually lower than the
national average by 10 percent. Utility prices are estimated to be 4 percent lower,
too! Transportation expenses are lower, too, with bus fares and gas prices 8 percent
lower than the national average. Groceries are estimated to be 3 percent lower than
the national average.

If you like the arts, Mesa’s downtown has the Mesa Arts Center, with four
performance theaters and a contemporary art museum. If you prefer sports, spring
training comes to Mesa every February and March. If you prefer outdoor activities
such as camping, biking, fishing, and hiking, there are many lakes, mountains, and
trails for you to enjoy. Saguaro Lake and Canyon Lake are nearby for fishing and
boating, and the Superstition Mountains and Usery Park are great for hiking.

You can’t beat the amazing weather in Mesa, Arizona. There’s a reason it is called
the Valley of the Sun! For example, in November, the average temperature is a
high of 74 degrees with an average of one day of rain. Sounds perfect for a day of
golfing or tennis!

There are many reasons Mesa, Arizona is considered one of the best places to
retire. Come and see why so many choose to retire in Mesa!

If you would like more information about any of the Mesa, AZ 55 plus communities feel free to contact us. Also, if you would like for us to set up a custom home search for you of homes for sale in any of the Mesa, Arizona 55 plus communities Contact Us Today at 480-235-7911!

July 23, 2021

Finding Homes For Sale With No HOA in Mesa AZ

Finding Homes for Sale in Mesa AZ with NO HOA!

Do You Want to Live in an HOA Community?
Many buyers I work with prefer to live in a community with no HOA. They often ask, what homes are for sale in Mesa, AZ with no HOA. Searching for Homes in Mesa, AZ with no HOA or Homes in Gilbert, AZ with no HOA will sometimes result in fewer homes than if you opened the search to all communities in Mesa, Gilbert, Chandler, Apache Junction, Queen Creek or San Tan Valley. Why do so many of my clients choose to limit their search?

There are some of the drawbacks of living in an East Valley Homeowner’s Association Community. Rules, rules, and more rules! You may have to live in a community that controls more of your life than you want. Many HOAs control what color you can paint your home, whether you can fly a flag, how often you must mow your lawn. The HOA will fine you if they find a weed in your yard or leave your garbage cans out for longer than one day.
Some HOAs control what kind of pet you can have, while some retirement communities allow no pets at all! Does your pet weigh more than 25 pounds? Too bad! You’ll have to find another home for your dog.

There can also be unexpected expenses when living in an East Valley HOA Community. The community can tell you when you need to paint the exterior of your home. They can give you a deadline and fine you if you fail to meet the deadline. They can tell you that you need to plant another bush or add another tree to your landscaping.
Why, then, would anyone want to live in an East Valley community with an HOA? There are some advantages. When looking at homes with clients, you can quickly tell which East Valley Communities have an HOA. How? The lawns will be well-manicured. There won’t be broken down cars on blocks in the front yard, homes painted bright pink, or RVs parked on the street. Sometimes it’s more difficult to maintain property values when your neighbor has a pink house with an RV parked on the front lawn next to the old truck on blocks.
An East Valley HOA Community could have a community pool and spa, and maybe a clubhouse or pickleball courts—amenities that are important to you.

So do you want to live in an East Valley Community with no HOA or do you want to search only for homes available in Mesa AZ with no HOA? It depends.


July 12, 2021

Why Doesn't Zillow Say It's Pending?

Zillow Mesa AZ

Have you ever been curious about what homes are for sale in Apache Junction Mesa or Gilbert, so you go to Zillow Mesa, Zillow Gilbert, or Zillow Apache Junction? You see tons of homes that seem to be for sale. What most people don’t know is that Zillow doesn’t have the same information on Mesa homes for sale, Gilbert homes for sale, Chandler homes for sale, or Apache Junction homes for sale because they are not part of the Multiple Listing Service. Almost always the homes you find on Zillow are already under contract or they don’t meet your criteria.

Using our website,, you receive up-to-date information on Mesa homes for sale directly from the Multiple Listing Service (MLS). This information gives you accurate information in real time so you know the minute a home lists and the minute it goes under contract! With Zillow, the information could be inaccurate or delayed. When a home is under contract, Zillow will still show it as available for as long as 30 days!

We also know of lots of properties that are available that aren't included on the MLS. This includes condos and single-family homes for sale around Scottsdale and Phoenix. These condos and houses aren't listed on the MLS or Zillow for various reasons, but they are available for purchase through us. We can also assist you with your search by reaching out to our database of thousands of homeowners to find the perfect home or investment for you. While Zillow can provide you with some high-level information, it simply can't compare to working with professionals that are experts in the area.

We love working with investors! We receive notices of investor properties the moment the owners decide to sell. These homes never appear on Zillow or the MLS because the sellers want a quick, cash offer. Our investors hear about these off-market properties because we are dialed in with private, non-realtor sellers. We are also aligned with hard money lenders that can get you the money to compete as a cash offer in this competitive market. Contact us for access to these off-market properties not found on Zillow or the MLS. Mastering the search options on will help you find exactly what you’re looking for. Our team would be happy to set up the parameters for you! That way, you won’t waste valuable time looking at homes on Zillow that don’t fit your needs. You also won’t waste time looking at homes on Zillow that are already under contract. We love helping clients find the perfect home!

Contact us for a custom search tailored to your specific needs. We can even arrange to have an email sent to you as soon as the perfect home lists—a huge advantage in this competitive market. Why would you ever consider using Zillow when searching for a home in Mesa, Gilbert, Chandler or Apache Junction? All you will find is outdated
information. Sometimes new listings don’t appear on Zillow for up to 24 hours after they list on the MLS. You need to be at the front of the line in this market. One thing you will never find on Zillow is the neighborhood expertise of a
seasoned realtor. We have helped clients find the perfect home for a primary residence, an investment property, an Airbnb, a retirement home, or a horse property—whatever you need. We can find you exactly what you’re looking for so you don’t waste time looking on Zillow for homes that will not meet your needs. Let us set up a custom search for you in Mesa, Gilbert, Chandler, Apache Junction, Casa Grande, Queen Creek or San Tan Valley. Our up-to-the-minute MLS will send you the perfect listing the minute it lists. Find your forever home before Zillow updates their second-hand information (which takes up to 24 hours!) We are the neighborhood experts, not Zillow. We know
the true value of a home, not Zillow.

Call John Cox @ 480-235-7911 or use our MLS search feature on to find your home today!


July 9, 2021

Hope Is on the Horizon For Today’s Housing Shortage!

The major challenge in today’s housing market is that there are more buyers looking to purchase than there are homes available to buy. Simply put, supply can’t keep up with demand. A normal market has a 6-month supply of homes for sale. Anything over that indicates it’s a buyers’ market, but an inventory level below that threshold means we’re in a sellers’ market. Today’s inventory level sits far below the norm.

According to the Existing Home Sales Report from the National Association of Realtors (NAR):
“Total housing inventory at the end of April amounted to 1.16 million units, up 10.5% from March’s inventory and down 20.5% from one year ago (1.46 million). Unsold inventory sits at a 2.4-month supply at the current sales pace, slightly up from March’s 2.1-month supply and down from the 4.0-month supply recorded in April 2020. These numbers continue to represent near-record lows.”
Basically, while we are seeing some improvement, we’re still at near-record lows for housing inventory (as shown in the graph below). Here’s why. Since the pandemic began, sellers have been cautious when it comes to putting their homes on the market. At the same time that fewer people are listing their homes, more and more people are trying to buy them thanks to today’s low mortgage rates. The influx of buyers aiming to capitalize on those rates are purchasing this limited supply of homes as quickly as they’re coming to market

This inventory shortage doesn’t just apply to existing homes that are already built. When it comes to new construction, builders are trying to do their part to bring more newly built homes into the market. However, due to challenges with things like lumber supply, they’re also not able to keep up with demand. In their Monthly Residential Sales report, the United States Census Bureau states:
“The seasonally‐adjusted estimate of new houses for sale at the end of April was 316,000. This represents a supply of 4.4 months at the current sales rate.”
Sam Khater, Chief Economist at Freddie Mac, elaborates:
“In the span of five decades, entry level construction fell from
418,000 units per year in the late 1970s to 65,000 in 2020."
While in 2020 only 65,000 entry-level homes were completed, there were
2.38 million first-time homebuyers that purchased homes. Not all renters
looking to purchase their first home were in the market for entry-level
homes, however, the large disparity illustrates the significant and
rapidly widening gap between entry-level supply and demand."
Despite today’s low inventory, there's hope on the horizon.
Regarding existing home sales, Sabrina Speianu, Senior Economic Research Analyst at, explains:
“In May, newly listed homes grew by 5.4% on a year-over-year basis
compared to the earlier days of the COVID-19 pandemic last year…
In May, the share of newly listed homes compared to active daily inventory hit a historical high of 44.4%, 17.3 percentage points higher than last year and 15.1 percentage points above typical levels seen in 2017 to 2019. This is a reflection of quickly selling homes and, for buyers, it means that while they can expect fresh new listings weekly, they will have to be prepared to move quickly on desirable homes.”
As for newly built homes, builders are also confident about what’s ahead for housing inventory. Robert Dietz, Chief Economist at the National Association of Home Builders (NAHB), shares:
“Builder confidence in the market remains strong due to a lack of resale inventory, low interest rates, and a growing demographic of home buyers.”
Things are starting to look up for residential real estate inventory. As the country continues to reopen, more houses are likely to be listed for sale. However, as long as buyer demand remains high, it will take time for the balance between supply and demand to truly neutralize.
Bottom Line
Although it may be challenging to find a house to buy in today’s market, there is hope on the horizon. Let’s connect to talk about your home search so we can find your dream home this summer.
Contact us today at 480-235-7911. We're here to provide you with the professional guidance you'll need to find that perfect home here in The Amazing Valley of the Sun.
April 11, 2017

East Valley Mesa Arizona Horse Property For Sale

East Valley Mesa Arizona Horse Property at Saguaro Lake Ranch Stables For Sale

Trek along some of the most spectacular Mesa property trails on horseback. The Saguaro Lake Ranch Stable has been leading trail rides for years, and a variety of selections offer one of a kind experiences to novice and expert equestrians alike. Rides cross rivers and traverse Lake Saguaro landscapes. Popular choices include the Skyline and Horse Thief Wash Trail Rides. Excursion lengths vary from 30 minutes to two hours.

There is a vast array of area wildlife that can be spotted along the trail and in the air. River otters frolic and play at the Salt River’s edge. Bald eagles majestically rest with other feathered friends in the tree tops. Wild horses are often spotted along with bighorn sheep and deer. More elusive coyotes, bob cats, and foxes periodically make an appearance.

Little buckaroos as young as six years old can participate. Children from 2 to 5 who want to join in can enjoy a pony ride at the stable. Long pants and closed shoes are recommended. With so much to see and commemorate, cameras are encouraged.

There’s Plenty Of Horsing Around On Mesa Real Estate

Get to know the friendly animals at Saguaro Lake Ranch Stables. Horses are thoughtfully matched to rider depending on experience. Whether mounted on Charm, Blue, Cody or any of the other friendly horses a good time is had by all. Reservations can be made online or by calling 480.984.0335. Saddle up and spend some time soaking up some sun and the beauty of Arizona landscapes with a Mesa real estate trail ride.

Contact us today at 480-235-7911. We're here to provide you with the professional guidance you'll need to find the perfect East Valley Horse Property.