The Auction has come and gone, but "Villas at Sabino Canyon" - luxurious Tucson Condos for sale are still there. If you didn't have a chance to go to the Auction - you might have missed something, but not much. You can still own one of the Condos at a fraction of price, as 10 more Units are available for sale.

When I called J.P.King - an organization which ran the Condo Auction, I was told that only 18 Units out of 58 had been sold. 16 of them due to the Developer's commitment and only 2 more after that. The price ranged from $72,500 to $120,000, but Buyers had to pay extra 10%. In the adjusted numbers it become: $79,750 - $132,000.

Due to the outcome of the Auction, Developer is selling 10 Condos post-auction at $89,900+10% or $98,999 total.

Tucson MLS has it now as Listing #20909843:
7255 E SNYDER Rd, Tucson, AZ 85750 Active (03/05/09)
Beds: 3 Baths: 2
Sq Ft: 1209 Lot Sz: 7500sqft
Area: North Tucson
Year Built: 1995
Price/SqFt: 81.89
ONLY 10 UNITS AVAILABLE AT LOW POST-AUCTION PRICING OF $98,999/UNIT. THE AUCTION HELD ON APRIL 28 SAW VALUES AS HIGH AS $132,000/UNIT. Features: 2 & 3 bedroom floorplans * Quality, affordable living * Many units leased offering income potential * Excellent permanent residence, vacation home or rental investment opportunity! DEVELOPER WILL ONLY SELL 10 MORE UNITS. BUYER CAN PICK FROM REMAINING INVENTORY.
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The terms of sale include: 10% non-refundable down payment, 30 days closing time, Sold AS-IS and no financing available (except for private financing, if you can arrange one). The reason for no financing - the development doesn't meet the guidelines of Fannie Mae and Freddie Mac.

If you are interested in buying a Luxury Condo in Tucson and have cash for a low price tag of "Villas at Sabino Canyon" or interested in Tucson Foreclosures / Short Sales you can finance - give me a call at (520) 370-0700 Anjelina. I am licensed in Arizona Real Estate agent and I specialize in the Catalina Foothills area.

Unfortunately, I was right in my gloom prediction of Swine Flu finding its way to Tucson, AZ.

View 2009 H1N1 Flu Outbreak Map in a larger map

Don't panic yet, though! Out of six cases of swine flu, also known as H1N1, confirmed in Pima County on Saturday, May 02, 2009 all six have recovered. Only two out of six were students in Tucson area.

So, lets hope the virus is not going to be as deadly as in Mexico and will pass by as a regular flu. What I still don't understand though is why so many Mexicans have died from this virus?
- Is it just because swine flu is much more spread in Mexico than in the US?
- Is it because it began a month earlier in Mexico and US will follow the trend in a few weeks?
- Is there difference in climate or nutrition?
Does anyone have any ideas?

So far, the symptoms of swine flu in people are somewhat similar to the symptoms of regular human seasonal influenza and include fever, lethargy, lack of appetite and coughing. Some people with swine flu also indicated to have sore throat, runny nose, nausea, vomiting and diarrhea.

However, someone with the flu symptoms would face a dilemma of going to the Doctor or Emergency Room and spend time around all other possible swine flu victims, or stay at home and guess on the nature of the disease. Not such a pleasant choice in my view.

I don't know about you guys, but we are taking the matter quite seriously. Many medical scientists and researchers are saying that a flu pandemic is overdue.

Here is the current map of 2009 Swine Flu outbreak:

View H1N1 Swine Flu in a larger map

Influenza A Evolution (History):

1874 — (H3N8)
1890 — (H2N2) …………………….Pandemic
1902 — (H3N2)
1918 — (H1N1)…………………….."Spanish" Pandemic
1933 — (H1N1)……………………..First strains isolated
1947 — (H1N1)……………………..Variation detected
1957 — (H2N2)…………………….."Asian" Flu pandemic
1968 — (H3N2)…………………….."Hong Kong" Flu pandemic
1976 — (H1N1)…………………….."Swine" Flu, non-epidemic
1977 — (H1N1) + (H3N2)…………."Russian" Flu epidemic
2003 — (H3N2)…………………….."Fujian" Flu outbreak

In 1918-1919 "Spanish" influenza pandemic affected about 30 percent (500 million people or so) of the total world population, leaving 50 million (and arguably as much as 100 million) dead. There were 3 waves, with first being the mildest.

Asian flu pandemic struck in two waves, in the autumn of 1957 and then in early 1958, with very high rates of illness and an increase in fatalities. One million people were killed worldwide, but only 70,000 people died in the U.S., thanks to the vaccines.

Hong Kong Flu 1968 pandemic was milder than that of 1957, and spread more slowly than previous pandemics. Between 1 million and 4 million people are estimated to have died worldwide, and around 34,000 people were killed in the U.S.

2009 Swine Flu outbreak has started in March and is widely compared to the 1918 pandemic. Virus type, time of the year, average mortality age - there are a lot of similarities. In a month, the flu virus spread enormously fast around Mexico, US and other countries due to a lot of travel activity, especially during the spring break season.

As such, just to be on the safe side, we are keeping kids at home since Monday. I have cut my participation in any meetings and didn't even go to the "Villas at Sabino Canyon" Condominiums Auction.

Unfortunately, today the news broke out that Maricopa County, Arizona, US now has 1 confirmed case of Swine Flu and 20 suspected cases (24 total cases). One of the Phoenix schools has been closed. Meanwhile, Tucson is so close to Mexico, California and Phoenix, that it is probably just a matter of days, if not hours, until we hear about Swine Flu case in Tucson, AZ.

I hope I'd be wrong on that.

Over the weekend I went with a prospective Buyer to Villas at Sabino Canyon. We went to preview some of the 2 and 3-bedroom units and were disappointed to find out that all but 2.5 Condos are not updated. This means that out of 58 Condo for sale at the Auction, 55 have basic interior - simple kitchen and bathroom cabinets, no granite, white appliances; 2 Condo are upgraded and one is half upgraded.

This is quite different compare to the previous Auction. Most of the Condos auctioned last year were nicely renovated with granite counters, tile and carpet flooring, stainless-steel appliances.
This however is not the ONLY difference with the last year Auction. It looks like J.P.King has a different style than Real Estate Disposition Corporation. Instead of Auctioning separate units from a certain base price, "16 Absolute sales" would mean the following to the Buyers:

• First 16 lots are comprised of ALL THE AVAILABLE CONDOS on the list.
• The highest bidder of the first lot WILL CHOOSE which Condo he likes to pick. This Condo is taken of the list.
• The same for the next 15 lots.
• The seller is committed to sell those Condos for the final bid price.
• For the rest of the Auction - 42 Condo Conversions left on the Auction list will be bid separately and it will be up to the Seller to Accept or Reject final bid price.

Nevertheless, the place seemed to be quite crowded with prospective Buyers and Investors and a brief interaction with one of them revealed the following:

The bids at the Auction are expected to be quite less than last year. The main reason of course is the overall Real Estate market deterioration. However, significant role will play Buyers' increased difficulty in getting financing for Condo Conversions.

Most likely banks will require at least 40%-50% down payment, so everyone who is pre-qualified at 20% down doesn't stand a chance. Lately, banks put Luxury Condo Conversions into HIGH RISK category. This statement didn't sound as a specific to this particular development, Tucson or Arizona, but rather as a general observation or insider's knowledge. After all, how much Real Estate market in Tucson is different than in Phoenix, San Diego, Las Vegas, and Miami? Each market has its own specifics, but all of them got overbuild, over-converted, overpriced… Now they are full of short sales, foreclosures, auctions. Though, some might rightfully argue that Tucson is in better situation than other mentioned places.

Nevertheless, banks are especially cautious right now about lending money to the troubled areas. And Catalina Foothills' Luxury Condominiums community - Villas at Sabino Canyon - is definitely one of them. At the first auction Condos were selling at about 50% discount… Most of the current owners are "upside down" on the property… Over 50% of the units are rentals… Special Assessment might be needed to boost HOA funding…

If all this doesn't scare you and you are well capitalized to take a gamble, do your due diligence and come to the Auction. Bare in mind that the last few paragraphs are based on what we heard from the investor who already owns a few Condos in the Villas at Sabino Canyon and will probably acquire more.

Pepper Viner is another Tucson builder that gives significant discounts for Move-In ready homes, but it doesn't offer anything in the Catalina Foothills area.

Some of the largest models are:

4558 Sq. Ft., 5BR /4.75 BA, 1+ Acre and 3-car garage - $599,990 (down from $766,346) - MLS # 20810682 in The Preserve at Sycamore Canyon (Sahuarita & Harrison).

4350 Sq. Ft., 6BR /4 BA and 3-car garage - $499,990 (Former Model) - MLS # 20900646 in Sycamore Canyon (Sahuarita & Harrison).

3500 Sq. Ft., 5BR /3.75 BA and 3-car garage - $449,990 (Former Model) - MLS # 20838107 in Sycamore Canyon (Sahuarita & Harrison).

3500 Sq. Ft., 5BR /3.5 BA and 3-car garage - $399,990 (down from $490,025) - MLS # 20841640 in Sycamore Canyon (Sahuarita & Harrison).

3002 Sq. Ft., 5BR /3 BA and 3-car garage - $449,990 (Former Model) - MLS # 20900780 in Tierra Linda (Emigh west of Sandario).

2722 Sq. Ft., 5BR /3 BA and 2-car garage - $399,990 (down from $513,559) - MLS # 20841635 in River's Edge (Lambert Lane & Pusch View Lane).

For more information on these and smaller models, please give me a call:
Anjelina Belakovskaia -Tucson Real Estate Agent
520-370-0700.

There are so many great Real Estate deals around Tucson, that the main difficulty for the Buyers is to choose which one to accept. I will feature many luxury short sales and foreclosures I come across, but for now - let's read what one of the Builders offers in the desired Catalina Foothills area.

AF STERLING - PALOMA RIDGE from only $429,900 (New Construction).

OFFER (until April 30, 2009):

• No Principal,
• No Interest,
• Np Taxes,
• No Insurance,

FOR SIX MONTH!!!

Conventional Loan - 20% Minimum Down.

The community is located on the North side of Sunrise in between Campbell and Swan, next to La Paloma Golf Course. It is gated with community pool; 2, 3 & 4-bedroom models; single & two story designs; custom features throughout & Energy Star® rated with 2"x6" construction.

To my taste, the houses are too close to each other, but you know what… not everyone can afford the privacy of the Catalina Foothills' established neighborhoods. Meanwhile, houses are New, 1808-3091 sq. ft., with gorgeous Mountain views and only a few minutes away from premier Million+ dollars neighborhoods: Pima Canyon, Sin Vacas, Cobblestone, La Paloma…

Way to go, AF Sterling - make an offer Buyers can't refuse.

"Villas at Sabino Canyon" are for sale again!

Less than a year ago I wrote about 40-luxury-condo (Villas at Sabino Canyon) Public Home Auction that took place on May 10, 2008.

Now, mark your calendars: 58 Condominiums in Tucson, Arizona will be auctioned on Tuesday, April 28, 2009 at 6:00 PM by J.P.King Auction Company.

Located in the Catalina Foothills of Tucson, Arizona "Villas at Sabino Canyon" is offering 58 luxury condominiums at the new Auction, with 16 selling absolute.

Many of these luxury condo units are currently rented, offering excellent investment or income producing opportunity. Do your math in advance or get a consultation with your Tax / Financial adviser. You have a chance to get these luxury condominiums at 50% or more discount (versus 2007 prices in the same community). My estimate is based on the 2008 Public Home Auction results, when many Condos were sold in $122,500 - $145,000 price range.

Villas at Sabino Canyon
58 Condominiums; 16 Selling Absolute
Located at 7255 E. Snyder Rd. Tucson, AZ 85750

• 2 and 3 bedroom floorplans
• Unique views of the Catalina Mountain Range
• Exceptional amenities include:

- tile flooring,
- custom cabinetry,
- granite countertops,
- and more.

• Gated community with private individual entries
• Covered parking
• Pool and spa
• Beautiful landscaping
• Convenient location close to new upscale shopping centers, restaurants and golf.

To explore this opportunity further - give me a call at (520)370-0700 Anjelina. I'd be happy to give you more details and share my experience and knowledge.

If you believe that Tucson Real Estate market is going to take off now or in the near future and you want to participate in the upside, it might be a very reasonable investment. After all, with a natural setting and relaxing environment, just a few minutes away from Sabino Canyon, "Villas at Sabino Canyon" is one of Tucson’s only luxury condominium developments that is offered its Condos through the Public Home Auction.

To be more precise, Tucson Real Estate Market started its recovery in the middle of March of 2009 and continues to do so in April. However, I am not going to tell you that the worst is over.

For many homeowners it is not over yet and might take quite a while for getting out of the woods. The reason is very simple. A lot of Tucson homes are changing hands in the short sale or foreclosure situation. Buyers are searching for the homes with built in equity and buying them way below the previous sales price. This means that many of the homes sold in March - April of 2009 are sold with 20% - 50% discount. This in turn affects any future sales in the area, due to the lower appraised value of the neighboring homes.

Still, the change is welcomed, as it takes some inventory off the market and encourages more buyers to leave sidelines and submit offers.

Even luxury market is picking up and I am getting busier every hour. Out-of-state Buyers, as well as locals search my website: http://foothillsinsider.com/ for Luxury Tucson homes for sale and http://foothillsinsider.com/tucson-foreclosures-short-sales/ for foreclosures and short sales in Tucson.

My last post about Tucson Real Estate was quite a long time ago. Yet, I had an important reason to spend my time and energy elsewhere - my daughter Ariela was born in November of 2008.

Ariela, born in Tucson, Arizona. November, 2008

I feel extremely lucky to have a wonderful husband and 3 adorable kids. Both boys love their little sister and I and Lawrence, of course, love all of them.

Boys love to exercise. (Left to right or top to bottom: Connor, Brian & Lawrence).

Once in a while, I and Lawrence escape to Sabino Canyon. We enjoy  outdoor activities.

Today is December 17th, 2008.

Yesterday, Fed has cut key interest rate to record low: zero to 0.25%.

One would think that there would be plenty of money for banks to issue new loans with low interest rates. That’s not exactly so, at least for now. As a Real Estate agent in Tucson, Arizona, I am talking weekly, if not daily to the lenders and mortgage consultants. Even though mortgage rates for conforming loans have moved significantly lower, it is now much harder for the Buyers to qualify for those loans. In addition to it, the rates didn’t move down as much as one would expect - the spread between Fed rates and mortgage rates is getting wider & wider. In other words, banks are keeping the difference, without passing the savings on to the Buyers. Same, if not worse applies to the non-conforming loans. For example, Jumbo mortgage rate is now almost 2% higher than it was at the end of 2005 - 8% vs. 6.375%, even though Federal Funds Target Rate moved down from 4.25% to almost 0%.

With this in mind, if you are planning to buy a house and HAVE the means to do so, do it wisely. It’s definitely a great time for bargaining the price and there are plenty of other things that can add value to your purchase.

If you need an advice on Buying or Selling home in Tucson, AZ, please visit http://www.FoothillsInsider.com. I specialize in the luxury residential real estate in the Catalina Foothills and North, NE, NW & E areas of Tucson.