Most Maricopa County homeowners to receive property-tax cut

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Average bill to drop $60 because of declining values, budget cuts

For the first time since metro Phoenix home values crashed, most of the region's homeowners can expect a noticeable drop in their property taxes.

Maricopa County property-tax bills are being mailed this week, and the average homeowner bill is expected to decline more than $60 from last year's bill.

The bills reflect taxes from a variety of cities, school districts and other taxation districts, which take a percentage of a property's assessed value each year.

Most of those districts raised tax rates this year, but the overall amount of taxes those districts plan to collect is down almost 6 percent.

And although tax bills are tied to a property's assessed value, the decline is also partly because of budget cuts by public agencies across the state, which set their budgets, then adjust tax rates to match.

For example, the Maricopa County Board of Supervisors decided two weeks ago to raise the county's property-tax rate from $1.05 in 2010 to $1.24 per $100 of net assessed valuation.

At the same time, the amount the county will collect from property taxes will fall by $21.7 million because of decreased assessed home values. To deal with the revenue shortfall, the county has spread budget cuts across its approximately 50 agencies and departments.

"I think that this is rather telling about the insignificance of tax rates," said Charles Hoskins, county treasurer. "Rates have increased because values have dropped more than spending, but the reduced spending is what ultimately determines what property owners pay."

This year's tax bills are based on 2009's valuations, when Valley home prices dropped a median of 15.2 percent. That was the third consecutive drop for home valuations in Maricopa County. Next year's property taxes will be based on 2010 valuations, which showed home values fell 11 percent.

Last year, county property-tax assessments were down 3.7 percent from 2009. But not every homeowner saw a decrease in his tax bills during 2010 because several municipalities and special districts had to raise their tax rates to offset budget shortfalls.

This year, Hoskins expects most homeowners to see a decrease.

Although tax bills are declining, the drop isn't nearly as much as the plunge in home prices, which have tumbled about 60 percent since 2006.

And Kevin McCarthy, president of the Arizona Tax Research Association, cautioned that not all homeowners' tax bills will drop. It will depend on how much their respective school districts and cities raise tax rates. School districts are expected to raise taxes this year, he said. On average, property taxes from school districts make up 61 percent of a homeowner's tax bill.

A homeowner living in Glendale Elementary School District whose property was assessed at the median value of $140,000 for last year's taxes and $124,500 for this year's may pay $76 more this tax year.

But the owner of an equivalent home in the Isaac School District in Phoenix may pay $99 less.

Both cities kept their tax rates flat, and both school districts increased their rates, but because the increase was smaller in Isaac, the total tax bill decreases.

"A blanket statement about everybody's taxes in the county going down will be problematic on that level," McCarthy said. "The things that might be driving some softening of the tax bill at the county level are not going to occur at the school-district level and, to a lesser extent, at a city level."

Tax system

Property values are assessed annually, and county tax bills based on those assessments arrive 18 months later.

The bills are based on a formula based on two factors: property valuations set by the assessor and tax rates set by nearly 1,500 municipalities and other tax jurisdictions.

Those jurisdictions - counties, cities, school districts, community-college districts and other special districts - determine the actual tax load for any given home.

A tax bill is a composite of the taxes assessed by those many different districts. A home that is inside a certain parks district, for example, may pay higher taxes than an identical home nearby that lies outside district lines.

To set rates, the taxing jurisdictions must first figure out how much money they need to fund their budgets.

Then, the district and municipalities work backward to set their tax rate. Under this system, a decline in value without an equal drop in a jurisdiction's budget will cause tax rates and taxes to go up.

All jurisdictions have a legal cap on how much they can raise tax rates, which is mandated when they are formed.

But districts can take a larger amount through local bond issues or voter-approved school-funding increases called budget overrides. This year, Hoskins said $1 out of every $5 assessed for property taxes will go toward voter-approved budget overrides and debt payments.

Homeowners' tax bills show which taxing jurisdictions are contributing to their total assessment.

The total assessed tax for all Maricopa County homeowners from all taxing districts is $3.9 billion this year. That compares with $4.2 billion last year and $4.3 billion in 2009.

Tax trends

Tax consultants believe Maricopa County has one of the most complicated property-taxing systems in the country. However, property-tax reform doesn't draw as much support in Arizona as other parts of the nation because the state has one of the lowest tax rates.

Arizona has the 39th-lowest property-tax rate in America, according to the Tax Foundation, a Washington, D.C.-based non-profit.

McCarthy said although that may be the case for residential homes, Arizona ranks about 16th-highest state in commercial- and industrial-tax rates.

The residential-home market may have bottomed out, but the commercial market still has room to decline, and business taxpayers are still seeing tax increases, he said.

"We have low homeowner property taxes, and we have high business-property taxes because we don't generate property taxes from homeowners on an even basis like most states," McCarthy said.

via azcentral

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Deducting a loss on a real estate sale

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By Stephen Fishman
Inman News™

Due to the weak real estate market, many homeowners are forced to sell at a loss, if they are able to sell at all. But does this dark financial cloud have a silver lining? Can a homeowner deduct a loss from income taxes?

Unfortunately, the answer to that question is no, as a loss incurred on the sale of a personal asset such as a personal residence is not deductible.

But there is a way to deduct a loss on the sale of a home: You can convert it to a rental before you sell.

This requires you to rent out the home to someone who is not related to you for a reasonable market rent. Moreover, you'll have to report the rental income you receive to the Internal Revenue Service -- but you may have little or no taxable rental profits due to depreciation and other deductions for rental expenses.

When you convert your residence into a rental, you convert it from a personal asset to an investment asset. Losses on the sale of investment assets are tax-deductible.

However, when you convert a residence into a rental home you will not be able to deduct its entire decline in value since you purchased the home.

Rather, your deductible loss upon the home's later sale is limited to the decline in value after the conversion to a rental. The reason for this is the way in which the home's adjusted tax basis (value for tax purposes) is calculated.

When you change property you held for personal use to rental use, your adjusted basis is the lesser of the following values:

• The property's fair market value at the time of the conversion; or
• Its adjusted basis at the time of the conversion.

Your adjusted basis is generally the cost of the property plus improvements you had done after the purchase. Fair market value is the price at which the property would change hands between a buyer and a seller, neither having to buy or sell, and both having reasonable knowledge of all the relevant facts.

Example: Jack purchased a home for $400,000 in 2005. In 2009, he decides to rent out the home. Due to the decline in the real estate market, its fair market value at the time of the conversion to a rental is $350,000.

Jack's adjusted basis in the home, therefore, is $350,000 since this is less than its original $400,000 basis. In 2011, Jack sells the home for $325,000. This leaves him with a $25,000 tax-deductible loss (a $325,000 sales price minus the $350,000 adjusted basis equals a $25,000 loss).

Any homeowner who is seriously thinking about converting his or her home to a rental should obtain an appraisal of its value from a qualified real estate appraiser. This will establish its fair market value at the time of the conversion.

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Phoenix real-estate market a confusing environment

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Recent reports say foreclosures are declining in metro Phoenix and large numbers of homes are selling.

But many homeowners feel trapped in houses they can't sell.

Some real-estate agents can't find enough new listings to keep up with demand from buyers.

But others say there aren't enough buyers, and homes are selling too slowly.

The housing market in metro Phoenix may never have been as confusing as it is today.

Nearly five years after the beginning of the housing crash, the region's market has fractured into countless different niches.

Each niche is defined by who's selling, what kind of home is for sale and where the home is located.

And each niche has become a market of its own.

Some - such as the market for small central Phoenix foreclosure homes being sold at auction - are booming, with prices rising and a huge demand from buyers.

Others - for example, traditional resales of newer large family homes in some neighborhoods in the far west or southeast Valley - have ground to a halt, where homes seemingly won't sell at any price.

Location is one traditional factor in a home's value that still holds true. But in this market, its effect can be extreme. A seller in one neighborhood might receive 10 offers, while the owner of a similar house 5 miles away won't receive any.

In a market this splintered, once-reliable measurements just don't provide enough information for buyers or sellers.

One reliable measure of real-estate activity was the number of homes for sale. Traditionally, 20,000 to 25,000 homes on the market at any given time was considered normal. More than that meant an oversupply, and sellers might have trouble attracting buyers. Fewer meant a limited supply, a seller's market with rising prices.

As the housing market crashed, too many homes had been built. The region's inventory soared to more than 60,000 homes for sale in 2007, and prices plunged.

Today, according to the online real- estate publication the Cromford Report, listings in metro Phoenix are at 27,400 and falling - traditionally, a sure sign of rising demand and rising prices to follow.

But agents and analysts see the same thing many homeowners feel. While some homes are selling easily, others simply won't.

"Phoenix's housing market is a mixed bag now," said Marcus Fleming, manager with the real-estate brokerage Redfin Phoenix. "There's a new normal for the market, but it's a weird one."

Who's selling

One factor that has a big effect on home sales is the nature of the seller.

To understand, consider just how much things have changed in the past decade.

In June 2001, there were about 10,000 home sales, according to the Information Market, a Phoenix firm that analyzes real-estate data. Of that total:

- 7,300 were regular resales between a homeowner and a buyer.

- 2,700 were new-home purchases.

- 82 houses sold at foreclosure auctions.

- One home was sold by Fannie Mae, the federal mortgage giant that backs lenders and takes over those homes when borrowers default.

Ten years later, during June 2011, there were just over 11,000 home sales in metro Phoenix. But the variety of sales was far wider:

-  3,684 were regular resales between a homeowner and a buyer.

- 540 were new-home purchases.

- 1,350 homes sold at foreclosure auctions on the Maricopa County courthouse steps.

-  1,255 houses were sold by lenders that foreclosed on them.

-  2,183 houses were sold by Fannie Mae and Freddie Mac.

- 1,822 homes were sold in short sales, in which lenders agree to let a homeowner sell for less than what is owed on the loan.

-  401 homes were sold by the federal departments of Veterans Affairs and Housing and Urban Development.

Because all of these kinds of home sales work in different ways, the market overall becomes more complicated.

Different categories

The different splinters in the market have each begun to work in their own ways, real-estate market watchers say. Some parts see a lot of sales but low prices; others, the opposite.

- Traditional resales: Fewer of these happen because of competition from cheaper foreclosures and short sales. The ones that sell best are in popular neighborhoods with good schools, near freeways and shopping centers. But the percentage of foreclosure homes listed for sale in metro Phoenix has dropped by 5 percent in the past year, so regular sellers have less competition and might soon find it more easy to sell.

- New-home sales: Homebuilding has slowed to a crawl in metro Phoenix as the market continues to sell the many houses built on speculation during the boom years. Even with low land prices, it's still hard for homebuilders to compete with the prices of foreclosure houses that were built less than five years ago.

- Foreclosure auctions: These have become very popular, and a large volume of homes sell at metro Phoenix trustee auction each month. But homes sell at auction for lower prices, and that makes the market's overall average sales price lower.

- Fannie Mae and Freddie Mac: Homes owned by these entities now dominate the metro area's market. But the agencies often change their policies on appraising, maintaining, renting and selling their houses, so some buyers and real-estate agents steer clear of the hassles of these deals.

"The government's role in the housing market is making things more confusing and bringing down prices," said Mary Gomez, a real-estate agent with RE/MAX Renaissance Realty.

- Short sales: This type of sale was rare a decade ago. Banks were reluctant to agree to them in the early part of the crash, but they have now become common. Because they're not a foreclosure sale, but also are not a traditional sale, the value of a short-sale transaction skews the overall market in ways that are hard to measure.

The bottom line: Today's market is complicated and can't be summed up as simply as in years past.

"Everyone is trying to figure out Phoenix's housing market now, but there's no one set of data that truly tells the story. All the regular models for tracking the market are broken now," said Tom Ruff of the Information Market. "There is not just one market in metro Phoenix anymore."

The effects

That confusion makes it especially hard for homeowners and homesellers to know what their houses are worth.

Traditionally, a home's value could be estimated from its "comps," comparable sales of nearby homes. Those offered an idea of the going price in a neighborhood and the price per square foot.

Today, a regular home sells for $112 a square foot. A house sold through short sale goes for an average of $72 a square foot. A bank-owned, Freddie Mac or Fannie Mae home sells for $61.50 a square foot. And foreclosure homes selling at auction are averaging $57 a square foot.

"Comps for properties are inconsistent and can be confusing," said Jennifer Hillier, an agent with the Scottsdale office of West USA Realty. "People just don't know what to believe anymore."

Measures of the overall market are harder to trust, too. Currently, metro Phoenix's overall median sales price is $124,000. But because many of the homes sold are foreclosure auctions - in which low-priced homes are common - that number could be seen as low. Other homes may be worth far more. But few of those homes are selling, so they're not represented in the median price.

"Home sales activity is still very concentrated at the bottom end of the market," said housing analyst Mike Orr, who publishes the Cromford Report.

What's selling now

"Homes in central Phoenix area priced under $100,000 are moving like gangbusters with very few homes remaining on the market for long," Hillier said. "I believe this is because of the location to jobs and public transportation" and because the low prices mean investors get a reasonable return, in the form of rent, on their cash investment.

Market watchers also say three- to four-bedroom homes in suburban neighborhoods with good schools are also selling fast to both regular homeowners and investors who want to rent them out, often to families who have lost similar homes to foreclosure.

The region's less-expensive neighborhoods experienced the crash first, and now high-end housing areas are feeling more pain because there are fewer buyers who can afford those houses.

Sales of homes in the million-dollar range have definitely slowed, said Walt Danley of the Phoenix office of Christies' International Real Estate. He said there are cash buyers looking for deals in Paradise Valley and north Scottsdale, but those deals bring prices down.

Some million-dollar homes also go to foreclosure auctions. Recently, a house in Paradise Valley that sold for $3.5 million in 2005 sold at auction for about $1 million.

But there are still homes in Paradise Valley and other high-end neighborhoods selling for prices just 20 percent lower than they sold during the market's peak. Other neighborhoods are also beginning to see homes sell for pre-boom prices from 2003-04, despite the fact the metro area's median home price is back to 1999's level.

"The one indicator we can still count on is location," Ruff said. "Homes in the right areas will continue to sell for the highest prices."

via azcentral

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How to Repair Your Credit and Improve Your FICO Credit Score

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It's important to note that repairing bad credit is a bit like losing weight: It takes time and there is no quick way to fix a credit score. In fact, out of all of the ways to improve a credit score, quick-fix efforts are the most likely to backfire, so beware of any advice that claims to improve your credit score fast. The best advice for rebuilding credit is to manage it responsibly over time. If you haven't done that, then you need to repair your credit history before you see credit score improvement. The tips below will help you do that. They are divided up into categories based on the data used to calculate your credit score.

3 Important Things You Can Do Right Now

1. Check Your Credit Report – Credit score repair begins with your credit report. If you haven't already, request a free copy of your credit report and check it for errors. Your credit report contains the data used to calculate your score and it may contain errors. In particular, check to make sure that there are no late payments incorrectly listed for any of your accounts and that the amounts owed for each of your open accounts is correct. If you find errors on any of your reports, dispute them with the credit bureau and reporting agency. 
2. Setup Payment Reminders – Making your credit payments on time is one of the biggest contributing factors to your credit score. Some banks offer payment reminders through their online banking portals that can send you an email or text message reminding you when a payment is due. You could also consider enrolling in automatic payments through your credit card and loan providers to have payments automatically debited from your bank account, but this only makes the minimum payment on your credit cards and does not help instill a sense of money management.
3. Reduce the Amount of Debt You Owe – This is easier said than done, but reducing the amount that you owe is going to be a far more satisfying achievement than improving your credit score. The first thing you need to do is stop using your credit cards. Use your credit report to make a list of all of your accounts and then go online or check recent statements to determine how much you owe on each account and what interest rate they are charging you. Come up with a payment plan that puts most of your available budget for debt payments towards the highest interest cards first, while maintaining minimum payments on your other accounts.

More Tips on How to Fix a Credit Score & Maintain Good Credit

Payment History Tips

Contributing 35% to your score calculation, this category has the greatest effect on improving your score, but past problems like missed or late payments are not easily fixed.

• Pay your bills on time. Delinquent payments, even if only a few days late, and collections can have a major negative impact on your FICO score.
• If you have missed payments, get current and stay current. The longer you pay your bills on time after being late, the more your FICO score should increase. Older credit problems count for less, so poor credit performance won't haunt you forever. The impact of past credit problems on your FICO score fades as time passes and as recent good payment patterns show up on your credit report. And good FICO scores weigh any credit problems against the positive information that says you're managing your credit well.
• Be aware that paying off a collection account will not remove it from your credit report. It will stay on your report for seven years.
• If you are having trouble making ends meet, contact your creditors or see a legitimate credit counselor. This won't rebuild your credit score immediately, but if you can begin to manage your credit and pay on time, your score should increase over time. And seeking assistance from a credit counseling service will not hurt your FICO score.

Amounts Owed Tips

This category contributes 30% to your score's calculation and can be easier to clean up than payment history, but that requires financial discipline and understanding the tips below.

• Keep balances low on credit cards and other "revolving credit". High outstanding debt can affect a credit score.
• Pay off debt rather than moving it around. The most effective way to improve your credit score in this area is by paying down your revolving (credit cards) debt. In fact, owing the same amount but having fewer open accounts may lower your score.
• Don't close unused credit cards as a short-term strategy to raise your score.
• Don't open a number of new credit cards that you don't need, just to increase your available credit. This approach could backfire and actually lower your credit score.

Length of Credit History Tips

• If you have been managing credit for a short time, don't open a lot of new accounts too rapidly. New accounts will lower your average account age, which will have a larger effect on your score if you don't have a lot of other credit information. Also, rapid account buildup can look risky if you are a new credit user.

New Credit Tips

• Do your rate shopping for a given loan within a focused period of time. FICO scores distinguish between a search for a single loan and a search for many new credit lines, in part by the length of time over which inquiries occur.
• Re-establish your credit history if you have had problems. Opening new accounts responsibly and paying them off on time will raise your credit score in the long term.
• Note that it's OK to request and check your own credit report. This won't affect your score, as long as you order your credit report directly from the credit reporting agency or through an organization authorized to provide credit reports to consumers.

Types of Credit Use Tips

• Apply for and open new credit accounts only as needed. Don't open accounts just to have a better credit mix – it probably won't raise your credit score.
• Have credit cards – but manage them responsibly. In general, having credit cards and installment loans (and paying timely payments) will rebuild your credit score. Someone with no credit cards, for example, tends to be higher risk than someone who has managed credit cards responsibly.
• Note that closing an account doesn't make it go away. A closed account will still show up on your credit report, and may be considered by the score.

To summarize, "fixing" a credit score is more about fixing errors in your credit history (if they exist) and then following the guidelines above to maintain consistent, good credit history. Raising your score after a poor mark on your report or building credit for the first time will take patience and discipline.


via myfico

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Buying House 101

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You are Only 8 Steps Away From Buying A Home

A Step By Step Look at Home Buying

Buying home can be an overwhelming process. Fortunately an excellent Real Estate Agent can guide you through the process and help get your foot in the door, literally! By the way, the seller generally pays the Real Estate Agent's commission, so as a buyer, using a Real Estate Agent to represent you does not cost you any fees!

Buying a home is actually a simple process, and when you work together with real estate professionals, you will have fabulous results! The following is an overview of the home-buying process. Each step provides a basic overview can contact me to review the process and guide you step by step.

Step One - Get Pre-Qualified 

One of the First steps in finding a home is to speak to a reliable mortgage representative and determine what type of mortgage you can qualify for and how much you can qualify for; this is called "getting pre-qualified". You may also take this step after speaking to a Real Estate Agent.

Step Two - Speak with a Real Estate Broker

You should choose a Real Estate Agent that you feel comfortable working with. Don't be afraid to interview the Agent. Discuss your situation with the Agent and ask what he/she can offer you.

Step Three - The Home Search Process 

Your Real Estate Agent will create a "search profile" for you. This is a fabulous feature where you will receive all of the homes currently listed in the MLS (Multiple Listing Service) that match your needs. You choose the homes that are of interest. Many buyers also like to do "drive-bys" of the homes to determine if they like the neighborhood. From this list you will make arrangements with your Agent to view the homes.

Step Four - Negotiating the Price and Terms & Conditions

Once you have found a home you would like to buy, your Real Estate Agent can help provide you with great information to help make a deal. A few important steps include determining what similar homes have sold for, structuring the deal with earnest money, terms and conditions, the right to do inspections, buying with a mortgage, etc. Your Realtor will facilitate negotiating "your" price utilizing many tools available, i.e., seller price, motivation, condition etc.

Step Five - Getting your Dream Home "Under Contract"

After your offer is accepted, your Real Estate Agent will prepare the contracts and walk you through the execution process. After all parties sign the contracts and all parties have an original copy in hand, the Escrow (neutral 3rd party) review and execution process will begin. 

Step - Six - The Contract Process

There are a few "milestones" to follow

1. Getting out of escrow review - once we are out of escrow review, you are now under contract and your additional deposits will be due.

2. You will generally have 10 days to complete a home inspection after contract is accepted.

3. Once out of escrow review, you officially apply for your mortgage, and your mortgage commitment is due usually within 30 days.

Step Seven - Getting to the Closing Table! 

Needless to say, getting to the closing table is the primary goal! Like a well-orchestrated symphony, your team should all work together to have a smooth and successful closing. Your Real Estate Agent, mortgage company, title agency, and you are all working together! There are many tasks to accomplish, and working with a great team will ensure your success.

Step Eight - Get Keys and Move In

After fund transfer is completed, Escrow Agent will record title with the County. After all the paper works are done, the house is officially yours! Get Keys and Move In!


Click here to view FlowChart of Real Estate Transactions.

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The FlowChart of Real Estate Transactions

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click here to view the pdf

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Buying real estate a better deal than renting in 74% of major US cities

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Trulia: Most foreclosure hot spots see price-to-rent ratios drop

By Inman News

Inman News™

Buying real estate continues to be cheaper than renting in the vast majority of major U.S. cities, according to a quarterly rent vs. buy index from real estate search and marketing site Trulia.

The index compared the median list price and the median annualized rent on a two-bedroom apartment, condominium or townhouse in the country's 50 most populous cities. According to the index, the cost of buying was less than renting in 37 of the 50 cities (74 percent) as of July 1, 2011. About the same share, 78 percent, favored buying over renting in Trulia's last index report, released in April.

Trulia defines total costs of homeownership to include "mortgage principal and interest, property taxes, hazard insurance, closing costs at time of purchase and ongoing (homeowners association) dues and private mortgage insurance, where applicable. It also includes an offset for the tax advantages of homeownership, including mortgage interest, property tax and closing cost deductions."

"Many aspiring homeowners are on the fence about renting and buying in today's market. Should they take advantage of falling home prices and low borrowing costs, or should they continue to rent until the economy stabilizes?" said Ken Shuman, spokesman for Trulia, in a statement.

"Price alone should never be the sole factor in deciding to purchase a home. Instead, buyers should first ask themselves if they plan to live in the home for at least seven to 10 years, could make monthly payments on the house, and have enough cash in the bank for a down payment and an additional six to eight months worth of mortgage payments.

"If you can answer 'yes' to each of these questions, then the cost of buying a home definitely outweighs renting in most cities."

A price-to-rent ratio of 1 to 15 means that it's much cheaper to buy than to rent in a particular city. Las Vegas, Detroit, and Mesa, Ariz., most favored buying among major cities.

Top 10 cities to buy vs. rent:

Rank City State                Price-to-rent ratio

1         Las Vegas, NV.         6

2         Detroit, MI                 7

3         Mesa, AZ                   7

4         Fresno, CA                 7

5         Arlington, TX              8

6         Sacramento, CA          8

7         Phoenix, AZ               8

8         Jacksonville, FL.         8

9         San Antonio, TX        10

10         Tulsa, OK                 11

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Beazer Homes @ Seville up to $40,000 in saving

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Please contact me if you plan to visit the model house. Do not go to model house without me!


* Disclaimer: I am not affiliated with Meritage Homes. This information is for references only and subjected to change without notice.

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T.W Lewis - Home for Particular People

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Temperature differences between Fiberglass insulator and Spray Foam

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Fiberglass: 110.3F vs Spray Foam: 90.9F. Almost 10F different!!

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Green Living: Villages at Val Vista

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Stylish designs, amenity rich, quality craftsmanship and extreme energy efficiency from the high $100s.

- Located less than a mile from the Loop 202 and San Tan Village.

- Minutes from shopping, golfing and dining.

Included Meritage Home Performance Wall System

Included Spray Foam InsulationIncluded Super-high Performance WindowsIncluded Energy Efficiency Lighting

Included Weather Sensing Irrigation

Included High Performance Plumbing Fixtures

Included 14 Seer Air Conditioning Unit

Available ECHO Solar Electric/Thermal System (additional around $15,000 + up to $6700 tax credit)
Average lot sizes range from 50 x 90 to 50 x 110

All of these features included in homes from approximately 1768 sq. ft. to 2785 sq. ft. and starting in the 180’s! This community is one of a kind and can save you up to 80% on your homes energy use. 

Villages at Val Vista is situated just off the 202, getting around Phoenix, Tempe, and Mesa is quick and easy. You'll find a wide variety of local shops and eateries just around the corner at San Tan Village. Your dream home can be a reality here, with the quality craftsmanship, stylish designs, and custom options of well-designed new homes. If you want to buy in the Phoenix area, plan your visit to Villages at Val

Amenities

- Playground (splash pad)

- Volleyball

- Walking trails 

Please contact me if you plan to visit the model house. Do not go to model house without me!

* Disclaimer: I am not affiliated with Meritage Homes. This information is for references only and subjected to change without notice.

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