2024 Green Valley News INSIDERS

 The holiday season is a great time to buy that home here in Green Valley. Whether you are looking to buy your 1st home or to make a change, I bring you good news:

Our inventory of homes is higher than it’s been in years! There are plenty of homes to choose from.

6 reasons to buy now

During this holiday season you can take advantage of:

• Less competition. Although some of the snowbirds are here, the seasonal renters are not here yet. Most buyers are looking to buy presents, not houses.

• More to choose from. We have more home inventory than we have had in years.

• Motivated home sellers. Most sellers over the holidays want to make a move – and move on -- before the new year.

• Faster closings. Title companies are not as busy and want to close homes before year’s end.

• Motivated agents. Agents aren’t as busy this time of year and will have plenty of time to give you lots of personal service.

• Holiday spirit. Home sellers have that holiday spirit and, filled with good cheer, might make a better deal this time of year.

Wishing you a Merry Christmas and a Happy New Year.

And may 2025 bring us all health and happiness!!!

I have over 25 years of selling homes in Green Valley, so if you need a Green Valley REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com www.MrGreenValley.com.

 Looking for a home to buy in Green Valley this year? The rules have changed because of the National Association of Realtors (NAR) settlement.

In a nutshell, there are two basic changes:

• The offer of compensation to the buyer’s agent can no longer be advertised in the MLS. In the past, what the seller was paying for compensation was listed in the MLS. I believe that sellers’ agents are still going to continue to pay compensation; it just won’t be listed in the MLS.

• Buyer broker’s agreement - Buyers and their agent must have an employment agreement in writing before any homes can be shown. This works just like a listing agreement but for a buyer. The days of casually calling an agent to show you homes are over. This agreement must be signed before a key goes into the door.

Offers to purchase a home now will include the buyer’s compensation and will be part of the purchase contract. It will be very transparent what the buyer’s agent is being paid. I don’t believe that much will change other than this will create better communication between sellers/buyers and their agents – and of course more paperwork.

Have A Great Thanksgiving Season!

I have over 25 years of experience selling homes in Green Valley, so if you need a Green Valley REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com.

 October is here, hopefully cooler temperatures are coming soon, and then our snowbirds will start to flock back to town. We have seen an increase in our home inventory, causing the market to turn from being a strong sellers’ market to more of a neutral market.

One of the major factors that kept our housing market strong is that Green Valley is still one of the best places to retire in the USA. It’s a very affordable and very safe place to live.

Current Green Valley housing numbers

Approximately 137 single family homes, 107 townhomes and 37 condos are currently for sale in Green Valley. Quail Creek has another 43 homes for sale.  Combining both areas, 91 homes are under contract. Our inventory of homes has been slowly going up over the past year.

We are also seeing some lower pricing, but those special homes with scenic views, a 3-car garage or special features inside are still commanding above-market pricing.

Prices may adjust, but not crash

Some buyers have been waiting for the prices to crash, but I don’t see that happening. With the extra inventory, prices may experience some downward adjustment but nothing crazy.

Remember - Buy the right home, not the best deal.

I have over 25 years of experience selling homes in Green Valley, so if you need a Green Valley REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com

Why do some homes sell quickly while others sit on the market? Chances are the sellers made one of these mistakes.

• Over or under pricing – An overpriced home keeps buyers away, while an underpriced home could cost you thousands of dollars.

• Using bad photos – Today’s buyers start their home search online, making decisions on what homes they want to see right from their computers.

• Leaving dirt and clutter – Dirty, cluttered homes turn buyers off or bring you lowball offers. Store clutter out of sight and clean for a bright, sweet-smelling home.

• Overlooking outdoor spaces – Patios, decks and yards are as important as indoor areas. As the first things people see, they can make a good or bad first impression.

In Arizona, we live outside. It’s an extra living room, so make sure it looks inviting!

• Hiding problems – Buyers will find what you’re hiding and wonder what else you’are hiding.

• Neglecting repairs – Buyers don’t want to do repairs or buy your problems.

Always remember to use a local Green Valley Realtor. They are the experts on selling Green Valley homes.

I have over 40 years of experience selling homes in southern Arizona, so if you need a REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Associate Broker, Realty Executives Arizona Territory at 520-360-973, Scott@MrGreenValley.com www.MrGreenValley.com.

 If you’ve heard it once you’ve heard it a thousand times: “You only get one chance to make a (Good) 1st Impression. A buyer gets so many 1st impressions before they even walk in your front door. If you are selling your home, know that potential buyers may make a decision before they come inside.

• Curb Appeal – How does your home look from the street? Make it look inviting! Clean up the yard, add some plants, and paint. You don’t want the buyer to do a drive-by.

• Front door and entry – While the buyer’s agent is getting the keys, the buyer has plenty of time to inspect the entry and front door. Remove debris and weeds, clean or paint the door, and make sure the door handle shines.

• Once the door opens – The buyer’s next 1st impression is not only what they see but what they smell. Make sure the home is clean, bright, and smells fresh. Don’t let your home be remembered as the “Bad Odor Home.”

• Photos – Some buyers may not even look at your home if the photos turn them off. It pays to get good photos.

I have over 43 years of experience selling homes in southern Arizona, Buying, Selling, Success - You Deserve the Best call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Associate Broker, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com www.MrGreenValley.com

 Many people go to the doctor for annual checkups and keep their cars maintained but forget about one of their biggest investments – their homes! The adage, ‘Pay a little now or pay a lot later’ applies to your home. Proper maintenance now can save you a lot in the long run.

Whether you’re trying to sell or not, it’s worthwhile to have an annual checkup including:

• Heating and cooling system. Changing the filter is not enough. Hire a professional to ensure the system is working safely and efficiently. If you need a new system, look for deals in the fall when heating/cooling companies aren’t as busy.

• Roof. The blazing sun and high heat of summer is tough on roofs. Did you know that some roofers offer free inspections?

• Kitchen and safety. Clean your range hood filter and refrigerator compressor coils. Inspect the condition of fire extinguishers. Replace batteries and test smoke and carbon monoxide detectors.

• Termites. Check for termites several times a year and call a professional if you see signs of infestation. They like to come out once the monsoons start up.

Go USA in the Summer Olympic Games!

I have over 43 years of experience selling homes in southern Arizona, Buying, Selling, Success - You Deserve the Best call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Associate Broker, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com www.MrGreenValley.com.

 With such a crazy housing market, do you really need a REALTOR®? A REALTOR® is a licensed real estate agent who belongs to the National Association of REALTORS®, follows their Code of Ethics and has a fiduciary relationship with their clients.This code requires them to serve the best interests of their clients, to act with professionalism and protect the public.

REALTORS® provide many benefits

• Housing experts. Local REALTORS® know the market and will save you time.

• Professional negotiators. They will fight for your best interests, prices and terms.

• Access to the MLS. The Multiple Listing Service has all the vital information on homes for sale to help you get a fair price.

• Know and follow the laws. Knowledge of real estate law ensures your transaction is legal in every way.

• Handle all paperwork. REALTORS® understand the complex contract and all the disclosures.

• Worry-free transaction. You will know everything was done right.

Green Valley’s current housing numbers

Currently, there are just 132 single family homes, 100 townhomes and 30 condos for sale in Green Valley and 45 homes in Quail Creek. Combining both areas, 127 homes are under contract right now. A total of 596 homes have sold in the past 6 months.

The inventory of homes is up over the past year.

I have over 40 years of experience selling homes in southern Arizona, so if you need a REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Associate Broker, Realty Executives Arizona Territory at 520-360-973, 

Scott@MrGreenValley.com www.MrGreenValley.com.

 I have been getting questions concerning the National Association of REALTOR® (NAR) settlement agreement. It’s important to understand the changes it will cause.

Misinformation about commissions

While this agreement is still awaiting court approval, let’s clear up some misinformation about the settlement. It suggests that commissions were not negotiable before, but commissions have always been negotiated between the brokers and their clients.

Changes to look for

These changes should take effect in July or August:

• Compensation being paid for by the sellers will no longer be able to be advertised in the Multiple Listing Service (MLS). Sellers will still be able to pay compensation to the buyer’s agent.

• Buyers will have to sign a Buyer Representative Agreement with their agent BEFORE any homes can be shown. The days of getting a call and running out showing homes to potential buyers will be a thing of the past. There will need to be a conversation between buyers and their agent on how compensation will be paid and a signed agreement.

NAR has not agreed to any wrongdoing with this agreement. I believe buyers and sellers will see very few changes other than more documents to sign to buy/sell their next home.

I have over 25 years of experience selling homes in Green Valley. Call your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com, www.MrGreenValley.com

Some renters in Green Valley say they like not having to take care of maintenance. Roof leaking? Weeds in the yard? Just call the landlord.

Others like not having to pay taxes or association fees, and some like the flexibility of not being tied down to one place. But, there are better reasons to buy:

• It’s a great investment. The tax advantages make your home a sort of savings account.

• Come and go as you please. Arrive when you want to and stay as long as you like, even at the last minute. You don’t have a lease telling you when to leave.

• No surprises. When you open the door, you won’t be hit with that “Oh no!” feeling. It’s your place; it’s just how you like it.

• No tedious packing, hauling, and unpacking. Your home has everything you need because you put it all in place.

• Your pets are always welcome. And if you’re not one to bring along a Fluffy or Spot, you won’t have to wonder if the last renters brought theirs.

• You’re the boss. There is no landlord telling you what to do, because you make the rules!

Those taxes and association fees? You can be sure they’re figured into your rent anyway.

I have over 25 years of experience selling homes in Green Valley, so if you need a Green Valley Realtor, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives at (520)360-6973, Scott@MrGreenValley.com www.MrGreenValley.com

 In the first few months of the new year, we are starting to see some new trends in the Green Valley real estate market. The number of homes for sale has doubled in the past year, the average days on the market is now over 45 days, and we are starting to see some price reductions!

Current housing numbers

SF=single family, T=townhomes, C=condos

Green Valley - 133 SF, 86 T, 21 C sold; 68 SF, 46 T, 20 C under contract

Quail Creek - 43 sold; 16 under contract

Some homes still in short supply

In Green Valley/Quail Creek only 24 SF homes are under $300,000.

Of those, only 15 have 3-car garages, and only 8 have pools.

In the past 6 months, over 458 homes were sold in Green Valley and Quail Creek. So, you can see homes are still selling.

Tips for buying or selling in Green Valley

•  Use a local Realtor, a member of the Green Valley Board of Realtors, with all the knowledge you need. Always ask if they live in Green Valley!

• Make an offer ASAP. Once you find the perfect home, make a good offer. Because if you don’t, someone else will.

I have over 25 years of experience selling homes in Green Valley, so if you need a Green Valley REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives Arizona Territory at 520-360-6973, Scott@MrGreenValley.com www.MrGreenValley.com.

If you watch TV commercials, you would think this happens all the time. There is a company that advertises this type of property fraud. For the price of a monthly subscription, they will notify you if someone changes the title on your home.

I have not heard about this happening in Green Valley, but if it did, it could cause you lots of headaches, time and money getting the situation resolved, even requiring an attorney.

Get protection for free.

The good news is that Pima county is offering a similar service, Fraud Guard, for free. Fraud Guard will notify you if anyone has made changes to your home’s title, helping to keep you from becoming a victim of this type of property fraud.

Sign up for free.

To sign up go to the Pima County Recorder Website: www.recorder.pima.gov/RecorderHome, click Document Recording, then click Fraud Guard and follow the instructions.

Although this type of fraud is rare, the sooner you find out that someone is trying to make changes to the ownership of your property the better off you will be. It is better to be safe than sorry! (Especially when the service is free!)

If you are looking to buy or sell your current home, call a knowledgeable local Green Valley real estate expert, Scott Chancellor, Realty Executives Arizona Territory at (520) 360-6973. Scott@MrGreenValley.com www.MrGreenValley.com

Renters have a million reasons why not to buy -- not being tied down to one home, not being responsible for home maintenance, no tax bill, no HOA fees and so on.

Many reasons to buy

But there are even more reasons to buy

• You’re the boss. No list of do’s and don’ts – you make the rules now.

• Come and go as you please. Arrive when you want to and stay as long as you like, even at the last minute. You don’t have a lease telling you when to leave.

• It’s a great investment. Real estate has always been a great investment. Since you own it, you are no longer throwing your money away on rent.

• No surprises. When you open the door, you won’t be hit with that “Oh No” feeling. It’s your place, painted in your colors and appointed by you, with your own furniture and amenities.

• No tedious packing, hauling and unpacking. Your home has everything you need because you put it all in place.

• Your pets are always welcome. And if you’re not one to bring along a Snoopy or Lucy, you won’t have to wonder if the last renters brought theirs.

When you pay rent, you are paying someone else’s mortgage

I have over 24 years of selling homes in Green Valley, so if you need a Green Valley REALTOR®, call me, your Local Green Valley Real Estate Expert, Scott Chancellor, Realty Executives Arizona Territory at 520-360 6973,  Scott@MrGreenValley.com www.MrGreenValley.com.