New Listing – Pepper-Viner One-Story for Sale at Sabino Mountain

This Seller is pricing his/her house to sell! 4259 N Ocotillo Canyon Drive is listed for $379,900. This popular one-story, 2,236 square foot Pepper-Viner floorplan has a formal living/dining room off the entry way; the Family Room with fireplace is right off the Kitchen. Because homes priced under 400K, in the Tucson Foothills area that are priced at fair market value sell quickly, I predict this one will be under contract before you know it!

The Proof is in the Numbers – Sabino Mountain Recent Homes Sales

Because Sabino Mountain has had more than a few sales in 2009, it is fairly easily to determine fair market value of non-custom built homes:

2009 Sabino Mountain Homes Sales of non-custom homes:


4236 N Sunset Cliff Drive $323,500 2,074 square feet
4192 N Sunset Cliff Drive $370,000 2,684 square feet
4348 N Ocotillo Can Drive $375,000 2,236 square feet
4334 N Sunset Cliff Drive $380,000 2,904 square feet
4028 N Sunset Cliff Place $383,500 2,936 square feet
4338 N Ocotillo Can Drive $418,000 2,708 square feet

Of course, if there is a swimming pool or many custom upgrades, the lot is larger or with a better view, etc, there are pluses and minuses taken when compiling a market analysis to determine fair market value.

Please note: Although this information is taken from Tucson Multiple Listing Service, and I have tried to transcribe accurately, this information is not guaranteed.

My Observation on Homes for Sale in Sabino Mountain

Most of the homes for sale in Sabino Mountain are over-priced for today’s market. When homes are listed for sale at above-market value and the Sellers are serious to sell, the prices will eventually come down in price, but what the Sellers should realize is that if they listed their homes realistically to begin with, they would have sold for a higher price. There are many studies that prove this and it is perplexing to me to see so many for sale at a price that I think is too high. There are only a few homes listed for sale at fair market value, in my opinion, and one has a pool and is located on Sunset Cliff Place and the other is a large contemporary home on Boulder Canyon that is listed for sale at a little over a million dollars. If the Sellers are not serious about selling, they should take their homes off the market or rent them. Finding buyers that will make an offer on an over-priced home is wishful thinking. It is impossible to get 2006, 2007 or 2008 prices in today’s market.

New Listing at Sabino Mountain – 4035 N Boulder Canyon Place

At the end of North Boulder Canyon – to the right of the cul-de-sac-sits a 3,324 square foot, Outpost built semi-custom home. It has contemporary touches and is located in a very private setting. It does not have a pool. I sold a house on N Boulder Canyon that was very upgraded and had a pool and spa, with a similar floorplan for 825K in July of 08. Prices for Foothills homes have declined since then.