As predicted once 4473 N Little Rock, priced at $289,900, would go quickly. This 1,600 square foot, Pepper– Viner home is immaculate and well-cared for by its original owner. The new buyers got a great house!

There are 2 very well- priced homes in Sabino Mountain; both are one-story homes built by Pepper-Viner:
4473 N Little Rock – approximately 1,600 square feet list price $289,900
4199 N Ocotillo Canyon Canyon – 2,236 square feet list price $389,900

Give me a call at 520-615-2598 if you would like to view these homes!

4473 N Little Rock was just reduced for the fourth time today to $289,900. This almost 1,600 square foot one-story home is in model-perfect condition – the original owner has taken impeccable care of it. It is a great value at this price and should sell soon!

After hearing that one offer had been submitted to the lender and was not accepted, the home on 4048 N Sunset Cliff Place, which is the only foreclosure listed in Sabino Mountain, has reduced its price to $361,500. This almost 2400 square foot, two-story home, with a 3 car garage has a pool and spa and is listed by Century 21 First American.

Homes at Shadows @ Sabino, which is located on the corner of Synder and backs to Sabino Canyon Rd, have always competed with Sabino Mountain non-custom homes listed for sale. Recently 4735 N Tomnitz Place, a one-story, 2400 square foot home with a pool, went under contract. The list price was $408,000 and it was only on the market slightly over 2 months. It is model-perfect and had such upgrades as planation shutters, granite counters, upgraded cabinets and the pool provided some mountain views. Homes like this competing with Sabino Mountain reveal why it is so challenging for homes prices from 400K-500K to sell in Sabino Mountain. None of the Sabino Mountain homes for sale in the 400K-500K price range have pools, and, keep in mind, this community is located right down the street and is gated. It has a low $55 monthly HOA fee as well and the location affords those children who open-enroll in Catalina Foothills-District 16 schools— to just go to the opposite side of Synder to catch the school bus. Homes need to be priced competitively to sell in our neighborhood and some of the homes listed for sale between 400K-500K need to consider a price reduction in order to consummate a sale.

I have seen all the Sabino Mountain houses for sale except the semi-custom Monterey on Black Rock Drive that is listed at 1.5 million. Seems a stretch at that price since the comps in that area have been less than half that price. But some folks can keep on dreamin’. And there always will be some agents that will list any home at any price, too! I saw one on Ocotillo Canyon that is priced at less than 400K and is model-perfect and has a 3 car garage on a custom Pepper-Viner lot–it is 2,236 square feet and has no houses across the street with beautiful views of the Rincons. That one should suit some buyer’s fancy.Most of these homes could benefit from having detailed brochures, brochure boxes out front and holding their homes open. The one’s that are over-priced don’t need to bother, because no amount of marketing will sell them.

The long awaited final sales price is here for this Sabino Mountain home: 4095 N Black Rock Drive sold for $620,000. This former Monterey, semi-custom model is very upgraded and has a negative edge pool to boot! It had multiple offers on it, but one set of buyers got very, very lucky and this is a bargain price for this ridge-top, 3,400 square foot home.

This is a reminder to all Sabino Mountain residents who wish to Open Enroll their children to attend Catalina Foothills – District 16 Schools this coming fall. Open Enrollment ends February 28th. You can open enroll on-line by clicking www.cfsd16.org. Every year each student that is open enrolled must re-apply. Keep in mind Canyon View Elementary and Esperero Canyon Middle School are right down the street. If you open enroll your child there is no school bus service. The Catalina Foothills District 16 schools are ranked at the top for public schools in Arizona.

Two homes that are listed for sale–4507 N Sabino Mountain Drive ($895,000) and 4081 N Quail Canyon Drive ($1,195,000) no longer show that they are located in Sabino Mountain. I have no idea why they are listing the homes as active for sale, but with no subdivision name. They previously were correctly listed as homes located in Sabino Mountain.Perhaps the agents think there are too many for sale in Sabino Mountain. Sabino Mountain is a popular neighborhood, however, homes need to be priced competitively with other Catalina Foothills homes for sale. Additionally, I think it is misleading not to reveal the subdivision.