Go to my website~www.SabinoMountainHomes.com ~ to view the 16 homes that have sold this year. Sold prices are revealed for homes from 2004 to the present.

The highest sale is 900K and it went under contract 10 months ago.

4298 N Ocotillo Canyon sold for $362,500 in a private sale on August 31, 2010. (Click on the address to see a previous listing of this house). This 2,500 square foot 4 bedroom, 3 full bath home has a 3 car garage, a fireplace, ceramic floors and boasts city views.

4035 N Boulder Canyon Place is back on the market at 670K. It has been on and off the market for the past few years, but this time the list price is right! This over 3,300 square foot, semi-custom, Outpost-built home has the ever popular great room plan with the dining room, breakfast area, family room and kitchen all open. This one is situated on .72 acres on the cul-de-sac, which assures for no traffic noise. It backs to acres of the pristine Sonoran Desert with tall saguaros and fantastic city views. Should sell quickly! Call me at 520-615-2598 to schedule a showing! (Click on the address to see the listing and photos).

The gas station at the foot of our neighborhood ~ “Circle K“~ has re-opened!

Right now open- enrollment is closed for the school year ending May 2011.

Applications will be taken for the school year beginning August 2011 and ending May 2012 on December 1, 2010; all applications should be in by February 28, 2011.Last year Catalina Foothills made its enrollment goal so it is best if you want to open-enroll your child to do so by the cut-off on February 28, 2011.

Remember that there are no buses provided for children that are open-enrolled, however, Canyon View Elementary and Esperero Middle School are only 5 minute drive away and Catalina Foothills High School is only a 15 minute drive away.

Many Sabino Mountain residents open-enroll their children into Catalina Foothills schools because the classes are usually smaller, the physical environment is many times more appealing than other Tucson public schools, and the test scores are amongst the top of Arizona public schools.

As promised, click on the address: 4054 N Boulder Canyon Place (list price $560,000) to see the listing and photos next-under of the Outpost-built, semi-custom, over 2,500 square foot home, on .76 acres that just went up for sale yesterday. This home has a pool, spa, 3 car garage and some nice city views.

4052 N Black Rock Drive has been reduced to $975,000, from a high beginning price of 1.5 million in January of this year. This over 3,300 square foot, semi-custom, ridge-top Monterey home is on over a third of an acre. (Click on the address to see the listing and photos next under).

There are several reasons Sabino Mountain homes do not seem to be selling in the second half of this year. One is that there have been three recent foreclosure sales with final prices ending in the $200,000s. Appraisers have to examine these recent sales because they are no longer an anomaly. This has a huge effect on Pepper-Viner and Monterey non-custom homes that are for sale.

In the high-end market, buyers are looking to purchase homes at 2004 prices. Currently few Sabino Mountain homes meet that list price standard. So if the buyers can not find a bargain here, they go someplace else. Almost 100% of the luxury homes that have sold in 2010 have been bargains, and when one looks at past sales prices of the homes that sell, it is very typical to find the price almost identical to 2004 prices, and in many cases upgrades have been added such as pools, spas, major bath or kitchen renovations, yet still the closing prices are what we would find in 2004.

As a result, it makes sense that only those folks who are willing to list their homes at very aggressive prices, put their homes up for sale at this time. The alternative option is to lease the property for a few years. It is unlikely that prices will go back to the peak of the market (which was in the first quarter of 2006 )for a minimum of two years. We may be experiencing the bottom of the market, but we will not know that until after it has occurred.

4054 N Boulder Canyon Place, listed at $560,000, came on the market today. This one-story, semi-custom Outpost- built home, is over 2,500 square feet, is on .76 acres and sold for 432K in Feb 2004. The current Sellers added a pool and spa. When photos are added I will add the listing and photos for your view.

4493 N Little Rock is now under contract. At a list price of $269,900 it is likely it sold for much less. This 2,231 square foot, one-story home has a three car garage. Foreclosures are hairy now, with many title companies afraid to grant title insurance until the recent lender issues (which include robo-signing) are cleared up. That being said, there may be exceptions to the rule, and this patient buyer will get a wonderful deal. This is par for the course in today’s market. Many of the sales that are occuring in this price range are foreclosures. Buyers are looking for bargains. This makes it very hard for sellers to unload their properties unless they are willing to sell at bargain prices. (Note: Click on the address to see the listing and photos next under).