Oro Valley Update - Summer 2019

New Construction and Building in Oro Valley - Summer 2019

We have a lot of new construction and projects going on in Oro Valley. Take a look to see what’s in the works:


New listing in Rancho Vistoso:


A truly turn-key charmer, this immaculate 1,265 sq. ft. home has 2 bedroom and 2 bathrooms, master suite with a spacious bonus/sitting room and walk-in closet.

Th e open-concept kitchen with all newer Samsung SS appliances, granite countertops, pendant lights and wine cooler.

Newer furnace and A/C, all newer hardware throughout home. Newer bamboo flooring and paint.

Looking for mountain views? This house has them! Relax on your lovely pavered patio and take in the gorgeous mountain views from the beautiful backyard!.

Near shopping, restaurants, movie theater and golf courses.

Furniture available on a separate BOS.

Call me for an easy showing of this ready-to-move-in property in the sought-after Rancho Vistoso!


Oro Valley First Time Home Buyers - Choosing a Real Estate Agent - Contracts Made Easy : the Weasel Clause (and why you want it)

Oro Valley First Time Home Buyers - What’s a Weasel Clause and why do you want it?

Back in the day, let’s go back to the 70s, contingencies written into a property contract were called a “weasel clause.”

What does this mean?

Simply that prospective homeowners could cancel a contract (weasel out) -- without penalty paid to the seller and there was no risk to the buyer.

While not great for seller, buyers can use them to their advantage in AZ.

Here are types of contingencies you can expect in Arizona:

Common Purchase Contract Contingencies for Home Buyers


Loan Contingency.


Even with a pre-approval letter, sometimes the loan is denied and the buyer cannot complete the purchase.

Some loan contingencies have buyers and seller biting their nails about whether approval will come through (all the way up to the closing), and other types might exist for a few weeks.

Most real estate sales contracts contain a contingency clause that permits the buyer to cancel the purchase if the loan is not approved by the lender.

Be aware that the lender could reject the loan for a number of reasons, including uncovering a title defect or receiving a low appraisal.


Loan Appraisal.


Your lender will generally hire an independent appraiser to inspect and determine the value of the home.

If, however, the appraiser comes up with an appraisal value that is below the sale price of the house, then the mortgage lender could refuse to give the loan.

Including a specific appraisal contingency provision which would allow the buyer and seller to adjust the purchase price to match the appraisal so that the purchase can be completed would help ensure the transaction is completed.


Home Inspection.


This one is the usual suspect when finalizing the deal.

A key (and highly recommended) contingency clauses involves the right to perform an inspection by a professional.

Upon inspection by an inspection professional, defects could be found. These could include minor things like broken switches or blinds that don’t function properly. Easy fixes. However, they can also include pricey problems like roofing repairs or replacements and plumbing issues.

This is where the buyer and seller can re-enter the bargaining process determining who will fix such issues and if any money will be given. Sometimes this where a breakdown in the deal can occur, but usually a compromise can be met.

In complex terms: If the inspection reveals defects, the Buyer uses the Buyer’s Inspection Notice and Seller’s Response (BINSR) to request and negotiate repairs to the property. 

The BINSR is an addendum to the Arizona Association of Realtors Residential Purchase Contract that allows, in an organized manner, the buyer to request repairs and the seller to respond.

If the inspection reveals defects, buyers may walk away – or elect to ask the seller for repair work, closing credits, or a reduction in the sale price due to flaws that were uncovered.

Sellers have a set period (5 days is common) to respond one of three ways: 1) agree to all of the buyer’s requests, 2) offer a modified solution back to the buyer, or 3) decline to make any amends. In response, the buyer can continue to negotiate, accept the seller’s position, or end the transaction within a set number of days (also 5 days, commonly).

If the buyer declines the seller’s solution within the time period, they are free to end the transaction and recoup their earnest money. Of course, all communications back and forth between buyer and seller regarding inspections and negotiations around them must be done in writing.


This is where a professional Realtor (like me) can take over and guide the negotiations. Whether it’s an inspection issue, working with loan professionals or just getting all parties on the same page, I excel at contract negotiations.

See my testimonials http://www.garnergroupproperties.com

Rodger P. Garner



Buyers should also take note of the following:


Lead-based Paint. If the home was built prior to 1978, the seller must provide the buyer with a lead-based paint disclosure form. Buyer should use certified contractors to perform renovation, repair or painting projects that disturb lead-based paint in residential properties built before 1978 and to follow specific work practices to prevent lead contamination.


Wood Destroying Pest Inspection. Termites are commonly found in some parts of Arizona. The Office of Pest Management (OPM) regulates pest inspectors and can provide the buyer with information regarding past termite treatments on a property. If pests or dry rot conditions are noted, there could be an additional expense to negotiate.


Roof Inspection. If the roof is 10 years old or older, a roof inspection by a licensed roofing contractor is highly recommended.


Sewer Inspection. Even if the listing or SPDS indicates that the property is connected to the city sewer, a plumber, home inspector, or other professional should verify.  If a home is not connected to a public sewer, it is probably served by an on-site wastewater treatment facility (conventional septic or alternative system). A qualified inspector must inspect any such facility within six months prior to transfer of ownership. Sewers can also get clogged from tree roots or deteriorate over time. Plumbing companies can insert a camera into the sewer line to check for damage during a sewer inspection. This is an expensive repair.


Private Well Inspections. If the home is not connected to city water but rather has a private well, buyers may want assurance that the water is potable and meets acceptable health standards. A well inspection can also deliver stats on how fast the water can be brought to the surface.


Swimming Pools and Spas. If the property has a pool or a spa, the home inspector may exclude the pool or spa from the general inspection so an inspection by a pool or spa company may be necessary.


Radon, Imported Drywall, Mold or Asbestos Inspections. Sometimes home inspectors will call for additional inspections by licensed entities to check for special situations such as radon gas, imported drywall, mold or asbestos; however, mold and airborne health hazards are most often not detectable by a visual inspection. To determine if the premises you are purchasing contain mold or airborne health hazards, you may retain an environmental experiment to perform an indoor air quality test.


Soil Problems. The soil in some areas of Arizona has “clay-like” tendencies, sometimes referred to as “expansive soil.” Other areas are subject to fissure, subsidence and other soil conditions. Properties built on such soils may experience significant movement causing a major problem. If disclosed or if the buyer has any concerns about the soil condition or observes evidence of cracking, the buyer should secure an independent assessment of the property and its structural integrity by a licensed, bonded and insured professional engineer.


Previous Fire/Flood. If it is disclosed there has been a fire or flood on the property, a qualified inspector should be hired to advise you regarding any possible future problems as a result of the fire or flood damage.


Preliminary Title Report. Title investigations will disclose easements, monetary liens of record, including the ability of the seller to transfer clean title to the buyer, and Covenants, Conditions & Restrictions (CC&R) information. If you can, always order a title policy. You might discover an easement falls on the property line right where you want to build a fence or put in a pool, and that could be grounds for cancellation of a contract.


Homeowner Association Documents. Buyers should obtain a copy of all homeowner association documents, including meeting minutes, if applicable. Pay special attention to the Home Owners Association (HOA) reserves. A deficiency in the reserves could be a red flag that the HOA is in financial trouble or the HOA dues might be in line for a steep increase.

Real Estate Market Trends 2019 - Oro Valley - Tucson - Marana


Trends come and go. What are things buyers are looking for today?

Top things buyers are looking for in Tucson – Oro Valley and Nationwide:

-greater affordability,





These are still on the wish lists of many real estate clients.

Some architects say they are seeing another trend: an energetic push toward remodeling.

Buyers and sellers can learn what the trends for real estate in 2019 (and forward) are and adapt them to help them sell their home (or buy one) much faster and for the best price possible.Here are the top 8 trends for real estate 2019:



1. Views and Light

Buyers are craving light and Tucson-Oro Valley buyers always crave mountain and/or sunset views!  Research shows that natural light can boost healthfulness, both physically and emotionally, so naturally, architects, builders, window manufacturers are responding to the demand.

 How Oro Valley home sellers can incorporate this: If you already have delicious views, make sure they really sing from the inside out. You can do this:

-Repair or reglaze windows,

-Add more windows,

-Build a deck, or

-Add on a screened porch.

This helps homeowners maintain a connection with nature and the outside.

You can also add roll-up garage doors fitted with glass for views outdoors.

New glazing can make a big difference to the enjoyment and efficiency of a home, and it’s an affordable update. A quality single window or door with glazing = ~$1,000. An entire wall of glass may run $5,000 to $10,000, but the return on investment can be substantial in the ultimate sales price of a home.


2. Healthier Houses

 More and more reports of contaminants in drinking water, toxic levels of formaldehyde releasing from laminate flooring, and a myriad of other home health scares are being divulged and consumers are increasingly concerned about how their home may affect their health.

However, rather than compromising health and wellness, homes can provide an opportunity to enhance lives if built properly.

Tucson companies are responding with air filtration, water purification, circadian lighting, and comfort-focused technologies, all to simulate the natural outdoor environment.

Building a new home? Pay attention and research new building techniques and smart home developments, ask your builder questions and insist that your builder use these techniques wherever budget and building allows.


3. Baby Boomer Bathrooms

Baby boomers now account for the largest share of home owners choosing to renovate, according to a 2018 Houzz Bathroom Trends Study. Living in the desert SW of Tucson and Oro Valley, this is no surprise. As such, their top project is redoing the master bathroom.

A Houzz economist states that “A significant proportion of boomers (56%t) are aware of the needs that arise aging in place.”

Aging home owners are making changes to suit their needs including the most popular:

-Removing tubs that are difficult to climb into and out of,

-Adding accessible shower seats and grab bars,

-Installing zero-threshold entries between rooms – no steps

The median cost for a large master bathroom renovation was estimated at $16,000 (Houzz). If that’s too pricey, small changes can go a long way.

Adding grab bars (under $200) or a new toilet can make a nice change and appeal to this category or buyer. Oro Valley home buyers often prize these small details and will be more apt to look favorably on the home – especially if it’s in a resort/retirement/golf course development where buyers tend to be a bit older.



Home buyers are looking for more natural solutions

Builders are taking note!

4. Sustainability

Mother Nature can be brutal and natural disasters are occurring more frequently. Forward-thinking homebuilders are developing resilient and sustainable solutions for new and existing homes. These can include:

-Oversized gutters and downspouts that direct water to rain gardens or other landscape features that can handle intense rain.

Sustainable features are also critical to decarbonize the built environment and conserve resources. Popular are:

-All-electric systems, including induction cooktops,

-Mini-split HVAC systems,

-Heat pump water heaters

Tucson and other Arizona homeowners could have the garage wired to be a charging station for electric cars and add sun-loving solar panels to the roof.

Build and remodel houses to withstand the weather and keep energy costs down. More and more buyers in the Arizona – Tucson, Oro Valley markets are looking for these sustainable features.


5. Gray Gloom Gone

 Gray has been a popular “neutral” for several years and now it’s swinging away. Color keep rooms fresh, but what may appeal often depends on how trend-focused the locale is, along with the age and style of the home. We are seeing more neutrals in the white and off-whites. Of course, keeping the home wall neutral can invite a changeable pop of color in the rooms – easy to buyers to add their own favorite colors. Millennial buyers are opting more bright colors, so in that market, a little bright color freedom is often prized over neutral tones.

With cabinetry, colors are becoming more sought-after nationwide. Blue tones are becoming more popular, while teal, sage, and olive colors are growing in appeal.

Putting your home on the market? Be sure the walls are neutrals, but you can still add color in the form of throws, pillows, art and plants.

Buyers in the Tucson – Oro Valley real estate market are looking for a nice SW feel and often will enjoy colors in a room if they are classic, such as Mexican tile and inlays. Otherwise, keep colors neutral and you’ll appeal to more buyers.


6. Natural Materials and Styles

After years of focus on clean, spare Scandinavian design, there’s trend toward more warmth and comfort with natural, earthy touches. This can be achieved with prints and florals in natural-colored tones. Butcher block kitchen countertops and a mix of warmer natural materials such as wood, leather, silk, and stone will help capture the natural feel and area being seen more and more often.

Tucson and Oro Valley sellers don’t have to revamp rooms completely. However, take an objective view of your home (or have a friend do it for you) and compare it to what’s popular in current design trends. Making a few updates can go a long way in terms of a faster sale with a better overall price.


-Removing gold/brass hardware (big in the 90s) to more nickel-plated or brushed

-Sea green, bright teal, grey with burgundy – all color combinations that used to be popular are no more!

“Make color updates to have your home seen more favorably. Yes, buyers can do it themselves with they move in, but if you do it, it creates a more seamless sale – less for the buyer to imaging needing to be done,” says Realtor Rodger Garner, HomeSmart Advantage Group (Tucson, Oro Valley, AZ).


microhome tinyhomepic.jpg

Going small

A growing trend in 2019

7. Micro Homes

Smaller-sized homes and affordability are in great demand, with rising home prices and a shortage of desirable downtown locations.

This small livable option can be a good investment for buyers-especially those looking for second or vacation homes (again, Baby Boomers!).



8. High and Low Decor

Millennial generation buyers are not looking for the McMansions of the past. Generally, they prefer smaller homes, but with both high quality and moderate surroundings. They are looking for quality over quantity. They are savvy about using social platforms like Pinterest to get décor ideas, shop and put together a home and environment that suits them.

If you are in the space that would appeal to millennial buyers, consider this when re-vamping before selling. Adding some uber-current touches will go far in helping you sell your home faster.

outdoor area.jpg

9. Outdoor Entertaining Still Ranks High

Whatever the style of home, a spot for outdoor entertaining can still elevate the price of the home and create a “I want that!” emotion for the buyer. In 2019, this is still true and spots can vary from large, elaborate areas to a small bistro set and plant. It’s all something that would-be buyers prize.

Real Estate Trends for 2019 - Make way for color, nature and revamps



Truly move-in ready + gated + pool + greenbelt! Text/email/call me to view:


Staging Tips to Sell Your Home Faster in Oro Valley

Selling your home? A few simple, affordable staging tips

Remember the last time you walked through a furniture showroom?

 You probably noticed that the sofa, chairs, tables and other furnishings were arranged - or staged - to make them look more appealing.

You might have seen an attractive lamp on a sofa end table, or an appetizing bowl of fruit on a dining room buffet.


When preparing your home for sale, you should do much the same thing. Stage each room to make it look its best. Studies prove this will help sell your home faster and for a better price.

In fact, there are professional stagers who provide consulting and installation for home staging. As your real estate agent, I can also provide you with practical ideas to get your home prepared for sale.

  • Create a spacious environment:
    Make each room look as large/spacious as possible. If you need to rent a storage space or friend’s extra room for a month or two, it’s well worth it.Put some items, and even some furniture, into storage.

  • Toaster, coffee makers, phone chargers are all handy, but clutter:
    Remove unnecessary items from countertops, tables and shelves.

  • Stand back and look at your shelves:
    Keep decorative objects on shelves, tables and even sofas, in odd number groupings. According to Barb Schwartz, the originator of staging, this combination works best. For example, have three pillows on a sofa, not two or four; have a cluster of small vases (3).

  • Update the older items:
    Make tired piece of furniture look stylish by adding a throw cover.

  • Add life:
    Just about any living space is enhanced by adding flowers or a flowering plant.

  • Get out the good stuff:
    Have the table set with your best china. It creates a vision for the buyer to want to move in and sit down for dinner with friends and family!

  • Bathroom quick fix:
    Consider replacing the sink, faucets and toilet to make an older bathroom look updated and a bit shinier, cleaner. It’s relatively quick and inexpensive and can be done in a weekend.

Professional stagers look at your home through the eyes of the buyer. Be critical of your own home. Is it cluttered? Are a few items tired looking/outdated? Does the bathroom need some new towels and maybe new faucets?

These are all easy and quick fixes to really add value to your home…and help it sell!


Call or text for details: 520-870-5114

Rodger Garner
Call me to help sell your home in Oro Valley!

HomeSmart Advantage Group

See my testimonials!


Oro Valley Home Prices - What's My Home Worth?

Oro Valley Home Pricing Expertise: What’s the home really worth?

Oro Valley home prices vary based on several factors, but the four most important features that impact Oro Valley, AZ and NW Tucson home values are:

Catalina Mountain Views:

Those gorgeous mountain views! Oro Valley homes with unobstructed Catalina Mountain Views bring in a large pricing premium. Many Oro Valley home buyers will not consider buying a home without mountain views.


Buyers love privacy or the ability to be on a golf course in Oro Valley. Homes on acreage or homes that back to open space or the golf course have an added sense of privacy and usually sell for a premium.

Upgrades, Remodeling & Age of the Home:

Many Oro Valley homes were built in the late 1980's & early 1990's (Oro Valley was founded in 1974).

However, “updating” and “remodeling” are two different terms. While many sellers claim a home is remodeled or updated and move-in ready, buyers often find the updates were over a decade ago and still feel the home may be less-than-ideal as far as current updates.

Typically, a home needs updating every 15 - 20 years to stay current with the latest in home features, fixtures & finishes that buyers are looking for when they search for their new home. When and how well a home has been maintained & updated over time plays a big factor in its overall value.

Outdoor Living Space:

We love our outdoor time here in Oro Valley! Most people move to Oro Valley to enjoy our amazing weather and they spend a lot of time outside, especially as the harsh weather takes over the more northern climates.

Therefore, the homes’ outdoor living space is as important as the home’s interior. Homes with extended and covered patios, outdoor fireplaces, ramadas, pools and professional landscaping add tremendous value to an Oro Valley home.Ready to see what homes are on the market in ORO VALLEY?

Before you make an offer on an Oro Valley home, I will prepare a comprehensive home sales analysis for you using the above-listed criteria, as well as recently sold homes, so you are fully educated on Oro Valley home values. Being a fully educated buyer in the Oro Valley real estate market, you  can feel comfortable with a new home purchase.

Professional Negotiations.

This is where working with me will truly set the experience apart from other agents. I really negotiate and “work the deal” on your behalf so you can be sure you’ve gotten the very best for your money – or conversely, as a seller, you will know I’m on top or the contract to be sure your home sale gets the highest possible price.

Let me be your trusted advocate, a skill that only comes with a high level of expertise and professionalism.

Oro Valley Home Inspections & Repair Requests.

In Arizona, the standard home inspection period is 10 days. During this time,  the buyer may inspect the home for possible defects. I will be present at your inspection, and strongly recommend that a home be inspected by:

Certified Home Inspector. This is well-spent money. Have a  comprehensive inspection of the home and its mechanical systems.

Licensed Termite & Pest Professional. We get lots of critters here in Southern Arizona. Be sure your home is free of termites and pack rats.

Licensed Roofer. Roof leaks are a major contributor to unseen home damage and mold issues. Be sure the roof on your new home is in sound condition before the final purchase.

Generally, the inspection will reveal a few issues – many times they are easily handled; sometimes they can be more difficult. A key part of the home purchase process is negotiating the repair request after all the home inspections are complete.

The inspection of the home will reveal at least a few issues that are not obvious to the buyer, even on a well-maintained home.

Together, we will go through the report item by item to determine which items are important to you and represent your best interests during this process.

Contact me here

Rodger Garner


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Oro Valley Homes For Sale with Guest House

Thinking of buying a home with a guest house in Tucson or Oro Valley?

For some, the thought of having family (parents, in-laws, adult kids) move in with them is the precursor to nightmares. Consider adding two or more people into the space you already occupy; there’s usually no way for everyone to feel comfortable or have their truly own space. Even a short visit from friends or relatives can leave craving your own space again.

Fortunately, there’s an easy real estate property solution for that: Buy a home with a guest house or guest quarters (commonly known as a Mother-in-Law suite).

It’s not a new concept, but one that is growing. Whatever you call it, an in-law suite, guest house or attached apartment, it can be the perfect solution to adding family…without the headaches.

[See What Buyers are Looking for in their Oro Valley home purchase]

According Pew Research Center, a record number of people in the U.S. (60.6 million people, - 19% of the population) are living with two plus adult generations under the same roof, as of 2014, based on U.S. Census Bureau data.

Between 1950 - 1980, the population living in a multigenerational household dropped from 21% to 12%. But the number of multigenerational households has been growing since the early 1980s.

Generally, this has been a traditionally accepted situation in many cultures. But it’s not just racial or ethnic minorities bringing U.S. families together. A rise of this came during the Great Recession as people struggled to afford housing and foreclosures forced extended families under one roof. Asian, black, Hispanic and white identifying (in the U.S.) all saw increases in generational family living between 2009 – 2014. It’s a growing trend.

Whatever the reason, many people are seeing multigenerational housing as a smart move. Even if your family members don’t live with you yet – or you’re not sure you want them to – taking advantage of the growing list of options for multigenerational housing might be smart investment.

More Availability

As the growing share of U.S. residents living in multigenerational households reveals, the demand for housing options is rising to accomodate expanded family.

Builders are experience growing demand for this option. If you’re considering having more family members under one roof in the next few years – especially if you’re having a home custom built – it may be worth adding a guest house or a suite with its own entrance, so those family members can remain close by, but maintain their own independence.

[Read: Buying a home with an outdoor fireplace in Oro Valley]

Supreme Guest Space

Don’t need a space for family members quite yet? Use it as the ultimate guest quarters or personal space and decorate it to your current needs – whether that’s a secluded home office or a gathering area for entertaining.

The guest suite concept even translates to luxury condo communities. In some, buyers are able to add a separate guest suite onto their condo home purchase.

A Perfect Income Opportunity

Yes, guest houses are often rented for out-of-town travelers looking for something more than just a hotel room.

If adding extra living space to your home has you seeing dollar signs, there is the real potential of making the additional space into an income property by renting it out to long-term tenants, or even listing it on short-term rental sites like Airbnb and VRBO.

Be forewarned: Adding space with the intention of making an income may be prohibited in your area. Check you zoning laws carefully first. Many homeowner’s associations also frown on the practice.

If you can proceed, be sure you understand that certain kitchen appliances can mean the difference between a guest suite and a separate home – this may also violate residential zoning. As a result, many in-law or guest suites are outfitted with kitchenettes, including only a sink, small refrigerator and microwave vs. a stove or anything resembling a full kitchen.

GET A LIST OF HOMES with GUEST HOUSE and guest spaces in Oro Valley

CALL/TEXT ME 520-870-5114


EXAMPLES of HOMES on the market with a guest house in ORO VALLEY


3002 W Gymkhana Way

Tucson, AZ 85742 • #21827362



14588 N Quiet Rain Drive

Oro Valley, AZ 85755 • #21831610



25 W Lambert Lane

Tucson, AZ 85737 • #21831626



12234 N Echo Valley Drive

Oro Valley, AZ 85755 • #21824085



11439 N Moon Ranch Place

Marana, AZ 85658 • #21831913

New Listing


596 W Sendero Claro

Oro Valley, AZ 85737 • #21824291


Selling Your Home in Oro Valley - Starbucks and Agent Gender Matters

Does your Real Estate Agent’s Gender Matter - Starbucks and Your Home

In many cities, including Oro Valley and Tucson, there are a few things about home sales that don’t change. Whether buying or selling a house, it turns out some of the very best tips -- ones that can translate into big bucks – and (surprisingly) perhaps using a male agent will get you more money.


Best Month to Sell Your Home

*             Thinking of selling? March is the most profitable month. According to Zillow.com, properties listed then sold faster and fetched 2 percent higher than average during the month of March.

 Real Estate Agents and Gender - Does it matter?

*             Your real estate agent's gender matters. Women tend to be more willing to negotiate a deal and will often close deals faster, research suggests, but for less money. Buyers and sellers take note: If you can hold out, men -- stubborn devils that they are – can often be better at getting the original asking price or getting buyers a better overall contract deal. (Need a great agent negotiator in Oro Valley?)


How Should You Update? New Roof vs. New Kitchen

*             A new roof or a new kitchen? Which brings in more money – guaranteed? A new roof is a sure-fire way to boost a home's resale value. Forget kitchen remodeling. You could remodel your dream kitchen only to find out most buyers don’t share your taste and by-pass your home. A roof is a roof, and most buyers will love the fact that large item is already updated. They are more willing to update inside.


Replacing an unsightly roof with a new one -- better for that all-important "curb appeal" -- was one of the very few projects singled out in Remodeling magazine's annual Cost vs. Value Report (2015).


In fact, (sellers, pay close attention to the psychology here) if your current roof really is bad, buyers will often be in the mindset to find numerous other things they dislike about your home.

 What does Starbucks have to do with how much your home may be worth?

*             The Starbucks Effect is real: Funny but true, according to Zillow, it was discovered that homes within a quarter mile of a Starbucks had appreciated 31 percent more over the last 17 years nationwide. It was 96 percent vs. 65 percent – quite a bump! (Get a FREE Starbucks card in Oro Valley - Win it here)


Call me to buy or sell in Oro Valley, AZ 520-870-5114   garnergroupproperties.com   SEE MY TESTIMONIALS!

Call me to buy or sell in Oro Valley, AZ 520-870-5114



Selling your house faster in Oro Valley with expert negotiation.

Do you have a house to sell?

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Tips for a Faster Home Sale

My Best Tips for Selling Your Home:

1.     Boost curb appeal. 


Grab them from the outside. Most people interested your home will do a drive-by preview first, often deciding if it is even worth a look inside. Make sure your home is ready to lure in potential buyers with these tips:

·         Power wash siding and walkways – clean away debris

·         Hang easy-to-read house numbers – update them – it’s quick and easy

·         Plant blooming flowers and fresh greenery – always a good sign of happy life

·         Mow lawn, and reseed or add fresh sod as needed – a tended yard = a tended house

·         Wash front windows – dirty windows are a turn-off

·         Repaint or stain the porch floor as needed – a weekend job can pay off big

2. Welcome visitors with an inviting front door area 
Even if only a tiny area, create a "welcome home" feeling with a clean doormat, blooming potted plants and -- if you have the space -- one or two pieces of porch furniture.

Keep the lights on at night. Some buyers may choose to scope out the property at various times of day (a noise check) and in case potential buyers drive by, illuminating the front walk with solar lights is a nice extra touch, especially if you will be showing the house during the evening.

3. Sparkling clean is a must. 
From shining floors and gleaming windows to clean counters and scrubbed grout, every surface should be gone over before listing your home for sale. This will help your home put its best foot forward. You may want to hire pros to do some of the really tough stuff, especially if you have a large house. Be ready to do the work or invest in professional and don’t skip it as this step is key!

4. Clear away all clutter. 
If you are serious about selling, all clutter must go. Period. It's not easy, and it may even require getting offsite storage (or a friend’s garage) temporarily, but it is well worth the trouble. Buyers like a clean, cleared area and rooms where they can imagine their own furniture and belongings.

But it's my style! 
Clear away your love of rock and roll and vintage rock memorabilia (or whatever it is you’ve got going on in your home).  Although you love it, potentials buyers might not and for the sake of appealing to the most number of people, keep the space neutral. You may think it’s boring, but it will sell your home faster.

5. Balance clean and lived-in.
Clearing clutter is one thing; removing all traces of human life is another. To make your home look homey and inviting, add a few well-placed touches like  vases of cut flowers, a basket of fresh lemons on the kitchen counter or a couple of pots of flowers/plants.

6. The dining room is a room, too. 
Often overlooked when decorating the home, this room can be a key seller for your home. Between dinners, a large dining table can look bare and uninviting, so styling can increase the appeal. A small series of vases with a few candles or a nice large bowl of fresh fruit make it look inviting.

7. Look down.
What do you think of your floors?
At the bare minimum, give all floors a thorough cleaning (and steam clean carpets), but consider having wood floors refinished if needed. If you can get away with a few, well-placed area rugs, do so, but don’t cover any large areas of concern. Buyers need to know what they are buying. This is how to sell your house fast.

 8. Rearrange your furniture. 
In the living room, symmetrical arrangements usually work well. Pull your furniture off the walls and use pairs (of sofas, chairs, lamps) to create an inviting conversation area.

9. Choose sophisticated neutral colors. 
Purple walls may be your thing, but many buyers will quickly calculate how much work and money is going to be needed to repaint. Keep your home as neutral as possible. Some colors can work nicely. Rich midtone neutrals like mocha and "greige" create a sophisticated room.

10. Create a gender-neutral master bedroom.
Even if it means buying a new set of sheets and bedspread. Appeal to everyone with a clean, tailored master bedroom. Remove personal items and clutter. Hang a tasteful artwork or print and a fluffy blanket folded at the foot of the bed create a room buyers will want to own.

Need tips for selling your home in the Oro Valley real estate market? Call me at 520-870-5114 and I’ll be happy to go over your home and what’s need to sell it quickly for top price!

Sell your home fast in Oro Valley, Arizona with HomeSmart agent, Rodger Garner, 520-870-5114 - call or text

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How to Buy Your First Home in Oro Valley, AZ

Buyers often choose a favorite neighborhood without any idea of how much the homes cost in that area.

Just watch any home buying show, and first-time buyers (especially) will venture into area, choose the homes they love and then be shell-shocked when the find out the prices.

Mind adjustments happen quickly!


Finding a house that isn’t so perfect is common. Often repairs, updates and even structural fixes need to occur. These can all be things buyers don’t plan on when figuring the cost of home ownership.

A good agent will help buyers identify all of these things BEFORE they even write an offer.

Other things buyers can do to get ready for the biggest purchase in their lives:


1. Get pre-approved before starting the house hunt, so you know your price range.


2. Some  use conventional financing with private mortgage insurance, which allows them to put down 5 percent instead of 20 percent. The mortgage payment is higher, but still within a monthly budget.


3. A lower down payment makes it possible to buy a expensive home.


4. Putting less money down also allows them to keep cash for the renovations.

Oro Valley Real Estate - Homes with Outdoor Fireplace - Fire Pits

Get outside when the weather turns gorgeous in Southern Arizona!

Just because the temps are cooler doesn’t mean you can’t enjoy being outdoors in Oro Valley. Consider fire pits and outdoor fireplaces; they are a great way to enjoy the beauty of the cooler season.

Fall is such a beautiful blend of warm and cool and firepits enable you to enjoy the season fully. They make it easy to balance between theheat of summer and the (possibly coming) bitter cold of winter. Whether entertaining family and friends or just enjoying the peace serenity of your own backyard, these fire pits and outdoor fireplaces can keep you warm and toasty.

Sunken pits, moveable fire pits and small outdoor fireplaces are also popular. 

Other types of outdoor fireplaces include:

A stone fire pit can often be an attractive architectural detail added to a home.

outdoor chimney

best fire pit

patio gas fire pit

fire pit grill

Having chairs and seating is key!

Patio set with fire pit - lounging around a deck fire pit, outdoor fire table. Enjoy the weather by taking the party outside.


If you want a larger, more permanent source of outdoor heat, consider building a fireplace to create warmth and beauty. Whereas fire pits have a low profile, fireplaces can be built to any height. As a result, they can provide privacy and add detail to the exterior of your home.

Some consumers opt for a ventless fireplace. Ventless fireplaces use alcohol-based cartridges composed of a clean-burning mixture of alcohol and water. Ventless give you the crackle of real fire without the smoke and hassle of building one.

Fire Safety

While enjoying the beauty of a fire pit or fireplace, don’t forget to exercise caution. 

Keep your children and pets away from the fire. This is a good rule of thumb for any open flame or heating source in your home to protect your children and pets from burns or greater accidents caused by a fire. Generally, about three feet is a safe distance to keep between the fire and all family members.

Avoid burning anything damp, which will create smoke. To avoid excess smoke inhalation while sitting around a fire, burn only dry material and use vents to direct the smoke upwards, not outwards. Smoke can cause irritation to eyes and throat.

Buyers love to have an outside area -  buy home outdoor fireplace, fire pit, gas fire pit, outdoor fire pit, fire pit table, outdoor fireplace, propane fire pit (no smoke)

Other options include: fire table, portable fire pit, outdoor gas fire pit, backyard fire pit, natural gas fire pit, gas fire pit table

Cozy Outdoor Fireplaces often have a propane fire pit table, garden fire pit, outside fireplace, or even a cheap fire pit.

Outdoor fireplace ideas for your Oro Valley Tucson home include:

  • metal fire pit

  • fire bowl

  • outdoor propane fire pit

  • small fire pit

  • outside fire pit

  • steel fire pit

  • fire pit bowl

  • fire pit ring

  • patio gas

  • bonfire pit

  • propane fire table

Safety First with Fire Pits

Never leave a fire unattended in your outdoor fireplace. Supervision is key - at all times!

Do not use an outdoor fireplace or fire pit that has experienced significant rust or damage. 

Keep several buckets of water or sand or a fire extinguisher nearby in case of an emergency. A fire entinguisher will also work. Be sure it is in working order and you know how to use it...before starting a fire.

Buying a Home with a Large Year in Tucson and Oro Valley Homes

If you have a large vacant area in your yard, consider adding a large fire pit, overisized gas fire table or portable propane fire pit or even a full-sized patio fireplace.

outdoor propane fireplace

fire pit table set

round fire pit

wood fire pit

Oro Valley - Tucson Moving Resource

Moving in Tucson, Oro Valley, AZ - New Business Makes it Easier to Move

Moving to Tucson or Oro Valley?

Most movers are packing the “old standby” cardboard boxes to move and haul items to the sunny Southwest.

But this, as with many things, is changing and a new business to Tucson is hoping to discourage using cardboard boxes by using a new reusable option instead.

A new business in Tucson can help those moving around the city by offering reusable moving boxes. This business is now open in Tucson.

BungoBox Arizona delivers and picks up plastic reusable boxes for packing and moving to both residential and commercial customers.

No more trolling the back of stores to find boxes or buying boxes at the hardware store (pricey!!) or borrowing boxes from friends.

Use and return. How ingenious is that?

Founded in Florida, the dealership agreement is similar to a franchise but more flexible in letting the owners tailor the business to the local market.

The new Tucson location is1,400 square feet of space at 3893 N. Oracle Road.
The mostly warehouse space will be used to store the boxes and sanitize them after use.
The boxes come in various sizes, including some on wheels, and can be rented by the week. Costs range from $56 a week for boxes and labels to pack a space up to 500 square feet to $168.50 for enough boxes to pack a space of up to 2,000 square feet.

While this isn’t a brand new trend, as there are reusable boxes on amazon and other online retailers, what makes this special is that you can use the boxes and return them. No more storing numerous boxes in your garage or trying to break them down to store them—a rough job!

A few things to know about this reusable box company:

Are boxes cleaned between uses? According to their website:
Yes! Between each rental the boxes are cleaned in a two-step process. First, we remove any loose debris by blowing the boxes out with high pressure compressed air. Next, the boxes are thoroughly hand cleaned and sanitized after each use using eco-friendly biodegradeable cleaners.

Does BungoBox service long distance or out of area moves?
Currently we only provide FREE delivery to the Tucson and Oro Valley areas. We can deliver to Sahuarita/Green Valley, Vail, Three Points, and other areas in Arizona for a custom delivery charge. Please contact us at 520.441.4020 for a quote.

How do I pay?
We accept Visa, Master Card, American Express, Discover and PayPal. Full payment is required prior to delivery of your BungoBoxes.

How much does it cost?
A 3-bedroom house supply of reusable boxes starts at $154; a 2-bedroom apartment set starts at$116.00. You can rent them for multiple weeks.

Those who are moving around Tucson, Oro Valley, Marana, Green Valley.

A few advantages:
These boxes are stackable and won’t crush like traditional cardboard boxes.The are convenient to use. The company is deliver and pick them up when you are done with them.They are sustainable. No more waste with cardboard that breaks down and are only good for a few uses.
More protective of contents. It goes without saying that a hard-side plastic box will protect your fine china better than cardboard!

To learn more, visit bungoboxaz.com for more information.


Moving to Oro Valley? Let me help you find the best home for your family.

Rodger P. Garner, HomeSmart Advantage GroupCall me for a list of properties on the market right now in your price range: 520-870-5114