Your Guide to Buying a Home in Scottsdale
Things You Should Know About Scottsdale Neighborhoods When Buying a Home
It’s easy to think buying a home in Scottsdale will be simple because the photos are dramatic, the views are spectacular, and there are many homes with an indoor/outdoor lifestyle.
The challenge is knowing how to pinpoint your desired location when you can’t find the various neighborhoods within Scottsdale.
Scottsdale is not one small neighborhood with one style of housing. It is approximately 31 miles long and spans 184 square miles. Based on the different development styles within Scottsdale, City Planning separates these areas into different character areas. Since there can be a variety of development styles, a given neighborhood can have many differences in land use and character.
Because of that, homes with similar prices and square footage can have very different daily routines.
One may have you minutes from shopping and entertainment. Another may have a more remote location and more space and a more quiet desert location. A third may be attractive because of a golf community, trails, newer construction, or close to major employment centers.
Potential purchasers should think about daily life and what will influence it the most BEFORE looking at listing photos.
This paper ranks the top 11 things to think about when choosing a Scottsdale neighborhood.
A Scottsdale home buyer must consider:
local geography and its implications for community and transportation;
property size and type and the associated end of the housing continua;
costs related to Homeowner Association membership and associated rules;
zoning changes and proposed developments;
potential flooding and the local drainage system;
predicted maintenance and repair needs;
current and future outdoor living;
inspection worries;
future home ownership goals;
the quality of the assisting professionals.
The “right” home is not the home with the most features; it is the home that is in the most appropriate location, has the best ownership responsibilities, and the best surrounding community of the homes available.
1. Consider Living Environments
One of the first errors buyers make is thinking that all of Scottsdale is the same when, in fact, the different areas offer different living environments.
The City of Scottsdale divides the area into Character Area Plans, based on the part of the community where the plans and the associated goals differ. Plans currently adopted include Old Town Scottsdale, Southern Scottsdale, Greater Airpark, Cactus Corridor, Shea, and Dynamite Foothills. The plans include land use, transportation, open space and development, as well as neighborhood form.
For buyers, this means:
Decide on a part of Scottsdale then decide on a home.
People that prefer to spend their time outside walking and dining may be less concerned about the location of their home than the person that prefers to have larger lots.
Along the same line, people that travel frequently may be more concerned about close road access and highway connections than people that live more sedentary lifestyles.
Making a list of five key aspects of your current life will help narrow the selection of the next listing.
For example;
Desired drive time
Preferred privacy level
Lot size
Activities and facilities you would like nearby
Amount of home/yard work you would like to do.
Knowing these preferences will help you cross off areas before you build an emotional attachment to a property.
2. Test drive locations as you would actually drive them
An ideal location during a relaxed showing can feel very different in the morning rush hour.
Before you buy, drive the possible routes that would be your regular commute (work, school, family, medical facilities, restaurants, golf, hiking).
Don’t just assume based off a map.
When you can, drive at different times.
A 15 minute drive on a map does not provide a good idea of the local area or if you enjoy the road and what is available in the area. It does not give an indication of the distance to daily use services.
This is important when you are considering dealing with a city that stretches over 30 miles in length from North to South. Two locations in Scottsdale can actually be a lot further apart for daily use than what most people would think.
A simple test is, if you moved here tomorrow, what would your Monday look like? Do that before you make the decision on location.
3. Consider the Desert Lifestyle
What different people consider to be an Arizona lifestyle is very subjective.
Some people like to picture mountain views, desert landscapes, dining al fresco, and scenic trails.
Others want to combine the outdoors of Arizona with a more suburban setting with restaurants and shopping nearby, and services.
Scottsdale has both.
It is like night and day to say the least, when talking about Old Town versus the northern areas of Scottsdale that border the desert foothills. The City of Scottsdale defines Old Town as a central business district containing restaurants and shopping, while the McDowell Sonoran Preserve in northern Scottsdale contains more than 60 miles of trails of preserved desert.
Neither is better than the other.
The better choice is the one you will use.
Don’t pay a high price to live near golf if you don’t enjoy the game. If you value restaurants over the living room, and easy accessibility to services, then don’t live in a remote setting with beautiful views.
Buy what you practice over what is shown in a photo.
4. Consider the Lot As You Would the House
In Scottsdale, most buyers tend to spend almost the entire time on a showing in the house.
You should consider the following elements the way you would the house
Orientation; sun; mountain or city views; surrounding lots; privacy; position of the pool; landscaping; drainage; outdoor living areas; exposure to roads; future development.
Two houses of the same layout can feel completely different from each other based on placement.
The characteristics of an outdoor space facing the west may differ from those of a shaded courtyard. A property adjacent to unimproved land may feel private, but prospective buyers should evaluate what that land is scheduled for, or may be permitted for, in the future.
The public mapping resources of the City of Scottsdale provide data on parcels, zones, subdivisions, permits, development requests, flood zones, historical aerial images, and more. Prospective buyers should not consider online maps a complete substitute for the due diligence performed by a professional.
The tenet is straight forward:
You are purchasing both the building and its position relative to its surroundings.
5. Never Assume the View Will Stay the Same
In Scottsdale, the views may be the most important consideration for prospective buyers.
Views of the mountains, the desert, golf courses, sunsets, and city lights can all be important for buyers to consider when evaluating a particular piece of real property.
Just because a view is unobstructed today does not mean the view will be unobstructed in the future.
A buyer should not pay more for a view without evaluating the surrounding properties.
Questions may include:
What entity owns the surrounding property?
What is the zoning of the surrounding property?
Are there pending or approved development activities?
May a view be affected by a future construction?
Does an easement or other restraint affect the property?
Scottsdale’s town planning resources allow users to evaluate proposed construction and evaluate property. Users may identify issues of interest after conducting this evaluation.
A real estate professional cannot be expected to replace the town planning department, surveyors, lawyers, engineers, or other professional services.
Their role is normally to provide the user with guidance on what the next steps are and to direct them to the appropriate resources.
6. How to Know the HOA Rules Before You Love the House
Even more than dues, homeowners associations control expectations.
For some communities, HOA plans and bylaws address:
property changes;
additions and modifications;
rentals;
use of vehicles;
landscaping;
controlled access systems;
parking;
use of the community amenities.
Before purchasing a home that requires any of these changes, make sure you understand the rules and regulations for that property.
Even if other properties have similar changes, don’t assume that you can make them too.
A change that was approved in the past might not comply with the regulations today.
The Commercial Real Estate Division (CRED) of the Arizona Department of Real Estate encourages potential buyers to review HOA documents and consider the conditions of the property within the context of the area surrounding the property.
Restrictions should be found during due diligence.
7. Dangers Hidden In the Desert
Just because the word is “desert” doesn’t mean that there are no flood and drainage related problems.
This is a big mistake.
Even if a property does not have a creek or a river, dealings with water movement are still possible.
When dealing with a property in Arizona, consider:
contour lines (elevation change);
grading (the direction water flows);
drainage paths;
washes;
roof drainage and retaining/controlling the water flow;
past water movement;
flood zone information.
A professional property inspector will find visible issues, but in order to spot all kinds of issues, an inspector may need additional discretion.
This is also why buyers should not expect one person to have all of the answers for everything.
The different roles involved in a real estate transaction include professionals who organize and coordinate the transaction, as well as inspectors, engineers, surveyors, contractors, insurance professionals, and public agencies.
Good due diligence involves using the right specialist for the right answer.
8. Compare the Cost of Owning the Home, Not Just Buying It
Owning a home is more than just buying it.
There are many potential costs associated with owning a larger home in Scottsdale, including:
landscaping,
pool care,
utilities,
roof maintenance,
exterior maintenance,
insurance,
HOA dues,
irrigation,
repairs,
specialty systems.
When looking at a home that has been renovated, buyers should consider all of the costs of ownership of an older home that appears to be less expensive.
Imagine two homes:
Property A Property B
Lower purchase price Higher purchase price
Older systems Recently updated systems
Larger renovation list Limited immediate work
Larger yard Smaller maintained yard
Older pool equipment Updated pool systems
Lower initial cost Higher initial cost
Property A is not automatically the better deal just because the purchase price is lower.
Likewise, Property B is not automatically better because it has newer finishes.
Consider all of the costs and all of the work that you may be responsible for in the next few years.
Buyers should ask:
What responsibilities might I have after buying this home?
That question changes how a buyer evaluates the two properties.
9. Use the Inspection Period to Investigate, Not Just Negotiate
Some buyers are more focused on negotiating repairs with the seller than they are in investigating a property during the inspection period.
That misses its more important purpose.
The inspection period allows you to fully understand the property.
The Arizona Association of REALTORS® Buyer Advisory explains that professional property inspections cannot be replaced, and there is no substitute for determining a defect in or shortcoming of a property. It also states that real estate agents are not qualified to identify or evaluate defects in a property, but can nevertheless help buyers find and hire qualified professionals.
Depending on the property, buyers may need to investigate different areas such as:
Roofing;
HVAC;
Electrical;
Plumbing;
Pools;
Structural;
Drainage;
Pests;
Sewer or septic systems;
Additions and permits;
Specialty equipment.
Not every property requires every specialist.
The inspection findings dictate what needs to be inspected.
For higher-value properties with multiple systems, the due-diligence process will most likely be more involved than a simple walk-through.
Use that time to learn what you are buying.
10. Renovations and Permits
A renovated property can look impressive while still leaving important questions unanswered.
Do not assume a renovation adds value until you have investigated what was actually done.
Ask about:
Permits;
Contractor work;
Structural changes;
Additions;
Work done to the structure;
Work done to the plumbing or electrical;
Work done to the pool;
Work done to the mechanical systems.
Scottsdale provides property and permit-related information through its planning and mapping services, although it is important to note that online information should not be solely relied upon and personally verified prior to it being important to the transaction.
The goal is not to distrust every renovation.
It is to understand it.
A well-done kitchen renovation does not reveal if the walls were correctly moved. Although a freshly painted room may look nice, it does not hide the age of the wiring hidden behind the walls.
A buyer should know the difference between a superficial improvement and a substantial improvement to a property.
11. Decision Quality Should Be the Basis for Local Guidance, Not Sales Pressure
An agent should aid buyers in making good decisions rather than just being the decision railer.
During an online search for a Real Estate Agent Scottsdale, AZ, a buyer should look for someone who is able to show a potential buyer the positive aspects of the location, organize the search in line with the potential buyer’s real interests, ask the right questions to highlight items that may require further due diligence, and unite the professional service providers.
This does not mean the agent should attempt to answer everything.
In fact, one clear sign of good representation is when the buyer is told to speak to the inspector and other service providers previously mentioned.
A good agent should aid the buyers in making a decision that is not based on emotions.
For example:
Home A
better view;
longer commute;
larger lot;
more day to day upkeep.
Home B
smaller lot;
closer to activities;
less day to day upkeep;
less dramatic views.
There may be no right answer.
The agent’s worth is that the buyer is aided in understanding the trade-offs in order to come to a decision that achieves their goal.
A Scottsdale Home-Buying Decision Agricultural Framework
Before making an offer, score the property in five categories.
Give each category a score from 1 to 5.
- Location: Does this property fit your needs based on your actual weekly routine?
- Lifestyle: Do you intend to take advantage of all the amenities and surroundings you are paying for?
- Property Condition: Do you understand what it means to own this property, and the systems, repairs, and upgrades that will be needed?
- Ownership Effort: Will the responsibilities of ownership fit your schedule?
- Long-Term Fit: Will the home still work for you if your needs change in the future?
A house might look great in photos, but it could score quite poorly when actually analyzed in real world terms.
That is important to know.
Questions Buyers Should Ask About Any Scottsdale Property
Prior to becoming emotionally involved with a property, one should ask…
Why do you think this location is right for you?
What are all the potential changes that may occur in the surrounding area?
What are the stipulations and rules of the Home Owners Association?
What are the costs of upkeep and the upkeep schedule of the home?
What is the optimal daily usage of the lot given the orientation of the home and the surrounding natural elements?
Is it relevant to know about drainage/flooding?
Which renovations were or will be allowed?
What does the inspection show?
Which issues require special analysis?
What would make you want to sell this home again?
Does the property make sense after answering all ten questions?
These questions help encourage ownership consideration over appearance.
What Out-of-State Buyers Should Do Differently
People who buy in Scottsdale do not currently live in Arizona.
Remote buyers have the additional challenge of evaluating a home, but understanding a neighborhood is more difficult because house photos are the only available resource.
If you can, spend time in Scottsdale prior to buying there.
Check out the neighborhood.
Visit the places you think you will use.
Consider how far the property is from your usual stops.
Check out the area during the day and at night.
If you must buy the house remotely, ask for more than just a video of it.
Provide context.
This could mean the street, surrounding blocks, nearby construction, what views are like in different directions, the road’s visibility, and how the property relates to neighboring properties.
The goal is to narrow the gap in knowledge that buying remotely creates.
Should You Buy in Old Town or North Scottsdale?
There is no objective answer.
Old Town is more urban and more likely to have what people are looking for in a dining, shopping, arts, and entertainment district. North Scottsdale will draw people wanting more access to recreational opportunities in the desert combined with larger scale residential and a different relationship to open space. The city’s official information clearly indicates these areas are planned and built to be experienced in different ways.
The real question is;
How does this help you meet your daily needs?
Don’t choose an area just because someone calls it “desirable.”
“Desirable” means something different to everyone.
There is no value in a neighborhood to a buyer unless the neighborhood’s amenities meet their needs.
Frequently Asked Questions About Buying a Home in Scottsdale
» Is Scottsdale one real estate market?
Scottsdale is one city, but housing and neighborhood characteristics can vary greatly depending on location. The city uses many Character Area Plans because different locations have different development, uses, and community characteristics.
» What factors should I consider when choosing a neighborhood in Scottsdale?
Research commuting patterns, property types, adjacent development, zoning, HOA rules, upkeep, potential flooding, and access to the amenities you use.
» Do I need inspections if the house appears to have been recently renovated?
Even fully renovated houses should undergo professional inspections. Arizona’s current buyer advice specifically states that professional inspections are needed.
» Can a real estate agent say if a potential house has structural issues?
Real estate agents are not able to identify physical issues with a home. Agents are able to direct buyers to the inspectors or other professionals that can identify those issues.
» How do I find out about development in Scottsdale?
Scottsdale provides public planning, permit, development request, parcel, zoning, subdivision, flood zone, and historical aerial resources.
» Is North Scottsdale better than Old Town?
There is not a better location In Scottsdale- it depends on you. Thinking about activity, access to recreation, housing, daily commute, level of privacy, and daily routines all help buyers compare North Scottsdale to Old Town.
» Should I consider the resale value of a house when I buy a house?
A home should not be purchased solely based on the possibility of a future sale. Buyers should consider how a potential home will meet their needs now and how they may change in the future.
When thinking about buying a home, think of it as buying the life that you will live there instead of buying the house.
The worst purchase that a Scottsdale buyer can make is to buy a beautiful home that is not suitable for their everyday life.
Beyond the number of bedrooms, successful house hunting requires familiarity with the city as a whole. One must drive the potential commutes, determine the scope of the lot, understand the cost and time associated with the upkeep of the property, research the property, assess future planned developments, understand neighborhood association rules, and seek out appropriate professional advice.
Scottsdale has many differing housing options within the same city. This is a positive aspect of the city as it offers something for everyone. That said, with all of the options, it can be easy to move too quickly on a buying decision.
Slow down, and assess your everyday routine. Determine what is important to you and what is not, as this cannot be changed, and assess the available homes.
A house’s finishes, layout and design can be changed over the years, however, the location and surrounding neighbors cannot. This relates to the life you wish to build and is key when determining where to call home.
