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  • Questions & Answers
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    QUESTIONS


    Is the real estate market going soft in Arizona?

    There are many schools of thought on this, and you will even find "experts" disagreeing with each other. The "Valley" is unique in many ways, and while it has a seasonal aspect to it with the "Snow Birds" coming and going each year, it is also a major city with one of the largest metropolitan areas in the country. Any real estate agent can tell you there are "hot" times of the year when people are looking and when they aren't.

    Does the increase in interest rates affect the demographic of all Buyers?

    The Phoenix metropolitan area is also unique in that a large number of Buyers are "cash buyers". These cash buyers aren't affected by the interest rates, and in fact look at the existing market as opportunity. Prices seem to have stabilized, and so there aren't numerous people at the table trying to buy each time. That translates into a cash buyer having a better chance of getting a property for a lower price.

    What is a "non-invasive" MLS subscription?

    A non-invasive MLS (Multiple Listing Service) subscription is the best way to get "real time" data on properties and in a way that doesn't "invade" your space. You set it up through us, but it comes directly from the Mutliple Listing Service and we will not be "invading" your space after you do so.

    That "data" could be new listings, or updated information on existing listings. Again, we (Simmons Luxury Group) aren't the ones that send you this information, it comes automatically from the MLS (Multiple Listing Service) directly to you, and so it isn't maninpulated by us as is often the case with other web feeds.

    You like something you see, you just click the "Contact Agent" link at the top of the website and we will be notified of the particular property to assist you. Of course, setting up a showing or helping you to list a property is always our goal, but we like giving our client space and do not want to be overhwelming. We will not be "invading" your space...you contact us!

    THIS IS THE ONLY WAY TO GET REAL TIME INFORMATION ON PROPERTIES. All other sites feed from the Multiple Listing Service (MLS) with a delay, often days. This can be the difference in getting a deal done!

    What parts of the world can you help in finding properties?

    Simmons Luxury Group sits under the umbrella of Christie's International Real Estate, and this affords us the luxury of assisting you with properties all over the world.

    You may see a ranch property for sale in a part of the world you have never heard of, at the same time there is a Palace or Castle for sale in France.

    Here is one such property for sale!
    Belles demeures de France -Chateaux

    In interview for an agent, what are some things I should be asking?

    Some quick quesions should be:

    • Are they a broker...becoming a broker takes a considerable amount of experience and training. The State of Arizona requires you to have many years and sales, and a commendable reputation.
      • Dennis Simmons, our lead buyer has his Broker's license, and while he could have his own Brokerage firm, chooses to have the knowledge that comes along with the training but to use the Walt Danley Local Luxury Christie's International Real Estate broker instead.

    Ask for agents credentials. How many years have they been in the business? Do they foucs on Buying or Selling Do they have their "Broker's" License"? Dennis Simmons, our lead buyer has his Broker's license, and while he could have his own Brokerage firm, chooses to have that knowledge that comes along with the training but to use the Walt Danley Local Luxury Christie's International Real Estate broker instead.

    The second question I would ask is what their percentage of getting offers accepted during the "Seller's Market" of Summer of 2020 - Spring of 2022. The reason for starting here is that a "Buyer's Agent" had to knwo what they were doing to get their offers accepted. It wasn't unusual for a Seller to have over 30 offers on the same property, and there is a lot more that goes into a Seller's decision on who to pick than one may think.

    For example, the temptation for a Seller to accept a "cash" offer to close in days can be very tempting. And while that can be a great way to go, a smart Seller (and savvy Seller's agent) will measure in their minds what the chance of selling the property at the offered price and closing date really is. Is the Buyer going to "renegotiate at the BINSR" (Buyer's Inspection Notice and Sellers Response Form". Along with a cash offer often comes very aggressive "re-negotiation" at the BINSR, and the original offer then is compromised by the cost or adjustment of repairs. Would a non-cash buyer be eaier to work with?

    The best prospective buyer is a cash buyer that can close in days and isn't wanting to put a Sellers back against the wall in renogiating. And there are many reason for it.

    • A lender can require a Seller to fix things for financing to go through for a Buyer, especially if it is a government backed loan. Conventional lenders can require reqpairs to made, but they are less picky.
    • A lender requires an appraisal of the property, and the sale is 99% of the time dependent on financing. In the state of Arizona, it is standardized in the Purchase Contract that it is "Contingent on Financing" if there is any financing involved. A cash buyer can require an appraisal, but it is not mandatory.
    • During a Sellers market, the values of properties can escalate very quickly. That means appraisals lag behind the "real" valuse of properties being sold. This can create a problem for a Borrower because after the disaster of 2008, appraisers really can't specualte, and have to have a "comparable" property to determine value. If a comparable property representing the new value doesn't exist, appraisers had their hands tied and would have to under value the property knowing they were doing so. It all comes down to "liability". Much like a doctor giving advice for a patient knowing something is better, swaying from the what is acceptable practices in medicing could create a lawsuit if the doctor made a mistake. Staying with what was recommended provided a certain amount of protection. For an appraiser, providing an appraisal for more than what a comparable shows could cause them a liability as well if the market all of the sudden went South again.
      • For a Buyer financing a property, if the property doesn't appraise for the offer, that gap has to be made up with cash at closing. For examle, if a property went under contract for $1,000,000 and was dependent of financing with 20% down, if the property appraised out at $1,000,000, then the Buyer pays $200,000 down. If the property only appraises out at $800,000, then the "gap" of $200,000 ($1,000,000 - $800,000) has to be covered in cash. So the Borrower would then be essentially putting the 20% + $200,000 (the gap), or $400,000 to purchase the property. This happened a lot in 2020 - 2022, and so Sellers were often tempted to accept cash offers.
  • Did You Know?

    A single error on a presented Purchase Contract turns the Seller's response into a "Counter Offer"


    In the State of Arizona, even if any party (Buyer or Seller) verbally says "we have a deal", until it is in writing, there is no contract. The "Statute of Frauds" spells out that in a purchase contract

    There are many schools of thought on this, and you will even find "experts" disagreeing with each other. The "valley" is unique in many ways, for example, while it has a seasonal aspect to it with the "Snow Birds" coming and going each year, it is also a major city with one of the largest metropolitan areas in the country. Any real estate agent can tell you there are "hot" times of the year when people are loking to please qualify this opinion with the fact we do not concentrate on the reported numbers to come to opinions on the market in the valley. We use our day-to-day hands on experience to guage what is going on.

    One of the reason is the uniquenss of Arizon, and especially the areas where "Snow Birds" come for 6 months of the year. What is going on in the rest of the country isn't relevant to what is going on in Arizona. Traditionally, the market is soft through late Spring till eartly fall in these areas, and so what has been going on recently isn't relevant to predict the future. We are alreayd seeing prices going up again in "the Valley", but it does make a difference what part of the valley you are buying in. Not all parts of the valley are affected by the Snow Birds showing back up.

  • Pocket Listings

    We have many "Pocket Listings", sometimes thought of as Private Listings, where Sellers do not want their property listed for the public to see with Multiple Listing Service for one reason or another.

    It isn't unusual for Sellers not to want pictures of their properties online for numerous reasons. And we afford many that luxury of listing there home with us, but not for the public to view. All you have to do is e-mail us and we will send links to our pocket listings. Again, we have many.

    For general information:    PocketListings@SimmonsLuxuryGroup.com

  • Where do you want to Buy?
    1. The first thing to decide is what part of the Valley you are most interested in having a home.
      1. Are you wanting the East or the West side of the Valley?
        1. East
        2. West>
        1. Are you wanting the North or West side of the Valley?
          1. North?
          2. South
  • About Us

    Thank you for visiting Simmons Luxury Group

    Simmons Luxury Group was formed to help you with so many things, and real estate just happens to be one of them. Simmons Luxury Group is presently focused on residential real estate, but commerical is soon to come. Dennis Simmons has an extensive background in the development of tools to evaluate commercial real estate, and looks forward to launching those tools soon.

    For general information:    ContactUs@SimmonsLuxuryGroup.com

    For investor relations:    InvestorRelations@SimmonsLuxuryGroup.com

  • Contact Us

    To Reach Dennis Simmons:

    E-Mail: Dennis@Simmonz.com

    To Reach Barbara Simmons:

    E-Mail: Barbara@Simmonz.com

    To Reach Anna Simmons:

    E-Mail: Anna@Simmonz.com

    To Reach John Adam Simmons:

    E-Mail: JohnAdam@Simmonz.com

  • Get an MLS Subscriptions2

Real Estate Financing

Understanding financing has been a major part of the success of Simmons Luxury Group. Dennis Simmons has been a director of one of the largest banks in the more...

country, but even more importantly, financed real estate transactions himself for over 40 years. In fact, his first "real estate" sell was when he was only 19 years old, and the property he sold had been for sale for a couple of years. Dennis had been a borrower himself from the time he was 6 years old (a bicycle on time payments), and assisted in providing financing to the prospective buyer that ended up purchasing the property. "Simmons Luxury Group" can close on "financed" properties in as little as 8 days because of the relationships they have with lenders. And there is no limit to the lending.

We can introduce you to entities to get a "soft" hit on your credit, helping you to navigate purchasing a home without any downside till you decide to go forward in purchasing a home.

The Valley of the Sun

The "Valley of the Sun" refers to the greater Phoenix area. As real estate agents, we became aclamated with the Phoenix area very quickly. And more people are moving to Arizona than ever before. Let us share some thoughts with you to help you navigate the Valley quickly! more...

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One of the first things you'll notice about the general Phoenix area are streets and avenues, and they flow North & South. And while it should be obvious, the "Streets" are on the East side of Central, and the "Avenues" are on the West...Central is basically "0" Street / Avenue.

Going East from Central starts with 1st Street, and going West starts with 1st Avenue.

PLEASE NOTE THERE IS AN EXCEPTION TO THIS WHEN YOU ARE IN THE "OLD TOWN" AREA. There are Avenues in old town that do not fit into this format.

And then you'll notice the "Named" Streets /Avenues go East & West with few exceptions. A large number of them are named after the Presidents, and it can be tempting to think they go in sequence when they don't.

The following Interstates, U.S. Routes, Arizona Routes, and main streets / avenues are something to become acclamated with!

  1. Interstates
    1. Interstate 10 or "I 10"
      1. Comes from Tuscon and heads west to L.A / Vegas
    2. Interstate 17 or "I 17"
      1. Starts out in southern Phoenix and goes straight North to Flagtaff
  2. Arizona State Routes
    1. Arizona State Route (SR) "The 101"
      1. The 101 is "U" shaped and with the bottom of the U in Northern Scottsdale. The 101 is considered a "wrap-around" State Route to the Valley.
    2. Arizona State Route (SR) "The 303"
      1. Starts out on I-10 in the Goodyear area and heads North to intersect I-17 headed to Flagstaff.
    3. Arizona State Route (SR) 51
      1. Is a State Road that goes right through the middle of the Valley from I-10 (South) to The 101 out North. It takes only 20 minutes to get to the airport from North Scottsdale.
  3. U.S. Routes
    1. U.S. Route 60
      1. U.S. Route 60 is a diagonal route (heads Northwest) beginning at I-10 and heading Northwest towards Wickenburg / Los Vegas.
  4. Streets
    1. East Side
      1. North South (starting at Central headed East)
        1. Tatum Blvd
        2. 32nd St.
        3. 64th St.
        4. SCOTTSDALE Rd. (basically 75th street)
        5. Hayden Rd.
        6. Greenway-Hayden Rd.
        7. Pima Rd.
        8. Alma School Rd.
        9. Via Linda Rd.
      2. East West
        1. Baseline Rd. (Think of it is the "base" street to start with.
        2. Washington St. (Think of it as "0" street headed North"
        3. Van Buren St.
        4. Roosevelt St.
        5. McDowell St.
        6. Thomas St.
        7. Indian School Rd.
        8. Camelback Rd.
        9. Shea
      West Side
      1. North South
      1. East West
        1. Baseline Rd. (Think of it is the "base" street to start with.
        2. Washington St. (Think of it as "0" street headed North"
        3. Van Buren St.
        4. Roosevelt St.
        5. McDowell St.
        6. Thomas St.
        7. Indian School Rd.
        8. Camelback Rd.
        9. Shea

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