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Shared Well |Agreement |Rio Verde |North Scottsdale |AZ

November 3, 2014 by Arizona Top Realtor

Shared Well |Agreement |Rio Verde |North Scottsdale |AZ

Shared Well |Agreement |Rio Verde |North Scottsdale |AZ.  In the area known as Rio Verde Foothills or Rio Verde Arizona, encompassing zip codes 85262 and 85263, it is not unusual for a single water well to be shared  by multiple property owner’s for the production of potable water.

The Shared Well Agreement is relatively straight forward and amendable from time to time providing the “owners” of the “Shared Well” make legal modifications and file the modifications with Maricopa County.

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    Knowledge of Home Features and how they function is very important.

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    Knowledge of each Municipalities Rules are necessary.

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    As a developer, it was important to understand the clients needs.

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The purpose of the agreement is to:

  • Identify the well location and the registered owner of the well which will typically be also known as the “Well Manager“
  • Identify the effective date of the “Shared Well Agreement“
  • Recite the Parties involved in the “Shared Well Agreement“
  • Provide a Legal Description of the parcels involved in the “Shared Well Agreement” by designating the “Serviant Parcels” and the “Dominant Parcels“
  • Provide for easements for servicing and maintenance of the water lines in addition to establishing the well location and any easements affording access to the well in the event of supplemental water delivery or maintenance as well as providing easements for the supplying of electricity to the well

Construction, Operation and Expense

A section of the “Shared Well Agreement” will provide for  the Construction of the Water Well, the Operation of the Water Well and how to handle the expenses associated with the operation of the Water Well.

The items addressed in this section of the “Shared Well Agreement” will contain:

  • Provision for Capital Improvements
  • Initial Construction
  • Maintenance, Repair and Reconstruction
  • Individual Delivery and Utility Water Lines

The “Operation” of the Shared Well Agreement will contain the following:

  • Operating Costs for Water Use
  • Designation of a “Well Manager“
  • Establishment and maintenance of an “Operating Account“
  • Allocation of Expenses and Payment by “Shared Well Members“
  • A provision for “Termination of Financial Obligations” to any member that wishes to remove themselves from the “Shared Well  Agreement“

The next section will deal with “Other Conditions and Limitations” and contain items that address:

  • Wellsite Easement
  • Use of the Water from the Well
  • Domestic Use of the water
  • Access Easement to the “Shared Well Owners“
  • Utilities for Electricity

The next section will deal with “Representations and Warranties” indemnifying all “Shared Well Owners” from any representations between the Parties.

The next section will deal with “Monetary Defaults and Remedies”:

  • Uncured Default and its remedies
  • The ability to Cutoff water to a “Shared Well Owner” in the event of an “Uncured Default“
  • Provision of establishment of an “Assessment Lien” against the lot with the “Uncured Default” as well as a provision for the “Subordination of Lien” in the event of an “Uncured Default“

The “General Provisions” of the “Shared Well Agreement”  will contain language dealing with:

  • Multiple Owners
  • Duration and Binding Effect
  • Notices to “Shared Well Owners“
  • Injunctive Relief
  • Disputes
  • Severability
  • “Entire Agreement”, meaning there are no other agreements between the parties except as provided in the “Shared Well Agreement“
  • Ability to “Amend” the “Shared Well Agreement” from time to time
  • Execution of the Document
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Click to See a “typical” Shared Well Agreement

 

For More Information Relating to Drilling Water Wells in Rio Verde Arizona  you can review this insightful article about water well drilling in Rio Verde Arizona.

 

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Water Well Drilling In Rio Verde Arizona

Disclaimer

The information contained above is for general information purposes as it relates to ownership of real estate in Maricopa County, Arizona.  The author is not  an attorney nor licensed to practice law.  Legal questions involving “Shared Well Agreements” should be directed to a practicing  and duly licensed attorney in the State of Arizona

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Rio Verde Water Issues, Water Wells

Filed Under: 3 Bedroom Home, 4 Bedroom, 5 Bedroom, 85255 |North Scottsdale |Homes, 85260 |North |Scottsdale |Homes, 85262 |North |Scottsdale |Homes, 85266 |North |Scottsdale |Homes, 85331| Home, 85377 |Home, Arizona Land, Arizona Realtor, Arizona Residential Real Estate, Best Cave Creek Realtor, Best North Scottsdale Realtor, Best Phoenix Realtor, Best Rio Verde Realtor, Cave Creek Arizona Real Estate, Cave Creek Realtor, Cave Creek |3 Bedroom, Cave Creek |5 Bedroom, Cave Creek |6 Bedroom, Cave Creek |Horse |Horse |Land, Cave Creek |Luxury, Cave Creek| Lots, Golf Course, International, Luxury, Luxury Home, North Phoenix Arizona Real Estate, North Phoenix Land, North Phoenix |3 Bedroom, North Phoenix |4 Bedroom, North Phoenix |Golf Course |Home, North Phoenix |Horse |Property, North Phoenix |Luxury |Home, North Phoenix| 5 Bedroom, North Scottsdale Arizona Real Estate, North Scottsdale Arizona Realtor, North Scottsdale Land, North Scottsdale |4 Bedroom, North Scottsdale |5 Bedroom, North Scottsdale |6 Bedroom |Homes, North Scottsdale |Acreage, North Scottsdale |Horse, Owner Financed, Phoenix Realtor, Rio Verde Arizona, Rio Verde Arizona Real Estate, Rio Verde Arizona Realtor, Rio Verde Foothills Arizona Real Estate, Scottsdale Arizona Real Estate, Scottsdale Luxury Home |Casita, Top Cave Creek Realtor, Top North Scottsdale Realtor, Top Phoenix Realtor, Top Rio Verde Realtor Tagged With: shared well, shared well agreement

Buying |Home |House |Horse |Luxury |Real Estate |Scottsdale |AZ

September 1, 2014 by Arizona Top Realtor

  • Experience Counts

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/estancia.jpg

    Experience Counts when purchasing Real Estate. 37 Years Continuous Service.

  • Jeff McDowell, Realtor

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/fams-shot.png

    Serving North Scottsdale, Cave Creek, North Phoenix, Rio Verde Foothills. Luxury, Golf Course, Homes, Land, Lots, Horse Property.

  • Listening Skills

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/active-listening.jpg

    Listening Skills are large part of the Real Estate Search

  • Diverse Background

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/briarcrest.png

    A Realtor with a diverse background is a huge asset to the process.

  • Complete Knowledge

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/pool-1.jpg

    Knowledge of Home Features and how they function is very important.

  • Differing Municipalities

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/front-4.jpg

    Knowledge of each Municipalities Rules are necessary.

  • Additionally, a Construction Background

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/carefree-1-mls.png

    As a developer, it was important to understand the clients needs.

  • Applying what you know.

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/golf-photo.png

    To Do it Well, You have to have Done it yourself.

  • Perfection...nothing less

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/horse-stop.png

    Doing it well, what you, the client expects and deserves.

  • Your choice.....

    https://www.jeffmcdowell.me/wp-content/uploads/slideshow-gallery/picture-full.jpg

    "Why deal with the rest when you can deal with the BEST!"

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Buying |Home |House |Horse |Luxury |Real Estate |Scottsdale |AZ

Buying |Home |House |Horse |Luxury |Real Estate |Scottsdale |AZ.  There are several steps involved in buying a home in Scottsdale Arizona.

The first major step in buying a home in Arizona is to go through a “Prequalification” Process.  Your Realtor can provide you with names of Mortgage Brokers they have had good experiences with. Locating a reputable mortgage broker is not difficult.  There are many in Arizona that are licensed to broker loans.

The process is relatively simple and the mortgage broker will need to know some relative things about your income and expenses.  Be prepared to provide the following to a mortgage broker:

  • Income with supporting W-2 statements as well as your last 2 paycheck stubs from your employer.
  • Any additional repetitive sources of income such as Pensions
  • Expenses Including:
  • Home Mortgages
  • Credit Card Balances and Statements
  • Car Loans
  • Child Support
  • Bank loans

Based upon this information as well as a Credit Check resulting in scores, the mortgage broker will determine what loan amount or mortgage you can qualify for. If you are self-employed the process becomes a bit more intensive with verification of income and expenses via Federal Tax Returns and year to date income.

Finding the Right Property without PAIN and STRESS

Now that we have a loan amount that you can qualify for think about the amount of cash you want to invest into a suitable property.  It is apparent that even though you may qualify for a $500,000 Home Loan if you have the available cash on hand, say $300,000, you are prequalified to enter into a purchase contract for an $800,000 property.

In your search for the right property know that the real estate market in the North Scottsdale, Cave Creek, Carefree, Arizona area covers a lot of ground.  You have the availability to purchase; Golf Course Property, Horse Property, Gated Subdivision Property, Townhomes, Condominiums and Acreage Home Tracts with any number of variations of each type of property.

Determine the Home Buying Search Parameters

Determine your parameters first, then find the property.  We have already determined our price limit by adding the loan amount to the available cash for a down payment.  Now consider the  bedroom/bath mix of your property.

Bedroom |Bath

Ask yourself the question, how many bedrooms and baths do I need?  Do you have children?  Do you have an in-law or a parent reaching an age that you may have to take care of them?….and in determining what bedroom|bath mixture you need then give some thought to the square footage.

Square Footage

Square footage of your home will be determined by average price per square foot of a given area or subdivision, subject to the finishes and amenities of the home.  A home with marble floors, granite counter tops, commercial style kitchen, pool, spa…etc., will sell for a higher price per square foot than a home without the same amenities.

Location |Location |Location

Consider the optimum location as it relates to your lifestyle.  Are you a golfer or tennis player?  If so, you might want to be in a Golf Course Community and/or Tennis Community.

Do you have children?  If so, look into the schools, determine what schools you think your children should attend.  There are many sources of information online to research local schools.  A fabulous online search tool is GREAT SCHOOLS.  Great Schools will compare local schools nationally to help your home buying decision-making process.

Do you work?  What is the maximum amount of time you want to spend driving to and from work?  If so, determine that amount of time as a sorting out process for determining what home buying areas appeal to you.

Is yours or someone in your family’s health an issue that would require proximity to medical services?  If so, determine the maximum distance to health care that would be satisfactory to you.

Would you consider dirt roads?  Many of the areas of Cave Creek, North Scottsdale, Rio Verde Foothills, North Phoenix and Carefree have dirt roads that access primarily, the small acreage tracts.  Many of these rural areas also allow horses to be kept on the property.

Search the MLS Like a Realtor

As a Realtor, I love to work with Home Buyer’s that have created a “Wish List” and narrowed the parameters down to fairly specific needs.  One of the most frustrating moments is when the home buyers begin to confuse properties after they have seen too many.  It’s not a function of  being lazy, it is a function of home buyer confusion when properties start to blend together.

You, as a buyer, have at your fingertips,  as much GENERAL information about the home market as we do.  My personal website that you are now on, Jeff McDowell.ME has over 1,000 constructed  Real Estate Search Links for Specific Real Estate Properties inclusive of  all residential areas of North Scottsdale, Cave Creek, Carefree, Rio Verde, and North Phoenix, Arizona, as well as Horse Property, Million Dollar Luxury Homes, Mansions, Raw Land, Lots and Commercial Real Estate in the Phoenix Metroplex.

If your Realtor can’t provide you with links to real estate properties or “portals” for you to perform your own searches then you need a different Realtor.

Spend time searching the available homes for sale through a Realtor’s provided links or portal.  You may even modify your search parameters to include or exclude a feature or features that you originally thought were important.

HOA’s

Pay particular attention to whether or not properties you identify are within an HOA or more than one HOA.

In larger “Master Planned Communities” there may be a “Common Area HOA” and a “Community HOA” for the developments within the Master Planned Community.  So, you may have a monthly, quarterly, or annual HOA fee for  the common area that the entire Master Planned Community and a similar fee for the “Community HOA” where the home actually is located.

The “Common Area HOA” will be involved with ongoing maintenance, care and support of the landscaping, streets, lighting, etc. that all owners within the subdivision enjoy while the “Community HOA” will be  a similar type of entity that handles the specific area within the subdivision community that the home is in.

These HOA’s are turned over to the homeowner’s for their administration when the subdivision reaches a certain percentage of sales.  The homeowner’s then oversee the administration of the HOA but typically sub contract out the daily administration of the HOA as well as collections of fees.

One thing to clearly note is that each HOA can be different as to the ability to assess capital improvement fees and change monthly, quarterly or annual fees.  Some have limits on annual increases, some do not.

Also, be aware that many of the streets within the subdivision are privately owned and not municipality maintained.  As streets age they require resurfacing or reconstruction.  While most HOA’s will budget for this in a reserve account, pay particular attention to their projections on maintenance items such as this and how they handle the budgeting.

Also, pay particular attention to how they  can assess “Special Assessments” and assessments for “Capital Improvements“.  All of this can be found in the Homeowner’s Association Documents.

The Purchase Offer Process

Being a Licensed Real Estate Broker in two states, Arizona and Texas, many times I have to remind myself where I am as the laws and process is similar, but not identical.

Since you and your Realtor have gone through a lengthy pre-purchase process, I am making the assumption that your Realtor knows the comparables within the area and knows what pricing homes will appraise for when that process becomes involved.  If that is not thought through carefully there will be a “bump in the road” later after you have the property under contract.

The Arizona Purchase Contract is an agreement where you, the “buyer”  offer to the “seller”, the conditions and terms that you will purchase the property.  The Arizona Purchase Contract purchase  will recite how much you will purchase the property for, down payment, how much of the purchase price will be financed, the amount of earnest money you will place with an escrow company, and the time frame that you will purchase the property within.  Of course, there are and may be,  many more specific items contained in the Purchase Contract specific to the property or to features of the property that will be addressed in the Purchase Contract or Addendums added to the Purchase Contract.

Let’s assume that the Seller accepts the Arizona Purchase Contract you have offered….now the clock begins to tick.

Under Contract Timelines

Within the Arizona Purchase Contract there are dates that are very significant to the process.  Unless something is added to the contrary, the first significant date is the “Inspection Period“.  The unaltered “Inspection Period” is 10 days unless otherwise noted by adding a different time period.

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Due Diligence Clause

During the inspection period of an Arizona Residential Real Estate Purchase Contract the buyer has 10 days from the date of the contract (the date the last party signs the contract) to inspect the premises by all means determined by the buyer.

Negotiating Repairs

At this point, if the buyer, in the buyer’s sole discretion determines that:  1) the property is not suitable for his/hers intended use they may cancel the contract and their earnest money refunded to them;  2) accept the property, subject to the seller completing repairs that the buyer determines are necessary for his/her satisfaction; 3) accept the property in its current condition.  A buyer may also elect to renegotiate the purchase price of the property with the seller, subject to the seller’s acceptance of the altered purchase price.  In this situation the buyer may offer a lower price accepting the condition of the property or lower the price and ask for the seller to make partial repairs.

Sellers Property Disclosure Statement (SPDS)

Within 5 days of acceptance of the Arizona Purchase Contract by all parties, the seller is to provide a Seller Property Disclosure Statement also known as a “SPDS” to the buyer.  The SPDS is a 6 page document filled in by the seller of the property reflecting pertinent things about the property such as: Legal Ownership; Year Built;  Associations or HOA’s affecting the property; Liens; Assessments; Access Issues or Easements; Homeowner’s Insurance Claims on the property; Structural Problems; Roof Leaks; Previous Damage to the Property; Termites, Insects, or Pests; HVAC Systems and/or problems; Plumbing components including the Water Heater and any problems, past or present; Pool or Spa information and/or problems, past or present; Electrical System, problems past or present; Remodeling or additions to the home; Utility Providers; Environmental issues inclusive of flooding;  and Sewer information.

The SPDS is intended to be provided during the Inspection Period for the purpose of the buyer to be aware of any items the Property Inspector may not find during the inspection.

Care of the Property Post Inspection Period

The Seller has a duty to maintain the property during the “Under Contract Period” and make any repairs to the property or systems that occur after the “Inspection Period”.

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Seller Warranties Post Inspection Period

So now that we are still “under contract”, assuming that the results of the “Inspection” have been worked out we now move towards the “Close of Escrow” or COE.

Financing

As we have determined the purchase of the property is subject to “Financing”, the lender has requested further information about the “Purchaser”  and his/her/their financial condition, as we say, “drilling down” to confirm the information provided in in the “PreQualification Form“.  While the inspection period is going on the Lender is requesting further information from the Purchaser such as 2 years of Federal Tax Returns and by this time has run a “Credit Check” to determine the payment history of the Purchaser, outstanding judgements (hopefully none), past “Short Sales” or “Foreclosures”…and again, hopefully none.  Assuming the Lender is comfortable with the information provided to date they will order an “Appraisal“

Appraisal

The Mortgage Broker will submit a request to multiple approved “Appraiser’s” to appraise the property.  An Arizona Real Estate Appraiser is licensed by the State of Arizona and is held to Uniform Appraisal Standards.  A Licensed Real Estate Sales Person or Broker is not an “Appraiser” by definition but can perform a “Brokers Price Opinion of Value” or BPO.  Your Realtor is competent to provide an “Opinion of Value” but this is not acceptable to a Lender in the loan process.

The Appraiser will physically inspect the property and on the basis of Uniform Practices and provide a narrative of their valuation of the property based upon market sales comparables.  They will report on the physical condition of the property, the neighborhood, access, any encumbering features of the property and compare the property  to 3 comparable sales that have occurred within 3 months, if possible, and within close proximity to the property.  Adjustments can be made to the comparable property sales based upon amenities or physical features to bring the properties to a comparable state.  An example of this may be that a comparable has a pool and the subject property does not.  The sales price of the comparable sale would be adjusted downward to reflect the fact that the subject property does not have a pool.

The Appraiser will provide his/her report to the Mortgage Broker for their inclusion into the “Loan Package”.  If the appraisal is equal to or higher than the Purchase Contract, no problems.   If the appraisal is less than the Purchase Contract Price, a new negotiation or cancellation of the Purchase Contract may come about.

In the situation where the appraisal is less than the Purchase Contract amount, the buyer and seller have 3 options;  1) Cancel the Purchase Contract and the Earnest Money returned to the Buyer; 2) Lower or amend the Purchase Contract to reflect a sales price at the appraised amount, with additional adjustments to the down payment and loan amount; 3)  The buyer may elect to add the difference between the Purchase Contract Price and the appraised price to the closing in cash.

The clause in the Purchase Contract that deals with this is below:

Purchase Money Contract Appraisal Contingency
Appraisal Contingency

 

Title Commitment

Assuming we have gotten this far, the inspections are out of the way, the appraisal was satisfactory and the loan is proceeding, we are down to the last item that can cancel the sale, clear title. During the  entire process the Title Company will research title and present to the buyer and sell a “Preliminary Title Report“.

The Preliminary Title Report will have important sections relating to who the title company is, what they insure and the 3 most important sections;  Schedule “A”, Schedule “B” and  “Requirements”….in some states this is referred to as “Schedule C”. Schedule “A” outlines the date of the commitment, the amount of the “Title Policy“, the name of the buyers as well as the lender, if a lender is involved, the name of the seller, and the legal description.

Below is an example. scottsdale arizona title commitment,cave creek arizona title commitment

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Schedule “B”

Schedule “B” of the Title Commitment deals with the conditions by which the insuring Title Company will issue a Title Policy.  Each exception of this page must be met for a Title Policy to be issued.  In this case the Title Company is requiring; property taxes to be paid and current, any fees due to the Home Owners Association, any fees due to a water district by virtue of the property being located within the water district, and conveyance excepting items contained in a filed map of the subdivision as it relates to easements, restrictions, reservations, setbacks as well as covenants, conditions, and restrictions filed, water rights not filed of record.

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Schedule “C” or “Requirements”

Schedule “C” as it is referred to in some states, in this case Arizona refers to it as “Requirements” is the final part of the Title Commitment that defines the “Requirements” to be completed prior to, or at, closing for “Clear Title” and an “Owner’s Policy” of Title Insurance to be issued to the buyer.  In this case the following were required to issue “Clear Title” and an “Owner’s Policy” of Title Insurance.

  • Compliance with ARS- 11-480 relating to how documents are styled, acknowledged and recorded
  • Taxes brought current for 2013
  • Evidence that the HOA has received all fees due and payable
  • Release of an existing lien against the property
  • Furnish a “Statement of Identity” on behalf of the seller
  • Evidence of recording a “Warranty Deed” from the Seller to the Buyer
  • Evidence of the recording of a “Deed of Trust” as the purchase was inclusive of a note payable to a lender
  • An instrument affirming that the (seller) husband has vested “community” interest in title to his wife

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Forms of Real Estate Title in Arizona

The last section I will deal with is Real Estate Ownership in Arizona.  There are many forms of available ways to take real estate title in Arizona and you will need to use the vehicle that best suits your purposes.  A chart is included below for ways to take title in Arizona.

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While this is an outline of the process of purchasing real estate in Arizona there are several subitems not addressed in this narrative such as promulgated real estate forms in addition to the excerpts that you have seen here.  Each transaction is its own “beast” and each type of property has its own special additional forms to be used to facilitate the purchase of Arizona Real Estate.

There are legal and tax situations/questions/concerns that can arise and before you begin your purchase of Arizona Real Estate I would encourage you to seek the advice and counsel of your CPA and a competent attorney.

I am not an attorney nor CPA and cannot provide you with legal or tax advise but I can provide you with my knowledge of the North Scottsdale, Cave Creek, Carefree, North Phoenix, Rio Verde, Tonto Verde and Rio Verde Foothills areas of North Scottsdale.

As a licensed Real Estate Broker in the Great Nations of Arizona and Texas, and being a licensed Real Estate Broker for over 37 years, I like to say that “I have seen it all….well, almost”.

Give me a call, text or email.  The list below represents well over 400 peers and clients that have endorsed my skills as a Real Estate Professional in North Scottsdale Arizona as well as Texas.  These are real people that I call friends and clients.

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Jeff McDowell, North Scottsdale Realtor 623.262.0811 EMAIL ME

By Jeff McDowell

[lastupdated]

by Jeff McDowell

Filed Under: 85255 |North Scottsdale |Homes, 85260 |North |Scottsdale |Homes, 85262 |North |Scottsdale |Homes, 85266 |North |Scottsdale |Homes, Arizona Residential Real Estate, Horse Property, Land, North Scottsdale Arizona Realtor, North Scottsdale |3 Bedroom |Home, North Scottsdale |4 Bedroom, North Scottsdale |5 Bedroom, North Scottsdale |6 Bedroom |Homes, North Scottsdale |Golf Course |Home, North Scottsdale |Horse, Scottsdale Golf Course Property Tagged With: buying home cave creek Arizona, buying home rio verde arizona, buying home scottsdale arizona

Floodplain Impact North Scottsdale

June 15, 2013 by Arizona Top Realtor

Floodplain Impact North Scottsdale

 

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Floodplain Impact North Scottsdale.  Floodplain has an impact on the use of property and Real Estate in North Scottsdale, buildable area and public safety in North Scottsdale Arizona.While we live in the high desert areas where you think floodplain would not exist, it does, and is a factor in the development of parcels of land, real estate pricing and home values in North Scottsdale and Unincorporated Maricopa County.

As a Realtor in North Scottsdale,  I understand Floodplain Impact North Scottsdale and spend a lot of time marketing is in the area known as the “Rio Verde Foothills”.

Geographically, this area is includes land to the east of 136th Street, Tonto National Forest to the north, the  Verde river to the east and McDowell Mountain Regional Park to the south.  This area is in zip codes 85262 and 85263.

The area encompasses several thousand acres that was developed in the late 1990′s and early 2000′s for homeowners that wanted access toTonto National Forest, McDowell Mountain Regional Park and spectacular views of Four Peaks, Tom’s Thumb, Pinnacle Peak and the Mogollon Rim areas, all the while having fairly quick access to mainstream Scottsdale.

The topography is rolling with a gradual downslope to the Verde River. As you can see from the area map, this area drains into the Verde River Basin.

Floodplain areas of North Scottsdale Arizona
Maricopa County Assessor’s Office

During periods of “monsoons” and winter rains, areas along “washes” flood in the floodplain areas and  become inundated with high flows of water.  The soil in the area is primarily known as “decomposed granite” with mixture of clay.  The soil is relatively impermeable, hence, the rapid runoff of water creating flood like conditions and creating floodplain.  While the topography has enough contour to provide for rapid runoff, it does pose significant public risk issues with roads and structures in the floodplain areas.

Floodplain in North Scottsdale
Floodway in Maricopa County

Maricopa County Flood Control District diligently monitors development in the area and actually governs construction of improvements in known “floodplain” areas.  The typical development process involves Maricopa County Planning and Zoning first.  If they determine that a parcel is located within the FEMA 100 year floodplain, they require that you submit an application through the Maricopa County Flood Control District as well.  The bodies work independently of each other.

To determine if a parcel lies within the FEMA 100 Year floodplain in  Unincorporated Maricopa County, one only needs to utilize the map service of Maricopa County Assessor’s Office utilizing the parcel number, going to their maps and clicking on the overlay portion.  The floodplain will overlay onto the parcel. An example is shown below.

floodplain
Floodplain Map

 

If an improvement encroaches into the FEMA 100 year floodplain, it will require that a permit be obtained from the Maricopa County Flood Control District.  This will require an application, a fee and likely a drainage report prepared by a licensed engineer as to the impact onwaters upstream and downstream from the improvements.  It can be costly, but it will be a requirement by the County.

The next impact will be on a residence.  If a residence is constructed in floodplain, the slab elevation will have to be at least 2 feet above theFEMA 100 year floodplain and their is a good chance that measures will need to be taken to avoid the erosion of the soil underneath the slab area encroaching into the floodplain.  Additionally, if the lot falls within the FEMA 100 year floodplain, homeowner’s insurance will require that a flood insurance rider be placed on the policy as well.

Want to know more about building a home on an acreage tract inUnincorporated Maricopa County?  Give me a call, I assure you I am the only Realtor in North Scottsdale familiar with Floodplain.

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Jeff McDowell, North Scottsdale Realtor 623.262.0811 EMAIL ME

By Jeff McDowell

 

Filed Under: Arizona Residential Real Estate, Best North Scottsdale Realtor, Land, Lots, North Scottsdale Arizona Realtor, North Scottsdale |Horse, Rio Verde Arizona, Rio Verde Arizona Real Estate, Rio Verde Foothills Arizona Real Estate, Top North Scottsdale Realtor Tagged With: floodplain north scottsdale, floodplain rio verde foothills

Water Wells |Rio Verde |Scottsdale |Arizona

February 11, 2013 by Arizona Top Realtor

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Water Wells |Rio Verde |Scottsdale |Arizona

Water Wells |Rio Verde |Scottsdale |Arizona,in,near,around,by,north scottsdale,real estate,land,acreage,acres,horse property,water,well
Water Wells |Rio Verde |Scottsdale |Arizona

Water Wells |Rio Verde |Scottsdale |Arizona……Water Well (s)  in  the high desert of Rio Verde Arizona and Scottsdale Arizona. Water is a precious commodity in the valuation of real estate.  

Here in the area of North Scottsdale known as the Rio Verde Foothills, unless you live within the city limits of Scottsdale, you have two options for water for your home, a drilled water well or hauled water.

The first option the drilled water well allows some independence from water haulers, but I must say, my experience with Dynamite Water  has been excellent.  This company has multiple trucks that will deliver water to your home at all hours of the day and night.  A typical charge for these services is $80 for 2,700 gallons.

The typical arrangement for a drilled water well supplying water in the are known as the Rio Verde Foothills is  to have a pump that delivers the water to an underground storage tank.  The tanks can range in size from 2,500 gallons to 10,000 gallons.  A pump in the underground tank charges above ground pressure tanks that maintain a steady water pressure to the home for domestic use.  Typical water pressure for home use is 35 to 50 psi.

Most of these wells are considered low flow water wells, meaning they can only produce water for a limited time before the bore hole runs dry.  A pump saver is placed in the electrical load to sense the drop in amperage for the pump and shuts the pump off for a predetermined period of time allowing the well to recharge itself.

As the water table is quite deep in North Scottsdale Arizona and Rio Verde Arizona, in some cases up to 1,000 feet deep, the pumps are suspended from the surface with steel pipe through what is known as a well cap.  In our particular area of the Rio Verde Foothills, the static water level stays around 400′ which means that is the top of the water column.  The pump is suspended deeper in the water column to allow it to pump down before the pump saver turns it off as the pump will typically pump more water than the well can recharge.

Many homeowners shared water wells and you may have as many as 6 people on one domestic well.  Therefore, pools are filled with water trucks and the wells keep the pool water levels constant as a result of evaporation.  obviously, landscaping is also a consideration in this situation and most opt to plant native plants fed by drip systems.

Drilling a water well in the desert is a risky proposition with no guarantees.  In this area of North Scottsdale we have seen wells drilled 1,000 feet apart with one producing water and the  other not.

The typical scenario is to utilize a mobile drilling rig that has a large derrick, a rotating hydraulic head to spin the pipe and bit and it has a large air compressor that generates huge volumes of air through the drill stem, through the bit and then back out of the top of the well.  The top of the well is capped and the cuttings are blown away from the drilling area.

Water, drilling mud and a surfactant are added to the air to allow the cuttings to be easily blown up through the bore hole and out through the discharge pipe.

rio verde foothills water,rio verde water wells,rio verde foothills water wells
Water Wells |Rio Verde |Scottsdale |Arizona

The subsurface in the Rio Verde Foothills is primarily  decomposed granite and clay.  While I did not know that granite can decompose, this is what it is named.  Basically, it is small gravel intermixed with clay.

One problem that the drillers run into is the collapsing of the drill hole due to the unstable nature of the clay and decomposed granite.

We recently drilled a water well in the Rio Verde Foothills next to McDowell Mountain Regional Park and had this happen.  The first day the hole was drilled to 500′.  The second day the depth of the hole was checked prior to continuing drilling operations and the bottom 100′ of the water well was full of collapsed walls.

The issue here is that if you are at significant depths and the hole collapses, you may not be able to extract the drill bit and pipe resulting in catastrophic costs to the driller.

Water Wells |Rio Verde |Scottsdale |Arizona,in,around,near,by,water wells rio verde,water wells rio verde foothills,north scottsdale arizona water wells
Water Wells |Rio Verde |Scottsdale |Arizona

When this condition is recognized, the driller  pumps a bentonite drilling mud down the hole that will prevent the walls from collapsing.  The bentonite acts as a liquid concrete above the drill stem and bit that the stem and bit can penetrate, but it has enough density that the surrounding earth in the hole will not collapse by displacing it.

Once drilled, the driller immediately places a “casing” down the hole that has striations cut into it that will allow water to seep in, but will keep most of the soil particles out.  The casing can be PVC or metal pipe.  This casing is what will house the water column and well pump.

 

Completed Water Well Diagram

(Note:  this diagram does not denote a storage/holding tank, which is typical for Rio Verde Arizona)

rio verde,water,north,scottsdale,potable

 

When all goes well, you have a water well that produces potable water in varying delivery rates.  When it doesn’t, you haul water.

 

On the south side of Dynamite Road, close to McDowell Mountain Regional Park there seems to be common agreement that the water east of 160th St is “cloudy” and not potable.  I have talked with many well service people about this and the common theme is that the water table in this area is deeper and concentrates minerals resulting in a milky appearance.  The suspended particles can be removed with flocculate but this results in more maintenance and upkeep of the system.  Most people in this area haul in water to be placed in a storage tank and used as needed via the systems discussed earlier.

Filtration Process of “Turbid Water”

This section of the article is an update to the original article and I throw this out there only as a thought…..I performed a cursory Google request to discover what systems might be out there to “flocculate” the suspended particles from wells that produce water but are considered to be “turbid” or cloudy.  It is unclear as to what causes the “turbidity” but likely it is minerals within the water that are of a concentration to cause the water to appear cloudy.

THE EFFICIENT REMOVAL OF ORGANIC AND INORGANIC SUSPENDED SOLIDS – OLD PROBLEM, NEW TECHNOLOGY

I ran across this article written by a gentleman in California and noted the first section of his article dealt with how the Romans ran their water through a “sand filter”.  Excerpts follow from his article:

“The Romans used sand as a filter media to treat their drinking water 2000 years ago. Centuries
ago water was poured through layers of cloth to remove visible impurities in drinking water with
fabric bags and paper cartridges soon following. Darcy employed sand beds in Dijon, France
over 200 years ago to conduct his experiments for developing his famous equation to describe
fluid flow through a porous medium. Since ancient times man has observed that water left
quiescent for a period of time becomes clarified, and thus clarifiers were born.”

“A very cost saving alternative to present-day pretreatment clarifiers and sand filters is
the use of automatic self-cleaning screen filters to remove a large portion of the suspended solids
before traditional water treatment systems receive the raw water. These filters present an
impassable barrier to any particle larger than the filtration degree selected for each particular
case. And because the differential pressure across the screen is kept to a low maximum level,
particles can be hard inorganic in nature or soft organics. This type of filter utilizes a weavewire
screen woven from 316-L stainless steel. Such filters are PLC controlled and automatically
clean themselves based on a preset differential pressure threshold across the screen. Units with a
footprint of four square feet are capable of filtering thousands of gallons per minute. Because
there is only one moving part during the short cleaning cycle and no mechanism comes in
contact with the screen element, maintenance and repairs are minimal. Installation requires only
bringing power to the filter unit and bolting the filter’s inlet and outlet flanges into the piping
system. No pneumatic or hydraulic lines are required. Another great advantage of this
technology is the fact that filtered water is continuously supplied to the downstream system even
during the twelve to thirty second cleaning cycle, without redundant filter units. Self-cleaning
pre-filtration drastically reduces the operational costs of water treatment systems giving the
treatment process constant water quality year-round even from seasonally varying rivers and
streams.”

The Full Article Can Be Found Here  Removal of Organic and Inorganic Solids

This interesting article posed another thought, that being if there is a way to incorporate a swimming pool filter utilizing diatomaceous earth and a screen as an effective way to remove suspended solids from cloudy well water.  If such a system were successful, a chlorine injection system could also be utilized to purify the water as well during the filtration process…..

Food for thought, but from what I have learned through well drillers and those experienced in the area water wells drilled to the east of 160th appear to produce sufficient volumes of water but are prohibitive due to the “turbidity”.  Filtration as described above might be an alternative to  hauled water.

Hauled water vs. water well appears to have an impact on the value of land and improvements.  The common consensus is that it is preferable to have your own water well versus relying on hauled water.  The difference in real estate pricing is subject to supply and demand with no preset determination of the valuation penalty for hauled water.

Therefore, if one is considering purchasing property  in North Scottsdale, the area known as the Rio Verde Foothills be aware of the limitations that water can impose here.

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4 Bedroom500-999K+ Arena2 to 5 Acres
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Search for  Scottsdale Arizona  Real Estate For Sale, Cave Creek Arizona Homes For Sale, Carefree Arizona Homes For Sale, Rio Verde Foothills Arizona Homes For Sale, North Phoenix Arizona Homes For Sale.

Access to all MLS Listings by city.

Free  Arizona MLS Search.  Start your Real Estate Search by City NOW or Search by zip codes, 85266, 85331, 85263, 85377, 85262, 85255.

As a 35 year + full time veteran of the REAL ESTATE Industry, I understand what it takes to not only find the Home, Lot, Land, of your dreams, but also how to negotiate the minefield of real estate transactions. Not only am I a veteran of the real estate industry, I also live in the area  I service.

An avid Golfer, Horseman and Baseball Fanatic, I know the pulse of the community. Todays buyer starts on the internet and spends an average of 5 months quietly perusing the information that is available.  As this area tends to be buyers from outside the area my internet presence is a huge attraction.

I regularly update my material and have additional pages that I maintain with up to date information on such platforms as  Coldwell Banker, Google+, Facebook, Blogger, Active Rain, EProperties, Trulia, Zillow, YouTube  , Tumblr and many others. Also, I have other sites that are specific to Property Types.  These are:

Search the Arizona Multiple Listing Service just like I do.  Search by Subdivisions, Zip Code, Price Range, Bedroom/Bath as well as, Golf Course Properties, Condos, Luxury Properties and Horse Properties. Free MLS Search |Real Estate |Scottsdale |Cave Creek |Carefree |Rio Verde |Rio Verde Foothills |AZ

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Direct Link to the North Scottsdale MLS to search for homes in the specific bedroom, size or price category. You can also perform a custom search by clicking on the link to a custom search at the bottom of the column.
Homes For Sale 250-500KHomes For Sale 500-750KHomes For Sale 750K+
All Homes 250-500KAll Homes 500-750KAll Homes 750K+
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Search for MLS homes in specific subdivisions by Bedroom and Price Ranges. Click on any link to be taken to an Scottsdale MLS Search Page. To perform a custom search, click on the custom search link at the bottom of the column.
AlterraBellaseraBoulder RidgeBoulders
All Alterra Homes All Bellasera HomesAll Boulder Ridge HomesAll Boulders Homes
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Jeff McDowell, North Scottsdale Realtor 623.262.0811 EMAIL ME

By Jeff McDowell

 

[lastupdated]

by rel=”author”>Jeff McDowell

33.657947-111.88862

Filed Under: Land, North Phoenix Land, North Scottsdale Land, North Scottsdale |Horse, Rio Verde Arizona, Rio Verde Arizona Realtor, Scottsdale Arizona Real Estate Tagged With: 85266, 85331, acreage, cave creek, county island, golf, Golf Course, luxury, phoenix, scottsdale, unincorporated maricopa county, water, water rights, water well, well

Scottsdale Area Property Search

August 20, 2012 by Arizona Top Realtor

Scottsdale Area Property Search

Scottsdale Area Property Search. Coldwell Banker does a great job of providing it’s agents with a monthly publication called the “Market Watch”.  This months Market Watch focuses on “Price per Square Foot” which is many times overlooked.

Dollars Per Square Feet Never Makes the Headline
Coldwell Banker Residential Brokerage
August, 2012 — We often hear headlines about the average sales price
going up, or it’s down from last month. With home prices, the trouble
with “average” is it does not give homeowners a very accurate picture of
what’s happening with their home. Average home prices are calculated by
dividing the total number homes sold during a fixed period into the total
of all sales prices.
Another measure of home prices is the “median” sales price where half of
all homes sold for less and half for more. As with “average”, the “median”
statistic does not give homeowners a very good picture of how much the
market value of their home has changed.
The other issue that comes into play is the size of a home. If one home has
1200 SF, and another home has 3000 SF, how does average sales price or
median sales price work for both? At best, average and median sales price
can only indicate a general trend.
That brings up dollars per square feet. This is not a statistic that is
commonly used in a headline, but it is a more meaningful number that
takes into consideration the size of a home. However, it is still an average,
and to complicate matters, there is a different $/SF depending on whether
the home was a foreclosure, a short sale or a “normal” sale, not to
mention location, condition and quality.
The best method of determining the value of a home is to look at
comparable homes with comparable amenities in comparable areas.
But that’s not anything you will ever read in a headline and requires a
great deal of research. The links on the right take you to what we call a
Trend Graph. They will show you how your area is trending, measured 19
different ways including dollars per square feet.
Additionally, I would be remiss if I didn’t mention that price is only one
factor. Today’s Interest rates are affecting demand, affordability and
lifestyle opportunities. If you are curious about your specific situation, I
would be happy to do the research to analyze the value of your home or
perhaps point you to some opportunities.

The numbers for the Phoenix Home Sales Metro Watch are as follows:

Image

Foreclosures and REO’s continue to decline in our market as shown below:

Image

We are experiencing price increases in price segments of the market as well as specific market areas.  If you would like to know more about our market, please feel free to give me a call.

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Arizona Real Estate | Cities

Search for  Scottsdale Arizona  Real Estate For Sale, Cave Creek Arizona Homes For Sale, Carefree Arizona Homes For Sale, Rio Verde Foothills Arizona Homes For Sale, North Phoenix Arizona Homes For Sale.

Access to all MLS Listings by city.

Free  Arizona MLS Search.  Start your Real Estate Search by City NOW or Search by zip codes, 85266, 85331, 85263, 85377, 85262, 85255.

As a 35 year + full time veteran of the REAL ESTATE Industry, I understand what it takes to not only find the Home, Lot, Land, of your dreams, but also how to negotiate the minefield of real estate transactions. Not only am I a veteran of the real estate industry, I also live in the area  I service.

An avid Golfer, Horseman and Baseball Fanatic, I know the pulse of the community. Todays buyer starts on the internet and spends an average of 5 months quietly perusing the information that is available.  As this area tends to be buyers from outside the area my internet presence is a huge attraction.

I regularly update my material and have additional pages that I maintain with up to date information on such platforms as  Coldwell Banker, Google+, Facebook, Blogger, Active Rain, EProperties, Trulia, Zillow, YouTube  , Tumblr and many others. Also, I have other sites that are specific to Property Types.  These are:

Search the Arizona Multiple Listing Service just like I do.  Search by Subdivisions, Zip Code, Price Range, Bedroom/Bath as well as, Golf Course Properties, Condos, Luxury Properties and Horse Properties. Free MLS Search |Real Estate |Scottsdale |Cave Creek |Carefree |Rio Verde |Rio Verde Foothills |AZ

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North Scottsdale Homes For Sale By Price

Direct Link to the North Scottsdale MLS to search for homes in the specific bedroom, size or price category. You can also perform a custom search by clicking on the link to a custom search at the bottom of the column.
Homes For Sale 250-500KHomes For Sale 500-750KHomes For Sale 750K+
All Homes 250-500KAll Homes 500-750KAll Homes 750K+
3 Bedroom Homes3 Bedroom Homes3 Bedroom Homes
4 Bedroom Homes4 Bedroom Homes4 Bedroom Homes
5 Bedroom Homes5 Bedroom Homes5 Bedroom Homes
-2500 Square Feet-2500 Square Feet
-3500 Square Feet-3500 Square Feet
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Search for MLS homes in specific subdivisions by Bedroom and Price Ranges. Click on any link to be taken to an Scottsdale MLS Search Page. To perform a custom search, click on the custom search link at the bottom of the column.
AlterraBellaseraBoulder RidgeBoulders
All Alterra Homes All Bellasera HomesAll Boulder Ridge HomesAll Boulders Homes
3 Bedroom Homes3 Bedroom Homes3 Bedroom Homes3 Bedroom Homes
4 Bedroom Homes4 Bedroom Homes4 Bedroom Homes4 Bedroom Homes
5 Bedroom Homes5 Bedroom Homes5 Bedroom Homes5 Bedroom Homes
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4 Bedroom Homes4 Bedroom Homes4 Bedroom Homes4 Bedroom Homes
5 Bedroom Homes5 Bedroom Homes5 Bedroom Homes5 Bedroom Homes
-300 K Homes
300-600K
600K-1 Million Homes
Million Dollar Homes

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5 Bedroom Homes5 Bedroom6 + Bedroom Homes

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Free MLS Search all Scottsdale Arizona Golf Course Homes For Sale. Search by Listing Price, Square Footage, all Scottsdale Arizona Golf Course Homes For Sale. Just click on any link to be taken to Scottsdale Golf Course Homes For Sale Links to the Realtor MLS.
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Cave Creek Arizona Subdivisions Homes For Sale

Free MLS Search all Cave Creek Arizona Subdivisions Homes For Sale. Search the MLS Like a Realtor. Click on any link to be taken to a special Realtor MLS Search Page to "Search Like Realtor".
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All HomesAll HomesAll HomesUnder 2.5 Acres
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Jeff McDowell, North Scottsdale Realtor 623.262.0811 EMAIL ME

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