SEDONA REAL ESTATE SHOPPING - WHAT TO THINK ABOUT

Again,these are our own opinions, but, hopefully, will be useful to you. We are NOT real estate professionals, but think you could use some practical advice before you buy here.

BEST VIEWS If you're new here, you can SAFELY assume the expensive areas have the best views. Surprise!

'First-Tier' In general, any view that includes 'Ship Rock', 'Snoopy Rock', and then going southeast up to 'Twin Buttes' is going to be highly valued. The primary reason is the variability in the rock forms, strong contrasts, and colors (and also usually being near the forest). Sunsets are unbelievable. Additionally, the outlieing 'Cathedral Rock' and Boynton Canyon areas are 'first-tier' for the same reasons.

'Second-Tier' views generally include the 'Coffeepot Rock' area, around 'Twin Buttes', near 'Bell Rock' in the Village, and the 'far-views' of Cathedral Rock. These are smaller versions of the 'first-tier', and still absolutely gorgeous.

'Third-Tier' views involve Thunder Mountain and small hints of the other tiers. These generally translate to 'West Sedona', as well as much of the Village. Now, remember ... all three 'tiers' are STILL better than anywhere else.

How much are 'views' worth? That's easy. As much as you're willing to pay. Or your buyer, when you sell. Views are emotional. 'Unblockable' isn't significant, until someone blocks your view! Then you learn about if you have mastered 'anger'. If you're 'buying' views, check each out carefully concerning FUTURE DEVELOPMENT. Don't assume an empty lot that looks unbuildable is indeed unbuildable. Also think ahead concerning your friends. Can you seriously invite a friend over, whose house is in a higher tier than yours? Well, of course, you ninny. And as a Christian, aren't you just a LITTLE uncomfortable with this whole discussion? Hope so.

BEST VIEWS II Not done. Within the general category of 'Views', there's even more. Ha. If you plan to spend any time outdoors ENJOYING those views, you need to think a bit. We have two brand-new houses next to us, who obviously didn't. Once you're 'built', you're done. Afternoons provide a 'furnace' on a deck that reflects off of a wall. This is just NOT a good place for that glass of ice tea and a nice book to read. Some of the more (remaining) affordable land is near traffic areas. A deck next to the highway is NOT going to be very usable. Trust us! Even more surprisingly, a lot of new homes, having located near 'views', don't really MAXIMIZE the view. While you're cooking? Reading the morning paper? Relaxing with your friends and watching the sunset? Not sure what the problem is, but the practicalities of enjoying your Sedona experience sometimes don't make it into your house plans. As you 'shop', check it out.

SEDONA vs VILLAGE OF OAK CREEK Most visitors kind of assume 'Sedona'. But Sedonans are quick to point out that Sedona is Sedona. The Village is NOT Sedona! Villagers agree, until there's a decision to be made concerning Sedona. Let's quickly discuss some of the differences.

Sedona. It's an incorporated town, and has its own city government with taxation coming from sales and lodging taxes (no city property tax). As a result, it has fairly strong development rules, and except for the two state highways, it manages its own future. Home prices in Sedona proper tend to be a bit higher (sell$/squ ft), but it's not clear that being in 'Sedona' is the reason per se.

Village of Oak Creek. It's unincorporated, instead having a community group that inputs into the Yavapai County Commission. It's most famous for its HOA and golf course politics. The Village is very protective of its 'rural' perogatives but periodically demands that the county use 'Sedona' rules. From a practical standpoint, you have less 'support' in the Village ... shopping, medical, and so forth. Otherwise, the choice is really whatever you most value, with the Village being about 20 minutes from Sedona.

AIRPORT / PLANES We mentioned this on the previous page. The runway literally 'above' Sedona is 'length-limited', but that doesn't mean plane technology/economics won't change. So, look above you. In general, the east end of the runway is most problematical (toward uptown), since the other end is over empty land. That said, however, there's no tower, and planes can do as they will. The small jets try to gain altitude going south toward Phoenix, and the noice is significant usually in the evenings. Frequent helicopters like to buzz the red rocks south and east of Sedona, which gets a little tiresome, either for homes or hikers near there. Military helicopters, which are noisiest of all, like to swing in for lunch from on-going training, and usually arrive as a group taking a long gander at the rocks. But they're A-OK!

ARIZONA WATER vs WATER WELLS AZ-Water provides Sedona's water, but outside of Sedona, depending on access, water well's are 'it'. With AZ-Water, just make sure of the pressure, and plan on water softener since they pump from the aquifer. With water wells, whether yours or a community well, you need to concern yourself about drought, competing wells, and new developments with even deeper wells. Outside of Sedona, do NOT under-estimate this issue.

There's more. You need to gaze down the street for a fire-plug. If you see one whose top is green or blue, that means the fire department can probably help you out with your BBQ 'mistake'. If instead, you either see 'no' fire plug (true), or a yellow or red-topped fireplug, figure on a problem. The latter have little or no pressure, so the (great!) firemen depend more on the water they bring with them.

CITY PLANNING There isn't much. Next subject? Part of the problem is that ADOT owns most of the main street right of way, except in Uptown. My favorite quote from ADOT was 'we don't do pedestrian crossings'. No kidding. Additionally, Sedona incorporated not 20 years ago, and has been struggling to 'catch up' every since. Lastly, the desirability of Sedona has increased even faster, making land prices and solutions almost unaffordable.

So, if you think SH89A is a bit congested in 2007, how about 2010? Or 2020? Frankly I haven't got a clue how the 'Y' is going to survive as a roundabout, mainly because of backup toward Uptown. And no, City Hall has no plan. So, as a potential resident, you probably want to NOT be in a hurry. On the plus side, when traffic stops, the views are great!

DARK SKY COMMUNITY One of my favorite times is driving back from Cottonwood at night, and driving into what appears to be a sleepy little village. How romantic! The sky-viewers like it too, since Sedona evenings are cool and crisp, and 'sort' of dark. Flagstaff, just north of us, was one of the first 'dark sky communities' and remains as a big proponent (that was where planet Pluto was discovered ... yes, in northern Arizona, it's still a planet, poor thing).

Interestingly 'dark sky communities' are quite desirable these days, real estate-wise. Check it out. But if you're older and drive at night, it's a pain. So, if you like to 'gaze the heavens', like the romance of a dark village, or struggle driving at night, this issue should receive your attention.

DEVELOPMENT If you love Sedona, trust me ... so does everyone else! And after you spend your next life's savings on land, you DO want the most house you can build, don't you? So do your neighbors. And business owners. Sedona has a fairly strong development code, which overall, tries to maximize 'open space', and minimize visual impacts. That translates to building height limitations, lot coverage, allowed colors and so forth. And, if you buy in new residential areas, you're likely to have even stronger 'CC&Rs'. Check these out for sure.

The part that is not immediately obvious is 'development'. What you thought appears to be a truly yucky piece of land near your home, can turn into Sedona's new premier jazz club! Love that jazz! So, being the smart buyer that you are, you check the zoning, right? That's where you need to be careful. Sedona zoning is best described as 'emotional'. The Arizona legislature has tried to nudge Arizona's communities toward 'planning' to avoid FUTURE problems, but ALSO limited their ability to DO very much. So, YOU need to be careful. Be especially careful within 'Special Planning Areas' (future commercial), in or near commercial areas, or around high-density zoning. All three represent Sedona government's 'play-time' areas. If you've got 'money', that would be a good thing to have. If you don't, save yourself potential frustration down the road.

DEVELOPMENT II Not done. If you're planning to build or renovate a house here, download a copy of the Sedona Land Development Code (PDF) from the city site. You don't need the whole thing ... just the part about residential building rules (articles 9 & 10). Get your coffee, park your feet, and scan your way through for anything that might impact you. Architectural features may be the most interesting part for you. This will save you some arguing time later, when your Sedona architect seems overly quiet as you describe your dreams. And remember ... 'unique' is a not always a compliment! But horrors when your friends just LOVE your new Phoenix-style McMansion.

FLOODING Sedona appears deceptively dry. But come July and December (hopefully), the rains come. When you're looking at potential homes and it's hot and sunny outside, you really need to think 'windy and rainy'. There's two potential issues. The broad majority of development until recently doesn't have any strong sense of drainage. So, if your house is near the 'bottom' or 'in the way', you're going to have a problem with flooding. In general, when this happens, it's not a short-term solution ... just ask residents here. The other issue is those residential areas using 'low water crossings' or being almost level with the creek. Winter flooding can eliminate those crossings for MONTHS at a time. That is why you sometimes see pedestrian crossings over the creek ... those are emergency exits and entrances. So, gaze up hill from your 'dream home' to make sure it won't be a 'tropical' home!

FOREST AS A NEIGHBOR As you read the listings, being 'next to the forest' is viewed as a big plus. And it is. The question is 'how long'. The local forest district here has what is called 'Amendment 12', which describes the various managment policies, including 'land trades'. This is presently being updated, but in a nut-shell, 'land-trades' help the forest service consolidate and protect special areas of national value. The problem occurs 'on the other end of the trade'. To get that nifty riparian creek land, the forest service inevitably needs to trade something people want a lot ... like Sedona land. So as you can imagine, the issue is a 'hot one', but for now appears 'safe'. See also 'TRAILHEADS' below.

Less publicized but still 'there' are some STATE LANDS as well. Here, you need to 'probably' assume some form of future development, since the purpose IS for the education of our kids! But there are efforts to try to maximize the open space as much as possible. Just plan on future change.

What about 'fire'? Talk with our local fire marshal and he'll explain how you need to protect your house. The answers are not so obvious (eg height of the tree branches). He's serious. Fire DOES periodically attack the fringes of our community and watching how firemen fight forest fires is instructive ... they don't flood it with water like your BBQ. Think about it.

RECREATION If you like golf, horses and other trivial pursuits and want to live near them, the Sedona area has them. The Village of Oak Creek has MOST of the residential GOLF, though going west, out toward Boynton Canyon, you'll find some even better chances to invest your golf chump-change. In far-western Sedona and east of the Village, you have your HORSE-zoned properties (there's a fancier word for that). However, to truly (and affordably) enjoy horses, the more rural areas near the Verde Valley are probably a better choice. Getting into TENNIS and smaller pursuits, these are sprinkled throughout the area; just do a google search for the latest, since they vary over time. For example, we live near a resort with an exercise/spa, small golf course, and tennis; they offer a discount to the nearby residents.

SEWER / SEPTIC One of life's realities. Quite a number of Sedona neighborhoods DON'T have central sewers. They have septic. That's slowly changing, but in the meantime, if you consider a home with septic, you need to see HOW it operates. Some are shared, some quite old, and some are on questionable soil. Check it out first.

If your proposed home is hooked up to the central system, good. Well, generally. If your dream home is well BELOW street-level where the main sewer-pipe is buried, think about what needs to happen when the electricity goes off periodically. Yes. And strangely enough, Sedona treats the sewage, but doesn't have a good place for it to go. That would explain our REALLY-BIG juniper-tree watering program southwest of town.

SUNRISES & SUNSETS Life just can't get much better. Picking is worthwhile, however. Homes that favor the sunrise tend to cool off quicker in the evening, especially if they're in the shadow of a cliff/mesa. On the other hand .... sunsets looking out toward the Verde and Mingus Mountain are unbelievable. Sooo hard to choose!

TRAILHEADS When your little town is surrounded by forest, you're going to discover the concept of 'trailheads'. The forest service, bless their hearts, insist on trailheads at borders between Sedona and forest, since absent defined trails, EVERYONE makes a trail. Just think of the confusion among the deer and javalina. Sedona is a hiking destination, and so trailheads are a Sedona destination. If your dream house is near a major trailhead, that can be good AND bad. Good, if you like to hike ... a billion-dollar forest at your beck and call. Bad, if thoughtless hikers zoom in and out at all hours, making your sense of peace and tranquility a true illusion. So when you're real estate hunting, keep an eye on those trailheads!