Teachable moment in SC home buying...

For the past several months there's been lots of discussion about Sun City properties. We've looked at models and floor plans and likes and dislikes as we searched homes for sale and homes already sold. There's hundreds of Realtors in Sun City; some really good, some really bad and lots somewhere in the middle.

Several of our site visitors and potential buyers are using this site to pick our brains and get a feel for the community before they buy here. I've stated my general rule of thumb on a single family home is a base rate of $100 a square foot for a home with limited remodeling. Those in "vintage" condition can be all over the map and well below that $100 figure. Those remodeled or on a golf course or lake can be far above it; some of them can be $150 per square or higher.

You've also heard remodeling is a way of life for many new Sun City home buyers. Rarely you'll find a home done to the max and nothing need be done to it. Lots of us do a project every year or two, choosing to live in them the way they are and putting our stamp on them as we feel the need or urge. Others elect to gut them before they move in and avoid the dust, dirt and frustration that exists on year to year projects.

While in Vegas, I spent a few precious moments looking at some Sun City properties online. In fairness, I had seen this one before I left Sun City for Sin City and found it quite the offering. Admittedly it's a foreclosure which may mean this is a come-on price, but if in fact it's legitimately on the market, it's the perfect teachable moment.

In an previous thread I posted blue-prints for both the Durango (1972) and the Castillo (1975). Both are Mediterranean style, arched and brick-faced. The Durango is found primarily in Phase 2 and the Castillo in Phase 3. Both have split bedroom floor plans and better than average square footage (2000 plus). They tend to be found on golf courses and corner lots and are very popular models.

This home at 18002 North Organ Pipe Drive is the perfect example of what I'm saying. I have not been inside it, but have driven by and has great curb appeal. It's in Phase 3 on a quiet street, corner lot and this Castillo has a block fence around the back yard. There's a covered patio and screen porch you can see from the street and mature trees.

The pictures on this link shows some updating on the kitchen and a good looking bathroom remodel. The house from the pictures look clean and livable and very move in ready. The best part is this home at 2150 square feet and at a price of $199,900 equates to $92 per square foot is exceptional. It amplifies exactly what I'm saying about home buying in Sun City. The only other factor becomes what part of the community you want to live in, and that's a whole other discussion.

BTW, really good to be home from the craziness of Las Vegas, great place to visit, but wouldn't want to live there.

 

A couple weeks ago, we made a blind (very fair) offer on the house on Organ Pipe. Their counter was full price so we walked away. Interestingly, it really made us rethink what would be best for us. Now we're looking at closing on a condo, barring the unforeseen, in a few weeks. We're excited!

 

Congratulations Mullet.

 

Thank you, Cynthia. You must be getting really close to closing now yourself. I know we're excited about joining the community.

 

I closed on June 30th. I'm in.

 

Congrats to you. Sorry I missed it.

 

Congrats on the decision to bid on the condo M. I'm sure all of us are excited for you.

Your comments are exactly why I love the site and the value it can provide. It's also good to hear the house on Organ Pipe is really for sale. Some of these foreclosures are all about getting a bidding war going. If they countered with a full price, it appears they are really willing to let it go.

I will preface this and state, I'm no "expert" when it comes to real estate. I don't have access to comps Realtors have so when I say things, it's simply my opinion (take that for what it's worth). That said, the Castillo in phase 3 at $92 per square foot (full price offer) is a steal. Mind you that's just from the outside appearance (which is better than most) and from the pictures that show some remodel.

Hopefully those of you looking are getting a feel for what you want and what price you are willing to pay.

 

Thanks BP. Obviously, we thought the Organ Pipe house worthy of an offer and we weren't far from list. Our offer was blind, sight unseen. We thought the house had lots of good points but we knew a major remodel was in the cards to get it like we wanted. I still think it would make a great house for someone. As It turns out, just not for us. That said, the fact the house is still for sale tells me our offer was in line with the market. We're really glad it has worked out the way it has.

I'll be in Sun City next week for the inspection. Am keeping my fingers crossed.

 

Go to the Sun City Visitor Center and arrange for a bus tour of Sun City.
It has become very popular.

 

It's been quite the ride the last three months or so (and even longer) as visitors to this site have become home owners in Sun City. Watching you all log-in and share your journey has been pure joy to be a part of. It speaks so well of the information age and having people get a feel for what they want and being able to articulate it. I've been begging local organizations to do this since I got here 12 years ago, but most fear the net as being uncontrollable.

I suspect we should start a thread where those of you who've bought in Sun City while being a member of this online community. It becomes a testament to what we are doing here and why. Best of all we get to pick your brains about why and what you found attractive about Sun City.

 

We took the tour when we were there in early June. I would highly recommend it for anyone looking at Sun City as a possible future home.

This site has been very helpful to us as we've gone through the process. I'm sure it will continue to be moving forward. Thanks to all who participate. I'd be happy to add my two cents to said thread, BP.

 

Thanks Mullet, there's several of you who have or will be purchasing soon and one of us will get something going on it.

And you are spot on right M; one of the rules of thumb in Sun City is "if it hasn't sold quickly, it's probably over-priced." Another oddity of late is the number of Castillo's on the market in Phase 3. If memory serves me, there's 5 or 6 of them. Conversely, if you look through Phase 2, there were a handful of Durango's, but they either sold or were taken off the market.

Hey Peg: Did the VC get a new paint job on the tour bus? I saw it today and it looked awesome.

 

They were talking about the new paint job with I was there yesterday.
I will tell them it has been approved!!!

 

Thank you, Emily. Things have a way of working out.

 

Is the inspection the first time you'll step inside, Mullet? That's the way I did it. I made an offer from the photos online (and after my realtor made a visit) then made my final decision during the inspection.

 

Correct, Cynthia. It will be the first time. Your experience sounds nearly identical. Comforting to hear it worked in your case.

 

Talk about a leap of faith guys. Impressive to say the least. Though in C's case, the view alone on the lake is probably worth what she paid without the house there. The sunsets from her back yard are to die for.

When are you coming in Mull?

 

Well it wasn't that much of a leap. I had looked inside other Sun City homes so I knew the general feel of the place. Besides you can always back out on the inspection if anything is wrong. And there is usually something wrong to give that opportunity. Its really the only way to go if you want a place you see online because if you wait by the time you fly in to SC the place could already have an offer. But you're correct about one thing, barring complete disaster inside the house, the lake alone in my case was enough. It's not just the view though, the lakes are very peaceful and with many birds. I loved the lagoon and waterfall area on Viewpoint. If you haven't visited there you really should go.

 

I'll get in tomorrow for a late personal look then the inspection on Wednesday. I'm not really nervous about seeing it for the first time in person. I'll fill you in some time on some of the details surrounding this purchase.

 

We did the same thing. Put in our offer October 2012 after seeing it in person. Closed around Thanksgiving and didn't see the place again until January. Our realtor took care of everything including getting roof estimates. He was the best realtor I ever had.