Hey Family, Clients and Friends! Just checking in from the kitchen table. It’s been one of those weeks full of dirt under the fingernails, printer battles, open-house prep, and a whole lot of heart. Here’s what’s been going on…

Last Saturday I hit my happy place—the Arizona Worm Farm—and came home loaded up with worm compost tea for the plants and trees (plus some castings so I can brew my own), a handful of veggie starts, a couple of porch plants, and farm-fresh eggs. Got those new Vincas planted around the mesquite… pink with red centers, SO pretty!

Also installed the solar string lights all the way around the yard… cue magical nighttime land!!!!!!! To say I LOVE IT is an understatement!

This weekend, though? Gotta be careful. My OTHER happy place is having a “Cheap Bastard” citrus tree sale today and there are seven on my wish list. MUST. STAY. AWAY!

On the bright side, I finally perfected the lemon ginger oatmeal cookies—at least according to my friends and neighbors. Also spent some quality time picking up a zillion palm fronds from a neighbor’s tree after that wallop we got Monday night.

Looking forward to tackling The Punisher and Ransom Canyon this week (super anti-heroes and romantic cowboys… sounds about right!). Got some meat on sale to smoke this weekend, and Bingley has officially figured out how to beat the heat now that it’s back: upside down with the ears out. Classic.

Busy week at the salt mines (just kidding, I LOVE my work!). Got to visit the (tiny) new HomeSmart Arrowhead office, met with a new client, showed around an out-of-state buyer, and got a final walkthrough on a listing.

Also lost the battle with my printer (did I tell you about the mini split getting plugged and dripping water on my printer?). Ordered my open house flyers for tomorrow from my friends at PrintandGo at the FedEx Office, picked up a new open house flag (that will provide the bling I need for my open houses!), and—most importantly—remembered to put my HEAVY GARDEN GLOVES in the car for the open house signs pickup tomorrow afternoon.

Stealing Hearts is a rescue I support with my volunteering, my money and my voice. They have a desperate plea that I have to amplify:

Meet Sal and Rosie: two adorable dogs that were adopted from us as puppies seven long years ago. They lived happily with their “parents”; spending their days lounging on sofas, playing in the yard, enjoying each other’s company, and being spoiled rotten every day. It was just the kind of life we want every dog to have!

Sadly, about two years ago, tragedy struck and their human mom passed away. Their dad thought he was going to have to leave the house and was heartbroken at the thought of giving up his two dogs. Thankfully, he was able to stay and Sal and Rosie were able to help their dad with the loss of his wife.

Unfortunately, tragedy has struck again and Rosie and Sal’s dad is now in home-hospice. His only child is unable to take the dogs so they are forced to come back to us where they’ll have to live in a shelter for the first time ever. It's absolutely heartbreaking!

Sal and Rosie need your help! They are already losing both of the people they have known and loved their entire lives. Being forced to live in a shelter environment, even a small one like ours, is going to be hard on these two senior dogs. Which is why we would love for them to go into a foster home - together if possible. They have both been good with other dogs and with children. They're completely housebroken, are well behaved indoors, and are pretty easy, low-maintenance dogs. Rosie (a Labrador/Ridgeback mix) is a bit more active; while Sal (a Staffordshire Terrier mix) is a bit of a couch-potato. Both of these dogs deserve to spend the rest of their lives in a loving home.

If you think you could possibly give Sal and Rosie a temporary, or even permanent, home or know someone who may be able to help, please text Director Toni at 602-686-4158. Sal and Rosie are running out of time at their house and we need to act fast. PLEASE HELP!

The Greater Phoenix market is finally shedding some of that summer sluggishness and settling into a healthier, more balanced rhythm. The big metro numbers tell one story, but what is actually happening on the ground depends entirely on where you plant your yard sign.

According to the latest Cromford Report, the established interior cities are holding steady in a weak-to-moderate seller’s market. Outlying areas, though? They’re shifting hard toward a true buyer’s playground. If you’re shopping right now, you’ve got more negotiating power, more choices, and sellers who are far more willing to throw in concessions. If you’re selling, pricing it right from day one is everything—no testing the waters with a “maybe they’ll fall in love and overpay” number.

Here’s how our major Northern and Western corridors are stacking up right now:

North Phoenix & Deer Valley: Tech-Driven Stability
Median prices are hanging in there between about $512,000 and $578,000 (depending on how close you get to the fancy pockets like Desert Ridge). Homes are averaging 48 to 51 days on market. The real engine under all of this is the multi-billion-dollar TSMC Semiconductor Facility expansion. High-wage job growth is pouring steady demand into communities like Norterra, Union Park, and Sonoran Foothills. Tech money is still showing up and writing checks.

Northwest Valley (Peoria & Surprise): Master-Planned Magnet
Peoria single-family homes are sitting at a median of about $545,000. Surprise is the more accessible option around $485,000. Buyers are getting a little extra breathing room—typical contracts are taking 45 to 55 days. People still love this area for the schools, the expanding parks, and the commercial growth. Peoria’s Trailhead project and the big U.S. Merchants acquisition at West Summit in Surprise are keeping confidence high. Families still want in.

West Valley (Goodyear, Avondale, Buckeye): The Buyer’s Haven
Goodyear is around $525,000, Avondale about $455,000, and Buckeye is the entry-level sweet spot near $438,000. Inventory is pacing a little ahead of demand out here, so parts of the West Valley have tipped into a true buyer’s market. The industrial and logistics corridors along the Loop 303 are still the long-term value driver, but right now sellers and builders are being aggressive—roughly 55% of closed sales include seller-paid closing costs or rate buydowns. If you’re a buyer who can move, this is where the deals are living.

What this actually means for you
Thinking of selling? Don’t test the market with an inflated price. Buyers are negotiating roughly 2.5% under the original list price on average. Pristine and priced right moves. Overpriced sits and collects dust (and price reductions).

Thinking of buying? This is your window. You’ve got inventory leverage, more time to think, and a real shot at closing-cost help or a rate buydown from the seller. Use it.

Quick National Side Note
There’s chatter about being able to pull more money from your IRA penalty-free for a down payment (the current $10K limit might head toward $50K if Congress moves on it). Historically that can make sense—leaving money in the market for 8-10% is good, but owning a $400K home and capturing 4-5% appreciation on the whole thing is often better.

Also interesting: starter-home prices have cooled in the South and West since the Fed started hiking rates, while the Midwest and Northeast have kept climbing. The Midwest is still the most affordable region in the country if you’re looking at the big picture.

Mortgage rates moved higher this week. According to Bankrate’s most recent national averages (as of July 25), the 30-year fixed is sitting at 6.75% and the 15-year fixed at 6.10%. Many lenders ended Friday offering 30-year fixed rates in the upper 6% range. Not exactly the news homebuyers were hoping for, but it wasn’t one big dramatic event. The market is still reacting to a mix of economic data, Treasury yields, and overall investor sentiment.

My trusted lending partner Michael Chalker of Service First Mortgage put it perfectly:

“If you’ve been waiting for the ‘perfect’ interest rate, you may be discovering that perfect likes to stay on vacation. Trying to predict where rates will be next week is a bit like predicting Arizona’s monsoon season—you know something is coming, but exactly when and how much is anyone’s guess.

The good news is that buyers still have plenty of ways to make today’s market work. Seller concessions, temporary rate buydowns, and the ability to refinance if rates improve later can often make a bigger difference than waiting months for a small change in interest rates.

The bottom line? Don’t let the interest rate make the decision for you. Focus on finding the right home, a payment that fits your budget, and a strategy that works for your long-term goals.

If you’re wondering whether now is the right time to buy or refinance, let’s talk. A solid game plan is still one of the best investments you can make.”

I can’t stress enough how important it is to have a local lender with the heart of an educator and incredible communication skills who actually thinks outside the box. Michael has been working with some of my clients for years, patiently executing a plan to get them ready to buy or invest. That kind of partnership makes all the difference.

Come see this one in person!

15234 W Polk St, Goodyear, AZ 85338
$395,000 | 4 bed | 2 bath | 1,505 sq ft

Pool. Solar. Updated kitchen. Split floor plan. Private backyard oasis with covered patio and synthetic grass. Nestled in the desirable Rancho Mirage community with easy access to I-10 and the Loop 303. Great location, great bones, and ready for its next chapter.

Link: https://www.flexmls.com/share/EMDX3/15234-W-POLK-ST-Goodyear-AZ-85338

To my homeowners —

Did you know I offer a free monthly snapshot of your home’s (algorithmic) value? It can help you take control of tracking your home wealth. Keep an eye on your equity, loans, value, market trends and more.

See the power of extra principal payments or refinancing at the right time. Build wealth faster. Know exactly when to buy, sell, rent, or remodel to maximize your investment.

I’m happy to tweak your value by updating a CMA as often as you like.

Just go to https://dedeforwood.com/HomeValue and you’ll get a really detailed analysis in your inbox every month — and it’s free. Happy to help you know what you own.

The Valley is busy even in the heat! A few things catching my eye right now:

Plus the usual pro sports action (D-backs on the road, Phoenix Rising at home Saturday, Mercury later in the week) and all the water parks if you just need to get wet.

For the full always-updated list (and the West Phoenix region happenings), head over to:
https://dedeforwood.com/valley-living

And don’t forget the open house at 15234 W Polk St in Goodyear this weekend if you want a real-life backyard oasis tour!

I didn’t get my usual new-home email this week (I’ll research why), so instead of specific communities, here’s the standing invitation:

You can browse every new build in the Valley without getting hassled by builders just for looking — just go to
https://www.showingnew.com/dedeforwood

And please remember: take me with you (or let me register you) before you visit a new-build model home community or register on their site. Feel free to browse mine all you want, but when you’re ready to walk a model or put a deposit down, bring me along. I can translate those 8-zillion-page contracts on an iPad, represent you, have your back, get you the best perks and incentives, and fight to make sure you get everything that was agreed upon — on time and on budget.

Heads up, Valley drivers — ADOT has a busy weekend of freeway work lined up (advisory covers July 24–27).

Biggest ones to watch:

Expect delays, heavy traffic, and the usual “find another way” energy. Give yourself extra time if you’re heading anywhere near these corridors.

Full details always at: https://azdot.gov/weekend-freeway-travel-advisory

Stay cool out there, check on your elderly relatives and the critters, and have a great last week of July!

Talk soon,
DeDe