Monsoon Cleanup, Old Friends & Hallmark Heartie Life
The monsoons decided to make their dramatic entrance this week, which meant I’ve been out there doing a lot of cleanup on aisle three (just kidding… mostly). I’ve been wrangling the yard, picking up all the stuff the neighbors’ trees have generously dropped—let’s not talk about that part.
You know how it goes with those people in your life you usually see about once a month? Then suddenly you realize it’s been several months and you just miss them? That hit me hard with one of my closest friends. I finally picked up the phone and said, “Hey, we haven’t been to dinner in three months!” So tonight we’re fixing that—Italian food is on the menu and diet schmiet, it’s cheat day! Wish us happiness and carbs.
Thanks Babbos!
On the chill side, I’ve been watching The Other Bennett Sister on BritBox and I’m really enjoying it. It’s so well done.
Wow, I suddenly care about Mary!
Also, I got two new houseplants, pray for them! And the big kitchen win? I finally found that Disney Molasses Crackle cookie recipe and I’m testing it out for this week’s open houses. Fingers crossed they turn out as magical as they sound.
Yes, they’re THAT good!
Oh, and I’m totally hooked on the Hallmark Christmas at Sea right now-season finale is this coming Wednesday! If I win the lottery, I won’t announce it… but there WILL be signs. Like, you’ll know because I’ll be ON that cruise rubbin’ elbows with all my Hallmark Hunks and Hallmark sweethearts (yes, I’m a proud Hallmark Heartie!).
Hearties unite!
Monsoon Wrangling, New Listings & Showing Off the Valley
This week I paid extra attention at our listings (a couple of which are vacant) because of the monsoons. Did some serious digging of palm fronds out of pools and chasing runaway patio furniture—not just for listings, but also for clients and friends who are out of town this summer. So it’s been a lot of running around, let me tell you.
Because of the monsoons, I also got a visit from both my preferred roofer vendor and my HVAC preferred vendor (who’s coming tomorrow). There may or may not be a bucket sitting on the desk in my Arizona room right now. I love having vendors who I’m not just a number to—I’m DeDe, and they come running when I cry for help!
On the brighter side, there are two new listings in one of my favorite communities—an affordable and fun 55+ spot—that are just an incredible value. I’m really excited to see what those do. I’m also welcoming an out-of-town visitor this weekend who’s looking at homes in the Northwest Valley, so it should be fun to show them around and show off our awesome slice of heaven here in the Valley of the Sun.
Oh, and I did some gymnastics with a pending listing (crossing fingers hard on that one) and I’ve got an open house coming up on Sunday.
I’m also putting the finishing touches on my newest workbook/guide for my website about transitions… because isn’t everything a transition? Upsizing, downsizing, empty nesting, moving yourself or a friend/family member to assisted care? I hope this helps. Check it out if you’re in need: https://dedeforwood.com/transition-workbook
Big Wins for Preservation & Pups
Thrilled to report that we have confirmed ASU Board of Regents has officially filed for dismissal of their eminent domain suit and will alter plans for the site to accommodate keeping the Historic Emerson House. This is a huge win for the community and the city in preserving its character and history, and we are grateful to all for your support in the efforts to save this house! #ThisPlaceMatters
My heart is so happy. (look at this beauty!)
While I’m on a happy note, I also want to shine a light on my friends at Stealing Hearts Rescue. Join us for a fun-filled afternoon of bowling and supporting the mission of Stealing Hearts Rescue! We’ll be hanging out, enjoying refreshments, hoping to win in the silent auction, and bowling of course… all to raise money for a great cause. Mark your calendar for August 8th from 11am-3pm at Let It Roll Bowl in Phoenix.
Check out the flyer and get your tickets here: https://bit.ly/4yezFTg
Can’t make it? There are other ways to help at www.stealingheartsrescue.com. Or for sponsorship opportunities, contact Michelle Gere at [email protected].
Valley of the Sun Market Update
The Greater Phoenix real estate ecosystem has entered a distinct phase of stabilization and geographic realignment. While elevated mortgage rates have cooled the rapid pandemic-era price appreciation, monumental manufacturing investments and high-profile commercial land acquisitions are driving hyper-growth in specific Valley submarkets.
Residential Market: A Balanced, Tighter Summer
The single-family housing market in the Valley of the Sun has shifted out of the frenzied seller’s market of recent years into an equilibrium territory.
Median Sale Price: Valley-wide single-family home prices sit near $460,000 to $464,000. This reflects a steady, modest 0.9% year-over-year increase as pricing normalizes.
Inventory Constraints: Active listings dropped to their lowest levels since winter. Sellers are acting deliberately amid high summer temperatures, driving a 10.3% month-over-month drop in new summer listings.
Pace of Sales: Average days on market has widened to 51–53 days. Buyers have significantly more leverage, with roughly 58.4% of sales closing under list price.
The Buyer Profile: Mortgage rates hovering between 6.4% and 6.9% continue to challenge affordability. However, underlying demand remains resilient due to powerful domestic migration from high-cost states like California.
What this means for buyers, sellers, and small investors right now: It’s a more balanced market where preparation and realistic pricing win the day. Buyers have room to negotiate but need to be ready to move on well-priced homes. Sellers who price right and keep things move-in ready are still doing well, especially in those hot growth corridors.
Commercial Real Estate: Industrial Dominance & Retail Resilience
Phoenix remains a top national performer for commercial asset classes, though a clear division exists between asset types.
Industrial: 9.2% Vacancy – Strongest performer. 4.4M sq. ft. of direct net absorption in Q1 alone, transitioning from e-commerce fulfillment to advanced manufacturing.
Retail: 4.5% Vacancy – The surprise winner. Asking rents skyrocketed 9.4% year-over-year to $1.78 PSF. Driven by grocery-anchored and neighborhood service centers.
Office: ~21%–23.5% Vacancy – Highly bifurcated. Premium Class-A nodes (Tempe Town Lake, Scottsdale Quarter) see firm occupancy. Legacy commodity office space faces high vacancy and residential conversion.
Mega-Business Openings Reshaping Real Estate
Massive industrial expansions are fundamentally redrawing the economic map of the Valley, pulling residential and commercial development toward key corridors.
The TSMC Semiconductor Micro-Economy (North Phoenix / Loop 303) – Taiwan Semiconductor Manufacturing Company (TSMC) expanded its North Phoenix commitment to a staggering $165 billion+ for an expansive campus that includes multiple fabrication facilities. What was raw desert along the Loop 303 corridor is now a massive construction zone. Commercial permits in North Phoenix zip codes are up 12%. Ground has broken on Halo Vista, a 2,300-acre, $7 billion master-planned development that will bring 30 million square feet of mixed-use industrial, retail, and residential space to support the semiconductor supply chain. Communities like Norterra, Anthem, and Union Park are experiencing a secondary surge in demand.
Advanced Tech Suppliers & Manufacturing Clusters (East Valley & West Valley) – Major global suppliers are positioning infrastructure around the primary tech hubs. Amkor Technology is building a major packaging facility in Peoria, while tech firms like Hadrian and XNRGY are scaling out advanced footprints in Mesa. Industrial investment volume hit a record $3.2 billion in Q1. Mega-leases, such as Amazon Web Services taking 1.2 million square feet in Buckeye, are consuming large-format logistics space rapidly. This has triggered massive secondary demand for build-to-rent (BTR) communities in West Valley cities like Peoria and Glendale to house the incoming technical labor force.
Power and Infrastructure Constraints -The speed of business expansion has made power and water infrastructure the primary limiting factor for new commercial projects. Large general contractors are vertically integrating, such as Sundt Construction acquiring Industrial Power Solutions, to safeguard their own utility and electrical pipelines from subcontractor delays. Real estate investors are increasingly prioritizing sites with pre-allocated power capacity over raw land availability.
Major Real Estate Deals & Project Pipeline
Recent high-profile transactions highlight intense institutional interest in prime Valley infill land and distant expansion corridors.
Majestic Realty signed a 99-year ground lease for a massive 1-million-square-foot industrial project at McDonald Drive and Pima Road. This development secures a highly coveted footprint on tribal land, bringing major logistics capabilities directly to the Central Scottsdale/Salt River Pima-Maricopa Indian Community corridor.
Waymo paid a staggering $220 million to secure a 5,500-acre autonomous vehicle proving ground in Wittmann. This monumental acquisition signals a long-term commitment to Arizona testing infrastructure and will accelerate secondary commercial and roadway development along the far Northwest Valley fringe.
Rivian is actively pursuing a rezoning effort at Mack Innovation Park in Scottsdale. If approved, this move will further solidify the Scottsdale submarket as a primary hub for next-generation automotive tech, corporate offices, and clean-tech employment.
Friday Mortgage Talk
Inflation came in a little cooler than expected, which is normally welcome news for mortgage rates. That gave the bond market a reason to cheer early in the week. But by Thursday, mortgage rates had crept back up, with Freddie Mac reporting the average 30-year fixed mortgage at 6.55%, up slightly from last week.
So, what does it all mean? The economy is still showing signs of strength, while inflation continues to cool, but not fast enough for the market to declare victory just yet. As a result, mortgage rates remain in a familiar pattern: moving a little, pausing a little, and keeping everyone on their toes.
The good news is that we’ve avoided the wild swings we saw in previous years. While everyone would love to see rates fall faster, a stable market gives buyers and sellers a chance to make decisions based on their goals instead of reacting to daily headlines.
As always, if you’re waiting for the “perfect” interest rate, remember that the perfect house has a funny way of finding someone else first. Buy the home when the payment makes sense for your budget. If rates improve later, refinancing is always on the table.
Have questions about today’s market or your buying options? Give Michael a call or send him a text. He’s always happy to help.
I can’t say enough about how important it is to have trusted local lending partners like Michael—folks with the heart of a teacher, out-of-the-box thinking, and a real talent for instigating win/win scenarios for my clients.
DeDe's Featured Listings
Solar, pool, great updates in Goodyear
15234 W Polk Street, Goodyear AZ 85338
This beauty has that gorgeous sunset pool view at twilight. Updated, great location, functional, and ready for its next happy owners.
See all details & photos here
Just Listed – Incredible Value in a Fun 55+ Community, Peoria
9684 W Vogel Avenue, Peoria AZ 85345
Fresh on the market in one of my favorite affordable and active 55+ communities. Nice curb appeal, solid bones, and that easy desert lifestyle. These don’t come along every day at this price point!
See details & photos here
Just Listed – Wonderful Updates for Mobility in the Same 55+ Community
9563 W Vogel Avenue, Peoria AZ 85345
Thoughtfully updated with mobility in mind: great flow, covered patio for outdoor living, and all the little touches that make daily life easier. Another fantastic value in this popular spot.
See details & photos here
To My Homeowners – Free Monthly Home Value Snapshot
Do you own a home? How does that factor into your wealth?
Hey homeowners, did you know I offer a free monthly snapshot of your home’s value? It’s algorithmic but really detailed, and it lands right in your inbox every month.
This little tool helps you take control, keep an eye on your equity, loans, current value, market trends, and all that good stuff. You can see the power of throwing a little extra at principal or refinancing at the right moment. It’s all about building wealth faster and knowing exactly when it might make sense to buy, sell, rent, or remodel to get the most out of your biggest investment.
I’m happy to tweak your numbers anytime with a fresh CMA—no charge. Just go to https://dedeforwood.com/HomeValue and sign up. It’s completely free, super easy, and one more way I love helping you really know what you own.
Looking for something fun to do? Here are my curated picks for what’s happening around the Valley of the Sun this week and coming up.
Please Note: I have no involvement in any of these events and don’t have any additional contact info other than what’s provided. I’m simply sharing this list to give you some great ideas for fun things to do around the Valley!
(I update my website https://dedeforwood.com/valley-living every Thursday and work HARD to scrape all the best events in the whole Valley, so check out the site for way more info and ongoing updates!)
Food: Fourth Annual Taco Trail – Downtown Mesa, Tue. 7/21, 5pm-8pm
Expo: Babypalooza – Mesa Convention Center, Sat. 7/18, 10am-2pm
Event: One Big Rodeo – The Duce, Phx, Sat. 7/18, 4pm-10pm
Nature: Flashlight Nights: Sky Stories – Desert Botanical Garden, Sat. 7/18, 7pm-9:30pm
Theater: Annie – Fountain Hills Theater, Fri. 7/17 - Sun. 7/19, times vary
Art & Drink: Olive To Paint and Sip – Queen Creek Olive Mill, Wed. 7/22, 6:30pm-8:30pm
Concert: Suki Waterhouse – Arizona Financial Theatre, Wed. 7/22, 8pm
Music: Live From Laurel Canyon – The Van Buren, Phx, Fri. 7/17, 8pm
Comedy: Corey Holcomb – Tempe Improv, Fri. 7/17 & Sat. 7/18, 7pm & 9:30pm
Performance: The Circus Farm – Mesa Arts Center, Thu. 7/16 & Sun. 7/19, times vary
Lifestyle: Cleopatra's Splash Summer Pool Party – Caesars Republic Scottsdale, Sat. 7/18, 12pm-5pm
Musical: The Little Mermaid – Hale Centre Theatre, Gilbert, July 16-18 & 22, times vary
Musical: Dear Evan Hansen – Phoenix Theatre Company, July 16-19 & 22, times vary
And of course…I hope everyone enjoys the World Cup Finale this weekend!
Here's your July 16th weekly agent insider with the newest Inventory Homes and Communities in Phoenix-Area. If you find a home or community , be sure to save and view on your ShowingNew site...www.showingnew.com/dedeforwood
QUICK MOVE-IN INVENTORY HOMES
$304,990 Violet by Century Complete 3Br 2.5Ba
$736,940 Pelican Bay w/Loft by Fulton Homes 3Br 2.5Ba
$628,995 Celeste by Richmond American Homes 3Br 2.5Ba
$471,895 Brandy by Mattamy Homes 3Br 2Ba
COMMUNITY GRAND OPENINGS IN YOUR AREA
Portfolio at Highlands at Northpointe by Richmond American Homes Peoria, AZ 85383
Villas II by Camelot Homes Scottsdale, AZ 85262 from $2,419,900 - $3,271,900
Saguaro Hills at Vistancia by DRB Homes Peoria, AZ 85383 from $489,990 - $594,990
Trailmark at Saddleback by David Weekley Homes Peoria, AZ 85383
FEATURED COMMUNITIES
Hawes Crossing Encore Collection by Taylor Morrison Mesa, AZ 85212 from $553,990 - $702,596
Visara by Pulte Homes Surprise, AZ 85387 from $369,990 - $594,990
Wildera by Meritage Homes San Tan Valley, AZ 85143 from $344,990 - $429,990
Entrada del Oro Classics by KB Home Gold Canyon, AZ 85118 from $319,990 - $389,990
NEW BUILDER PROMOTIONS Trailmark at Saddleback by David Weekley Homes Up to $200,000 Toward a Pool or Backyard Landscaping on Select Homes in The Heights at...
Consumer Promo-Meridian at Northpointe at Vistancia by David Weekley Homes School Supplies Drive in Phoenix. Offer valid June 18, 2026 to July 18, 2026.
Don't forget to take me with you and let me register you before you visit a new build model home community or register on their site (feel free to browse mine though), so I can translate New Build contracts (8 zillion pages on an ipad isn't conducive to major research) represent you, have your back, get you the best perks and incentives and fight to make sure you get all agreed-upon items on time and on budget!
ADOT’s Weekend Freeway Travel Advisory (July 17-20)
Closures set along sections of SR 51 and Loop 202 (Santan Freeway)
PHOENIX – Two freeway closures are scheduled for improvement projects in the Phoenix area this weekend (July 17-20), according to the Arizona Department of Transportation. Restriction schedules are subject to change due to inclement weather or other factors. Drivers should allow extra travel time and use detour routes as needed for these weekend freeway restrictions:
Northbound State Route 51 closed between Bethany Home Road and Northern Avenue from 9 p.m. Friday to 5 a.m. Monday (July 20) for pavement improvement project. Northbound SR 51 on-ramps at Thomas Road, Indian School Road and Colter Street also closed. Detours: Consider using I-17 NB as an alternate freeway route to north Phoenix. Other detour routes include NB 16th St to EB Northern Ave. Allow extra travel time. 9 p.m. Fri – 5 a.m. Mon (July 20)
Eastbound Loop 202 (Santan Freeway) closed between Cooper Road and Val Vista Drive from 10 p.m. Friday to 5 a.m. Monday (July 20) for widening project. Eastbound Loop 202 on-ramps at Alma School Road, Arizona Avenue and McQueen Road also closed. Detours: Consider using EB Pecos or Germann roads as alternate routes to travel beyond the closure. US 60 EB (Superstition Freeway) is an alternate freeway route. 10 p.m. Fri – 5 a.m. Mon (July 20)
Restriction schedules are subject to change due to inclement weather or other factors. ADOT plans and constructs new freeways, additional lanes and other improvements in the Phoenix area as part of the Regional Transportation Plan for the Maricopa County region.
Most improvement projects are currently funded in part by Proposition 400, a dedicated sales tax approved by Maricopa County voters in 2004. Voters also approved Proposition 479 in November 2024, extending the existing half-cent tax to fund future transportation projects in the Phoenix region.
Reminder: Real-time highway conditions are available on ADOT’s Arizona Traveler Information site at AZ511.gov, the az511 app (download for Apple or Android devices) or by calling 511.
Closing
Enjoy the cooler temperatures this weekend—we all know Mother Nature is going to crank this oven to broil again soon! Be safe, take care of each other, and I’m grateful to have you in my life. Truly.
DeDe