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Terravita Market Update
July 2nd, 2025
| | New knee, same commitment — your real estate guy is going strong. | |
- Terravita Market Update
- Scott's Scottsdale North News Article
- Connecting Scottsdale North
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Scott's Life: Back Under the Knife—But This Time, with Confidence
- Scott Gaertner Group Branding Update
- Real Estate Review
- Just for Fun
| | 1. Terravita Market Update - June 2025 Recap | | |
The Terravita selling season officially ended June 30… and the thermometer agreed: 114 degrees. We ended the season with 114° heat—and a surprise flurry of contracts. But here’s what most sellers don’t know about the summer shift ahead…
Despite slowing buyer traffic, 8 homes went under contract, which is historically about average average for June. That’s especially notable given the rising caution among buyers in a shifting market.
Scott Note: There were actually 9 homes under contract this month—but one of them didn’t go through the MLS. It was an investor deal we quietly negotiated for a seller using an investor company we partner with. (More on that soon.)
Terravita also had 10 closings, with an average price per square foot around $500. Prices ranged from $383 to $592 per foot, with an average 42 days on MLS. There were also 9 price reductions and 24 homes still active on the MLS heading into July.
While 9 sales sounds strong—and it is—keep in mind: years have seen historically low inventory. That’s no longer the case. With 24 homes still active and buyer demand slowing for the summer, competition will increase for sellers not positioned correctly.
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Cromford Report Confirms:
Market Conditions are Still Shifting
| If you’ve been reading these updates, you know I rely heavily on the Cromford Market Index (CMI) for real-time insight. It’s our most trusted third-party tool for measuring the balance between supply and demand. | | |
The latest Cromford chart tells a clear story: Scottsdale’s CMI dropped again—from 95.6 to 92.5, now solidly in buyer’s market territory. In fact, only one city in the Valley (Paradise Valley) saw an improvement—and that was due to sellers pulling listings, not stronger demand.
Valley-wide, home prices are trending down:
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Active list prices down 2.4%
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Median sales price dipped again to $449,500
This market is not crashing—but buyers have more leverage, and homes need to stand out more than ever. How do they get that leverage?
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What Still Works:
Preparation, Strategy, and Collaboration
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We got every one of our listings under contract this season—but it took more work than it has for many years. Two deals came right down to the wire in the final days of June.
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Trust Wins: One seller had already relocated back East—we handled everything, and closed the home in 10 days with no inspection requests. Open house to money in the bank in 10 days!
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Prep Pays Off: This spring, I interviewed two sellers with nearly identical estate-sale homes—same floor plan, similar condition, and comparable locations. One family hired us and followed our full prep and staging plan and sold for $900,000. The other hired someone else, skipped prep entirely and just closed for $762,000. That’s a $138,000 difference—same house, different strategy.
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Auction Surprise: The family who followed our full prep plan also used one of our trusted vendors to help clear out the home. I just found out—they uncovered $40,000 worth of unexpected value in personal items that were auctioned off. It’s the kind of thing that makes you pause. I can’t help but think their mom was looking down, smiling—seeing the things she cared about bring such unexpected benefit to her family. Sometimes doing it right pays off in more ways than one.
Now that the selling season is on pause, prep season has begun. This month I wrote on exactly this topic for the Scottsdale North Newspaper and you can read it below. We’ve also created a free Scottsdale North Home Prep Kit—with checklists, staging tips, and the full backstory of those two homes.
Let me know if you’d like a copy—or just want to talk through your home’s strategy. The market may be cooling, but there’s plenty of time to heat up your chances for success in the fall.
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Go Deeper into Terravita Data
| | 2. Scott's Scottsdale North Newspaper Article | |
Why Staging Matters More Than Ever in Today's Market: The Scottsdale North shift sellers can't afford to ignore. - My Hyperlocal News | Quick Wins: 5 DIY Staging Tips That Make a Big Impact By Scott Gaertner It's official: for the first time since 2016, the Scottsdale North real estate market has shifted into buyer territory. That means the days of homes selling in the first weekend - sometimes with multiple offers and | | | |
3. Connecting Scottsdale North
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This month we’re excited to feature Namaste Yoga, where wellness meets artistry. Come meet Ashley, the heart behind Namaste, as she shows us around their unique studio.
Every class is more than movement—it’s a moment. Namaste delivers a cinematic experience that feeds the soul and strengthens the body. 🌵✨
Whether you’re brand new to yoga or deep in your practice, this is your space to reset, recharge, and reconnect—right here in Scottsdale North.
⬇️ Click Below to Watch the Spotlight Video ⬇️
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Address: 23399 N Scottsdale Rd, Scottsdale, AZ 85255
Website: namasteaz.com
Instagram: @namasteyogastudioaz
Facebook: facebook.com/NamasteYogaStudioAZ
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4. Scott’s Life: Back Under the Knife—But This Time, with Confidence
| | Many of you remember when I had my left knee replaced last summer. Well, last week I went in for round two—and just like before, I chose the Jiffy Knee procedure with Dr. Timothy Kavanaugh, who happens to live right here in Scottsdale North. This approach is radically different from the typical knee replacement. Most people tell me they’re stuck in bed for weeks. Two days after my surgery, I walked over 11,000 steps unassisted. | | |
I even let them implant a smart tracker in my new knee which you can see in the photo to the right. This allows me to monitor my recovery and share it with others. I believe in this that much.
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You’ve probably heard me say it before, but I’ll say it again: if you or someone you care about is facing knee surgery, talk to me first. There are better options now—and this one is changing lives.
I'll be sharing more soon, including a video with Dr. Kavanaugh and some amazing recovery tools (like the Medicare-covered bike I’m using daily).
| | 5. Scott Gaertner Group Branding Update | | |
“Make it simple, but significant.” – Don Draper
We’ve been holed up in our own little Madison Avenue (OK, it’s more like Scottsdale Road) cooking up a rebrand that even Don would raise his whiskey glass to.
Later this month, you’ll see the new look of the Scott Gaertner Group:
✨ Sharper. Cleaner. More Confident.
The same trusted team and expertise—just wrapped in a better suit.
So pour yourself an Old Fashioned (or a cold Topo Chico) and stay tuned!
| | 🌵 The Good News – Valley Strength & Growth | | ⚠️ Market Headwinds – National Trends & Concerns | | |
Thought For The Day
"There's a difference between feeling tired and feeling empty. One probably needs sleep. The other may need purpose.
Are you low on rest or low on meaning?"
- James Clear
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Thank you all for reading and supporting our updates.
We know there are a lot of things out there pulling for your attention these days. Please let us know anything we can do better.
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Disclaimer disclaimer! Please don't skip over this one, folks. It's not your typical boring legal jargon. Just a friendly reminder that our lawyers made us include this so they don't lose their minds. Read on if you dare! *Please note that this report is created as of the first of the month and is prone to changes.
**The term "Contracts Accepted" means that there was a new contract accepted on this home this month. This is to say that this listing has moved from an "Active" status in the MLS to a "Sold" status and begun the escrow process, and is heading toward "closing". *All information is provided by the Arizona Regional MLS and is deemed reliable but not guaranteed. TerravitaRealEstate.com is not in any way affiliated with, or endorsed by, Terravita Community Association, Inc. nor is this in any way an advertisement for services provided by the Terravita Community Association, Inc.
| | Thinking of Buying or Selling? | | Call Scott 480-634-5000 or Email Scott@ScottGGroup.com | | | | |
