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Tag Archive for sedona homes for sale


Sedona City Streets how2arizona real estate

Sedona City Streets  how2arizona real estate

Sedona City Street Map

The City of Sedona publishes online maps for streets.  In black are those streets that are maintained by the City, while the blue lines indicate those privately owned and maintained.

If you are buying a property in Sedona, it may be wise to have a survey done if you find that you own the street.  It is possible that your property line goes into the middle of the road.

If you click on the “maps for streets” it will link you to the City of Sedona site.  The purpose of the article is disclosure.  While most people live in areas where all streets are maintained by the city, many of Sedona’s are private.  Any repairs, resurfacing, or liability may be that of the owner.  Ask questions when you purchase.  Check with your insurance company.

Blue lines indicate private streets.

Sedona Private Streets how2arizona real estate

Blue:  Private Streets

The black lines indicate City-Maintained streets, while the blue lines indicate Private ones.

Suggestion:  if you are considering the purchase of a property with private streets, be certain to have a survey.  In many cases where there is no HOA, your new property line may run to the middle of the street.  So runs your maintenance and your liability.  Discuss the issue with your insurance agent.

West Sedona Streets how2arizona real estate

West Sedona Streets

Full disclosure is paramount to a happy real estate transaction.

Call me if I can be of assistance!  Kathy Howe – 928-274-4088

I’ll give you the name of the gentleman at the City of Sedona who can help you determine if your streets are city or private.




REALTOR CODE OF ETHICS how2arizona real estate

REALTOR CODE OF ETHICS how2arizona real estate


Ever wonder what working with a REALTOR(R) means to you, a home buyer or seller?

This month I taught 2 of my favorite real estate continuing education classes to Arizona REALTORS(R):   The Ethics of Dual Agency and Coding the Contract = Client Care.  Then yesterday two licensees asked me when I would be teaching my Ethics courses again…

I was first certified to teach the Code of Ethics back in 1989.

But, can you teach ethical behavior?

We can teach someone choices of behavior… usually pointing out consequences for bad behavior; but, can an educator “teach” ethical behavior?

Definition of a Code of Ethics:  “A written set of guidelines issued by an organization to its workers and management to help them conduct their actions in accordance with its primary values and ethical standards.

If you are a REALTOR(R) or are working with one, consider the following:

Not Everything Did I Learn in Kindergarten…

Yesterday I had the privilege and pleasure of attending one of the best real estate continuing education classes ever.  25 years.  The class was put on by Lin Ferrara of Eagle University, First American Title, and featured Bill Gray of Arizona School of Real Estate and Business, along with our very own, Jim Sexton, of John Hall.  The class was “The Code Rules” with a certificate for 3 hours of Commissioner’s Standards.  It didn’t stop there!  That same class gave all REALTOR® attendees their “Quadrennial Code of Ethics Training”…yes!  Double value!

So what did I learn other than what I learned in kindergarten?

First, we need to review that insightful poem by Robert Fulghum which was read by Jim Sexton at the closing of the class:

  • Share everything
  • Play fair
  • Don’t hit people
  • Put things back where you found them
  • Clean up your own mess
  • Don’t take things that aren’t yours
  • Say you’re sorry when you hurt somebody
  • Wash your hands before you eat
  • Flush
  • Warm cookies and cold milk are good for you
  •  Live a balanced life
  • Learn some and think some
  • And draw and paint and sing and dance
  • And play and work everyday some
  • Take a nap every afternoon
  • When you go out into the world, watch out for traffic
  • Hold hands and stick together
  • Be aware of wonder

“Be aware of wonder.”  My personal favorite.

After 25 years in the real estate business as a salesperson, a broker, a trainer, an educator, a past member of the Arizona Real Estate Advisory Board, and an ardent believer that “if you can dream it, you can do it!”, I was profoundly moved and reminded of what professionalism means through the Code of Ethics and our Arizona statutes and rules.

What did I learn?  Some things…

Article 1:  I should never use the term “free” when I advertise my buyer-broker-value to a prospective client.  Nothing in life is “free”.

Article 2:  I must disclose what I know about my listing, but I am not required to investigate beyond my “standard of care”.  Apparent is something I can see.  Latent is different.

Article 3:  If I am not a member of a board/association, I must contact the listing agent before showing a property to see if the listing agent will be cooperative with me and pay me.  Until we have a statewide MLS, I could work for “free” if I’m not careful.

I must understand what a variable rate commission means and alert other brokers to put on their “best game” if I represent the seller, and a buyer, at a reduced commission, in a multiple offer situation.

Article 4:  I must disclose any interest I have or any interest my family has in a property.  If I can’t legally marry them (or remarry them), I should disclose them.

Article 5:  If I want to purchase a property so I can “flip” it, I should not undervalue it if asked by the seller to give it a value.  “Flipping” is okay.  Under-puffing the goods is not.

Article 6:  I must disclose the $xx “bonus” I get from the home warranty company for selling or giving a home warranty at closing.

Article 7:  I must get the approval of my buyer for my broker to receive a “bonus” from the listing broker if my buyer buys the listed property.

Article 8:  I must follow my broker’s office policies about earnest deposits and not keep client cash or checks in my desk drawer.  I must turn over these monies to my broker to keep in the broker trust account so the broker can account for these monies to the client.  Better than me losing the cash or the checks!!

Article 9:  I must leave you, my client, with a copy of any agreements, so I will email the pdf file to you after we have written and signed it.  Digital is great!  Save a tree!  We all have digital abilities through ZipForms, eSignatures, and the Internet.  Life is good.

Article 10:  I must never discriminate.  If you are red, yellow, black, brown, green, single with children, gay, lesbian, Irish, Jewish, male or female, legally blind or different from me, I should find you a house.

Article 11:   I will continue not to do certain types of real estate, like business broker biz or property management, because I don’t give it my best.  I will refer business if I cannot properly service a client according to the standard of care.  I will let my client know that we will do things differently if I cannot be as good as I can be.  I want Christmas cards every year.

Article 12:  If I advertise “free” anything, I need to explain the terms and conditions.  “Free, but…”

Article 13:  I should not overstep my 26th AZ Constitution Amendment abilities by giving legal advice on issues that I do not have expertise on, in, or around.  Attorneys are good.

Article 14:  If I am accused of being a bad REALTOR®, I’ll participate in the process so I can show I’m a good REALTOR®.

Article 15:  Don’t talk “stink” about competitors.  Don’t leave verbal cleat marks on the backs of competitors to get a listing or gain a buyer.

Article 16:  I can go door-to-door with door hangers and put them on a door with a sign on the property if I am doing all doors in the area.  It’s like mailing postcards…

Article 17:  If I cannot get along with, disagree with, or am having a dispute with, another REALTOR®, I will submit it to the REALTOR® family to settle.

I learned that the reason I am still in real estate after 25 years is because of the REALTOR® Code of Ethics, and because of those of you who were in the class.  We learn, participate, and teach others, and in doing so, raise the bar of professionalism.

We are a profession.


how2arizona real estate REALTOR

Kathy Howe aka SedonaKathy

  • Owner/Broker/Trainer
  • how2arizona real estate LLC
  • Resident of Uptown Sedona
  • Owner of how2educate LLC (real estate school
  • Maricopa County Court Mediator


Uptown Sedona and West Fork

Map of Uptown Sedona, AZ

Map of Uptown Sedona, AZ



Uptown Sedona Homes for Sale

If you’re looking for a property for sale in one of the most stable neighborhoods in Sedona, give Kathy Howe a call:  928-274-4088.

Here are a few of our favorite Uptown listings:  Click here.

Here is the Sold information for Sedona areas, including Uptown:  Click here.


Area 41 includes Uptown.



This is the time to come to Sedona, enjoy the cool, brisk weather, hike Brins Mesa, stop at West Fork for a walk along Oak Creek while you “leaf-peep” the fall colors, stop at Junipine Resort for lunch, or call to see if you can dine at Garland’s Resort.

Fall in the Sedona area is one of the most beautiful times of the year.  From Jazz on the Rocks, the Plein Air Festival at the Sedona Art Center, Halloween on Main Street, start of the Sedona Chamber Music’s 29th season, and strolling through Tlaquepaque, you will sense and feel the serenity, peace, and sense of self that we residents feel all year round.

For more information about what to do while in Sedona, visit the Sedona Chamber of Commerce.

Ladies:  Chico’s is at The Pinon Shops at the Hyatt in Uptown!

For hiking information, visit The Hike House, or venture out on your own.  To help you with hiking information, click here.  For Sedona Restaurants, try Picazzo’s, Heartline Cafe, The Coffee Pot Restaurant, the Hideaway, Ken’s Creekside, the Barking Frog, Shugrue’s, Javelina Cantina, Taos Grill, Hundred Rox at Amara, L’Auberge de Sedona, Canyon Breeze for dancing on the weekends… The Cowboy Club in Uptown features buffalo burgers and cactus fries…


This picture was taken 11-10-10 as part of Kathy’s annual fall walk along Oak Creek in West Fork.  She’s been doing it since the early ’70s and it only gets better every year.

More pictures of the West Fork area can be found at SedonaKathy’s website.

Once you have savored the tastes, smells, and sights of Sedona and the surrounding areas, consider making Sedona a permanent place for you to vacation by looking at possible second, third, or fourth homes.  If you really sense the beauty and peace of Sedona, consider this your new permanent residence.  Let Kathy show you properties throughout the Sedona area… it just might be the first day of the rest of your life!

“Kathy, again thank you, thank you for your encouragement and support in this process.  It’s more than a job to you and we appreciate your patience and overwhelming enthusiasm of Sedona.  That really sold us.  A building site in this area was not a consideration and being non AZ bumpkins we sort of had an idea of what we wanted but truly had no clue.  YOU sold the neighborhood and that is what we really wanted.  At this point in our lives, we don’t want to be secluded with a gorgeous view.  Uptown is close to most things we need and when we finally build and live there can investigate the rest depending on our needs.
Thank you Ms. Kathy.  Love ya”

Kathy Howe aka SedonaKathy 928-274-4088, is a resident of…

Uptown Sedona

Sedona Golf Resort

Sedona Golf Resort Golf Course

Sedona Golf Resort Golf Course


Play Golf at the Sedona Golf Resort

Sedona in the fall is awesome!  Beautiful fall colors begin to dot the landscape.  The weather is clean and crisp.  The golf is outstanding!  And there are specials.  Grab your clubs and book a tee time at the Sedona Golf Resort.

Sedona Golf

The Sedona Golf Resort

A day of Sedona golf is one of the best things you can do for yourself.  When your game is over and you have a chance to look around, call Bert Berkshire to show you some of the properties for sale at the Sedona Golf Resort.  Bert has a great listing at 189 Ridge Rock Road.  It’s one of the best priced of the Sedona homes for sale in the area an it’s barely been lived in!  On a cul-de-sac…

Sedona Golf  Call Bert:  928-300-3523

Let Bert show you

The Sedona Golf Resort

Sedona Golf

And spend some time at the Hilton Sedona Resort and Spa – then maybe head over to Tequa for dinner at one of the restaurants.

One of Sedona’s best restaurants can be found at Cucina Rustica.  One of the finest Italian restaurants in the area.

Shopping at the Outlet Mall…

Sedona Golf

Sedona’s Golf Resort area, located south of Sedona on SR179 is one-of-a-kind in vacation living.  Try it.  You won’t be disappointed.  The Resort is located near the Village of Oak Creek and its club house, tennis, and golf course.  The area is perfect for those who want to enjoy Arizona and avoid the big city life.  Two great areas for outdoor living.  Sedona golf is the best!

Try the Sedona Golf Resort



Uptown Sedona Listings

Uptown sedona

Uptown Sedona Listings


Uptown Sedona listings

540 Van Deren, Sedona, AZ 86336  $374,500

Uptown Sedona listings

More Uptown Sedona listings to come…Uptown Sedona listings

Kathy Howe aka SedonaKathy

Kathy lives, works, plays, and serves on the Board of Directors of Uptown Sedona’s Main Street Program.  Uptown is the original center of Sedona with historical information, the Jordan Park Heritage Museum, trail heads, views, shopping, restaurants, and is part of the Gallery district.

Uptown Sedona Homes for Sale

Uptown Sedona Listings


Coconino County Septic System Worksheet

Coconino County Alternative Waste Disposal System worksheet when sewer hook-up is not available.

Use this worksheet when trying to decide what size waste system you will need when your build your dream home.

Coconino County

One note to be concerned with is the notation that in Coconino County, any room that is 70 square feet is considered a bedroom for the purpose of computing septic or alternative waste system size.

Whether you purchase one of the many Sedona homes, lots, or properties for sale in the Uptown, Palisades, Chapel Area, the Coconino County Rules will prevail.  See the map bifurcating Sedona into 2 separate counties:  Coconino County and Yavapai County.  The City of Sedona has its rules as well.

Coconino County


Consulting with your contractor about the need for a good engineer when you build your dream home, or consulting with the engineer before you decide to remodel the dream home you have purchased will go along way in saving you money if you do not have sewer hook-up.

Procedures for your Coconino County site evaluation.

Coconino County remodel or addition requirements.

If you are purchasing a Sedona home for sale, it is wise to ask the listing agent for a copy of the Coconino County alternative waste disposal system approval.  There’s a lot of information to gain and you may wish to know about the system before you purchase rather than finding yourself in the middle of a due diligence period without time to understand the system and what it will cost to maintain.

Kathy Howe aka SedonaKathy

  • how2arizona real estate LLC
  • 450 Jordan Rd “C”, Sedona, AZ 86336
  • 928-274-4088

Proud resident of Uptown Sedona (Coconino County)

Does “As Is” Mean No Seller Property Disclosure?

Seller Property Disclsoure

In Arizona we use Hill v. Jones as our foundation for seller property disclosure.

“A seller has an affirmative duty to disclose material facts which adversely affect the value of the property.” Arizona Court of Appeals, 151 Ariz. 81, 725 P.2d 1115 (1986).

Recently we have begun to see more sellers using the “as is” addendum in traditional sales (not just REOs and foreclosures).  What does this mean to buyers?

Another Arizona case describes “as is” and its impact on a transaction:  S Development Company v. Pima Capital Management Co.

“We hold that latent defects in a property sold “as is” that are known to the vendor must be disclosed to the purchaser.   We also hold that a vendor may be held liable for negligent nondisclosure of facts basic to the transaction when the purchaser is precluded by the vendor from discovering those facts.”  These words reaffirm Hill v. Jones.  Sellers cannot say they have made all disclosures and then not allow the buyer an inspection period.

Further in S Development Company v. Pima Capital Management Co., “…Consequently, absent fraud or misrepresentation, a contractual agreement to accept real property “as is” with the right to inspect defeats liability…”

What is the difference between a latent defect and a patent defect as it affects property disclsoure?

Patent comes from the word “apparent”; therefore, a patent defect is one that can be discovered visible or by an inspection.

Latent defects are described as:  “a hidden flaw, weakness or imperfection in an article which a seller knows about, but the buyer cannot discover by reasonable inspection.” – the Free Legal Dictionary

“As Is” in Arizona has always been upheld as “caveat emptor” or “buyer beware”, if 2 things happen:  1)  seller discloses latent material information; and 2)  buyer is allowed an inspection period.

Recently this story came out from Inman News (one of real estate’s top news organizations) about “as is” as it applies to Alabama real estate transactions.  Teer v. Johnston

As a buyer it is highly recommended that you and your agent discuss the ramifications of signing an “as is” addendum.  The onus of proof that the seller committed fraud or misrepresentation is on the shoulders of the buyer.  While the proof may be at hand, the courts may make a “caveat emptor” decision.

If asked to sign an “as is” addendum, try to write it out by stating something to the effect:  “…buyer is not asking the seller to pay for or to make any repairs but buyer conditions the sale on the warranties of sections…”

Most sellers think that “as is” means they don’t have to pay for repairs.  The same holds for some buyers and their agents.  It’s a lot more than about repairs…

It’s about property disclosure

property disclosure

Kathy Howe aka SedonaKathyproperty disclosure

Proud resident of Uptown Sedona

Does Your Real Estate Agent Negotiate for You?



Does your agent merely fax over your offer to the seller’s agent?


Does your real estate agent ask to be present at the presentation of the offer for you?

As the seller, do you want to be able to ask questions about the buyer?  Might your questions of the buyer’s agent be able to clear up misunderstandings and give you a clear picture of the offer?  Might you and your agent be able to negotiate with the buyer’s agent?

In most areas of the country the NAR Multiple Listing Policies state something like the following:


The cooperating broker (subagent or buyer agent) or his representative has the right to participate in the presentation to the seller or lessor of any offer he/she secures to purchase or lease. He/she does not have the right to be present at any discussions or evaluations of that offer by the seller or lessor and the listing broker.

However, if the seller or lessor gives written instructions to the listing broker that the cooperating broker not be present when an offer the cooperating broker secured is presented, the cooperating broker has the right to a copy of the seller’s or lessor’s written instructions. None of the foregoing diminishes the listing broker’s right to control the establishment of appointments for such presentations.

The seller’s agent is also allowed to be present at the presentation of the counter offer unless the buyer gives written instructions to his/her agent not to allow the other agent at the presentation…and the seller’s agent has the right to see the written refusal of presence.


As a buyer or seller, your agent should welcome the presence of the other agent.  Having the other agent at the presentation insures that all parties have been represented.  Both agents have been hired to negotiate for their clients.

You hire an agent to negotiate for you.

If you are the buyer, ask that your agent be at the presentation of the offer. To be certain your offer is presented in its total and to negotiate if the situation presents itself.

Before selecting an agent, ask the question:  “Do you encourage the buyer’s agent to be at the presentation of his/her offer?”  and “How do you intend to negotiate for me?”

If you get the response:  “we don’t do things that way here”…  ask for the agent to explain how they intend to negotiate for you.

Expect the best!  Hire an agent who will negotiate for you.  After all, most advertise that they “will negotiate for you”.

GREAT negotiators:
ASK more and better questions…
LISTEN intently to the answers…

~ Jim Hennings

negotiateKathy Howe aka SedonaKathy

how2arizona real estate
1120 W SR89A, B-5, Sedona, AZ 86336
Proud resident of Uptown Sedona!


Kathy Howe owns and operates how2educate LLC (real estate education) and is an Arizona Department of Real Estate educator who teaches real estate, including how to negotiate for your clients.

Our Vision and Mission Statement

how2arizona vision and mission

From our business plan…

Our vision:

…is to be one of Arizona’s premier boutique real estate brokerages.

vision and mission

Our mission:

is to give you, our clients and customers, service that educates you, saves you time, makes your choices easier, and moves you toward your goals.  We succeed if you succeed.

Let us know if we live up to our vision and our mission.  It’s important to all of us.

Our goals and strategies are directed at achieving our vision and our mission.  Our vision is our “what”.  Our mission is the “how”.  We strive for professionalism and work diligently to achieve your best results.  After all, our vision and mission depend upon you and your impression of how we handle your transaction(s).  Success can only be achieved if we gain your trust and your loyalty.  Without you and yours, our vision and mission will only be momentary and eventually unfulfilled.

Our vision and mission depend upon your success.

Kathy Howe, Owner/Brokervision and mission

Proud resident and business owner in Uptown Sedona.  Vision and mission… to be involved.

Welcome To Our World!

how2A 512 x 512

how2arizona real estate LLC is a boutique real estate company located at 1120 W. SR89A, B5 in Sedona.

Working with you would be our pleasure.

Sedona is made up of many subdivisions, cultures, and ideologies and how2arizona makes every effort to keep up.

We all share a love of Sedona and the sense of self that it brings to the psyche.  It’s a magical place.  It offers freedom of discovery.  It’s a place for introspection, hikes, creative endeavors and it’s your “Serengeti”.  See Stefan Swanepoel’s “Surviving the Serengeti” which just came out this last week.  Take the test and find out how your skills set mirror those of the animals of the Serengeti.

Kathy Howe aka SedonaKathy  928-274-4088

how2arizona real estate  LLC


Notice that how2arizona real estate LLC is located in the county of Coconino.

Sedona is bifurcated with Coconino to the East and Yavapai to the West.  The county lines were already drawn when Sedona was incorporated in 1988 and the residents just accepted it.  Yes, there are differences in zoning and in rules, but the locals catch on very quickly.

Contact how2arizona real estate LLC for tax information as we all have access to those records as REALTORS(R).

Call how2arizona real estate LLC with your list of possible purchase properties.  Linda is an experienced buyer’s agent and Kathy Howe has a real estate school, how2educate LLC, which gives continuing education to other real estate licensees.  We’ve done our research and have been called “professional” by our clients.  We’d like you to have the opportunity to work with us.  If and when you do, we’d like to have that A+ rating from you as well.

how2arizona real estate LLC

“The Best of Arizona’s Beautiful Living!”