In response to the recent media coverage regarding private exclusive listings, I want to add some of my perspective to this conversation.

My concern is not just about listing strategy. My concern is about access and representation of the majority of home buyers and home sellers.

Access to listing inventory and access to opportunity are are very important to our industry. When we shift toward controlled distribution, private networks, or off-market listings, the majority of home buyers and sellers do not benefit from these moves.

Our MLS system works because it is designed for open and honest display of information: It has done a great job of that for a very long time.

The Power of the Level Playing Field

For decades, the MLS system has been an effective and transparent marketplace. It ensures an open and honest display of information, creating a level playing field where every buyer has a chance to compete and every seller receives maximum exposure. When we move toward “walled gardens”, we aren’t just changing a business model—we are potentially creating barriers to homeownership.

ARMLS and Data Integrity:

Here in our Arizona market, we are served by ARMLS. I believe this system has been a great asset for many years. Many people don’t understand how important it is to have accurate data. Our industry benefits greatly from a centralized system where REALTORs share listing and transaction data.

Many people don’t understand where most of the data comes from when they are searching online for a home. Data and industry integrity are paramount to accurate and up-to-date information. Almost everyone agrees with that.

The MLS Works Better Than A Walled Garden:

If sellers believe the lie that says a “walled garden” is good for anyone but the broker and/or the broker’s shareholders, they are most often mistaken.

Limiting access to information tends to benefit the brokers looking to protect their inventory and to keep sales in-house to enhance their bottom line.

Major investors have been moving into the real estate and technology space for years. The line between transparency, advocacy and representation is easily blurred by the all-mighty dollar.

Our role should be to serve individual clients. If we limit listing exposure, we need to be honest about who that impacts most.

Expanding access to homeownership should always take priority. Any shift in our industry that moves in another direction is a hinderance to all.

The real estate industry should stay committed to transparency, full exposure, and to representing the interests of buyers and sellers.

Listing Exposure: The MLS Is Our Greatest Tool

As REALTORS®, our primary goal should be simple: We are fiduciaries. We should always look to represent the best interests of our clients. We place their interest above our own and certainly above the bottom lines of our firms or their investors. Lately, however, a shift in our industry appears to be threatening that core principle.

The rise of “private exclusives” and “walled garden” listing networks is being marketed as an innovation, but we must ask ourselves: Who does this actually serve?

Screw what’s best for the Seller, we want to make more money so we’ll wrap this in a lie that says it’s a good option for the public.

Managing Perception vs. Maximizing Outcomes

A seller’s best interest is almost always served by the widest possible exposure to the market. Limiting that exposure to a specific firm’s private network often serves the broker’s interest by keeping sales in-house and providing inventory for their own lead generation.

As real estate and technology spaces continue to merge, and major investors push for higher margins, we must protect the consumer. Our role is to ensure that broker profit does not replace the duty of representation.

Access Must Come First

Expanding access to homeownership should be a priority. Our integrity depends on our commitment to transparency and full market exposure. We cannot allow the progress we’ve made in creating an open market to be set back by decades in the name of “proprietary networks” or the like. Especially when said networks exist strictly as massive profit centers.

This is a moment for the real estate industry to stand together. We must lead in a way that keeps the door to homeownership open for everyone. We must ensure that the trust our clients place in us is never sacrificed for a firms financial gain.

In the real estate industry, open access to information should be paramount.

Human Connection and AI. Does that sound weird? Afterall, AI is this non-human “thing” that seemingly removes the human element from much of our lives. Right? Especially when we look at some of what we are seeing in the real estate industry.

I recently attended the annual (2025) Arizona REALTORS Trends Summit. Like in years past, it was valuable for all attendees. The theme this year was “The AI-Powered Experience” and it was fascinating. For beginners to advanced users of ai, it made you think.

The speakers were Jeff Turner and Phil Sexton. Two brilliant people who are using ai at a very high level. Both speakers are also VERY good at making human connections.

According to an “ai overview” from Gemini, Artificial Intelligence can be defined as follows.

Artificial Intelligence (AI) is technology enabling machines to mimic human cognitive functions like learning, reasoning, problem-solving, and perception

Mimic human cognitive functions? For some tasks, that can be awesome. For others, it is something we’ll need to keep an eye on.

“We win by staying human”

Staying Human with AI:

Real estate is an industry where we often see a lot of early adoption, and that is certainly the case with artificial intelligence. While some tasks and many jobs will be changed by this new gold rush of technology, I believe that people still want human guidance. At least for now…

Both presenters shared how far we have come with new products and talked about what is possible in the future. The point was made that technology is here but most of it isn’t being utilized. Why isn’t it being utilized? Because most are not ready for it yet. Yet…

It’s hilarious to see so many ads about ai geared to new agents. They basically say you can use their magic pill and people will start mailing you checks. Use these new products and make piles of cash from working a few minutes per day. Seriously, all you’ve got to do is make a few fancy videos and you’re set, yo.

I’m not 100% convinced that ai is a magic bullet, but I am 100% certain that is has, and will continue to change our industry and our lives..

Jeff and Phil shared links to many of the tools they use. I am using some and looking forward to playing around with others. If you want some of the links, just ket me know.

While I am enjoying some of these new tools, I do find some of them to be concerning. I’m sure I’ll share more about that in the future.

Create Better Experiences:

The topic of creating human experiences is one that I love. I have always felt that real estate is a people business. It’s relational, it can be emotional, it can be many different things to many different people.

Yes, we’re using it and enjoying some of the new tools. I think technology is great, but this old-timer thinks that human connections are still the best way to a successful life and a successful real estate career.

Sure, I could “live in a cloud” for the majority of the time. BUT, give me a beach or some mountain air with no phone reception once in a while. Heck, give me a client who has a flip phone or one who isn’t staring at their phone every two seconds. Those people exist, and I’m currently working with some of them right now.

When I went to lunch with Jeff and Phil after the conference yesterday, I told them how much I enjoyed their presentation. I also mentioned the client we have who is retired and lives a very happy life without being connected 24/7. Heck, if we “need” to reach him for a signature or to discuss a repair request, etc. it can, gasp, take a day or so to get a reply. Personally, I think it’s awesome. I’m pretty sure that Pete uses less ai in his life than we do, and I’m pretty sure he’s just fine with that.

True Connections – Years of Relationships:

The photo below was taken at the end of the conference. I am proud to call all of these real estate champions my friends. I have known all of them for many years, and I can always count on them for great conversations. Some of my favorite colleagues, for sure.

While I always love to attend presentations by Phil and Jeff, but the “hallway conversations” are what I cherish the most. It is similar to how I feel with Sasha, Patrick and Bart. They are salt of the earth, and I always smile when we’re together.

To me, this photo represents some of the best things about our industry. Smart people. Amazing assests to our industry. Great friends.

Those are the kinds of things that I will always enjoy. If AI ever replaces that, I’ll be looking for a different gig.

L to R: Phil Sexton, Sasha Lopez, D. Patrick Lewis, Jeff Turner, Bart Haiduk, Nick Bastian

BIG thanks to Barb Freestone and everyone at AAR who helps bring these conferences to their members. We appreciate these connections and all of the work you do.

While I will never publicly discuss all of the details as I know / believe  them to be, I feel a desire to address some of my thoughts.

None Of Us Asked:

Currently, Realty Executives Phoenix / Yuma was said to have roughly 600ish agents. I was proud to be one of those agents. On June 30th, all of us were notified that the owners had failed to renew their franchise agreement with Realty Executives International. We were also told that we have 30 days to remain with the current owners and their staff at a new firm, or we can continue under the Realty Executives brand with a new, but existing, ownership group. (or join any other firm of our choosing)

None of us asked for these changes, they were forced upon us. As you can imagine, many of us desired to learn as much as possible before making such an important change. Unfortunately, it was difficult for most of us to get a lot of concrete information because of the existing franchise agreement. We were told that the current franchise agreement prohibited the current Phoenix/Yuma ownership group from discussing any future plans. (possible recruiting violations, etc.) Eventually, on July 30th, we were given information about the future plans of the current ownership group.

Change is Constant

While change is constant, some things always remain the same. Adversity and challenges are something that we all deal with regularly. Anyone familiar with the real estate industry knows that, and most of us learn to handle it well.

When this kind of change happens, it effects people in many different ways. For some, the decision can be easy. For others, the decision can be rather difficult.

Rumors and Innuendo – No Need For That Crap

Unfortunately, it can be common for rumors and innuendo to start during any kind of major “breakup” like this. Now isn’t the time or place for those things. Each of us are responsible for doing what we feel is best for our business. That certainly does not mean that a different decision someone else makes is wrong or bad. No, this wasn’t a hostile takeover with malicious intent. There was either a huge blunder or a calculated move that caused these changes. No matter the reasons, we will all move forward, hopefully without unnecessary drama. And, hopefully, there will be no bridges burned.

No doubt that most of us believe we are better when we work together and lift each other up. We should continue to do that. There is also no doubt that many of our paths will cross again. Personally, I look forward to that, as I have many good friends who will be at each firm. I know that most of us will handle this like adults.

For The Nick Bastian Team:

I have now been licensed with Realty Executives for more than half of my 33 year career. I love what this brand stands for, and I love that they allow me to run my business as I wish. This is where I have long-planned to finish my career. After weighing all of our options, I have decided that staying with Realty Executives is the best decision for me and for our team.

During my career, I have always known that I like to surround myself with great people.  I do that in my business and in my personal life. I’ve  been blessed to be surrounded by some amazing individuals during my time here at Realty Executives Phoenix. I am very thankful for many of the relationships I have made in this industry, here at Realty Executives and at other firms. Growing and maintaining these relationships will always be a huge part of what I do. I truly wish we could still be with many of the people who remain with my former ownership group.

Going forward, our phone number is the same. Our website is the same. Our dedication and work ethic certainly remain the same. None of our clients will see any noticeable changes to files or service now or in the future. For our team, we remain 100% committed to our clients, just like we have always been. THAT will never change.

To Patrick Lewis:

You are an amazing broker and a shining star in this industry. A beacon upon a hill. I have no doubt that your rising star will continue to be noticed by more and more people in this industry. Your name should be firmly planted on any Inman-type of “most influential” lists for our industry.

I appreciate your guidance and friendship, your passion for people, your leadership and your knowledge of the industry. Yes, I will always be a fan, and I look forward to finding ways to collaborate with you in the future.

I also look forward to visiting more hole-in-the-wall taco shops and that cool little Italian spot where your name may as well be Norm.

Everyone knows that you will continue to do great things. I don’t know of anyone who isn’t cheering for your success.

Moving Forward with Realty Executives or Fathom Realty

No matter what, each agent who worked with the Realty Executives Phoenix and Yuma franchise was forced to make a change by August 1st, 2025. Honestly, I don’t think there is a right or wrong answer for anyone involved. The choices will be made by each agent deciding what they feel best fits their needs and business plan. I will have friends who chose differently than I have, and I sincerely hope to continue to have great relationships with each and every one of them.

Fathom Realty Elite is the name of the new firm where some of my former colleagues will be licensed. I am sure they will have much success for many years to come.

Realty Executives Arizona Territory is my home, and I am happy to be teaming up with even more professionals under this well-established brand. I have always loved what Realty Executives stands for. Professionalism, Integrity, etc. I believe it is a great brand and I love working with professionals who are given the tools we need to be the best in the business.

We have some amazing history here and the future is bright. Cheers to a bright future and continued success for us all.

Our new office address is:

The Nick Bastian Team
4343 E Outlier Blvd
Suite #123
Phoenix, AZ 85008

If you choose to have a REALTOR® represent you in a home purchase after August of 2024, the answer would be yes.

If you are unfamiliar with the changes made to our industry in August of 2024, please feel free to give us a call, we’re happy to discuss the details. The National Association of REALTORS® has a ton of information at this link, as well.

Does Buyer Representation Matter?

We believe that homebuyer representation is very important. It’s what we do and a big part of why we love what we do.

For many people, buying a home is one of the largest financial and emotional decisions they will ever make. Having a professional in their corner is something they want and expect.

As a REALTOR®, I understand that navigating the complexities of the real estate market can be overwhelming. In today’s evolving real estate landscape, Buyer Broker Agreements are becoming increasingly common, offering greater transparency and protection for buyers like you. One of the tools I use to help my clients is a Buyer Broker Agreement. This agreement is designed to protect both of us and ensure a smooth and successful home-buying experience.

What is a Buyer Broker Agreement?

A Buyer Broker Agreement is a legally binding contract between you, the buyer, and a real estate agent, who will act on your behalf to help you find the perfect home. This agreement establishes a mutually beneficial relationship where the agent is fully committed to representing your best interests. It outlines the responsibilities of both parties, ensuring clarity and a shared understanding throughout the home-buying journey.

As of August 17, 2024, new requirements mandate the signing of this agreement before you even start viewing homes. This change emphasizes the importance of a clear understanding between you and your agent from the outset. Additionally, buyer’s agent commissions must now be negotiated upfront before signing the agreement. This ensures transparency and allows you to have a clear picture of the financial aspects of the agreement.

Why Should I Sign a Buyer Broker Agreement?

If you have questions about why you need to sign an agreement, read below for some key benefits:

Dedicated Representation:
When you sign a Buyer Broker Agreement, you will have dedicated representation from your real estate agent. This means that we will be legally obligated to prioritize your interests above all others, including our own. We will work on your behalf to help you find the right property, discuss financing options, negotiate the best possible price, and guide you through the entire home buying process.

Market Expertise:
As full-time real estate agents, we pride ourselves in knowing the local market. We work hard to provide you with valuable insights into property values, neighborhood trends, and potential investment opportunities. This expertise can save you time and money by helping you avoid costly mistakes. Not having the right agent on your side can cost you both.

Negotiation Power

Negotiations are very important. From price to terms to knowing the intricacies of the entire process, it’s all part of the game. Sometimes, you need to have ice in your veins. Sometimes, you need honey and rainbows. A skilled real estate agent is a valuable asset to buyers and sellers. We promise to effectively advocate for your interests and help you save time, money and unnecessary stress. We know how to navigate the complexities of offers, counteroffers, and closing costs, ensuring that you don’t make costly mistakes when purchasing your dream home.

Objective Advice:
Buying a home can be an emotional process. We are happy to provide an objective perspective and help you make informed decisions based on facts and market data. This valuable guidance can help you avoid emotional attachments that might hinder your chances of a successful purchase.

Reduced Stress:
The home-buying process can be stressful. It involves a lot of paperwork, very specific deadlines, and contractual complexities. We will be here to help guide you through each step of the process, from making an offer to closing the deal.

Setting Clear Expectations:
The Buyer Broker Agreement plays a crucial role in setting clear expectations from the beginning. It helps define the specific type of property you’re looking for, your budget, preferred neighborhoods, and other essential criteria. This ensures that our efforts are aligned with your needs and preferences. Beginning the process with a signed employment agreement will clearly outline our responsibilities and how we will be compensated. This transparency helps build trust and ensures that we are all on the same page.

Addressing Buyer Concerns

It’s natural to have questions or concerns about signing a Buyer Broker Agreement. Here are some common concerns and their answers:

What if I find a home on my own?
Even if you find a home without our help, we will still assist you with negotiations, paperwork, and closing the deal. You can rely on our expertise throughout the entire process. We can help you determine a fair offer price, navigate any counteroffers, and ensure that all necessary inspections and legal requirements are met. Remember, representation matters. Finding the home is a piece of the puzzle, not the entire puzzle.

Will I feel pressured to use a buyer agent?
We will always prioritize your needs and provide quality service. We will NEVER force you to work with us. The vast majority of our business is made up of referrals and past clients. They are people who already know and trust us. Our job is to make sure you trust us completely before we even start working for you. Building trust and a strong working relationship is essential to our mutual success.

Before you ever sign a buyer broker agreement, please take the time to find an agent who makes you feel comfortable and confident in their abilities.

Different Types of Buyer Broker Agreements

Buyer Broker Agreements can come in different forms, each with its own set of terms and conditions. Here are the most common types:

Exclusive Right-to-Represent Contracts:
This is the most common type of agreement. It means that you are committing to working exclusively with one broker and their agents to find and purchase a home. If you buy a home during the term of the agreement, the broker is entitled to a commission, regardless of who finds the property.

Nonexclusive Right-to-Represent Contracts:
This type of agreement allows you to work with other brokers, but the broker you sign with is entitled to a commission if they find the home you purchase.

We are happy to discuss your options for the different types of agreements and choose the one that best suits your needs and preferences.

Conclusion

A Buyer Broker Agreement is a valuable tool for you to begin your home buying process. I encourage you to reach out to us to learn more about how we can benefit you in your home search. Our promise is that you will have an experienced professional by your side, guiding you through the process and advocating for your best interests every step of the way. We adhere to a strict code of ethics and have extensive market knowledge to help you make informed decisions and achieve your homeownership goals. Plus, we might even have a little bit of fun along the way!

Give us a call at 602-803-6425. It will be our pleasure to serve you.

A lot of talk in the media has been falsely stating things like this CNN article that starts off with: “The 6% commission, a standard in home purchase transactions, is no more.”

The fact of the matter is this – There is no standard or set rate of commission.

Many media outlets ran with the story before getting or knowing all of the facts. Local and national media outlets along with government officials, decided that it was better for them to sell clicks over factual content.

The narrative that seemed to get the most clicks are headlines like this:

• “Real estate commissions are being slashed!”
• “Selling your house will now be less expensive!”
• “No more paying 6% to real estate agents!”

They were reacting to a “proposed” settlement that will basically do two things:

1. Prohibit an MLS system from publishing an amount of compensation paid to a Buyer’s Agent.
2. A Buyer’s Agent must have a written Buyer Broker Agreement (employment agreement) to tour homes with a REALTOR®

Facts Over Fallacy:

Here are a few facts.

1. Nothing has been “slashed” as far as commissions are concerned. Fees are still negotiated between Brokers, Sellers, and Buyers every day. Just like they have been for as long as I have been in this business.
2. Nothing has changed to require anyone to work for more or less money than they negotiate with their client.
3. Many people will pay 6% to sell a home. Many will also pay less, many will pay more. Nothing has changed as far as the ability of a broker to charge what they feel is right for their business. IF a home Seller or a home Buyer does not agree with that fee, they are not forced to pay it. They can simply choose to work with someone else.

Some Interesting Reading about Real Estate Commissions:

I thought this “Beyond The Headlines” article made some really good points.

This article says “NAR Settlement May Lead To More Complex Deals” and mentions that additional and unnecessary burdens may be placed on buyers. First time homebuyers and VA buyers will be burdened more than others if the DOJ has their way.

An interesting take here says: Northwest MLS criticizes DOJ commissions stance. They make some good points.

Housingwire has chimed in with some information about buyer’s agency. Not everyone thinks it’s a good idea for a buyer to be unrepresented. Some home buyers could be put at a disadvantage if they can not afford representation. The Department of “justice” really should look closely at this.

Reminding People of the Truth:

Standardized Forms – Not Standardized Real Estate Commissions:

In Arizona, our standardized forms are put out by the Arizona Association of REALTORS®.  These forms are reviewed by real estate experts and real estate attorneys. They are also protected by Copyright. NONE of our forms mentions any kind of set fee.

As you can see on this photo, there is a compensation section. The compensation clearly explains how the Owner of the home will compensate the real estate Broker. Lines 30-31 are very clear. The bold letters read:

“Compensation for the sale or rental of the Premises is not set by any Association/Board of REALTORS® or by any Multiple Listing Service.

Line 39 is filled out once the homeowner and the listing agent / broker agree upon a fee. *Please note: The form above could change in the future. It is part of our current listing agreement.

The Buyer-Broker Exclusive Employment Agreement also states that commissions are not set by any board or association.

State and National Associations Chime In

Our own Arizona Association of REALTORS® mentions some key points about real estate commissions, as well. Here are a few of them.

● There is no such thing as a standard commission. Each transaction and agent-client relationship is different. Compensation has always been negotiable between agents and their clients and takes many forms such as a percentage, fixed rate, hourly rate, or any other mutually agreed upon arrangement. In Arizona, consumers are fortunate to be able to choose from a number of different business models offered by real estate professionals.

● Cooperative compensation benefits consumers. Sellers use it to attract buyers, which ultimately increases the number of offers they receive, resulting in a higher sales price. And we know that buyers benefit from professional representation in what for many will be the largest and most complex purchase of their lives.

● Even after these new rules go into effect, listing brokers and sellers can continue to offer compensation for buyer broker services, just not communicated via the MLS.

● The settlement provides that MLS participants working with buyers must enter into written representation agreements with those buyers. REALTOR® associations have long encouraged their members to use these written agreements because they help consumers understand exactly what services will be provided, and the cost of those services.

Just as our State Association is very clear in their messaging, our National Association provides this information concerning any set amount of real estate commissions.

“Following recent inaccuracies in media coverage, including the false representation or suggestion that the National Association of REALTORS® (NAR) requires a standard 6% commission, NAR has issued the following statement:

CHICAGO (March 19, 2024) – The National Association of REALTORS® (NAR) does not set commissions – they are negotiable. The rule that has been the subject of litigation requires only that listing brokers communicate an offer of compensation. That offer can be any amount, including zero. And other rules throughout the MLS Handbook and NAR policy expressly prohibit MLSs, associations, and brokers from setting or suggesting any such amount that should be included in that field.”

Why so many recent conversations about commissions?

On Friday, March 15th, 2024, the National Association of REALTORS® announced a “proposed settlement agreement” and began to put out information to Association members and the public.

I have included articles on this page that seem to be accurate along with some that are not. I will continue to do my best to objectively share my personal and professional beliefs concerning real estate commissions and the industry as a whole. Yes, I have been a REALTOR® for a long time. (since 1992) Sure, some may say that my opinion is biased. So be it.

So Now What?

As a REALTOR, my job is to represent the best interest of my client. Just like it has always been. That will never change. The fact that the DOJ now wants to eliminate how our MLS system can display how one brokerage will pay another won’t change that.

If YOU have any questions about how I work, please feel free to contact me any time. As always, I’m happy to “talk shop” with anyone who would like to do so.

Going forward, I believe most home sellers will continue to offer a co-broke to another agent / broker to help with the sale of their home. We will certainly explain to our home sellers that we believe it is in their best interest to do so. When working with home buyers, we will continue to go over their compensation options before we begin working together. If a Seller decides against offering compensation, we will continue to work with our home buyers under a separate fee agreement.

At the 11/20/2023 city council meeting, the most recent Tempe Accessory Dwelling Unit Code Update recommendations were shared with the public.

Prior to the meeting, the city sent postcards to residents, emails to neighborhood and HOA contacts and emails via a city newsletter. There is also an ADU info page on the Tempe.gov website.

After all of this outreach, we learned that many ADU questions remain. This was just one public meeting, and it’s clear that more meetings will be needed in the future.

What is an Accessory Dwelling Unit?

The definition given by the city is: An independent, seperately rentable dwelling unit located on the same lot with a stand-alone single-family home.

Sure, many think “rental” as in short term rental or mini hotel. Tempe probably doesn’t need a lot more of that. BUT, many other options remain. A long term, affordable rental could benefit you and benefit someone in need of a small, affordable home to lease.

Other uses could be: You may want or need a home for your elderly parents. Maybe you want to downsize but keep the “big” home for your young adult children and their family. What if you “need” a really cool  man cave or she shed? Maybe you work from home and want a real home office? SO many uses for an ADU.

What Did We Learn About ADUs in Tempe?

Like any city council meeting, the public was invited to participate with questions and comments. Certainly some members of the public need more information in order to have an intelligent conversation about ADUs.

I felt like the presentation was full of useful information. I appreciate that we heard from people both for and against allowing more ADUs in the city.

The anti-development folks were there to complain about special interest groups tearing the city apart. We also heard from people who want to preserve neighborhoods and fight for affordable housing.

When our councilmembers weighed in on the presentation, it was apparent they want more public input. We also learned that they will need more information to come to a consensus. But, the councilmembers genuinely seem to want to get this right.

Are Accessory Dwelling Units Good or Bad?

Back in 2019, there was a change to create more ADUs in parts of Tempe.  Ordinance 02019.08 was adopted 4/11/19. The plan made a change to allow ADUs on residential properties that were zoned multi-family. Some feared that this would ruin neighborhoods. The five permits that have been issued since 2019 have not caused major problems. I don’t think the other two in process will be different.

BUT, any reasonable person would have concerns over zoning changes without some type of regulation.

Going forward, many things need to be discussed. Short-term rentals, neighborhood characteristics, parking, deed restrictions, lot size requirements and private property rights all have to be taken into consideration. As Mayor Woods said: “We need to figure this out.”

Are Other Communities Allowing Accessory Dwelling Units?

Back in June of this year, the City of Phoenix made a change to their zoning ordinance. This change allows Accessory Dwelling units in residential districts.

California has also passed some aggressive ADU legislation recently. Places like Seattle and Oregon have also implemented similar strategies. To me, it seems irresponsible to allow people to sell ADUs like condos. It just opens up a LOT of potential problems. I believe these are great examples of how careful we need to be.

For now, it seems like Tempe is late to game in developing these kinds of solutions to the affordable housing battle. Time is ticking…

More Housing Needed in Tempe:

Most of us know that the demand for housing in Tempe won’t be going away in the future. ALL kinds of housing. In fact, Mayor Woods also mentioned that Tempe could see demand for another 70,000 residents in the next 10-12 years.

Aging in place is very common here in Tempe. Multiple councilmembers recognize that aging in place is an issue. In Tempe, we know that many people just don’t want to leave the city! We often see people sell a large home on a large lot and then buy a smaller home in the immediate area.

Affordability ranks high for people considering an Accessory Dwelling Unit. This article title Turning relatives into roommates makes some really good points.

Faced with ongoing housing affordability issues and rising childcare costs, we’re seeing parents and children becoming roommates again in later years as the ‘kids’ save up to purchase their own place, siblings moving near each other to pool childcare resources, and some even buying homes with family to split the financial burden and make homeownership a reality.

These discussions will continue, and I look forward to following along and participating. This is something that Tempe needs to look at very closely.

Thanks to the city for bringing this forward. Thanks also go out to all of the council members who have said they will actively participate in the discussions.

*Update: The City has added a “Frequently Asked Questions” section on their ADU webpage.

This page will be updated as more information is available, but I wanted to get a few things on here because the ignorance about the project is high.

For several months, I researched, read documents, had conversations, listened to presentations and helped facilitate presentations about the Arizona Coyotes proposal to build an entertainment district in the City of Tempe.

I was also the co-chairman of a committee at the Tempe Chamber of Commerce tasked to review the proposal.

During my research, I have heard from people for and against the project. Like many people, I was skeptical, to say the least.

I stand firmly in the camp where people often say “I don’t want to pay for a stadium so that billionaires can make more millionaires.” I also stand firmly with these people who support this project.

Highest and Best Use – Tempe Entertainment District

In looking at the overall terms of the deal, the impact on our community, the creation of jobs and many other factors, I can honestly say that I believe that our City should move forward and allow this site to be developed.

No New Taxes:

Here’s how it works: This is a privately funded project that will NOT cost Tempe taxpayers ANY money unless they live or spend money within the new 46 acre Tempe Entertainment District. Let me say it another way. If you currently own or lease a home in Tempe, you will NOT pay ANY additional monies to help pay for this PRIVATELY funded project. No additional sales or property taxes are being used to fund this project. ALL costs associated with the project are paid by the developer and by ON SITE tax generation.

See this Tempe Entertainment District synopsis from the City of Tempe for a good overview of the proposed agreement.

This is another page that has more Tempe Entertainment District info in English and in Spanish. It’s a really good document, especially for people who have been sharing false information rather than looking at the facts of the deal.

Thankfully, our Mayor and City Council agree. In fact, they voted 7-0 to move forward with this proposal.

Here’s a really good interview that Mayor Woods did recently. You should listen to it!

Also, as stated in this article by Craig Morgan, this is a privately funded project and could be the best arena deal in the history of the state of Arizona:

“If you don’t go and watch a game, if you don’t buy a hat or a jersey in the Tempe entertainment district, if you don’t dine in one of the restaurants and you don’t stay in the apartments, if you don’t go to the hotel, you’re not going to be paying for it,” Woods said. “It’s going to be entirely privately financed and it’s going to be the people who actually want to enjoy this opportunity with the Tempe entertainment district that are going to be footing the bill for the experience.”

“People I think will look at this and as they pull it apart, I think they will realize what’s been structured and put together by our team here really is the best arena deal in the history of the state of Arizona.” – Tempe Mayor Corey Woods

Of course, not everyone agrees that this is the right fit for our City. Some believe a better deal is available. Some believe that this deal will never see the light of day. The fact is, no other developer responded to the RFP. The site is a challenge in that the huge remediation costs may have been prohibitive to many developers. The fact that the City gets a $40,000,000 non-refundable payment from this developer is a huge bonus to the residents of Tempe. Maybe some people would prefer to have Tempe pay this $40+ million so that the land can be sold to someone else? No thanks, says this taxpayer.

In listening to some of the people who are opposed to the project, I came to the conclusion that we’ll just have to agree to disagree. Especially with the people who hide behind keyboards or are not willing to have intelligent discussions when given the opportunity to do so.

This is a private developer looking to develop a huge project with many benefits to the City of Tempe. They have submitted a proposal that fits the specifications of the Request For Proposal from the City. Bluebird Development and the Arizona Coyotes have not asked to change the terms of the RFP.

Much More Than A Hockey Stadium:

While much of the talk is about the Coyotes wanting to build a hockey stadium in Tempe, it is important for people to understand that there will be a LOT more built on the site.

Restaurants, shopping, hotels, office space and more are part of the Tempe Entertainment District. I believe this will be a good addition to this dynamic part of Tempe.

Please look at all of the FACTS of the proposal, and please be sure to vote YES on propositions 301,302,303 on or before May 16th, 2023.

More Details of the Proposal:

• * The Tempe Entertainment District is 46 acres of land located at Priest and Rio Salado.
• * Once approved, the developer will pay the City $40 million to remediate the land.
• * A 1,500-square-foot emergency response and public safety facility will be constructed onsite.
• * Developer to give Tempe $1.1 million a year for public safety expenses during the life of the 30-year arena GPLET.
• * Developer to pay $2 million to Tempe for affordable/workforce housing construction.
• * Developer to pay Tempe $1.5 million for general city enhancements.

This video is a good overview of the proposal. Take a look!

Here’s another quote from former councilmember Onnie Shekerjian. I think she makes some really good points:

“Quite frankly, this is how sports arenas and stadiums should have always been developed.

What is exciting is the development of the 46 acres of other development that will come with it and tax revenues: retail stores, office space, residential, hotels all of which will generate large amounts of money in sales, property and bed taxes all on a piece of property that will likely never be developed because of the expensive land remediation that is needed.” – Onnie Shekerjian

Here’s a  website from the Coyotes with some more details of what will be built. There will also be updates posted on the Tempe Wins Facebook page.

Here’s a video with more of my thoughts on the proposals.

We’ll have more updates here in the near future. Please check back.

Update from 12/11/22. Here’s another video where Mayor Woods talks to AZFamily.com.

And yet another GREAT (April 2023) interview by Mayor Woods. Please look and listen.

Here’s the WP Carey – Tempe Entertainment District study that was done by the Seidman Research Institute at ASU. And a follow up Seidman Institute Response for even more clarification.

How To VOTE for the Tempe Entertainment District:

This has mostly been a mail-in election. At this point, ballots should be dropped off to be counted. The details are as follows:

If you haven’t mailed your ballot you can still vote YES!

• Vote in-person at the Tempe History Museum located at 809 E. Southern Ave. Hours are weekdays 8 a.m. to 5 p.m. On May 16th, Election Day, it is open from 6 a.m. to 7 p.m.

• Drop off your completed ballot at Tempe City Hall, 31 E. Fifth St. between 8 a.m. and 4:30 p.m by May 16th. Due to construction, there are several free, 10-minute parking spots on the south side of Fifth Street. Residents can use those for quick ballot drop-offs. The entrance to City Hall is temporarily at the southeast corner of the pyramid. Follow the signs to the drop-off location.

There’s been a LOT of talk about the possibility of the Coyotes coming to Tempe instead of playing way over in Glendale. Heck, who remembers back in 2016 when there was a time when we thought they might be relocating to McClintock and Rio Salado on ASU owned land?

Fast forward to 2022 and we know that the Coyotes will temporarily play hockey at ASU. What hasn’t been clear is where the franchise will end up after their stay at ASU. We do know they really want to stay close…

Last night, there was a marathon City Council meeting where our council members were to make a yes or no vote. A yes vote would simply allow the City to negotiate with the Arizona Coyotes and their ownership group. A no vote would have meant that the city would not allow the deal to be negotiated. In my opinion, they made the right choice and and voted yes by a 5-2 margin. A no vote would have also meant that the public or the city would not have had a chance to know all of the terms of the proposal.

If the Coyotes are Coming to Tempe We Need Details:

After nearly a year the City of Tempe City can now negotiate with the Arizona Coyotes. Here’s some of what has been shared so far:

Back in July of 2021, the City of Tempe issued an RFP (Request For Proposal) for someone to develop approximately 46 acres of land located at the NE corner of priest Drive and Rio Salado Parkway. Per the RFP, applicants had until August 19,2021 to submit their proposal.

One proposal was submitted. The applicant who submitted that proposal would like to create the Tempe Entertainment District

An evaluation committee comprised of City staff and others will review the responses and make a recommendation to the City Council. Acceptance of any response may be made at any regular meeting of the City Council within 120 days after receipt of said proposals or within such longer period of time as may be deemed reasonable by the City. The City reserves the right to reject all submittals at any time for any reason.

After the City Council approves the recommendation of a qualified developer, the City and the selected developer will attempt to negotiate the terms of a Development and Disposition Agreement; if the negotiations are successful, the parties would then execute the Development and Disposition Agreement subject to Council approval.

What’s Next for the Coyotes and the City of Tempe?

Now, there will be more study sessions by the city. There will be more detailed presentations from the Coyotes, there will be public meetings, there will be lawyers, etc.

So far, we have seen several new pieces of public information from the Arizona Coyotes via the media. Here’s an interesting Shane Doan article where he explains his thoughts about the proposed project.

More Coyotes information can be found here. Of course, they are very interested in letting people know how serious they are about wanting to negotiate a deal with the City so that they can move forward with construction.

Shane Doan: Work now begins for Coyotes in next phase of arena plans

While there has been a lot of early talk from people who claim to know all of the details, the true facts of the proposal have not been publicly available until recently. More details will be made public soon and I hope / trust that the City will do the right thing in making the best decision for all involved.

This is going to be interesting, for sure.

**Update: here’s a new website from the Coyotes with some more details.

This potential agreement could be a really big deal for the City of Tempe. Many of us will be watching closely, for sure.

From a residential real estate standpoint and from an economic development standpoint, this will be a historic decision either way. Stay tuned!

The people offended or put off by anyone willing to pray for someone in need often seem to think they are doing a great thing by saying things like:

Your thoughts and prayers are not enough.

We need more than thoughts and prayers.

Thoughts and prayers don’t work.

Interestingly enough, they often offer nothing more than empty, divisive words when offering such stellar “advice” to the “masses” in their social circles.

Offering More Than Thoughts and Prayers:

Hey, I get it. Many people don’t pray and many more rarely think before saying something. That’s life “these days” and we just better get used to it. Amiright?

Rather than pretending to be far smarter than those who choose to pray, I wonder if we can find people who actually want to take a good hard look at much bigger problems.

The problem of the day / flavor of the month is gun violence. Sometimes, it’s a different crime, somethimes it’s abortion, sometimes it’s anything to distract us from what’s right and what’s wrong…

From an Instagram post we learn that some of the victims of this tragic day were not offended or afraid of prayer.

They were swept into a classroom and the teachers barricaded the doors behind them. They heard gunshots and heavy pounding on the door. A young boy from her class urged others to remain calm and told the students to get into a circle. They started to pray.

“Dear God, please take care of all of us and help us get out of here safe… in His name, Amen.”

Don’t be offended by anything written here. I’m simply pointing out something that seems obvious to me but appears to be divisive to many people.

Talk about big problems… The fact that we can’t have civil discussions without politicizing things is, in itself, a big problem.

Let’s work together to help everyone in our country.

Greatest Country In The World

Our country isn’t nearly as broken as some would have you believe. The majority of our people are good people. They follow laws, treat all people fairly, they want what’s best for all of us.

Of course, there’s a lot of people who choose to divide us. That’ll never change. Personally, I hope we can put the blame on people who break laws. Heck, maybe we can enforce all of our laws and punish people who break them. If we don’t agree with a law, our Constitution allows us to change it.

The gun debate will continue to rage on in the future. Some changes to our laws could certainly be made, but I wonder what happens next? Let’s raise the age… Maybe ban certain weapons? Once that is done, what happens when that doesn’t stop the violence?

Personally, I pray that we can all find answers that unite us rather than divide us.

It goes something like this:

The industry is changing. Embrace it. “That’s how it’s always been done” will put you right outta business!

There’s a whole bunch of people in the real estate industry who are trying to have a race to the bottom. They want to “make it easier” and “more efficient” for buyers and sellers, while eliminating anything that looks and feels like a “traditional” real estate model..

While I don’t necessarily disagree with the fact that ease and efficiency are awesome and necessary, I wonder why now. I also wonder when that was NOT the case.

News Flash: Some Things Always Remain The Same:

As REALTORS a big part of our job has ALWAYS been to help people. That’s who we are and it’s who we have always been.

Saying that the old notion of doing the same thing will put me out of business is kind of a cool-guy thing for many “disruptors” to say. If I don’t adapt, I will die.

OK, great. I get that. I do embrace new technologies. I embrace new and effective ways to communicate. I embrace differences in business models, etc.

Here are the things that I will NEVER change. Things I have been doing for all of my 29 year career. You might say that these are how it’s always been done and will always be done.

Honesty.
Integrity.
REPRESENTATION.
Expertise.

Let’s not forget Professionalism. I find many of the people we work with want someone to help them make a LOT of decisions. They want an expert. They want someone who will share tools and information with them. They want experience, and they want more than a nameless, faceless institutional investor. They want omeone who looks out for their best interest rather than the best interest of millions of shareholders. They want someone who cares.

You see, not all consumers are looking for a computer program to tell them what a home is worth. Some consumers want a trusted adviser who will walk them through the ENTIRE buying or selling process.

Time is money. The majority of our clients appreciate both, and they want to have an advocate in their corner who has sold hundreds and hundreds of homes. Sure, they can do research online, but they don’t always know what to look for, what to think about next. Advocacy, yo!

You can absolutely look at homes on a web portal. You can push a button and submit an offer or get an “instant offer” on your current home. For some people, that’s awesome. For many others, it’s insanity.

You want a quick and easy transaction? It can certainly be done. BUT in my opinion, it is best to have a professional guide you through the process. Stupid mistakes can cost you thousands of dollars. Sometimes, you don’t know what you don’t know. That can be a co$tly mistake.

Sure, the real estate market is changing. But, I can remember when a fax machine was the latest and greatest thing. I can remember when agents thought the idea of owning your own website or domain name was just crazy. Heck, there were agents who thought the internet would put us out of business.

Guess what? We have changed. We have adapted. Our industry will always be a changing industry. BUT, many of us still believe in the basics of client representation. We believe in a personal touch. We believe in client relationships and we believe we are an asset to the buyers and sellers we serve. Yes, that is how it has always been done, and it is how it will always be done.

For myself and my office, some things will never change…

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