For most families, their home is their largest financial asset, and deciding to sell it is a big decision that involves a lot of preparation and work. When you're ready to sell it's important to have an experienced real estate professional handle the details involved in the successful sale of a home for top dollar. 

As an experienced professional who has helped many Flagstaff residents sell their homes, I know how to handle every aspect of the sales process – from strategically marketing and showcasing your home to making sure everything's signed, sealed and delivered by the closing date.

Providing you with comprehensive, high-quality listing service is my top priority. So when you decide to sell your home, please contact me and let's get started!

The following articles are a great place to start if you're looking for information about the sales process and how you can get more for your home when you decide to sell.

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Flagstaff Local Utilities

Flagstaff, Arizona is located at the intersection of Interstate 17 and Interstate 40, and is the largest city in Northern Arizona. The city is also the regional center and county seat for Coconino County, the second largest county in the 48 contiguous states. The City of Flagstaff, becoming a town in 1894, incorporated as a city in 1928, and currently comprising of just over 64 square miles, is nestled at the base of the San Francisco Peaks and surrounded by one of the largest pine forests on earth. Flagstaff drew its name from a very tall pine tree made into a flagpole in 1876 to celebrate our nations centennial. At nearly 7,000 feet, Flagstaff is also one of the highest elevation cities in the United States. The city is a year-round mecca for visitors and many Arizonans maintain second homes here. 

Weather

Flagstaff enjoys four distinct seasons. Moderate summer temperatures average twenty degrees less than Phoenix, and are punctuated with afternoon rain showers in July and August. The winter brings an average annual snowfall of 99.5 inches, much to the enjoyment of skiers, ice skaters and snowboarders. As the snow thaws into spring, blooming wildflowers are abundant and fragrant along Flagstaff’s many hiking trails. Autumn is highlighted with the changing of the aspen leaves that transform the surrounding mountains into a golden tapestry of color. Flagstaff averages 283 days without precipitation each year, so it is not surprising that our residents love the great outdoors, and the mild climate encourages year-round outdoor activities.

Education

Flagstaff Unified School District #1 has 9 elementary schools, 3 middle schools, 2 alternative schools, 5 magnet schools, and 3 high schools. In addition to the public school system, there are 10 charter schools run by private parties. These schools provide educational opportunities for children in kindergarten to high school. The schools specialize in everything from specific learning styles to programs focused on the Arts.

Coconino County Community College offers 33 associate degrees, 29 certificate programs, continuing education, and special programs for small businesses. In the fall of 2004, enrollment was 4,380 students (3,540 of which were enrolled at the two Flagstaff campus).

Flagstaff's commitment to education is enhanced by Northern Arizona University's contribution to the community. Established in 1899, NAU is one of Arizona's three state universities. In the fall of 2004, NAU offered 95 Bachelor, 47 Master, 8 Doctorate, and 1 Professional degrees along with 30 Undergraduate and 12 Graduate certificates. Top enrollment for its 19,147 students (12,980 of which were enrolled at the Flagstaff campus) are Elementary Education, Business Preparation, Hotel & Restaurant Management, Criminal Justice, and Psychology.

Cultural Opportunities and Scenic Attractions

Flagstaff serves as the cultural hub of Northern Arizona. Because arts and cultural activities enhance the quality of life and have an economic impact, the City supports these endeavors. Funding support for these activities comes from the Bed, Board and Booze tax, and the General Fund. The Arts and Science Commission will disburse these funds. Throughout the year, there are art shows, festivals, live theater performances, and Native American arts and crafts exhibits to satisfy the most ardent enthusiast.

The Flagstaff Symphony Orchestra is a non-profit corporation dedicated to bringing world-class musical performances to their audiences, and to providing innovative programs in music education for youth across northern Arizona. The FSO conducts six concerts from September through April form the core of the Symphony's season, with additional Young People's Concerts for children in the Flagstaff Unified School District, and a Lollipop concert in December for families with young children. Regular concerts are held in 1500-seat Ardrey Auditorium on the campus of Northern Arizona University.

Lowell Observatory was founded in 1894 by Boston mathematician Percival Lowell. Best known for the discovery of Pluto, Lowell Observatory is also where astronomer V.M. Slipher gathered the first evidence that the universe is expanding. The Observatory also maintains a vigorous education and outreach program, headquartered in the Steele Visitor Center on Mars Hill. Each year, about 70,000 people visit the Observatory to learn about astronomy by participating in multimedia programs, private and school programs, special events, and other educational activities. The Observatory offers daily-guided tours and evening programs.

The Museum of Northern Arizona offers internationally recognition exhibits in archeology, ethnology, geology, biology, and fine art of the Colorado Plateau. Four especially notable exhibitions, which attract national and international visitors, include the annual Zuni, Hopi, Navajo, and Hispanic Exhibitions with contemporary and traditional pottery, weaving, jewelry, and sand paintings, as well as native artist demonstrations and traditional dance.

Known as the “City of Seven Wonders,” Flagstaff attracts millions of tourists each year due to its easy access to such scenic destinations as the Grand Canyon, Sunset Crater, Oak Creek Canyon, Meteor Crater, Walnut Canyon, Wupatki National Monument, and the San Francisco Peaks.

Dealing with the stress of moving

Get several estimates and be wary of the one that is much lower than the rest. The low estimate may balloon later with extra charges for things, such as moving bulky items or going up and down stairs.

Ask if the person you are dealing with works for the moving company or is a moving broker. The latter arranges transportation, and that estimate may not match the moving company’s estimate. The broker also isn’t responsible for loss or damage.

Have the mover inspect the household items in person to get the most accurate estimate of the move’s cost. Show the mover everything, including items in the garage, attics and basements. Be clear about packing and other services you want, which could impact the estimate.

Ask whether the mover is using a binding or non-binding estimate. The former is an agreement made in advance and guarantees the cost of the move. The latter is not always accurate, and charges could be higher than expected. Get all estimates in writing.

Before signing contracts, understand the moving company’s liability and pickup and delivery dates. Never sign blank or incomplete documents.

Be on-site when your goods are being packed and loaded, and unloaded.

Check out the companies

Better Business Bureau

Logs complaints against businesses and helps resolve disputes. Online reports available about complaints against moving companies.

www.bbb.org

Arizona Department of Weights & Measures

Helps regulate the moving industry and investigates complaints. Online reports available about movers that have been investigated.

800-277-6675 or www.azdwm.gov

American Moving and Storage Association

Trade association for the moving industry and a consumer resource. Logs complaints and helps resolve disputes. Online information available about certified moving consultants in the Valley.

703-683-7410 or www.promover.org or www.moving.org

Federal Motor Carrier Safety Administration

Federal agency within the U.S. Department of Transportation that works to decrease moving fraud. Provides complaint information on companies and has an easy-to-use Web site for researching a company’s federal registration, safety rating, insurance status and more.

888-368-7238 or www.protectyourmove.gov

Moving Expenses may pack a tax wallop

By Robert J. Bruss

Even if you don’t itemize your income-tax deductions and claim the standard deduction, if you are one of the more than 25 million taxpayers who changed homes in 2006, you may be entitled to big tax savings for your household moving expenses as an “adjustment to gross income.”

To qualify, you must have changed your job location in 2006. It doesn’t matter if you work for the same employer, changed employers, became self-employee or started your first job.

You must meet the job-location-change rule to be eligible for moving-cost deductions. Either spouse can qualify, but part-time work does not count.

Job-location-change test

If you changed your residence location, but you didn’t change job locations, you are not eligible to deduct household moving costs. To qualify, your new job site must be at least 50 miles farther from your old home than your old job location. For example, if the distance from your old home to your old job location was 10 miles, then your new job must be at least 50 miles farther away from your old home. That’s 10 plus 50, or 60 miles.

If you passed this first test to qualify for the moving-expense tax deduction, then you also must pass a more difficult test.

Work-time test

Your second test requires you to stay in the vicinity of your new job site and work full time at least 39 weeks during the 52 weeks after your residence move. However, time spent searching for a new job doesn’t count and you need not continue working for the same employer or at the same location. If you are self-employed, this test requires you to work at least 78 weeks full time in the vicinity of your new qualifying job location during the 104 weeks after the household move.

The purpose of this tougher test is to prevent self-employed people from deducting moving costs if, after moving, they work only a few hours each week. But this work-time test is waived for job layoffs, disability or the taxpayer’s death.

Don’t panic if you don’t meet this test by April 16. Most taxpayers who meet the job-location-change test won’t meet the work-time test before their tax returns are due by April 16. That’s all right. Uncle Sam understands.

If you meet the 50-miles additional-job-distance test but you haven’t yet met the work-time test, you have a choice if you expect to continue working in the vicinity of your new job site.

Your first choice is to claim the moving-expense tax deduction and then if you later become ineligible, amend your tax returns and pay the additional tax.

Your second choice is not to claim the moving-expense tax deduction but when you later meet the work-time test, then file an IRS Form 1040X to claim the moving expense deduction, which probably will result in a tax refund for you.

Most tax advisers suggest making the first choice because if you don’t claim the moving-expense deduction when filing you tax returns, you might forget to amend your tax return later.

Indirect moving expenses are not tax-deductible. An indirect moving expense involves costs related to the move but not part of the actual move.

Or take 18 cents a mile

Examples include pre-move inspection-trip airline fares, meal en route during the move and real estate sales or lease commissions. Also, the costs of moving your butler, cook, maid, chauffeur, nurse and nanny are non-deductible indirect moving costs.

However, there is no limit on deductions for direct moving costs. Examples of such costs are hiring a moving van, in-transit storage for up to 30 days, pet shipping expense, moving insurance and expenses for transporting your “personal effects,” such as your yacht, horse and recreational vehicle.

If you take a plane, train or bus from your old location to your new city, the fare is deductible. Or if you drive from your old home to your new home, you can deduct actual out-of-pocket automobile expenses, such as gasoline and oil, but not auto repairs and depreciation.

Or you can elect to take the standard 18 cents per mile for moves in 2006, plus parking and tolls. In addition, costs of lodging – but not meals – en route are deductible.

If your employer reimburses you for direct moving costs for which you have receipts, there is no additional taxable income because the deductible moving costs are offset by the employer reimbursement.

Consult an adviser

However, if your employer gave you a flat moving-cost allowance, the excess allowance exceeding your deductible direct moving costs is taxable income. Employer reimbursement for non-deductible indirect moving costs, such as a pre-move house-hunting trip, is taxable income for the employee.

Members of the U.S. armed forces have special rules that do not include moving and storage expenses furnished by the military or cash reimbursements for expenses actually paid. There is also an income exclusion for moving and storage costs incurred by a spouse and dependents of the armed forces member even if they do not reside with the military member before or after the move.

Reimbursements in excess of actual moving costs are included in the service member’s gross income, but moving expenses exceeding reimbursements are tax-deductible details are available from you tax adviser.