Score
0Tucson, AZ
14011 N Tortolita Estates Dr
1.2M
3 beds
3 baths
2,984 sqft
3 bd • 3 ba • 2,984 sf
This analysis was generated on 1/28/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.
AI Property Analysis
0:000:00 / 0:00
List Price
$1,225,000
Price/Sq.Ft
$411
Year Built
2010
AI Property Analysis
A comprehensive evaluation of this property's features, market position, and investment potential.
The Good
• Private and Secluded Location: Situated at the base of the Tortolita Mountains on 4.28 acres, the property offers unparalleled privacy and stunning desert views. The location provides a peaceful retreat from the city, appealing to buyers seeking seclusion and natural beauty.
• Outdoor Recreation: Direct access to hiking and biking trails, coupled with the expansive property, makes this an outdoor enthusiast's dream home. The location allows for immediate enjoyment of the desert environment.
• High-End Features and Upgrades: The property boasts numerous high-end features, including GE Monogram stainless steel appliances, granite countertops, alder cabinetry, a saltwater pebble tec pool/spa, and an outdoor kitchen. The listing also mentions a new well pump, owned 17kW solar system, Starlink internet, and upgraded mechanical systems, indicating significant investment in quality and functionality.
• Energy Efficiency: The R-21 energy-efficient construction with structural insulated panels, 12" ceilings, 8" alder doors, and 4" insulation, paired with the owned solar system, suggests lower energy costs and a reduced environmental footprint. The house is designed to be energy efficient, which is a major plus in the Tucson climate.
• Spacious and Well-Designed Layout: The split floor plan with 3 bedrooms, 3 bathrooms, and an office/den offers ample space and flexibility. The great room, with its soaring ceilings and picture windows, provides stunning views and ample natural light. The primary bedroom suite with its spa-like bathroom further enhances the property's appeal.
• Outdoor Entertaining Space: The covered patio, outdoor kitchen, and built-in barbecue offer excellent spaces for entertaining guests and enjoying the Tucson weather. The outdoor space is designed to maximize enjoyment of the desert environment.
The Bad
• High Price Per Square Foot: At $410.52 per square foot, this property is priced significantly above the Tucson market average of $300-$350 per square foot for similar single-family homes. This high price may deter many potential buyers, especially when compared to other available properties in the area.
• Limited School Information: While Mountain View High School has a 6/10 rating, the Dove Mountain K-8 and A.C.E. schools have null ratings. This lack of information can be a concern for buyers with school-aged children. The distance of 3.6-10.4 miles from the schools might also be inconvenient for some families.
• Property History: The property has experienced multiple listing removals and price changes, which could indicate potential overpricing or challenges in attracting buyers. The property was listed at $1,333,000 in June 2024, then reduced to $1,290,000, removed, and re-listed with the current price of $1,225,000. This suggests the sellers may be struggling to find a buyer at their asking price.
• Days on Market: Although 39 days on the market is not extremely high, it is above average for the Tucson market for similar properties. The previous listing history suggests that the property has been on the market for an extended period, which could indicate a lack of buyer interest or an issue with the price.
• Maintenance Costs: While the listing mentions upgrades, the age of the upgrades and the property itself (built in 2010) means that maintenance and repairs will be necessary. The pool, outdoor kitchen, and large lot will require regular upkeep. The listing mentions a propane water heater, which may be more expensive to operate than an electric one.
The Ugly
• High Total Cost of Ownership: The purchase price of $1,225,000, coupled with high property taxes, insurance premiums, and ongoing maintenance costs for the pool, large lot, and high-end appliances, results in a very high total cost of ownership. A mortgage payment alone could be $6,000-$7,000, and total monthly expenses are likely to exceed $7,000-$8,000.
• Potential for Unexpected Repairs: While the listing mentions upgrades, the property is still 14 years old, and older systems and appliances may require replacement or repairs. The pool, outdoor kitchen, and well system can all incur significant repair costs. The private well may also require additional maintenance and testing.
• Water Usage: The pool and large landscaped lot will require significant water usage, which is a concern in Tucson's desert environment. While a private well provides water, the property's overall water footprint should be carefully considered. The hard water in Tucson may also cause build-up on appliances and plumbing, requiring additional maintenance.
• Market Volatility: The luxury real estate market is more susceptible to fluctuations, and a downturn could negatively impact the property's value. The property has already experienced a price reduction of 5%, which suggests that it may be overpriced for current market conditions.
• Limited School Choice: The lack of detailed information on school ratings and the distance to the schools may be a concern for buyers with children. The proximity to the University of Arizona may also have an impact on local traffic and neighborhood dynamics, which should be considered.
Who is this property for?
These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.
Best For
• Affluent Buyers Seeking Privacy and Outdoor Recreation: The property's 4.28 acres, situated at the base of the Tortolita Mountains, offers unparalleled privacy and direct access to hiking and biking trails. This makes it ideal for buyers who prioritize an active outdoor lifestyle and seclusion. The presence of an owned 17kW solar system is also appealing to those looking for energy efficiency and lower utility bills.
• High-Income Families Valuing Luxury and Space: With 3 bedrooms, 3 bathrooms, and a den/office, the home provides ample space for a family. The high-end finishes, such as GE Monogram appliances, granite countertops, and alder cabinetry, along with a saltwater pool and spa, cater to buyers seeking a luxurious desert retreat.
• Buyers with a $300,000+ Annual Household Income: With estimated monthly costs exceeding $6000 (assuming 20% down, 7% interest on a $1,225,000 purchase, plus taxes, insurance, and maintenance), this property is best suited for those with substantial income. A 30% debt-to-income ratio would necessitate an annual income of at least $240,000. Factoring in additional property taxes, insurance, and maintenance, a household income above $300,000 is more realistic.
• Tech-Savvy Buyers Who Value Modern Amenities: Features like Starlink internet, a smart thermostat, and a whole-house air filtration system appeal to buyers who prioritize modern conveniences and connectivity. Pre-wired satellite dish and telephone lines are also a plus.
• Buyers Seeking Energy Efficiency: The R-21 energy-efficient construction with structural insulated panels, 12" ceilings, and 4" insulation, coupled with the owned solar system, will attract buyers who are looking for a home with lower energy costs and a smaller environmental footprint.
Not For
• First-Time Homebuyers: The high price point ($1,225,000) and associated costs (property taxes, insurance, maintenance) make this property unsuitable for first-time homebuyers. The estimated monthly mortgage payment of $6,000+ alone is prohibitive for many first-time buyers.
• Buyers Seeking Urban Amenities and Walkability: The property's location in a secluded canyon at the base of the Tortolita Mountains means it is not within walking distance of retail, dining, and entertainment options. The property requires driving to most amenities, which is not ideal for buyers seeking a walkable lifestyle.
• Budget-Conscious Buyers: The high price per square foot ($410.52) is significantly above the Tucson average, which is currently around $300-$350 per square foot for similar properties. The high purchase price, along with the cost of maintaining a pool, large property, and high-end appliances, will likely be prohibitive for budget-conscious buyers.
• Buyers Requiring Close Proximity to Highly-Rated Schools: Although Mountain View High School is rated 6/10, Dove Mountain K-8 has an undefined rating. Buyers with school-aged children may find the school ratings and distance to be a concern. The lack of information for A.C.E. may also raise concerns.
• Buyers With Mobility Issues: The property's location on a 4.28 acre lot with varied terrain and access to hiking trails may not be suitable for buyers with limited mobility. The pool and spa may also pose challenges for individuals with mobility issues.
Demographics
Area Median Income
$98,196
Property History
Price History
Ownership Timeline
$1,080,000Financed
Nov 4, 2021Michael R CristTeresa Stombaugh, Kevin Stombaugh
Warranty Deed
Standard Sale (Purchase/Resales)
$680,000Financed
Aug 9, 2017Monica A Davis, James E DavisMichael R Crist
Warranty Deed
Standard Sale (Purchase/Resales)
$0Financed
Apr 27, 2009James E Davis, Monica A DavisMonica A Davis, James E Davis
Intrafamily Transfer
Non-Arm's Length Transactions
Property Taxes
$6,944
2024 Tax Assessment
7.3%from previous year
Assessed Value$64,058
Tax Rate10.84%
Sunlight Analysis
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Sunlight Analysis
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Schools
Details about nearby schools in this area
Financials
Monthly Costs
Market Rent (3 bed)
Get a detailed estimate on Zillow$1,180
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Location & Comparables
Subject Property
Comparable Sales
Subject Property
Price
$1,225,000
Price/sqft
$411
Layout
3 bd•3 ba
Days on market
39 daysat time of analysis
Stats in the Area
Based on 6 comparable properties nearby
Average Price
$450,333
172.0%
Your price is 172.0% above average
Median Price
$485,000
152.6%
Based on 6 recent sales
Price per Sq.Ft
$154
166.6%
Your price is 166.6% above average $/sqft
Comparable Properties
| Address | Price | Sq.Ft | Beds | Baths | $/Sq.Ft | Sale Date |
|---|---|---|---|---|---|---|
| 13509 N Como Drive, Tucson, AZ 85755 | $420,000 | 2,988 | 3 | 3 | $14165.8% | 10/20/2024 |
| 13799 N Como Drive, Tucson, AZ 85755 | $287,000 | 2,939 | 3 | 3 | $9876.2% | 10/15/2024 |
| 13910 N SEIFERT ESTATES Drive, Tucson, AZ 85742 | $595,000 | 2,980 | 4 | 3 | $20051.4% | 9/18/2024 |
| 13605 N Como Drive, Tucson, AZ 85742 | $565,000 | 3,032 | 4 | 3 | $18654.6% | 9/18/2024 |
| 13265 N Como Drive, Tucson, AZ 85742 | $485,000 | 2,805 | 4 | 3 | $17357.9% | 9/21/2024 |
| 13305 N Teal Blue Trail, Tucson, AZ 85742 | $350,000 | 2,800 | 4 | 3 | $12569.6% | 9/16/2024 |
13509 N Como Drive, Tucson, AZ 85755
Price: $420,000
Sq.Ft: 2,988
Beds/Baths: 3/3
$/Sq.Ft:
$14165.8%
Sale Date: 10/20/2024
13799 N Como Drive, Tucson, AZ 85755
Price: $287,000
Sq.Ft: 2,939
Beds/Baths: 3/3
$/Sq.Ft:
$9876.2%
Sale Date: 10/15/2024
13910 N SEIFERT ESTATES Drive, Tucson, AZ 85742
Price: $595,000
Sq.Ft: 2,980
Beds/Baths: 4/3
$/Sq.Ft:
$20051.4%
Sale Date: 9/18/2024
13605 N Como Drive, Tucson, AZ 85742
Price: $565,000
Sq.Ft: 3,032
Beds/Baths: 4/3
$/Sq.Ft:
$18654.6%
Sale Date: 9/18/2024
13265 N Como Drive, Tucson, AZ 85742
Price: $485,000
Sq.Ft: 2,805
Beds/Baths: 4/3
$/Sq.Ft:
$17357.9%
Sale Date: 9/21/2024
13305 N Teal Blue Trail, Tucson, AZ 85742
Price: $350,000
Sq.Ft: 2,800
Beds/Baths: 4/3
$/Sq.Ft:
$12569.6%
Sale Date: 9/16/2024
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