Christmas time is in full swing. Did anyone make it to one of the Christmas tree lightings in Oro Valley or Marana? If not, you can still enjoy their beauty by visiting before the end of the year. Plus, the Botanical Gardens hosts their LightsUp! event through January 15th, 2023. You definitely need to make plans to bring your friends and family to that one! But if you're looking for a local tree to fawn over, then you need to see the one at Jacome Plaza. For added fun, take a picture in front of it and enter it in the Tucson Christmas Photo Contest 2022 for your chance at a prize.

Tucson Christmas Photo Contest 2022

Have you visited Jacome Plaza to see their Christmas tree? It's gorgeous! Downtown Tucson Partnership wants everyone to enjoy this holiday scene. But they need your help to spread the good cheer. How? Snap a pic. Win a prize. OK. It might not be that easy. But, your pics do offer a chance at winning a gift card for $100 to spend at one of the businesses in the downtown Tucson area.

To enter the Tucson Christmas Photo Contest, simply visit Jacome Plaza anytime between now and the end of the day on January 2nd, 2023. Pull out your smartphone, snap a photo in front of the tree, and post it on your Instagram account. Make sure to add #TucsonXmasTree and tag @DowntownTucson on your post. That's it! Your photo automatically enters you into the contest. Winners will be announced after January 2nd. First place gets reposted on Downtown Tucson's Instagram account as well. Good luck and happy snapping!

Tucson Parade of Lights

This year's Parade of Lights takes place starting at 6:30 pm on Saturday, December 17th. The parade starts at 17th and Stone and winds its way through the downtown area to Armory Park. This popular event brings a crowd each year. Organizers strongly suggest getting there early to find a good spot along the parade route. Make sure to bring your lawn chairs and a warm blanket or two. Also, be aware that the area around the parade route will be blocked off to regular vehicular traffic early in the day. Your best spots to watch the parade from include St Augustine's Cathedral, the Children's Museum, and, of course, Armory Park. Happy holidays!

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

The holidays are in full effect. If you like Christmas lights as much as I do, then you are going to be excited to find out that there are not one, not two, but three different lighting ceremonies taking place around Tucson. All of them take place this weekend. So, you might want to plan out which of the Tucson area Christmas tree lighting ceremonies to attend first. Then, head over to the other two anytime between now and the end of the year to see these sparklers light up the sky.

Tucson Area Christmas Tree Lighting Ceremonies 2022

Oro Valley Christmas Tree Lighting

The Oro Valley Church of the Nazarene hosts its tree lighting ceremony from 6 pm to 8 pm on Saturday, December 3rd. Come see the live nativity, sip some hot chocolate, take a hayride, visit with Santa, and listen to live Christmas music. Then, watch the 30-foot tree light up at 8 pm. 

The Oro Valley Marketplace hosts its Festival of the Arts on both Saturday and Sunday. So, you could decide to go to Oro Valley Church of the Nazarene's event on Saturday. Then, go to the marketplace on Sunday if you want an entire weekend of dazzling lights on display. They start off with their Festival of the Arts at 10 am each day. The festival provides you with the perfect opportunity to tackle that Christmas gift list while supporting local craftsmen and artisans. Then, from 3 pm to 6 pm each day, the lighting ceremonies take place. Organizers planned lots of family-friendly activities as well. Plus, I heard whispers that Santa might show up to take pictures with all the good boys and girls who attend.

Marana Christmas Tree Lighting

Marana loves their Christmas tree lighting ceremony so much that they plan on doing it twice...in one night. Their holiday festival starts at 3 pm at the Marana Municipal Complex (11555 Civic Center Dr). It includes live performances on each of their two stages, a free photo with Santa and Mrs. Claus, free rides aboard the holiday train, and inflatables to jump on for the little ones. There's even going to be a light show in Santa's courtyard! Then, at 6 pm and again at 8:30 pm, they light up the tree. There will also be plenty of local artists and craftsmen selling their one-of-a-kind products. You are sure to find the perfect gift for that hard-to-shop-for person on your Christmas list here.

LightsUp! Tucson

Right here in Tucson, the Botanical Garden's LightsUp! event takes place every Tuesday through Sunday night between now and January 15th. If you wish to attend, you must purchase your tickets online. They will not sell tickets at the gate. Tucson Botanical Garden members receive a discount. Happy holidays!

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

In just two days, we celebrate Thanksgiving. There is still time to contribute to the Gospel Rescue Mission and Salvation Army food drives. (If you read this after Thanksgiving, they still need help feeding people experiencing food insecurity for the holidays as well as the rest of the year. So, please consider donating what you can, when you can.) To get you into the Christmas spirit once the Thanksgiving leftovers are put away, you might want to take the family to LightsUp! Tucson 2022.

What: LightsUp! Tucson 2022
Where: Tucson Botanical Gardens (2150 N Alvernon Way)
When: November 25th, 2022 to January 15th, 2023, 5:30 pm to 9:30 pm every Tuesday through Sunday
Admission: $26 to $30 (children under 4 are free)
Contact: Tucson Botanical Gardens (520) 326-9686 or via email

LightsUp! Tucson 2022

One of our most popular and beloved holiday events kicks off the Christmas season the day after Thanksgiving. Tucson Botanical Gardens illuminates the night skies with gorgeous light displays throughout the grounds. Edna's Eatery helps you keep up your strength while you walk through the gardens with its "grab and go" menu. Parking at the gardens is extremely limited. If you end up parking outside of the gardens, please be courteous. Watch out for "no parking" signs and never block someone's driveway.

Ticket Info

LightsUp! starts at 5:30 pm and ends at 9:30 pm every Tuesday through Sunday between November 25th and January 15th. The gardens will be closed on Mondays, Christmas Eve, New Year's Eve, and New Year's Day. Tickets will not be sold at the gate. Instead, you must purchase them ahead of time. That means picking a specific date and time to attend. They also offer a "flex option" that allows you to reschedule your visit one time only due to either weather or some other unforeseen circumstance. Non-member pricing runs $28 for kids ages four to 17 and $30 for adults ages 18 and above. Members receive a $2 discount for each person. For flex tickets, you pay an extra $10 each.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

In just nine days, we celebrate Thanksgiving. For many of us, that means sitting down to a fabulous meal with our loved ones and giving thanks for all the good in our lives. Unfortunately, over 34 million people in the United States suffer from food insecurity. That includes nine million children. With the price of groceries and everything else on the rise, millions of people turn to food pantries to help fill in the gaps in their budgets. I know of at least two Tucson food drives that are trying to fill the bellies of those less fortunate at Thanksgiving.

Tucson Thanksgiving Food Drives & Volunteer Opportunities

Gospel Rescue Mission

Gospel Rescue Mission hosts its annual "Blessings to Go" Thanksgiving dinner from 11 am to 2 pm on Wednesday, November 23rd at their Palo Verde location. They need 200 turkeys as well as all the trimmings to serve 2000 of their sit-down and drive-through meals. They also need volunteers to help prepare and serve these meals. Please consider donating money to help purchase all the items they need. But if you cannot afford to donate money, how about donating your time instead? Get your friends, family, co-workers, and social club involved in volunteering, too. It all helps feed our neighbors. Plus, volunteering provides a wonderful opportunity to teach children compassion for our fellow humans.

Salvation Army Tucson

The second one of the Tucson Thanksgiving food drives you should know about is for our local Salvation Army. They serve their Thanksgiving meals from 11 am to 1 pm on Thursday, November 24th (Thanksgiving Day) at St. Demetrius (1145 E Fort Lowell). Like Gospel Rescue Mission, they provide meals both as a sit-down and a drive-through option. Last year, they gave out 750 meals. This year, they hope to serve even more. But they need your help to make this happen. You can help by either donating money (one-time or monthly commitment, your choice) or volunteering. They need help with food prep and serving as well as decorating, helping with parking, clean-up, and more. Sign up for a volunteer spot here.

Please help make this holiday season a little easier for those facing food insecurity. Volunteer your time or money to help local Tucson Thanksgiving food drives. Thank you.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

OK. So, Halloween officially took place yesterday. But the celebration does not have to end there. At least, that's what the organizers of the Tucson Halloween Bar Crawl believe. They scheduled their crawl for Saturday, November 5th. So, if you're not ready to store that costume for another year yet, add this to your weekend plans.

What: Tucson Halloween Bar Crawl 2022
Where: The Funky Monk (350 E Congress)
When: Saturday, November 5th, 4 pm to 12 am
Admission: $18 to $22.50
Contact: Crawl With Us 

Tucson Halloween Bar Crawl 2022

This is the biggest crawl of the year with more than 1000 crawlers expected to attend. Check-in takes place at the Funky Monk on Congress at 4 pm. With each ticket, you receive a commemorative cup, two drinks or shots, and free entry into all of the bars located along the crawl route. Keep up your strength (and soak up the alcohol) with a tasty morsel or two from food trucks set up along the route as well.

After you finish "crawling", head to the Cobra Bar Arcade for the after-party. A guest DJ spins the tunes while you dance the rest of the night away. Make sure you set up a plan to get yourself and your friends safely home before you head out for the evening. We want everyone to enjoy themselves responsibly so that they can live to party again another day.

Ticket Info

Tickets cost $22.50 per person. But if you plan on traveling in a group of four people or more, receive a $4.50 discount per ticket. Visit the Eventbrite website here to purchase your tickets today.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

With interest rates on the rise, you really need to make sure that your credit score is in tip-top shape before you apply for a mortgage loan. The higher your score, the better your interest rate. To help you out, I thought I'd explain what negatively impacts your score and what you need to do to avoid it.

What Negatively Affects My Credit Score?

Late Payments

First, late payments hurt your score. Even when you pay a day or two late, it impacts your credit score, especially if it becomes a pattern. However, anything 30 days late or later severely affects your score. Many banks and creditors offer an automatic payment option for your account. In fact, some creditors offer a discount when you set up automatic payments. Never be late again and you'll start to see your score go up.

Maintaining a High Balance

Next, check out the balances on your credit accounts. High balances lower your score. However, maintaining a zero balance doesn't help either. Scores are based on payment history. If you don't use your card, there is no payment history to show. Experts suggest that your balance never goes over 30% of your credit limit. On a $5000 card, that means keeping your balance at $1500 or lower. If you have several credit cards, work on paying down your debt to 30% of the limit on one card and then going to the next one and paying it down to 30%. And so on. And so on. Once you hit 30% on each card, then continue to pay that debt down as much as possible. You can either start with the card that charges you the highest interest rate or you start with the card that is closest to the 30% mark. Whichever option you choose, the important thing is that you start paying that debt down as soon as possible.

Declaring Bankruptcy

Bankruptcy should always be your last option. It affects your credit score for at least the next seven years. While some lenders may work with borrowers whose bankruptcy was out of their control (such as a divorce, extended illness, or death in the family), that is not always the case. If you did declare bankruptcy in the last few years, talk to your lender to see how this affects your chances of obtaining a mortgage loan.

Too Many Hard Inquiries

Finally, too many inquiries on your credit report hurts your score. There are two types of inquiries that a creditor can make. A "soft inquiry" allows the creditor to check out your score without actually showing up as an inquiry. A "hard inquiry" means that the creditor actually requested a credit report for the specific purpose of evaluating your creditworthiness. One or two hard inquiries in the past 24 months won't hurt your score. However, six or more in that same time brings down your score. If you balance on the edge of "good" and "fair", this may tip you over into the "fair" category and affect your interest rate. So, avoid applying for any kind of credit for a while before you apply for a mortgage loan. And definitely do not apply for any credit while you are in escrow.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

While the Tucson real estate market remains slightly in the seller's favor, it has begun to slow down quite a bit. With more properties added to available inventory, buyers have more to choose from. So, if you want to stand out from other homes on the market and get the most money possible, you need to focus your efforts (and money) on a few important home improvements that increase your property's value before you list.

Home Improvements That Increase Your Property's Value

Focus on Curb Appeal

You only have one chance to make a good first impression. That makes your curb appeal very important. Never underestimate the impact of a fresh coat of paint. Can't afford to paint the entire exterior? Change up the trim color. Even painting the front door creates an unexpected focal point and adds curb appeal. Add some solar lights to your walkway and flower/shrubbery beds for a bit of pizazz at night. A nice bench with some sturdy outdoor pillows and a water feature establishes a serene, welcome environment that begs visitors (and potential buyers) to come inside.

Install Energy-Efficient Features

Some simple yet effective home improvements that every buyer wants to see are smart tech and energy-efficient features. The demand for solar panels has skyrocketed in the last couple of years. Homeowners receive special tax incentives both federally and from the State of Arizona as long as their panels get installed by the end of 2022. But if that doesn't work for your budget, consider smaller changes like installing a smart thermostat Google Nest, Ecobee, and Honeywell all come highly rated. Even updating your insulation and getting your Tucson home professionally sealed helps reduce your energy consumption and costs by regulating your interior temperature more efficiently year-round. Then, of course, updating older appliances with Energy Star-rated ones always provides a great return on investment.

Update Windows

We lose about 30% of our heating and cooling through our windows. Therefore, replacing old windows with newer, more energy-efficient windows makes buyers very happy. Plus, they can modernize the look of your Tulsa home as well.

Convert Extra Space Into Livable Space

Another one of the home improvements buyers like to see (and also increase your home's value) is converting any extra space you have into livable space. An extra bedroom and/or bathroom hits high on a buyer's priority list. You can easily tuck a half bath for guests under the stairwell. Or take space from a large laundry room and convert it into an extra bathroom or en-suite. An extra large bedroom can be divided up into two smaller bedrooms, making a three-bedroom home into a more desirable four-bedroom property without the expense of a costly addition. Converting attic space into usable living space increases your home's value in a buyer's eyes as well.

Kitchen Update

Finally, they say that the kitchen is the heart of the home. Well, that is most definitely the case with buyers. Drop ceilings. Yellow fluorescent lights. Bright yellowy brass fixtures. Tiled countertops. All of it needs to go. If you can only afford to spend money in one area of your home, spend it in the kitchen. But avoid overspending.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

You most likely have heard of the term "escrow" before. When you buy a Tucson home, a third party (typically the title company) opens an escrow account to hold your Earnest Money Deposit or any other asset used as collateral for your mortgage loan. Then after closing, your lender opens up a mortgage escrow account for you. What function does this serve and how does it work?

Mortgage Escrow Account Explained

Your monthly mortgage payment includes the principal, interest, and PMI (if applicable) due on your loan. In addition to these expenses, homeowners must pay property taxes and homeowners insurance. Ordinarily, these are due once a year. However, coming up with a few thousand extra dollars once a year can be difficult for some homeowners. Instead, they opt to divide these costs up into 12 equal payments and include them in their monthly mortgage payment. This helps make it a little easier to budget that way. With a mortgage escrow account, the escrow company takes charge of making sure all payments get taken care of as they come due. 

Mortgage companies also love it when homeowners utilize the mortgage escrow account for paying their property taxes and homeowners insurance. First of all, it ensures that these fees get paid and paid on time. And secondly, this reduces the risk of liens being placed on the property.

The Downside

Yes. A mortgage escrow account makes it easier for a homeowner to pay their expenses. And that can be a major "upside" to them. But along with this very attractive "pro", you need to know what may be considered a "con". Your lender requires your escrow account to maintain a minimum balance (usually about two months' worth of expenses). They estimate the amount you will need based on loan closing documents, local property tax office records, and information from your insurance company. Since this is only an estimate, it may change. Plus, these costs can fluctuate from year to year. The minimum balance helps cover these fluctuations.

Your mortgage company sends out an annual escrow statement detailing each transaction made with your mortgage escrow account throughout the previous 12 months. If there is a surplus at the end of the year, you are entitled to an escrow refund of any amount over $50. However, you are strongly encouraged to apply it towards the next year's escrow since taxes and insurance premiums tend to increase rather than decrease. On the other hand, if your escrow account comes up in the red at the end of the year, you will receive a request to pay the amount due. Then, your lender will adjust your monthly payment for the next 12 years to take the higher expenses into account.

If you have any questions about your mortgage escrow account, contact your lender. They can provide you with the answers and explanations you need.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

Real estate agents work hard for their money. A buyer's agent searches hundreds of listings to find the ones that fit their client's needs. Then, they help them write a killer offer letter. After that, they negotiate the best deal on your behalf. They walk you through the entire process, from earnest money deposit to closing. A seller's agent advises you on how best to present your property to potential buyers. Then, they market the property, including hiring a professional photographer and/or videographer and listing your home on the MLS. They also supervise open houses and private tours when needed. Plus, they help you get ready for your home inspection among many other things. All this comes at a cost: their real estate agent commission. But have you ever wondered exactly how and how much they get paid? Let me explain the process.

Real Estate Agent Commission Explained

How Much?

Typically, 6% of the total sale price goes to pay real estate commissions. That means that, if a home sells for $350,000, $21,000 of that goes to pay commissions. Usually, half goes to the buyer's agent's brokerage and half goes to the seller's agent's brokerage. However, sometimes, that split may differ. Fortunately, neither the buyer nor the seller needs to worry about that. Why? Because the actual paying of commissions takes place behind the scenes.

How Do Agents Get Paid?

First of all, the commission comes from the seller's portion of the proceeds. But in reality, oftentimes, the commission is taken into consideration when deciding on a list price. So, while the seller technically pays the fee, you could say that the buyer actually pays it as part of the sale price. 

When the loan is funded at closing, the title company cuts a check to the seller's agent's brokerage. From there, the seller's agent's brokerage gives the buyer's agent's brokerage a check for their part of the commission. Each brokerage then pays its respective agents.

What Happens If There is No Sale?

If a deal falls through, the agent does not get paid. As you can imagine, this can be a big motivator for agents to work even harder for buyers and sellers. If you need someone to help you buy or sell a Tucson home, contact us. We are always ready to help.

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate

Pumpkin spice lattes. Corn mazes. Halloween decorations spilling into the aisles at stores. Summer officially ended last week. So that must mean that it is time for the Tucson Fall Home and Garden Show 2022. 

What: Tucson Fall Home and Garden Show 2022
Where: Tucson Convention Center (260 S Church Ave)
When: Sept 30th (10 am to 5 pm), Oct 1st (10 am to 6 pm) & Oct 2nd (10 am to 5 pm)
Admission: $4 to $8, Kids 12 & under are FREE
Contact: Tucson Convention Center (520) 791-4101 

Tucson Fall Home and Garden Show 2022

Can you believe that October is already knocking at the door? Before you know it, Halloween haunts roam the streets asking for treats. Then, Thanksgiving, Christmas, and, before you know it, we say "goodbye" to 2022 and usher in a brand new year. Where does the time go? If you have been thinking about updating or renovating your home, you need to make the Tucson Fall Home and Garden Show your destination of choice this weekend.

Hundreds of vendors travel from all over the country to set up shop at the home and garden show here in Tucson. Whether you wish to concentrate on the inside or the outside of your property, there is something to fit every design aesthetic and budget. Thinking about switching from city electric to solar? Want to install a hot tub or swimming pool (or both)? Need some new storage options to clear up your clutter? The home show offers tips, tricks, and ideas for these things and more. Plus, many vendors offer special discounts only available for those who come to the show.

Ticket Info

Tickets cost $8 for general admission (ages 13+). Members of the military and seniors (ages 65+) get in for half price. Kids ages 12 and under get in absolutely FREE with a paid adult. You may purchase your tickets at the door. Or forget about waiting in line and just get them online right now. If you purchase your tickets ahead of time, you receive a $1 discount on each general admission ticket.

A Few Quick Tips for Your Visit

For safety reasons, no large bags, backpacks, luggage, or briefcases allowed on-site. Only clear bags no larger than 14" x 16" may be brought to the venue. If you try to enter with anything other than the clear bag, you may be asked to return it to your vehicle or you will get turned away at the gate. Food will be available either in the food court or from one of the food trucks located outside. No smoking or pets. Park for free at the convention center. 

Rebecca Schulte, Schulte Real Estate Group, Your Source for Tucson Real Estate