TheTucsonFoothills

a Joesler goes to contract

Built in 1939 and listed in late December (for Joesler fans)  4905 N Calle Angosta Tucson, AZ 85718  has found that special buyer. Leaving just one Joesler for sale in the foothills.

see thefoothillsToday.com
to find your Joesler in the Foothills

another good one’s gone

In the old foothills, 2321 E Calle Lustre, listed $949,000 went to contract today.

I’d seen it, liked it a lot and mentioned it here last month > a Joesler, transformed

2321 E Calle Lustre Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

a Joesler gets clobbered

The Joesler at 5051 N La Lomita sold for $660,000 in 1999 and was listed in late 2009 for $1,195,000. On the market since then it sold yesterday for $765,000 ($175/sf), off an $839,000 list price. And that’s with 2.7 hilltop acres.

An attractive Joesler, and one of the few for sale in the foothills, and, more to the point, one of a dwindling number of Joesler’s in the foothills, period – you’d think (I would anyway) it would’ve sold a little quicker and for a little more $$.

But I also think the initial list price - $1,195,000 – which they stuck to for 12 months was, ah, off putting. And like so many listings that start out too high, by the time the price got down to earth it had been on the market a year and a half and any excitement about it had long since faded. Isn’t hindsight wonderful

5051 N La Lomita Tucson, AZ 85718
(listed by Long Realty)

last summer I mentioned La Lomita here > even Joesler has to tow the line (at that writing it went to contract, but later fell thru)

see thefoothillsToday.com
to find your Foothills home

a Joesler, transformed

I went to few open houses on Sunday afternoon but only one really caught my eye.
It’s a Joesler in the old foothills that has been thoroughly transformed into a modern residence – with walls moved and rooms opened up, a new kitchen, baths, floors, utilities and more.

There’s still a good bit of the old world charm, though Joesler’s mostly gone, but now with a very sophisticated and contemporary restoration/renovation. One of the nicest I’ve seen.
The year built is 1937, but you’d never know it. One caveat though, it’s a little closer to Campbell than may be ideal.

And at $987,000, well, see for yourself. Or better yet, call me and we’ll see it together. 

2321 E Calle Lustre Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

for Joesler fans

There’s a new listing for a Joesler in the old foothills. 
It was built in 1938/2.14 acres/3079 sf/3 Beds/3 Baths/Pool/$638,000 ($217/sf).

As best I can tell the last sale for this home was in 1983. This is a welcome addition, because there’s not much to pick from if you’re looking for a Joesler.

4905 N Calle Angosta Tucson, AZ 85718
(listed by Long Realty)

see thefoothillsToday.com
to find your Tucson Foothills home

still looking for a few good Joeslers

A couple of weeks ago I posted an announcement about the Arizona Opera
League’s 2012 Home Tour >  looking for a few good Joeslers

Well, the truth is, we’re still looking. So if you meant to respond, but didn’t get around to it, here’s the information again to help you get started. Thank you

__________________________________________________________________

Announcing the Arizona Opera League’s 38th Annual Home Tour 
                              Featuring Historic Homes of Josias Joesler

The state of Arizona is celebrating its centennial year in 2012 and in celebration
The Opera League will be offering the historic homes of Josias Joesler on this year’s tour.
Featuring four homes on each Saturday.

Dates: Saturday, March 17, 2012
             Saturday, March 24, 2012
_________________________________________________________________

So we’re looking for Joesler owners who would like to participate.
And while March may seem like a long way off, there’s much to be done before then.
Tucson Lifestyle covers the event in the March edition with an article and beautiful photographs of the featured homes. And given the lead time required, the homes must be selected by October in order to be photographed in November, in preparation for the March edition. So there’s not a moment to waste.

If you own a Joesler and would like to participate, and please do,

Please contact;
John Schneider- johnschneiders@gmail.com/520 271-4164
or
Vikie Hariton- Chair Home Tour – vhariton@earthlink.net
or
Jean Cooper- President Arizona Opera League – jeansaralee@msn.com

Having done this many times before, the AZ Opera League is very accomplished at producing this event. They are professionals, and if you participate, you and your property will be treated with the utmost respect, care and consideration. It will also be a lot of fun.
_________________________________________________________________

Along with the tour and magazine coverage there will be a cocktail get together and dinner along with a silent auction at one of the Joesler homes.

A brochure listing the homes, sponsors and general information is sent to about 3000 homes.

Posters are placed in businesses throughout Tucson

The Arizona Daily Star will run an article in the  Home Section the weekend before

And more,

We  look forward to your participation. Thank you.
The Arizona Opera League of Tucson

www.azopera.org

a second chance

If you’re kicking yourself for missing out on the Joesler on La Lomita that went to contract the other day – stop kicking - even Joesler has to tow the line . That deal has fallen through and the house is back on the market.

5051 N La Lomita Tucson, AZ 85718
(listed by Long Realty)

looking for a few good Joeslers

                      Announcing the Arizona Opera League’s 38th Annual Home Tour 
                              Featuring Historic Homes of Josias Joesler

The state of Arizona is celebrating its centennial year in 2012 and in celebration
The Opera League will be offering the historic homes of Josias Joesler on this year’s tour. Featuring four homes on each Saturday.

Dates: Saturday, March 17, 2012
            Saturday, March 24, 2012
_________________________________________________________________

So we’re looking for Joesler owners who would like to participate.
And while March may seem like a long way off, there’s much to be done before then. Tucson Lifestyle covers the event in the March edition with an article and beautiful photographs of the featured homes. And given the lead time required, the homes must be selected by October in order to be photographed in November, in preparation for the March edition. So there’s not a moment to waste.

If you own a Joesler and would like to participate,

Please contact;
John Schneider- johnschneiders@gmail.com/520 271-4164
Vikie Hariton- Chair Home Tour – vhariton@earthlink.net
Jean Cooper- President Arizona Opera League – jeansaralee@msn.com

Having done this 37 times before, the Opera League is very accomplished at producing this event. They are professionals, and if you participate, you and your property will be treated with the utmost respect, care and consideration.
It will also be a lot of fun.
_________________________________________________________________

Along with the tour and magazine coverage there will be a cocktail get together and dinner along with a silent auction at one of the Joesler homes.

A brochure listing the homes, sponsors and general information is sent to about 3000 homes.

Posters are placed in businesses throughout Tucson

The Arizona Daily Star will run an article in the  Home Section the weekend before

And more,

We  look forward to your participation. Thank you.
The Arizona Opera League of Tucson

www.azopera.org

even Joesler has to tow the line

Originally listed at $1,195,000, the very nice Joesler at 5051 N La Lomita has been on the market since December 09. It eventually dropped to $1,175,000, then $1,169,000, and then the other day it took the leap to $895,000 ($205/sf).
 
And today it’s in contract. I think that leaves just one Joesler for sale in the foothills.

5051 N La Lomita Tucson, AZ 85718
(Listed by Long Realty)

thefoothillsToday.com
to find your Tucson Foothills home

not even Joesler can escape the grim realities of the market

A 1950 built Joesler at 4320 N Alvernon Way is now down to $1,000,000 ($236/sf)

That’s after starting out in December 08 at $1,495,000 and being on and off the market, but mostly on, ever since. The last line in the listing agents description says it all-  ‘More character than words can describe’

4320 N Alvernon Way Tucson, AZ 85718 (4223 sf on 3.36 acres)
(listed by Long Realty) 

see thefoothillsToday.com
to find your Tucson Foothills home

it’s a Joesler and it’s finally priced to sell

5450 N Calle La Cima, a 1944 built Joesler showed up today asking $729,000 ($179/sf). It’s been listed on and off since 2005, asking anywhere from $1,495,000 down to today’s low of $729,000. And the main obstacle, as I see it, has been the  vacant lot that is directly south and not included in the sale. But that is available for sale (no price disclosed) along with the Joesler. And now at $729,000, it may make sense to pick up the Joesler and the extra parcel. To protect your views and privacy.

From an earlier listing, I think this description captures it;
A 40'S JOESLER LOCATED IN THE OLD FOOTHILLS.WONDERFULLY SCALED ROOMS WITH CONCRETE FLOORS, BEAMED CEILINGS AND WALLS OF WINDOWS. THIS ONE WITH CLEAN AND SIMPLE LINES IS A BLANK SLATE FOR YOU TO MAKE YOUR OWN.

It was clean as a whistle last time I saw it, but that was a year or more ago, so check it out for yourself

5450 N Calle La Cima Tucson, AZ 85718
(listed by Sinclair Associates)

see thefoothillsToday.com
to find your Tucson Foothills home

the changing face of Camino Escuela

Built in 2006 as a spec home, 4907 N Camino Escuela sold for $1,371,150 in 06, then for $1,250,000 in 2008 and it was listed yesterday for $1,149,000.

That’s it under construction with the new black roof,

The street, Camino Escuela, is home to some of the oldest estates, some of them Joesler estates, in the foothills. And many of them are, or were, on larger tracts of land-  5, 10 and more acres. Cmo Escuela is also one of the few remaining dirt roads in the Foothills. The long time residents like it that way, original old foothills style, and it keeps the looky lous away.

And even though this home is on more than an acre, it was built to be pretty cozy with its three neighbors, going so far as sharing a common driveway.  
And had the real estate market not crapped out I’m sure that more homes would have been built up along Escuela.

4907 N Camino Escuela Tucson, AZ 85718
(listed by Long Realty)

it’s a Joesler kind of day in the Tucson Foothills

Joeslers are pretty rare, even here in the Catalina Foothills where Josias Joesler spent about 15 years designing and building homes.
So it’s not often that you see a Joesler come up for sale or see one sell. But to have one sell and another listed for sale all in the same day, that’s a once in a blue moon happening.

5025 N Camino Escuela sold today for $840,000 ($325/sf). And Cmo Escuela is a very special Joesler in that it’s in vintage 1941 condition and sits on an extremely rare 15 acre parcel in the old Foothills – a parcel that is protected and cannot be split or developed. Built in 1941, the new owners are now just the 3rd owners of this historic home. Congratulations!!
I represented the sellers and the buyers. 5025 N Camino Escuela Tucson, AZ 85718

And 4320 N Alvernon Way, a 1950 built Joesler, came on the market today for $1,149,000($272/sf). And according to the listing it is, 4,223 sf of California Mission Revival style Joesler on 3.36 acres in the Catalina Foothills with unobstructed mountain views, mud adobe construction with mission tile roof with chinked mortar.
4320 N Alvernon Way Tucson, AZ 85718 (listed by Long Realty)

see thefoothillsToday.com
to find your Foothills home

the way it used to be in the Tucson Foothills

About two weeks ago I listed a very special and unique property here in the foothills. Now I know you hear that all the time, special and unique, yeah sure, but this one really is. It’s a 1941 Joesler that sits on 14.7 acres in the old Tucson foothills.

The Joesler is a 2600 sf burnt adobe that’s in vintage 1941 condition, with a very nice walled in yard and pool, and 14.7 acres of beautiful, untouched natural desert.  And thanks to a conservation easement written into the deed, none of those 14.7 acres can be split or developed. Ever.

And from 1941 to today it's been just a two owner home. The first owners had it built by Joesler in 41 and used it as a vacation home until they sold it in 1951 to the family that still owns it.

 

As you might guess, when I took the listing I was concerned about finding that very special buyer who would not only appreciate this property for what it is, but also be willing to maintain it as it is, with no hope of ever profiting from it by developing or splitting the land.

But, and this is really a coincidence, at the same time I was also working with a couple from Europe who were looking for a Joesler here in the foothills. But this one is smaller than what they wanted, and aside from whether or not the house and setting would work for them, with the tight restrictions imposed by the easement, it was easy to imagine that they might take a pass.

But after talking to them about it and putting up a bunch of pictures and aerial maps, etc., one of them flew in to spend the day with me. And we walked the land and examined the house pretty carefully and also scrutinized the easement and everything else I could get my hands on that had to do with the property.  And after a lot of looking and weighing and talking, we wrote an offer. And the offer was accepted.

So happily for all, this little corner of the foothills will continue to be the way it used to be, thanks to the people who truly appreciate it for what it is.

see thefoothillsToday.com
to find your Foothills home

1 down 2 to go

That sweet Joesler at 5402 N Camino Real sold yesterday. It went for $605,000($226/sf) off a $650,000 list price. Whoever bought it will need to catch up on some deferred maintenance and a few other things, but if you’re into Joeslers, I think it’s a nice catch for $605,000. It was first listed this past March for $799,000.

I’d also mentioned it here> a very sweet Joesler went to contract today and here> now priced in the high $600s

That leaves just two Joeslers for sale in all of the Tucson Foothills – one on Calle La Cima and another at the top of La Lomita. Slim pickins’

see thefoothillsToday.com
to find your Tucson Foothills home

a very sweet Joesler went to contract today

5402 N Camino Real, listed at $650,000 ($243/sf) – down from a high of $799 when it hit the market in March – found that special buyer today. Congratulations to all.
(Listed by Long Realty)

While there are a few other homes in the foothills advertised as Joesler-esque, Joesler-like or Joesler styled, this is the real thing. One of just three Joeslers,
you know, those actually designed by Josias Joesler, for sale in the foothills.

See it here> 5402 N Camino Real Tucson, AZ 85718

see thefoothillsToday.com
to find your Tucson Foothills home

looking for a Joesler

Approximately, 3000 – 4000 sf, 3+ Bedrooms, good vintage condition, well located in the old foothills, private, good views.Fair market value.

I have a buyer and there are just 2 3 Joeslers currently for sale and none of them quite fit the bill.  Call or email johnschneiders@gmail.com - 271-4164

thefoothillsToday.com
to find your Tucson Foothills homes

coming full circle

5535 N Calle La Cima, one the early spec homes in the old foothills that was built on land split off from an older estate, is back in play.

La Cima, listed for sale in 2007 for $1,500,000 – eventually sold in October 08 for $783,500 as a short sale – is back on the market today for $1,050,000. (Listed by Long Realty)

You can’t miss it, it’s a two story in a one story neighborhood.

It’s in the original Catalina Foothills estates, where the CC&R’s have expired, allowing for lot splits and two story homes and who knows what else. From its beginning in the 1930’s, and until just a few years ago, this was an area where the homes were designed and built to blend in and live in harmony with the desert.

thefoothillsToday.com
to find your Tucson Foothills home

is it any wonder

The very charming Joesler at 4320 N Alvernon Way expired today.

It last sold in December 2004 for $875,000 and was again listed for sale in December 2008 for, get this, $1,495,000 – a 70% increase.
On and off the market ever since, and still trying to defy gravity,
it expired again today, range priced from $1,150,000 - $1,195,000.

see it here> 4320 N Alvernon Way Tucson, AZ 85718
(formerly listed by Long Realty)

thefoothillsToday.com
to find your Tucson Foothills home

now priced in the high $600’s

These two that recently had price cuts caught my eye,

First up is the very charming Joesler near the top of Camino Real, at 5402 N Camino Real. It’s now $697,000 ($261/sf), down from $799 when first listed in March. Worth a look if you’re looking for a
2672 sf – 4 Bed – 3 Bath Joesler in that price range.

PS, it’s also the only Joesler for sale in that price range.

And in a very different package and locale is 5870 N Camino Del Conde. Listed in May for $775,000, it’s now $699,000 ($219/sf).
Built 1981/3189 sf/4 Beds/3.5 Baths. A very tidy, nicely updated house with a really pretty yard and covered patio.

I picked these two because I like them, and I’ve seen them and shown them recently. But my buyers, for one reason or another, have taken a pass on them. Nevertheless, I think they stand out from the high $6’s crowd. And also, when asked, I suggested to the listing agents that they’d do better with them priced under $700, and here they are. So let’s see if I’m right.

But it’s often hard to say in this market. This house, at 5080 N Calle Bujia finally sold the other day. It started in March 07 at $879, then dropped to $799, then $749, and nothing. And after being off the market for a year, it returned this March at $649, and sold for $625 the other day.

But when I showed it last year, it was also off the market but available for $749, I thought it was priced to go. And my buyers did too. But it didn’t.

(all Listed by Long Realty)

thefoothillsToday.com
to find your Tucson Foothills home

A Celebration of Joesler

Josias Joesler was "an architectural linguist" conversant in many styles, said architectural historian R. Brooks Jeffery, who spoke about the topic at the opening of an exhibition of Joesler drawings at the University of Arizona Library Special Collections.

Jeffery, director of the college's Drachman Institute, is also its de facto archivist and historian. Showing the papers of the Joesler-Murphey archive, housed off campus, had become a burden.

It was far and away the most popular archive, with demand coming mostly from owners of Joesler homes or the real estate agents selling them, he said.

Read all about it,
Exhibit shows how architect changed our look
He invented SW vibe that enriches Tucson

IF YOU GO

The exhibit, featuring photographs of Josias Joesler's buildings, architectural drawings and concept plans, is open until Aug. 21 in the gallery at Special Collections, 1510 E. University Blvd.

For hours and more info, go online to: speccoll.library. arizona.edu

for Joesler fans

The University of Arizona, UA Special Collections is hosting an exhibition that will showcase the plans and renderings of local architectural icon Josias Joesler.

New Exhibit Showcases Tucson Architect's Plans

By Gabrielle Sykes-Casavant, UA Libraries May 28, 2010

Structures designed by the early 20th century Tucson architect Josias Joesler include the St. Philip’s In the Hills Episcopal Church, St. Michael and All Angels Episcopal Church and the Broadway Village Shopping Center.

To commemorate Joesler's work, the University of Arizona Libraries is hosting a special exhibit, one that also marks the library's ongoing effort to provide electronic access to thousands of Joesler’s architectural drawings and plans. 

The exhibit, which opens June 1 and will run through August 21, will be on display at Special Collections, located at 1510 E. University Blvd. The library will feature original architectural drawings, conceptual plans and photographs of Joesler buildings.

Also, an opening lecture, "Josias Joesler & John W. Murphey: An Architectural Legacy for Tucson," will be held June 1 at 7 p.m. UA architectural scholar R. Brooks Jeffery will speak during the event, which also will be held at Special Collections.

A book carrying the same name will be available for purchase and light refreshments will be served at the lecture.
Jeffery described Joesler as “an architectural linguist.”

Enjoy it.

this little Joesler just sold

And because it’s a Joesler and was priced at just $449,000($163/sf) there was a lot of interest in it.

And inside it was in fairly good and mostly original condition,
sweet and charming,

It’s at 4141 N Pontatoc Road (listed by Tierra Antigua Realty)
2756 sf/1.6 acres/burnt adobe/3 Beds/3 Baths/no pool/
and the listing description mentions; one of the last homes designed by Josiah Joesler for the Kellogg family.

But the problem is it sits right next to Pontatoc Rd.

 

When it was built in 1957, a year after Joesler died, I’m sure you could’ve counted all the cars that passed on Pontatoc in one day on one hand. Not so today.

And I imagine that’s why it took a year to sell. I got more than a few calls on it and let everyone know that it was sweet and charming, but also that it sat cheek to jowl with Pontatoc.  And for that reason I recommended against it. Too bad.
Without Pontatoc, I probably could have sold it 5 or 6 times. But also, without Pontatoc it would have been listed for a lot more than $449,000.

PS-someone couldn’t resist though, it sold for $439,000 ($159/sf)

see thefoothillsToday.com
to find your Tucson Foothills home

the mother of all Joeslers

was withdrawn from the market today.

As stated in the listing; 
The Marvin Residence, the stunning 12.2 acre Joesler estate of the late actor Lee Marvin. Located in the ''Old Foothills'',this stuccoed mud adobe treasure built around a courtyard w/massive fountain offers 7,193 historic square feet,full guest house,tennis court,pool,city/mtn views …

Going on two years since it was first listed, this historic Joesler, on the largest plot of land I know of in the Foothills, has yet to find a buyer. Listed price $5,850,000. I can’t imagine that it won’t be back on, sooner or later. See it here> Joesler/Marvin Residence

see thefoothillsToday.com
to find your Tucson Foothills home

2 contracts

This is how it’s supposed to work. On Monday, the contracts from the weekend’s real estate dealings are supposed to come poring in. And it’s all the better if those contracts are for homes that haven’t been lolling around on the market for two or three years, but rather, for homes that were priced right from the start. And did well because of it. Like these.

5402 N Camino Real, a Joesler, which came and went so fast I never got around to mentioning it. Actually I was saving it for a client of mine. Oh well. This was just listed on Saturday – Built 1950/2672 sf/
4 Beds/3 Baths/1 acre/pool-spa/$799,000 ($299/sf) & gone in a flash.

And 6440 N Desert Wind Cir in Ventana Country Club Estates went to contract at $1,195,000 ($331/sf) list price. It must be a desirable home and also priced right. It’s only been on the market for 60 days and there’s a ton of other homes for sale in Ventana that have been sitting around for eons. And somebody picked this one.

2 contracts does not quite qualify as poring in, but, hey, it’s a start and it’s 2 more than last week.

see thefoothillsToday.com
to find your Tucson Foothills home

Joesler fails to defy gravity

Listed in December 2008 for $1,495,000 and eventually reduced to a range price of $1,150,000 to $1,195,000 the Joesler estate at 4320 N Alvernon Way expired today. Still unsold. How come.

Who can really know. But it may have something to do with the fact that when it last sold, in December 2004, it sold for $875,000 and when it was listed 4 years later, in December 2008, it was listed for $1,495,000. But in that time, rather than going up, up, up, the market went down, down, down.

see thefoothillsToday.com
to find your Tucson Foothills home

a late model Joesler

A 1955 Joesler at 5051 N La Lomita was listed today for $1,195,000 ($273/sf). Joesler died in 56, so this was amongst his last.

4371 sf/5 Bedrooms/7.5 Baths/Brick construction/mission tile roof/pool/Adorable guest house w/small kitchen & balcony overlooking Camino Real wash/on 2.7 acres at the tippy-top of La Lomita- a quiet off the beaten path, but just steps from it all, street that runs northeast off Camino Real.

With La Lomita there are now 4 Joesler’s for sale in the foothills;
5450 N Calle La Cima @ $849,000 – where minimalism meets Joesler, an out of the way Joesler at 4320 N Alvernon Way @ $1,250,000 and the pièce de résistance, the Marvin Residence on 12 acres in the old foothills @ $5,850,000.

a Joesler for everyone!

see thefoothillsToday.com
to find your Tucson Foothills home

Monday, Monday

oops! The contract on 3407 E Via Palomita didn’t stick. It went to contract last week after just 2 days, but it’s back on today. Buyer remorse, change of heart, who knows. $975,000 in La Paloma Estates,

And a new listing at 6156  N Ventana View Pl in the Ridge at Ventana Cyn, described as ‘Absolutely brilliant contemporary 4 bedroom home on the 12th Canyon hole of Ventana.3100sf of elegance w/separate Casita…’

Built 1999/3099 sf/4 Beds/3.5 Baths/concrete block construction/
2 stories/2 car/.20 acres/no pool/but with golf course views/$895,000/$289/sf/and last sold in 04 for $640,000/so a 39% price pop, but the listing says, Entire home remodeled w/no detail overlooked/so maybe, you be the judge

and 6 expired listings from the mundane to the magnificent.
Skipping the mundane, the Lee Marvin estate, that incomparable Joesler in the old foothills listed for $5,950,000 expired today. Truly a unique property, it’s a 7193 sf Joesler with a guest house, on 12 acres in the old foothills, and with a fish caught by Lee Marvin.

 

see thefoothillsToday.com
to find your Tucson Foothills home

new or notable

first a couple of new listings,

---A Joesler, which the listing indicates as; ‘beautiful, clean original Joesler! Breathtaking views, fabulous grassed flat yard with large area for potential pool. Large front courtyard. Very private. This home has been graciously cleaned-up, new paint, new tile in kitchen and baths, new appliances, etc. Cute guest house. Owner is licensed to sell real estate in AZ’ 

Built 1944/burnt adobe construction/4075 sf/5 beds/4 baths/1 acre/$875,000/at 5450 N Calle La Cima

It was on and off the market in 05, 06, 07 and 08, and priced as high as $1,495,000 and failed to sell. It’s been two years since I’ve seen it so I’ll reserve my comments until I can get over there for a look. But hey, it’s a Joesler and it’s under a million.

---Then there’s 4388 N Sabino Mountain Dr on Sabino Mountain, and the listing agent says, ‘TRULY BREATHTAKING, KING OF THE HILL RIDGE TOP VIEWS, SEE THE EASTERN CATALINAS, REDDINGTON PASS, AND THE RINCONS FROM THIS EAST FACING PATIO, OVERLOOKING THE BLACK BOTTOM POOL. GATED EXCLUSIVE SABINO MOUNTAIN NEIGHBORHOOD

Built 2001/frame stucco construction/4735 sf/5 beds/4.5 baths/1+ acre/$1,395,000/at 4388 N Sabino Mountain Dr

It last sold for $920,000 in July 05, and so it’ll be interesting to see if today’s buyers agree with the 51% price appreciation now being asked for this house.

++

---Finally!! 7055 E Foothills View Ct went to contract today. It’s a spec house completed in 07 that’s been sitting on the market since July 06. It’s a nice house, but, it sits right next to Kolb Rd just a bit south of the retail plaza at Kolb & Sunrise, that’s a busy spot. And I know it only too well, because I’d listed the lot in 02 and had it on the market for more than 2 years with not much action. Then suddenly in 04 – the start of the craze- BAM!! everything sprang to life and I got two offers in one day and sold it for $1,000 over list - $121,000. And they built a spec house expecting to cash in, but instead got three years of agony. It started out in 06 at $900,000 and went to contract today at $595,000. I hope this stays together, enough is enough.

---now this takes the cake, the house I mentioned the other day that went to contract less than one minute after being listed, now takes the cake again, this time for the quickest sale in the west. It closed escrow today, two days after going to contract, for it’s $825,000 list price. And at $283/sf it might have been a good deal, but it wasn’t a steal. That’s 7481 N Moon Spirit Ln in Cobblestone.

---And late breaking, a little birdie just told me that the owners of the house at 4610 N CAMINO REAL are anxious for an offer, wink-wink, hint, hint. This house is in meticulous condition and oozes charm from every pore, including the guest house, and at 4254 sf, listed at $875,000, or $205/sf, it’s rather attractively priced already.

See all five here> new or notable
that link will expire on 6/13/09

and see thefoothillsToday.com
to search for Tucson Foothills Homes

74 years old and still knockin’ ‘em dead

This magnificent Joesler built in 1935 on Calle La Vela sold today for $1.8mil.

Listed for $1,990,000, it sold in just 49 days, and last sold in 04 for $1.2mil. So the Joesler’s up $600k, while just about everything else is down.
5187 sf, 3 beds/3.5 baths/2.1 acres, on it’s own private hill top, with wonderful mountain and city views. The real thing.

see thefoothillsToday.com
to search for Tucson Foothills Homes

what was I saying about even the Joesler's are sitting it out,

No more. This one went to contract today, yeah!

Listed at $1,990,000, or $383/sf as listed.
Built 1935, 5187 sq. ft., on 2.1 hilltop acres. It's a major Joesler.

see it here> 5075  N Calle La Vela

and so much for even the Joesler's are sitting it out

And chances are, it'll be the highest priced sale in the Foothills since last October, and one of the top 2 or 3 highest in the last 12 months. From 1935 and Joesler's still knocking 'em dead.

see thefoothillsToday.com
to search for Tucson Foothills Homes

even the Joesler's are sitting it out

Weeding through the homes that are listed as Joesler-esque,
Joesler-like, and Joesler inspired, we're left with four actual Joesler's for sale in the Foothills. And while, in my opinion, none of them are bargain priced, they are Joesler's, and therefore unique and special and irreplaceable. But still they sit.

And I'm a Joesler fan, so I'm happy to spread the word.

Take your pick, 4 Joesler's For Sale in the Tucson Foothills

see thefoothillsToday.com
to search for Tucson Foothills Homes

finally, a Joesler

This absolutely wonderful Joesler came on the market today, 

It's 5187 sq. ft., 3 bedrooms/4.5 baths, built in 1935,
with massive adobe walls and 7 fireplaces. Located on a 2.1 acre hilltop lot in the heart of Joesler country, from the street, it's completely hidden from view.

Very special, $2,100,000

This makes 3 Joesler's for sale in the Foothills.

See the listing> 5075 Calle La Vela Tucson, AZ

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

if you've been on the fence over $50,000,

it's time to get out your checkbook. Because today they reduced the price from a very tidy $6,000,000, to a less tidy $5,950,000, on the incredible Joesler built Lee Marvin estate. Will $50,000 do it.
I kinda doubt it, and I don't think they think so either.

Agents do this little price cut thing so that the listing pops up in the MLS and on other RE web sites with a price change. And then everyone notices it again, and hopefully takes another look at it, and then maybe, who knows. It couldn't hurt, cause you can't sell it if it doesn't get noticed, and these days ...

So if they want to get noticed, and are willing to hang 50 grand on it, good samaritan that I am, I thought I'd pitch in.
Have another look.

And if you haven't noticed this listing before, it's a 7193 sq ft Joesler that was built in 1936, and owned by the late and wonderful Lee Marvin. It also has the rare distinction of being one of the very few, and maybe the only Joesler, that hasn't had all it's land split-up and sold-off to make way for yet more spec homes. It sits on 12.2 prime acres in the heart of the old Foothills.

See it here> The Marvin Residence
And to discourage gawkers, I guess, because we are a little thin on celebrities here in the Foothills, there's no address in the listing.

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

another Foothills spec home joins the lender owned crowd

Listed for $1,050,000 this one is 4272 sf, 5 bedrooms/5 baths, built 2007 with a pool and a one bedroom guest house.

See it here> 5128  N Calle Ladero, Tucson, AZ  

The listing says "This is a Bank Owned property previously listed for $1,650,000!" Yes it was, and I'm guessing that has a lot to do with why it is where it is today.

 

And this one has the distinction of being yet another spec house built on land that was split off from a Joesler estate. The Joesler's still there, and beautiful as ever, though a bit hemmed-in now from having lost three of it's four acres. The house with the pool is the Joesler, the 050C circled in red is where the spec house now sits, and the lot to the east of that now has a newer house on it also. But apparently, in the rush to do this split, someone screwed up the measurements for the lot on the southeast corner, because I've heard that according to Pima County, it's too small to build on. Darn.

 

So now, not only do we end up with all these damn spec houses on our hands, but as R. Brooks Jeffery* has said, "Murphey's vision was not dense subdivisions. It was meant to be estates, where the relationship between the building and the desert was as important as the building itself. And I think we've lost that,"

Amen.

*R. Brooks Jeffery- the coordinator of preservation studies at the University of Arizona and author of "Joesler and Murphey - An Architectural Legacy for Tucson."

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

32 for sale above 6000 sq ft ...

This 7913 sq ft home in Eleven Arches just came on the market listed for $2,900,000. And it got me wondering how many people out there are looking for really big homes like this. 
Apparently not too many right now, as there seems to be a dwindling interest in, or maybe it's a diminished ability to pay for, really big homes.

In all of 2008, just 4 sold in the Foothills that are 6000 or more sq ft. And three of those four sales took place before the end of February. So since March 1, 2008, just one sale of a 6000+ sq ft home. 

Yet there are 32 for sale at 6000+ sf, topping out at a 9630 sq. ft bruiser available for $6,450,000 up in the Canyons.

But in happier times, remember 2006 and 2007, 11 homes sold each year at 6000+ sq ft. And in 2005, when buying more house simply meant more upside potential, 17 sold. One of which was the 12,600 sq. ft. Eleven Arches estate built in 1937 by Joesler and Murphey on 200 acres. Though by the time of the 2005 sale, the land had been whittled down to less than 5 acres.

And by the way, the house pictured above, along with quite a few other big homes, is built on a bit of that acreage split off from the original 200 of Eleven Arches.

So if buyers enthusiasm for big homes were to return to it's peak of 2005, we'd be looking at about a two year supply. But I'm guessing that may not happen too soon, so as it stands now, we're looking at somewhere around an eight year supply.

And if you are in the market for a big home, of course there's not much to go on in the way of similar sale comps to use in negotiating your deal. But don't fret, because that's your strongest point.
32 to choose from and no sales. Hey, let's make a deal.

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

for Joesler fans

feast your eyes

This late model Joesler (built 1959) just came back on the market after having been in escrow for a while. 

Main house 3491 sq ft + guest house 1061 sq ft, 5 bedrooms/4.5 baths, on 1.4 acres in the old Foothills, listed for $1,359,000

The listing indicates, 'Lovingly updated, burnt adobe construction, mission tile roof w/chinked mortar, mesquite hardwood floors, massive beamed & cathedral ceilings, designer kitchen ...'

It's been a long dry season for Joesler fans, very little available lately, and this one is a beauty, so I don't expect it to be sitting around for too long. But we'll see.

Here's the listing > 5543  N Espina Rd, Tucson, AZ

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

a special treat

James Snedden, a writer and resident of the Catalina Foothills Estates, wrote an article on the history of the Hacienda del Sol guest ranch that appeared in the Catalina Foothills Estates Newsletter. 
I thought you'd enjoy it, and Jim was kind enough to allow me to post it here.

Hacienda del Sol
By James Snedden

   What do the Campbells (like in soup), Pillsburys, Vanderbilts, Westinghouses, Maxwells, and the Spaldings have in common besides being very wealthy?

   The answer is they all shipped their daughters to the Hacienda del Sol school for girls in the Santa Catalina Mountain foothills.

   From 1930 to 1941, Hacienda del Sol was a college preparatory school with an enrollment of 20 to 25 young ladies, most coming from wealthy families since tuition, room and board was $1,600 a year. Balance this against the fact that in the 1930s more than half of American families earned between $500 and $1,500 per year, and it didn't get any better in subsequent years. In fact, during 1935-1936 the median family income was $1,160. Putting this in perspective, the $1,600 in 1930 would be equivalent to $26,000 in 2006 dollars when the median family income was $58,400.

   For that amount of money the girls did get an above average education if for no other reason that the student to teacher ratio was 4 to 1, which is about as close to individual tutoring as you can get.

   Although two girls shared a room in sparse surroundings, that's where the sacrifice ended. They were fed in a style fit for a king. Perhaps because they shared their chef with a king. Chef Arne Hoelli spent May - October each year cooking for the girls and the rest of the year on the yacht of Norway's King Olav V preparing some of the same succulent dishes for his majesty.

   School was in session six days a week during that May - October period, with the only vacation being over Easter when the girls went to Mexico. I haven't been able to discover where in Mexico they went. They could well be the forerunners of spring break at Rocky Point, only with chaperones.

   To break up the boredom of being stuck in the desert while their brothers were enjoying sailing around Newport, most of the girls had their own horses and took advantage of the school's remote location and excellent riding trails. They kept their mounts in the existing stable and corral area.

   In the late 1930's fire damaged some of the buildings. Since John Murphey the original developer of the foothills, was the owner of the building, it was no surprise that he commissioned Josias Joesler to rebuild the damaged areas.

   The school closed its doors in 1941 at the outbreak of World War II due to the shortage of teachers, never to reopen in its original form.

   In 1948 the property began operating as the Hacienda del Sol guest ranch. Although the ownership has changed hands several times since then, the owners have kept the lobby and library virtually the same as it was when it was a school. In fact, some of the original books are still on the library shelves.

   The original timbers for the beams in the library ceiling are from Mount Lemmon. Helen Murphey, whom residents of the foothills will remember was John Murphey's spouse, designed the intricate patterns carved into the beams, when the school was being built. Mrs. Murphey also had a hand in the designs that appeared on the doors of the original building, which are preserved as inlays in the bar.

   Also found throughout the property are handcrafted fixtures and tile work of Mrs. Murphey's design. The ceiling inside the bar area is by Josias Joesler. 

  The next time you go to the ranch's famous grill for lunch or dinner, spend some time wandering around this little bit of history in our midst. Pay a visit to the lobby, the library, and enjoy some of the photographs hanging on the walls along the corridor adjacent to the courtyard, which still looks the same, sans the artificial turf. Drink a toast, even if it is just iced tea, to those young ladies who undoubtedly later related many exaggerated tales of life on the wild frontier at cocktail parties on Manhattan's East Side .

Thank you Jim.

And a link to today's> Hacienda del Sol Guest Ranch Resort

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

after a long dry spell

Sixty, seventy years later and there's still a lot of interest in the homes that Josias Joesler built in the Tucson Foothills. But for those who want one, there have been very few Joesler's available recently.

Now finally, along comes a Joesler that was built in 1950, toward the end of his career (he died in 1956), and is also notable because of it's location in the central Foothills, as opposed to Joesler's usual stomping grounds off Campbell Ave in the Old Foothills.

It's Spanish, 4121 sf, 4 bedrooms/4.5 baths, mud adobe, of course, with wine room & horse facilities, clay tile roof, on 3.5 acres, for $1,495,000.  And unmistakably, a superb Joesler.

See it here> 4320 N Alvernon Way, Tucson, AZ  85718
UPDATE-12/29/08, The property has been temporarily Withdrawn
from active listing status. Therefore the link will show the listing as Withdrawn. I expect that it will be back on the market soon.

**In 1998 it sold in 6 days, and sold again in 2004 in 2 days.

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

Lee Marvin & Josias Joesler in the Tucson Foothills

For those of us who are fans of Josias Joesler and Lee Marvin, and I am, today we got a double treat, since our own hometown paper, the Arizona Daily Star, did a piece on the Joesler built Lee Marvin residence.
Late actor's Tucson home is no quick sale

It's a nice little tribute, but the setup is a bit of a stretch, I think.
"And while no one expected the $6 million home to sell quickly with the housing market slumping, the listing has, in some ways, pitted Marvin's name against the struggling economy"
...pitted Marvin's name against the struggling economy,
oh, yeah sure. 

Anyway, for more on Josias Joesler, and the homes he designed and built in the Tucson Foothills, including the Marvin residence click> 
Josias Joesler

And for a peek at a great Joesler where the great actor Lee Marvin lived> Marvin Residence

and see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

going through changes with a Joesler in the Tucson Foothills

Named Diez Vistas, Ten Views, this grand old home built in 1937 by Josias Joesler & John Murphey in the old Tucson Foothills has changed hands three times in the last four years.

The latest sale was just the other day, on May 16 when it sold for $1,022,000. While just over two years ago, in March of 2006 it sold for $1,900,000 - almost $900,000 more than it did today.  And before that, in August of 2004 it sold for $1,325,000.

At first glance you'd think WOW! prices in the Foothills are all over the place, and by the way, why does that Joesler keep turning over. But there's more to it than meets the eye. Each of these buyers/sellers had a particular goal in mind when they bought and sold this Joesler, and each contributed to its transformation.

At the time of the 2004 sale for $1,325,000, the property details were given as follows;
4690 sf, 6 bedroom/7 baths, including a 1200 sf 3 bed/3 bath
guest house, + a greenhouse, on 4 acres of land.

and it looked like this,

and then there's the kitchen,

These new owners went to work renovating this old Joesler, and when they were done, the listing agent aptly described it as-
John Murphey and Josias Joesler's stunning Santa Fe on a hill on 3.97 acres with 360 degree views. Lovingly restored over the past yet yet retaining all of the original charm and character.
And put it on the market for $1,995,000 with the property details as follows;
4752 sf, 6 bedroom/7 bath, including a 1200 sf 3 bed/3 bath
guest house, + a greenhouse, on 4 acres of land
(same as the previous listing, give or take)

but now the kitchen looked like this,

along with other nicely done restorations & renovations,

And in March of 2006 it sold for $1,900,000. That's about a year and a half after they bought it for $1,325,000. So it's apparent that these people bought it to renovate it and flip it. And they did a nice job of it, and quickly too. I think Joesler would be smiling at this one.

Now with this new owner, more radical changes were on the drawing boards. Having paid $1,900,000 they promptly set about dividing up the four acre parcel into four one acre lots. One lot for the Joesler, which they promptly put up for sale, and with plans to build a new home on each of the other three lots, as well as making some other changes to this beautiful old Joesler estate. 

In the aerial view below you can see the four lots stacked vertically.
The three lots circled in red are the one's that were carved out of the original four acre property, and the one in the middle is the remaining one acre lot for the Joesler. The guest house, pool and greenhouse which appear on the southern-most lot were bulldozed to make room for a new home. And the pool was rebuilt alongside the Joesler, but the greenhouse and guest house are gone forever.

 

 

And now the Joesler sells for the third time in just four years, for $1,022,000 on 5/16/08, with the property details as follows;
3509 sf, 4 bedroom/4 bath, on one acre of land.
(so from the previous sale, it's now 1200 s.f. smaller, & minus 3 beds & 3 baths-that was the guest house. and from 4 acres, it's now down to 1 acre, & no greenhouse)
PS, I think these buyers did well at $1,022,000. Because not only did they get it at a good price, but they got one of the few remaining great old Joesler's in the Foothills.

And now there are three new homes on those three other lots circled in red, priced from $1,245,000 to $1,595,000. So it's obvious that this owner bought the property to divide and build. It's one of just a few ways to come up with buildable land in the Tucson Foothills these days. And while the Joesler now seems a bit crowded in, thank goodness they didn't knock it down too.

And it's interesting, but not really that surprising, that the Joesler sold before any of the new homes that now surround it. While the new homes are very nicely designed and executed, there are quite a few new or newer homes for sale in the Tucson Foothills, but great Joesler's continue to be a very rare and special find.

For a different slant on building homes in the Tucson Foothills today,
see teardowns in the Tucson Foothills

and see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

Joesler and Murphey, they started it all, in the Tucson Foothills

Yesterday I went to a party at one of the most beautiful Joesler homes I've ever seen. I walked around speechless for the first 20 minutes. And when I finally came-to, I talked with quite a few people who are into Joesler's, love the old foothills, and are concerned about the preservation of this area.
It made me think of this piece, which I had posted last year, and it inspired me to re-edit it, to try and make it better, and more focused - so I could post it again. I'm not sure I accomplished that, but I love looking at pictures of great Joesler's and they remain untouched from the last version. 
   
John Murphey, the founder and developer of the Catalina Foothills Estates, in partnership with the architect Josias Joesler, were visionaries in the development of the Tucson Foothills, which until they came along, was a remote and undeveloped area of Tucson.

Their vision was to create a lifestyle that would be attractive to wealthy mid-western and eastern families seeking a winter refuge in a desert environment. Tucson's first second home owners.
And the homes designed by Joesler,while meant to evoke a romantic association with the desert, were often large homes on sprawling hilly lots that were surrounded by the beauty and privacy of the natural desert.

Many of those Joesler's survive to this day, and quite a few have been carefully maintained and renovated to provide modern comforts and conveniences, while maintaining the essence and character of Joesler & Murphey's vision. When they're done right, they're incredibly beautiful.
However many (most really) of the original sprawling hilly lots, which ran from ten to fifteen acres or more, have by now been subdivided and whittled down to nearly the size of your typical new Mc Mansion lot, to make way for more homes. There's virtually no other build-able land available, particularly in the Old Foothills, and as R. Brooks Jeffery said in A Guide to Tucson Architecture - "Today, much of the original rural character of the Catalina Foothills has been lost - an ironic consequence of its success". That book was published in 2002, and since then, builders have become even more creative and relentless about squeezing homes onto lots that until recently would not have even been considered. And the effects of that in-fill development have not been positively received by most people in this area, myself included.

The original Catalina Foothills Estates is ideally located in the center of what we now call 'the old Foothills'. It's bordered by Skyline Dr on the north, River Rd on the south, and extends about a third of a mile east and west of Campbell Ave.
Here we're looking north on Campbell Ave from River Rd, which cuts right thru the original Catalina Foothills Estates.

Up here on the left is Calle La Vela -
it's the best street in the Old Foothills for Joesler estates.
I count 9 Joesler's within about a 1/2 mile of this intersection, including the Lee Marvin residence on 12.2 acres.
In the following pictures, you'll see that these homes are very privately located, up on top of a hill or tucked back and away from the street, behind gates and desert foliage.

Like this one

there's a really great Joesler on top of this hill
and another is tucked back there behind those cypress trees.
It was on about 4.5 acres, but not anymore. Last year it was whittled down to about 1 acre, with three new homes built on
the lots that were carved off.

Turning north on Calle Ladero, there's a Joesler behind this entry gate.
Here's a closer look at some of the homes behind those gates and on top of those hills -
these pictures are from 4 different Joesler homes

Clay Tile roofs, thick adobe walls, arches, lots of private outdoor areas for recreation and relaxation, all Joesler signatures

Joesler used deep overhanging roofs on the south side to shield the house from the sun

This is the front entrance to this house, and though you can't see it, this large front patio is enclosed by an adobe wall.  The big windows are in the living and dining rooms, and look north to the Catalina's

 

Tall Timber beamed ceilings, prominent fireplaces, scored concrete floors, and large windows in the living areas for mountain and city views are all indicative of Joesler's work


Above, is an Arizona Room- a porch really, another signature.
AZ rooms were not heated or cooled and often had screened windows for an indoor/outdoor experience, notice the fireplace
behind the plant. This one has been converted to year round living space, it's heated and cooled, and closed off from the outdoors.
I don't think you can tell from these pictures, but all the interior walls are built of thick adobe- these homes are fortresses

This is a bedroom- with a fireplace, wood beamed cathedral ceiling, and stained concrete floors
A kitchen patio with brick flooring,

While many of these homes have been maintained, or carefully updated and renovated over the years, not all of them have been done as carefully and as well as the homes you see here.
I've seen some disasters that are all but unrecognizable as Joesler's, which is very sad if you're a fan of his work.
And then occasionally I'll come across a more or less vintage Joesler that hasn't been touched in decades, and with those, while the
good bones adage is generally true, you also get to see the quirks of a Joesler.
He built these homes as winter retreats for wealthy families, and it was typical for them to have a cook on staff to prepare meals - these people didn't hang out and entertain friends in the kitchen as we do today. Or they would dine out regularly, and so the kitchens in many of these Joesler's are tiny, really tiny - particularly in relation to the size of the home.
Ok, that's understandable, but the closets are also very tiny.
And my vision of that era is of steamer trunks full of clothes with a variety of outfits for every occasion, from lawn tennis to an evening at the symphony. Where'd they put it all.

Nevertheless, Joesler's legacy in Tucson remains without parallel.
70+ years later and his homes remain the prized possessions of their proud owners and a source of inspiration for his followers and imitation by those trying to capitalize on his legacy.
 
I frequently see homes listed for sale that are described as;
'Joesler-esque', 'Joesler inspired', 'a hint of Joesler' or
the clumsy 'Joesler-like-feel'.
And  as this new residential development proclaims-
A Joesler Inspired Neighborhood.  Yeah sure.

For last I've saved the mother of all Joesler's,
Eleven Arches, a.ka. Grace Mansion.
In 1937 Louise N. Grace, heiress to the The Grace Shipping Lines fortune, decided to build a 15,000 sq. ft. house in Tucson, just for herself. It was to be designed by Josias Joesler and built by John Murphey. The story goes, that in order to assure her desire for privacy, John Murphey had her stand on the hilltop where her home was to be built while two workmen walked south carrying poles with pieces of white sheet attached. When she could no longer see the white sheets in the desert, and therefore her privacy assured, that would be the boundary for her land. As a result, Eleven Arches was built on 200 acres of prime Foothills land.
(the information about standing on the hilltop, the workmen and the sheets, comes from an article by Ken Scoville, Privacy in the Catalina Foothills Estates)
This is a picture taken in 2004 from the house, that may approximate what Ms. Grace saw back then - minus all the city lights


The front view of Eleven Arches

Above is the living room of Eleven Arches
In addition to being very wealthy, Ms. Grace was very well connected socially, and Eleven Arches was a popular gathering place for soirees attended by politicians, movie stars, ambassadors and the like.
After Louise Grace died, Eleven Arches changed hands again and again over the years, and with each new owner some of the acreage was sold off and the house slipped further and further into a state of disrepair. Until 1976, when it was purchased for $275,000 along with the approximately 50 acres of remaining land. At that time it was extensively renovated, to the tune of $1,000,000.
And then it sold again in 2000, this time for $2,800,000, with only 19 acres remaining. Someone made a fat profit on that deal.
But this new owner didn't stay very long, because in early 2004 it was again listed for sale, now for $3,490,000, and with just 5 acres of land remaining.
After languishing on the market for more than a year, the property was turned over to an auction house who ended up selling it 2 days before the auction for $2,200,000, with the 5 acres remaining.
If you drive by Eleven arches today, it's hemmed in on all sides by new multi-million $$ homes built on land that used to belong to Eleven Arches, as it cowers in shame at the top of the hill.

**Much of what I've learned about the history of John Murphey, Josias Joesler and the development of the Catalina Foothills, has come from the writings of R. Brooks Jeffery, an invaluable source.
R. Brooks Jeffery is Associate Dean of the College of Architecture and Landscape Architecture, University of Arizona and Coordinator of its multi-disciplinary graduate program in Preservation Studies.

**if you'd like to see more of what I've written on Joesler click Josias Joesler under CATEGORIES in the left hand column, and you'll see it all

see my web site thefoothillsToday.com
to search for and learn more about Tucson Foothills Homes

looking for a Joesler in the Tucson Foothills

Josias Joesler is the Swiss born architect, who together with the developer John Murphey, conceived, designed and built the original Catalina Foothills subdivisions in the Tucson Foothills in the 1930's and 40's.
And while the homes that Joesler built are very special and are sought after to this day, it can be difficult to find the ones that are for sale using any of the home search tools available on the internet, including mine.

That's because you can't enter Joesler, or any other architects name as one of your search criteria - like you can the number of bedrooms or baths, square footage, etc.
And the only way that a home is identified as a Joesler in the listing information, is in the agent's MLS remarks, and you can't search those either.

But here's what you can do to narrow down your search and make sure you find all the Joesler's that are for sale.
It's a little tedious, but it works.

-If you're searching from my web site, thefoothillstoday.com click  Custom Search, then
Steps 1 - 3 should all be pre-selected already, but if they're not,
-In step 1, enter- Tucson Region
-Step 2, enter- Greater Tucson Area
-Step 3, enter- North for the city (that's the Foothills)
-For Built Between, enter 1920 to 1960 (though most Joesler's were built between 1930 & 1950, he built a few before & after his prime years.
-Under Property Type, select- Single Family
-You can leave all the other criteria blank.
-Click Search

Using that search today, ten listings are returned. Four of them are Joesler's. In order to pick the Joesler's out of those ten, - here's where it gets tedious- you'll need to open each listing to find what you're looking for. There you can read the MLS remarks where it will say " ...wonderful Joesler..." or "... back in time to this Joesler estate..." or something like that identifying that house as a Joesler. You'll also get the occasional " Joesler-like " which is, according to the agent, sorta like a Joesler, but not. 

For more on Josias Joesler,
Designed by the architect Josias Joesler in 1936, it was set on 12 acres,
Joesler homes & Catalina Foothills on National Register of Historic Places
For Joesler fans
Joesler, popular as ever in Tucson Foothills
built for the desert
A Tucson Classic

and see TheFoothillsToday.com
to search for and learn more about Tucson Foothills Homes

it was not just the desert that lured the Marvins, but the house itself. Designed by the architect Josias Joesler in 1936, it was set on 12 acres,

There's a terrific interview in the Sunday Times UK Online edition with Pamela Marvin, widow of Lee Marvin.
Lee Marvin’s widow on her Arizona home and ...
She talks about how she and Lee Marvin discovered and fell in love with the desert and the great old Joesler house they bought in 1975 in the Tucson Foothills.
Now, Pamela 77, is putting the house in the foothills of Tucson, Arizona, where they found both love and peace, on the market for £3m. (it's $6,000,000)
 
See the listing here
This is a one of a kind home. In addition to being a historic Joesler estate in the heart of the old Tucson Foothills, it comes with some real Hollywood glamour, and, it's on the largest residential lot in the old Foothills, 12 acres. Unheard of these days.

See TheFoothillsToday.com
to search for and learn more about Tucson Foothills Homes

Joesler homes & Catalina Foothills on National Register of Historic Places

I just received the fall newsletter of the Catalina Foothills Association where I live, and in it there's an article by Tom Pew with exciting news for Joesler homeowners and admirers of the homes he built in the Catalina Foothills.

"A Win, Win for Joesler Homeowners"
by Tom Pew
   Own a Joesler home? If so you and your neighborhood - in fact the whole Catalina Foothills com­munity, where there is a unique concentration of Josias Tho­mas Joesler designed homes - will soon be coming in for a singular recognition that few buildings and even fewer com­munities ever receive.

In response to continued homeowner interest in preserv­ing the legacy of the Joesler/Murphey vision for the Catalina Foothills and elsewhere, the Pima County Resources and Historic Preservation and the University of Arizona College of Architecture and Landscape Architecture have secured funding and staff to work with property owners towards the goal of making it possible for Joesler home owners to apply for the voluntary inclusion of their homes on the National Register of Historic Places. Furthermore the effort to recognize these buildings and their environs is not limited to the Foothills area, but will be available on a county-wide, indi­vidual-home basis.

As a part of the qualifying and nominating process, homes will have to meet standards that will include, but not be lim­ited to, the character and natural characteristics of the Catalina Foothills, as well as the quality and preservation of the archi­tectural integrity of the home itself and any additions or al­terations that may have been made over the years to the home and the native vegetation.

Joesler home owners who volunteer their property for consideration for inclusion in the Register of Historical Places and who successfully meet the standards and criteria will become eligible for potential benefits of the State Property Tax Reclassification Program for Historic Properties.

The Catalina Foothills Estates "Community of Haciendas" remains a treasured legacy of the visionary work of architect Josias Joesler, and Helen and John Murphey. Here they created a unique sense of place by the careful siting of homes on large lots when land on the outskirts of Tucson seemed limitless.

By doing so they preserved the natural landscape, main­tained views, and built homes with a regionally appropriate design aesthetic reflective of a "Mexican style" community in a rural environment.

In spite of the huge influx of people moving into Tucson since that era a remarkable number of these homes, along with the property around them, have been nurtured and pro­tected by generations of owners who have moved here from elsewhere and grown to love and appreciate the desert, real­izing that the quality and style of Joesler homes-quaint and old-fashioned in some ways-is something worth protecting and valuing for future generations and for the character of the community at large.

Spearheading the effort at the county and professional architectural level are Linda Mayro, Pima County Cultural Resources Manager, and R. Brooks Jeffery, University of Arizona Preservation Studies Coordinator. No newcomers to this effort, Mayro and Jeffery compiled a comprehensive listing of Joesler and Murphey public and private buildings and pub­lished a small but beautiful resource book on this topic in 1994, and, as Jeffery put it this week, "We have been work­ing towards this end ever since- and at last the moment is at hand."

Mayro says, "As for funding, I'm happy to say that we have that rounded up, and both the funding and the staff time are available to complete and produce the multiple nomina­tions that will make the voluntary protection of these unique building possible for now and for the future."

County Supervisor Ann Day, whose district includes the Catalina Foothills, told the newsletter that: "I think it would be a great honor to Tucson's master architect Josias Joesler to place his beautiful homes on the National Register of His­toric Places. Joesler really was responsible for shaping and defining the look and character of the most beautiful area in my district, the Catalina Foothills.

"It's a win-win for a Joesler owner and our community at large: it provides a tax break for the property owners by giv­ing them a reduction in primary property taxes, and it ben­efits our community by providing an incentive to maintain historic buildings in our community," Day concluded.

For Joesler fans

Thank Tucson HOME magazine for a terrific feature article on Josias Joesler in the current issue.  From the magazine;
SWISS-BORN JOSIAS JOESLER’S architectural career in Tucson spanned nearly 30 years, from the time of his arrival in 1927 to work with developers Helen and John Murphey, until his death in 1956. While he designed more than 400 public buildings and residences all over town, Joesler is best known for the gracious homes he created in conjunction with the Murpheys for their Catalina Foothills Estates, a 7,000-plus-acre development set between the Rillito River and the Santa Catalina Mountains.
While many of those Foothills “Joeslers” have been lost to time or overly ambitious remodeling, some still retain their vintage charm. Here are three Joesler-designed residences in which the homeowners have preserved the architect’s distinctive style.
Here's the link to the article, Enjoy!http://www.tucsonhomemagazine.com/features/joesler...(unfortunately, the online version does not contain the photographs shown in the print version of the mag)

Joesler, popular as ever in Tucson Foothills

I'm a big fan of Josias Joesler and the houses and other buildings that he designed and built in the Tucson Foothills. And judging by the number of web searches that I get for Joesler, or Josias Joesler, or Joesler homes, a lot of other people are interested in this little known (except here in Tucson) Swiss born architect.
Given that interest, I thought it worth-while to compile a list of sources of information on Josias Joesler and his work - albeit a short one, since there doesn't seem to be much available.
But I've also included links to the Joesler homes that are currently for sale in the Tucson Foothills and those that have sold in the last few years. Enjoy!

-Josias Joesler: An Architectural Eclectic
written by, R. Brooks Jeffery, Coordinator of Preservation Studies at  the College of Architecture and Landscape Architecture (CALA) at the University of Arizona. A great source of information on Joesler.
-Northern Pima County - Catalina Foothills
This is from the Northern Pima County Chamber of Commerce and       provides a history of the Tucson Foothills, and how Joesler and his patron John Murphy were a key players in the development of the Tucson Foothills.
-Josias Joesler gave Foothills character
An article from the Arizona Daily Star that discusses the continued popularity of Joesler's homes in the Tucson Foothills.
-St. Philips In The Hills Episcopal Church
The most prominent of Joesler's public buildings it's located at the entrance to the original Catalina Foothills Estates on the northeast corner of River Rd and Campbell Ave.
-Joesler's For Sale
A link to the Tucson MLS showing the 4 Joesler homes that are currently for sale in the Tucson Foothills.
-Joesler's SOLD
A link to the Tucson MLS showing the 18 Joesler homes that have sold in the Tucson Foothills in the last 4 years or so.
**A few of these Joesler homes pop up more than once, having come up for sale a couple of times over the last few years.
**Unless I remember to renew them, the links to the Tucson MLS will expire on 9/10/07.
If they do, contact me for info on Joesler homes currently for sale.
If you know of other good sources of information on Josias Joesler please post it here or email me. I'd appreciate it.

Tucson Foothills 2nd home market, Catalina Foothills Estates

For perspective, I thought it would be a good idea to start this series on 2nd homes in the Tucson Foothills, by looking in the area and at the homes where the second home movement all started back in the 1930's. As I mentioned in the introduction to this series last week- the 2nd home market in the Tucson Foothills -the second home movement in the Tucson Foothills was started back in the 1930's by John Murphey, the founder and developer of the Catalina Foothills Estates, who in partnership with the architect Josias Joesler, set out to create a lifestyle that would be attractive to wealthy midwestern and eastern families seeking a winter refuge in a desert environment.
These homes, many of which have been carefully renovated to provide the comfort and conveniences that we expect today, while maintaining the essence and character of Joesler & Murphey's vision -are large, expensive homes - 5000 to 7500 sq ft or more, priced at $1,500,000 and Up -and so they are within the reach of relatively few homebuyers. And like a vintage Dusenberg, they're tough to find, expensive when you do, and finicky to maintain.
The original Catalina Foothills Estates is ideally located in the center of the Foothills, bordered by Skyline Dr on the north, River Rd on the south, Hacienda del Sol on the east side, and extending to about a third of a mile west of Campbell Ave on its west side.
Here we are cruising north on Campbell Ave from River Rd, which cuts right thru the original Catalina Foothills Estates.

Up here we're going to turn left onto Calle La Vela -
it's one of the best streets in the Old Foothills for large Joesler estates built in the 30's and 40's. I count 9 Joeslers within about a 1/2 mile of this intersection, including the Lee Marvin residence on 12.2 acres.
In the following pictures, you'll see that these homes are very privately located, up on a hill or tucked back and away from the street, behind gates and desert foliage.

Like this one

or this one up on the top of the hill, a really great Joesler

and another is tucked back there on about 4 acres 

Turning north onto Calle Ladero, there's a Joesler behind this entry gate.
Joesler and Murphey's original concept of homes sited on sprawling, hilly lots, surrounded by the beauty and privacy of the natural desert has been somewhat compromised, as many of these estates have been whittled down to a couple of acres, from their original 5 to 15 acre lot sizes. Nonetheless, the acreage that they do occupy is amongst the most desirable in the Foothills today.
In 2002 builders and investors started buying up these large estates and splitting up and subdividing the lots to make way for further development in the Tucson Foothills. There was no other buildable land available that comprised 7, 8 or more contiguous acres , which in turn could be converted into 7 or 8 individual parcels, particularly in the Old Foothills.

Here's a closer look at some of the homes behind the gates and on top of the hill- these pictures are from 4 different Joesler homes

Clay Tile roofs, thick adobe walls, arches, lots of private outdoor areas for recreation and relaxation, all Joesler signatures

Joesler used deep overhanging roofs on the south side to shield the house from the sun

This is the front entrance to this house, and though you can't see it, this large front patio is enclosed by an adobe wall.  The big windows are in the living and dining rooms, and look north to the Catalina mountains
Tall Timber beamed ceilings, prominent fireplaces, scored concrete floors, and large windows in the living areas for mountain and city views are all signatures of Joeslers work


Above, is an Arizona Room- a porch really, another signature.
AZ rooms were not heated or cooled and often had screened windows for an indoor/outdoor experience, notice the fireplace
behind the plant.
This one has been converted to year round living space, it's heated and cooled, and closed off from the outdoors.
I don't think you can tell from these pictures, but all the interior walls are also built of thick adobe- these homes are fortresses

This is a bedroom- with a fireplace, wood beamed cathedral ceiling, and stained concrete floors
A kitchen patio with brick flooring,

While many of these homes have been maintained, or carefully updated and renovated over the years, not all of them have been done as carefully and as well as the homes you see here.
I've seen some disasters that are all but unrecognizable as Joeslers, which is very sad if you're a fan of his work, as I am.
And then occassionally I'll come across a more or less vintage Joesler that hasn't been touched in decades, and with those, while the
good bones adage is generally very accurate, you also get to see the quirks of a Joesler. Joesler built these homes as winter retreats for wealthy families, and it was typical for these families to have a cook on staff to prepare meals - these people didn't hang out and entertain friends in the kitchen - or they would dine out regularly, and so the kitchens in many of these Joeslers are tiny, really tiny - like the stereotypical New York apartment kitchen.
Ok, so that's understandable, but the closets are also very tiny. And my vision of that era is of steamer trunks full of clothes with a variety of outfits for every occassion, from lawn tennis to an evening at the symphony. Where'd they put it all.
Nevertheless, Joesler's legacy in Tucson remains without parallel.
70 years later, and his homes remain the prized possessions of their lucky owners and a source of inspiration, and sometimes imitation,
for his followers.
Trying to capitalize on that legacy, I frequently see homes listed for sale that are described as;
'Joesler-esque', 'Joesler inspired', 'a hint of Joesler' and
the clumsy 'Joesler-like-feel'.
Or as this new residential development that's in the works proclaims-
A Joesler Inspired Neighborhood.

For last I've saved the mother of all Joesler's,
Eleven Arches, a.ka. Grace Mansion.
In 1937 Louise N. Grace, heiress to the The Grace Shipping Lines fortune, decided to build a 15,000 sq. ft. house in Tucson, just for herself. It was to be designed by Josias Joesler and built by John Murphey. The story goes, that in order to assure her desire for privacy, John Murphey had her stand on the hilltop where her home was to be built while two workmen walked south carrying poles with pieces of white sheet attached. When she could no longer see the white sheets in the desert, and therefore her privacy assured, that would be the boundary for her land. As a result, Eleven Arches was built on 200 acres of prime Foothills land.
(the information about standing on the hilltop, the workmen and the sheets, comes from an article by Ken Scoville, Privacy in the Catalina Foothills Estates)

This is a picture taken in 2004 from the house, it approximates what Ms. Grace might have seen back then - minus all the city lights
   

The front view of Eleven Arches

Above is the living room of Eleven Arches
In addition to being very wealthy, Ms. Grace was very well connected socially, and Eleven Arches was a popular gathering place for soirees attended by politicians, movie stars, ambassadors and the like.
After Louise Grace died, Eleven Arches changed hands again and again over the years, and with each new owner some of the acreage was sold off and the house slipped further and further into a state of disrepair. Until 1976, when it was purchased for $275,000 along with the approximately 50 acres of remaining land. At that time it was extensively renovated, to the tune of $1,000,000.
And then it sold again in 2000, this time for $2,800,000, with only 19 acres remaining. Someone made a fat profit on that deal.
But this new owner didn't stay very long, because in early 2004 it was again listed for sale, now for $3,490,000, and with just 5 acres of land remaining.
After languishing on the market for more than a year, the property was turned over to an auction house who ended up selling it 2 days before the auction for $2,200,000, now with just 3 acres of land remaining.
If you drive by Eleven arches today, it's hemmed in on all sides by new $1,000,000 homes built on land that used to belong to Eleven Arches, as it cowers in shame at the top of the hill.

built for the desert

In an earlier post about Josias Joesler - A Tucson Classic - I mentioned that he designed and built desert homes that are at home in the desert. He worked in Tucson back in the 30's, 40's and 50's when air conditioning was either nonexistent or in it's infancy, so it was vitally important to build homes that were in harmony with the desert environment. And although we now have very sophisticated heating and cooling systems available, in order to enjoy desert living to it's fullest there are a few key elements of home design that should be considered. The summer sun is blisteringly hot in the desert and having a home that is designed and oriented to shield you from that hot sun is very important.
Here are a few basic things to keep in mind when you're searching for your desert home;
Orientation- Ideally a Tucson home should have what we call a north/south orientation. A north/south orientation means that the long sides of the house, generally the front and back, face north and south. So for example, the back of the house and the backyard faces north, and the front of the house faces south. Or vice-a-versa. Either way it's a north/south orientation, which protects you from the rising sun, and more importantly, from the late afternoon sun, which is hotter than you can imagine in the summer. With a north/south orientation the smallest/narrowest parts of the house get the direct hit from the morning and afternoon sun- you have light but no direct sun blazing in the windows. With an east/west orientation, you get the rising sun in the morning and the late afternoon sun hitting the longest, broadest, biggest sides of your house, and shining directly in all the windows. So of course your house gets much hotter and your AC has to work it's hardest to keep the place cool, which it may or may not be able to do. And with an east/west orientation, you'll probably have to cover your windows in the morning to keep the sun out, but you will definitely have to cover them in the afternoon to block out the blazing summer sun. So you'll be shut in to virtually windowless rooms until the sun sets, and that's at about 7:45 in the summer. And if your backyard or patio faces west, forget about sitting out there in the late afternoon during the summer, it's just too hot. A north/south orientation is the most important feature of a desert home. Besides, in the Foothills the mountain views are to the north and the city views to the south. If you get the orientation right, everything else is icing on the cake.
Covered porches, patios- It's great to have a covered porch or patio so that you can sit outside, out of the sun and enjoy Tucson's great weather, and have lunch or dinner outdoors, at any time of year. Having covered outdoor space is a key feature for being able to enjoy the Tucson lifestyle. On the south side of the house a covered porch or patio will also keep the sun off the exterior walls of the house, which will keep it cooler, and you'll have that shady area to relax out of the sun all day long.
Windows- Windows on the west side of the house are a no-no in the desert because of that blazing afternoon sun. If your house has an east/west orientation you're going to have windows on the west side, because that's either the front, or worse yet, the back of your house. Great big expanses of windows are great for the views but when it's 110 outside they allow a lot of heat to penetrate the house. Make sure that the windows are double pane low e glass. And windows that are recessed 6 to 8 inches or more from the exterior of the house keep the daytime summer sun from shining into the south side of the house.
Type of Construction- Back when Joesler was building homes in Tucson, he used adobe or brick or some other masonry material because it is more substantial and it does a much better job of insulating the house from the heat. Many of the homes that I show to clients during the summer are vacant, because many of the homes here in the Tucson Foothills are second homes, and the owners are back in Chicago or Columbus for the summer. When it's 100 degrees outside and we walk into a vacant (the AC is turned off) frame stucco built house, it's 115 in the house. 20 minutes later when we walk into a vacant masonry built house, but particularly one built of adobe, it's 80 to 85 degrees in the house, with no AC.
Masonry construction, particularly adobe, or straw bale (though straw bale is rare in Tucson) works very well as a thermal barrier, keeping the interior cooler than the temperature outside, with no AC. Our first house here in Tucson was a beautiful newer frame stucco built house with some west facing windows. We sold it, and recently moved to a classic Tucson adobe built home, with a perfect north/south orientation and a covered porch on the entire south side of the house. Last month the weather gurus were predicting a string of days with temperatures in the low 90's, the low 90's in March is somewhat unusual. So based on our experience in our old frame stucco house, we figured we'd have to turn on the AC. Never happened. The tempeature did hit the low 90's for a few days, but inside the house, it was about 74 degrees. Adobe, ahhh! 

A Tucson Classic

Though both are deceased, Tucson's favorite architect, Josias Joesler, and Lee Marvin one of Tucson's more famous former residents, are together in one magnificent residence. The Marvin Residence, the stunning 12.2 acre Joesler estate of the late actor Lee Marvin was recently put up for sale. According to the property information in the listing; "Located in the ''Old Foothills'',this stuccoed mud adobe treasure built around a courtyard w/massive fountain offers 7,400 historic square feet,full guest house,tennis court,pool,city/mtn views,patios,walkways,mission tile porches w/chinked mortar,scored concrete floors,high beamed & planked ceilings,blacksmith-made wrought iron light fixtures,curtain rods, door handles designed by Mr. Marvin. Privacy, character & provenance".

Joesler's legacy of building substantial homes of timeless character and style and his devotion to building desert homes that are at home in the desert, is nowhere more evident than in this magnificent estate. Joesler's (as we call them here in Tucson) don't come along too often, and the Marvin Residence, the largest of the Joesler's that I've seen come to market, both in the size of the house and the land, is sure to fuel what has been a growing interest in these classic Tucson homes.
The story that I've heard is that Lee Marvin loved Tucson, and in 1975 while he was in Africa filming a movie he heard about this house coming up for sale. I don't know what he paid for it back then, but the list price today is $6,000,000. And by the way, this is not my listing, I'm just a big fan of Joesler and the homes he built in the Foothills, and Lee Marvin has always been one of my absolute favorite actors.
The listing agent is Rusell Long of Long Realty.
Here are a few pictures from the listing in the MLS.