News
Leasing and Development
Jul/22/2019

Thousands of new homes, retail planned on edge of metro Tucson's SW side

The booming housing market in the Tucson area has now reached the farthest west end of possible development.

Developers are planning thousands of new homes next to Ryan Airfield, near Ajo Way and Valencia Road — the farthest west that can be built out in Pima County before bumping up to state trust land.

On the south side of the intersection is a 1,200-acre site owned by two developers with plans for residential, multifamily, retail and office space.

Homebuilders are already active northeast of that intersection, and KB Home has lots under construction just east of Ryan Airfield.

“We expect continued growth in this submarket as buyers are being drawn to the area’s affordability, with prices in the $170,000s and its commuter-friendly location and proximity to amenities,” said Amy McReynolds, president of KB Home Tucson division.

The new and planned homes are drawing more retail to the city’s southwest.

New retailers have been moving into the shopping center west of Interstate 19 on Irvington Road and a regional grocer will be setting up shop on Irvington, just east of I-19.

At Ajo Way and Kinney Road, development continues on a retail center that already includes tenants such as Dairy Queen, Cricket Wireless, Domino’s Pizza and Subway, said broker Jeff Kost with Glenwood Commercial Real Estate.

The Circle K at the intersection recently closed in preparation to be razed for a bigger store with a gas-pump canopy, he said.

O’Reilly Auto Parts is developing a store nearby, and several homebuilders are interested in land around the intersection, which is underserved by restaurants and other retail, Kost said.

“In our opinion,” he said, “a grocer would do very well at this intersection.”

The widening of both Ajo Way and Valencia Road have made the commute to these areas appealing for residential development, said Dean Wingert. He is vice president of Crown West Land Group, which owns the 640-acre Wildflower project near that intersection.

The company’s experience as the original developer of Gladden Farms in Marana shows how improved infrastructure makes areas that once seemed remote an easy commute.

“We have a lot of experience with the whole idea of ‘Who would want to live way the heck out there?’” Wingert said.

He said the Wildflower project will be mostly residential but may include a business park, versus retail, because it doesn’t have a hard corner.

Crown West bought the parcel five years ago in anticipation of the road improvements, and hopes to start moving dirt in the second quarter of 2020.

The neighboring parcel, Sendero Pass, is 570 acres owned by Sunbelt Holdings, which successfully developed the La Estancia community on Wilmot Road and Interstate 10.

Will White, who runs the Tucson office of Land Advisors Organization, worked with both Crown West and Sunbelt on acquisition of the parcels.

“The southwest submarket is coming into its own after many years,” he said. “The large amount of retail services — current and planned — and amenities such as Casino del Sol’s entertainment and golf are all significant for the area.”

The rise in home prices and the fact that homebuilders are still moving product bodes well for these new developments, he said.

“I am expecting pretty big things for this submarket over the next several years,” White said. “It has been over a decade of slow progression in this area, but we expect it to heat up significantly going forward.”

Bob Bambauer, executive vice president of Sunbelt Holdings, agreed that road improvements triggered the start of development.

“We liked the location of Sendero Pass for its accessibility from these arterials and the fact that this submarket is constrained from a future supply of entitled land,” he said. “Another big factor for us was the large amount of retail services within a relatively short drive from the property.

“We think the amenities of this area will continue to grow to serve future residents.”

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Leasing and Development
Jun/05/2019

Crown West Realty Announces Plans for 500,000 SF Industrial Project Known as The Euclid Logistics Center

Spokane Valley, WA – Crown West Realty, LLC is pleased to announce plans for a multi-building project located near the corner of 5th Street and Euclid Avenue within the Spokane Business & Industrial Park (The Park). Plans call for the construction of approximately 500,000 square feet in total which will transform the southeast corner of The Park into a state-of-the-art distribution and logistics center to be known as the Euclid Logistics Center. The first phase will kick off this year and consist of a 120,000 square foot concrete-tilt building featuring 36-foot clear heights, cross-dock capacity, 135-foot truck courts and built to LEED standards. Divcon Construction has been selected as the contractor. The remainder of the project will be built out as the market demands.

Owned and managed by Crown West Realty, The Park is one of the region’s largest employment centers with over 120 resident companies employing in excess of 4,500 people. With approximately 5 million square feet of dock-high and grade-level buildings The Park ranks as one of the largest business and industrial complexes in the country. The expansive inventory, variety of product, ample resources, location and solution-oriented management team make The Park this area’s most flexible and valuable leasing option available.

Crown West Realty is a full-service real estate investment, development, and management firm with offices in New York City, Phoenix, Denver, Tucson, and Spokane, and manages a series of discretionary investment funds which own a nationwide portfolio of office, industrial and agricultural properties and over 9,500 residential lots in Arizona and Nevada.

For more information about this project or any of Crown West Realty’s properties, please contact Dean Stuart at 509-924-1720 or dstuart@crownwest.com. Read More »
Leasing and Development
Apr/15/2019

Spring Update on North Marana Housing Market

North Marana comes into its own

If you haven’t stopped in the North Marana area in the past 5 years, it’s worth a closer look. This area, which is located just west of I-10 northwest of Tucson, is showing some of the best activity in the region and there are no signs of it slowing anytime soon.

Compared with Tucson’s constrained developable land supply, North Marana has plenty of runway to continue to provide homebuilders and developers ample room to grow. Mainly due to its agricultural origins, the area is free of washes and other site constraints that continue to challenge the development of the high desert areas to the east. Infrastructure is abundant in the area which makes it attractive to the developers as the barriers to get larger projects off the ground are considerably less than in other areas of Pima County.

Couple all of this with North Marana’s extremely strong housing statistics and you have a market with momentum that is simply too significant to ignore.

Gladden Farms leads the way
Gladden Farms has enjoyed a strong resurgence over the past 5 years. Historically speaking, Gladden Farms was one of the initial master-planned communities to form during the early 2000’s. It got off to a quick start and quickly ramped up to over 500 sales.

While the downcycle caused things to take a pause, the momentum in 2019 is at back at full-tilt.The community went from 1 to 4 homebuilders in 2016 and has been selling hundreds of lots annually.2018 was one of its best years with the sale of 347 lots.

Most impressive has been the strong pricing power of the community. The average sales price has risen almost $60,000 in the past 3 years and is up over $100,000 since the bottom of the market in 2011. Homebuilders have taken notice; they continue to reload lots at an aggressive pace and in-turn are seeing strong sales and traffic. This should continue as there are (at least) another 400 lots planned to close to homebuilders in 2019.

Will White of Land Advisors (who handles the marketing at Gladden Farms) commented, “The resurgence of this area, led by Gladden Farms, is impressive, but it is not surprising. North Marana is seen as the ‘go-to’ spot for the future growth in Pima County. The areas’ attributes and high-performance are continuing to fuel the demand and attention from builders and homebuyers alike.”

Future Land
And while Gladden Farms has rightfully received much positive acclaim, it is not the only area of north Marana that is getting attention. Currently, there are only a small handful of standalone subdivisions such as Barnett Farms and Cypress Gardens are ready for construction and homebuilders will likely move forward with those in 2019. This is far from enough to satisfy the underlying demand, though, and several larger projects such as the Sanders Grove and Tortolita masterplans – which could supply over 10,000 future lots – are well along the entitlement path and should provide inventory solutions for homebuilders within the next few years.

Part of the desirability of this area can be traced back to 2 interchange access points and great accessibility to I-10. Further, these larger amounts of unconstrained land will be able to be thoughtfully planned and provide infrastructure synergies that are unique to this area. The result will be a well-planned lifestyle and convenience region that is sure to appeal to family homebuyers, retirees, and second homebuyers.

Amenities
From new schools, fire stations, restaurants, and shopping, north Marana has seen it all over the past few years. The new Gladden Farms elementary school has been a strong addition to the area and comes in addition to the K-8 program already in existence. The new Northwest Fire Station being constructed at Gladden Farms will be a state-of-the-art facility and a welcome addition the neighborhood. There has been a flurry of restaurant activity near the “round-a-bout” are near the Marana interchange in the past 18 months and construction activity is well underway.

Market Share
Currently, approximately 40% of new home permits in Pima County are in the Town of Marana. As absorption continues to increase and new land and communities are opened-up in the north Marana area, experts are estimating that this area alone could be responsible for more than 50% of all homebuilding activity in Pima County.

The Tucson metropolitan area has seen a ‘tightening’ of developable land since the bottom of the market in 2011, and several areas are further constrained by environmental issues, zoning, and governmental lands. In contrast, the north Marana agricultural area is free to continue to capitalize on this opportunity and capture more market share. It has the land to grow and that is a valued commodity in a supply-constrained market.

Homebuilders
The north Marana area is home to Meritage Homes, Lennar, Richmond American, LGI, DR Horton and KB Home. Each of these homebuilders have 1-2 communities currently open for sale and, with the impressive sales pace, are on the lookout for additional opportunities. Further, Tucson has several other homebuilders that are not yet active in this area but will likely have it as part of their future growth plans. Simply put, homebuilders are aggressive to be in an area that is having success and has (will have) available lots to develop.

Summary
Will White sums it up well, “North Marana is really one of the best answers to the region’s ongoing land problem. The area has experienced landowners that have shown the willingness to accommodate the builders and are open for business. Tucson metro’s job creation is as strong and demand from families and home buyers is high and, by most accounts, is getting higher. North Marana has produced eye-opening stats over the past 3-5 years, and we think that will continue for a very long time. Put all of this together and it makes the homebuilders job a lot easier”.

One thing is certain: if North Marana hasn’t been in the plans for homebuilders, employers, and commercial users in the past, you can bet it will be in the immediate future!

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