Page 6 June 2 0 1 4 By Jennifer A. Cranston Access, the ability to get to one’s property from a public road, is a vital part of property ownership and often impacted by government actions. If the government restricts or completely eliminates access, that loss can have a significant, negative impact on the property’s value. Recently, the Arizona Supreme Court issued a decision in City of Phoenix v. Garretson that could open the door for many landowners to receive compensation for loss of access to a public street. Before the Court’s ruling in Garretson, a common notion among Arizona condemnation attorneys was that property owners were entitled to compensation for loss of access under very limited circumstances. Specifically, earlier cases suggested that loss of access was not compensable unless (1) some of the landowner’s property was actually acquired for a public project, and (2) the loss of access left the property totally or effectively landlocked. In Garretson, the Court clarified that a property owner is entitled to just compensation under the Arizona Constitution for loss of access even if no portion of the property is taken for a government project. And the property owner may have a claim for compensation if access to a public street is destroyed even though the property has other points of access. Under the specific facts presented in Garretson, the Court ruled that the downtown Phoenix landowner could pursue his claim against the city for the decreased value of his property caused by the light rail project’s elimination of the property’s access to Jefferson Street. The Court held that Garretson could make this claim even though his property still had access points on Madison Street. In addition to addressing elimination AZ Supreme Court clarifies damages for loss of access of access, the Court also reaffirmed the rule that, under certain circumstances, a property owner may be entitled to compensation for reduced land value caused by a government roadway project that substantially impairs access to a public street. The Court’s decision in Garretson can provide a means of recourse to landowners whose access is impacted by a government act. The Court has made it clear that cities, counties and the state are no longer free to cut off a property’s access to a street as part of a public project without paying just compensation. Additionally, the reach of Garretson may go beyond the realm of traditional condemnation. Because compensation may be available to landowners whose property is not actually acquired for a public project or is restricted only temporarily, it is especially important for all landowners to remain informed about anything that could potentially impact their property values. Special thanks to fellow G&K attorney, Jeff Gross, for his assistance and collaboration on this column. Jennifer A. Cranston is a shareholder at Gallagher & Kennedy, where she focuses her practice on three primary areas: real estate disputes, including condemnation and valuation matters; insurance coverage analysis and bad faith litigation; and public utility regulation. For more information about Ms. Cranston, please go to www.gknet.com/ attorneys/jennifercranston. Commercial & Residential Licensed Contractor Tub & Shower Refinishing Also Specialists in Drywall & Stucco 480.699.5835 www.valleyviewsp.com Give Your Tub New Life! FAMILY OWNED & OPERATED • CREDIT CARDS ACCEPTED A rcadiadaily.com Papago. Zoo. Botanical Garden. Your Arcadia parks. What’s Happening, Arcadia? Sunday Evening Concerts McCormick-Stillman Railroad Park 7301 E. Indian Bend Rd. Sundays in May - 7:30 p.m.-9 p.m. Bring a blanket or chair to hear a variety of favorite local bands. Train and carousel rides will be available for purchase throughout the concerts. Children under three ride free with a paying adult. therailroadpark.com Garden Flashlight Tours Desert Botanical Garden 1201 N. Galvin Parkway Thursdays and Saturdays – 7 p.m.-9 p.m. Bring a flashlight for an evening stroll along the Garden’s trails to a variety of discovery stations. Flashlight tours run through August. http://www.dbg.org The Harvey Girls of the Southwest Pueblo Grande Museum 4619 E. Washington St. June 4 – 7:30 p.m.-9:00 p.m. This presentation explores the origins of the Harvey Girls, their influence on the changing roles of women in the American workforce and society. www.pueblogrande.com Disney in Concert Magical Music from the Movies, Symphony Hall 75 N. 2nd St. June 6-7 Experience this concert and multi-media event featuring acclaimed Broadway vocalists, and scenes from your favorite Disney movies projected above the orchestra. www.phoenixsymphony.org 39th Annual Mighty Mud Mania Chaparral Park 5401 N. Hayden Rd. June 7 – 8 a.m.-1 p.m. Mighty Mud Mania offers muddy obstacles for people of all ages and ability levels. There are non-muddy activities for those who don’t want to get muddy. www.scottsdaleaz.gov/ MightyMudMania Spring Performance The School of Ballet Arizona Dorrance Theatre 2835 E. Washington St. June 7-8 Get a glimpse of the progression in ballet training, from beginning students to advanced-level students. http://balletaz.org Discovery Series Scottsdale Center for the Performing Arts Through August 25 Recent Brazilian cinema will be showcased this summer. www.ScottsdalePerformingArts.org Prowl & Play Phoenix Zoo 455 N. Galvin Parkway June 13-14 Unique and exciting activities allow visitors to explore, see and hear the Zoo differently at this evening event. www.phoenixzoo.org Peter Pan presented by Valley Youth Theatre Herberger Theater Center 222 E. Monroe June 13-29 Join Peter Pan, Wendy and Captain Hook in the high-flying musical that whisks you away to a place where dreams are born and no one ever grows up! www.herbergertheater.org Israel Scouts Friendship Caravan Various Valley locations June 17-25 Scouts share their lives in Israel through song, dance and storytelling. For locations and times, call 480-216-4280 or email: brookyn1955@gmail.com. Phoenix Writers Club Bluewater Grill 1720 E. Camelback Rd. June 21 – 12 p.m.-2 p.m. Join the club for lunch. For cost info and to RSVP by June 18, email with Phoenix Writers Club in the subject line to: Juneneeliepubl@aol.com. Vacation Bible School St. Theresa Parish 5045 E. Thomas Rd. June 23-27 – 9 a.m.-Noon Registration forms are available in the Church office or online. www.sttheresaphx.org After Dark in the Park Deer Valley Park 19602 N. 19th Ave. June 28 – 7 p.m.-9 p.m. Celebrate Independence Day at the park. Activities include free inflatables, music, food vendors and fireworks show. For more information, call 602-495-3735. http://phoenix.gov/parks/ J U N E 2 0 1 4 E V E N T S To have events considered for the Calendar, submit information to calendar@arcadianews.com by the 15th of the month prior to publication. Calendar listings may be edited and published by Arcadia News as space allows and at the discretion of the editorial team.

2014 Tavan School District Sales Results (1/1/2014- 4/30/2014) Active Homes - 92 Homes Homes Sold - 62 Homes Average Sale Price - $430,068 Average Sold $ Per SF - $202 Average Days On Market - 76 days • There is currently 5 months of home inventory (based on 2013 sales results) • 2014 home sales have decreased 14% this year. (based on 2013 sales results) • Home prices have increased 6% this year. (based on 2013 sales results) • $ Per Square Foot prices have increased 6% this year. (based on 2013 sales results) • Homes are taking 13% more time to sell this year. (based on 2013 sales results) 2013 Tavan School District Year End Sales Results Homes Sold - 217 Homes Average Sale Price - $403,875 Average Sold $ Per SF - $189 Average Days On Market -66 Days 2012 Tavan School District Year End Sales Results Homes Sold - 207 Homes Average Sale Price - $326,316 Average Sold $ Per SF - $158 Average Days On Market -66 Days 2011 Tavan School District Year End Sales Results Homes Sold - 203 Homes Average Sale Price - $265,505 Average Sold $ Per SF - $128 Average Days On Market -102 Days 2010 Tavan School District Year End Sales Results Homes Sold - 145 Homes Average Sale Price - $294,278 Average Sold $ Per SF - $142 Average Days On Market -140 Days Arcadia Real Estate Stats 2014 Hopi School District Sales Results (1/1/2014- 4/30/2014) Active Homes - 197 homes Homes Sold - 65 homes Average Sale Price - $902,229 Average Sold $ Per SF - $277 Average Days On Market - 114 days • There is currently 7 months of home inventory (based on 2013 sales results) • 2014 home sales have decreased 36% this year. (based on 2013 sales results) • Home prices have increased 6% this year. (based on 2013 sales results) • $ Per Square Foot prices have increased 5% this year. (based on 2013 sales results) • Homes are taking 4% more time to sell this year. (based on 2013 sales results) 2013 Hopi School District Year End Sales Results Homes Sold - 305 Homes Average Sale Price - $845,430 Average Sold $ Per SF - $262 Average Days On Market -88 Days 2012 Hopi School District Year End Sales Results Homes Sold - 282 Homes Average Sale Price - $777,607 Average Sold $ Per SF - $235 Average Days On Market -102 Days 2011 Hopi School District Year End Sales Results Homes Sold - 238 Homes Average Sale Price - $635,344 Average Sold $ Per SF - $197 Average Days On Market -124 Days 2010 Hopi School District Year End Sales Results Homes Sold - 202 Homes Average Sale Price - $670,142 Average Sold $ Per SF - $200 Average Days On Market -156 Days If you are buying or selling a home in Arcadia, call Tommy! 2536 N 57th street • $499,000 3 bedroom / 2 bath • 1,491 square feet 17,712 square foot lot I have several buyers looking for houses in Arcadia. If you don’t want to list your house but would consider selling, please call me. Call today about my flexible commission plan geared to Save You Money! 3122 N 40th Street • $210,000 3 bedroom / 1 bathroom • 1,212 square feet 13,471 sf subdividable lot I have several buyers looking for houses in Arcadia. If you don’t want to list your house but would consider selling, please call me. Call today about my flexible commission plan geared to Save You Money! visit Tommy Atkinson .com Free MLS Access • Complete list of ALL Hopi properties for sale • Complete List of ALL Tavan properties for sale • Complete list of ALL Arcadia foreclosures 4129 E Indianola • $330,000 3 bedroom / 2 bath • 1,332 square feet Charming Ranch 5625 E Exeter • $2,200,000 5 bedroom / 5 bathroom • 5,400 square feet Charming Exeter Ranch 6243 E Monterosa • $1,995,000 6 bedroom / 4 bath • 4,593 square feet Charming Arcadia Ranch 6333 E Lafayette • $995,000 4 bedroom / 4 bath • 3,827 square feet Charming Lafayette Ranch 3132 E Coolidge • $665,000 4 bedroom / 4 bath • 2,820 square feet Charming Red Brick Ranch 5219 N Kasba Circle • $2,500,000 6 bedroom / 6 bathroom • 6,550 square feet Casa Blanca Estates Charming Ranch Charming Ranch Charming Ranch PENDING hing ts in cco 835 sp.com !