Funny things in the MLS

This is one of the funniest things I’ve seen in the Arizona Regional MLS in a long while. It’s in the Realtor-to-Realtor “private remarks” data field.

Promise of response within 12 hours with a full price non-contingent offer.

Okayfine…   How random. Am I supposed to think that’s a good thing? Cranky me, I feel like testing them with a full price offer at 2 o’clock in the morning just to see if they can really reply that quickly.

The listing is a condo in a North Phoenix resort community that shall remain nameless.  <cough PointeTapatio cough>  I might be just a little touchy about this because I live in the Pointe, but what really grabbed my attention in the first place was the price – $75,000 for a one-thousand square foot condo. Nothing wrong with that, it’s a decent price compared to the rest of the North Phoenix area.

My problem with this price: the owners bought it on February 3, 2011 for $55,125. They relisted it yesterday, the 17th of February 2011 for $75,000. Know what the new owners did in the intervening 14 days? They painted.

Man, that had to have been some expensive paint!

Head’s up, fix and flippers… nobody’s paint job is worth $20,000. That’s a big “duh” and most of you will figure it out on your own. What you’re likely to miss because you see visions of $20,000 overnight profits dancing in your head is this: no buyer in their right mind is going to give you $75,000 for this condo when 14 days ago you paid $55,125. Plus there’s another bank-owned REO condo for sale 1 building over, in the same general condition for $53,000. Finally, your price point puts you squarely in cash purchaser land, and anybody who’s got $75k sitting around in cash had to be pretty dollar-savvy or they wouldn’t have accumulated that much. They’re smart, so they’re not going to be stupid enough to give you $20,000 extra just because you asked for it and promised to answer their offer within 12 hours.

Did the homebuyer tax credit cause false buyer demand?

Image ID 1052434 by Stock Exchange user nazreth

There are some talking heads claiming that the federal $8,000 first-time home buyer tax credit caused a lot of fake demand for houses earlier this year and the sharp drop in July home sales was because the tax credit ended.

It's important to distinquish the difference between false demand and pushed-forward demand. The tax credit probably did convince some buyers to buy sooner than they would have otherwise. But to imagine that it created buyers out of thin air is pretty silly.

I’m no economist. I’m not even real smart sometimes. But lemme think on this for a minute.

Those talking heads believe there’s people out there who went out and spent a quarter of a million dollars, or a half a million dollars to buy a house this Spring, that they didn’t want, just so they could get an $8,000 write-off on their 2010 taxes when they file them next Spring? 

Spending $125,000 to get $8,000? Sure, right.

Wife: “Honey! I just saved $8,000 by buying us a new house! And it was only $199,900!”

Husband: “Whaaaa?  We can’t afford a house. We just decided we weren’t going to buy a house yet.”

Wife: “But, honeeeee.. . . It was on sale. I saved us $8,000!”

Sure. OK talking heads. People spent $125,000 to get $8,000. Whatevs. You believe that, I’ve got some oceanfront property in Arizona. It’s on sale!

“Amare” for the home team

Professional sports ain’t what they used to be, what with free agency and all..

You want to get behind the home teams, and you want to love the home players, but those players seem to come & go every year.  So I root for the teams, and when I have to buy something player-specific (like a #11 Fitz jersey for a 6-year old at Christmas), I gravitate towards players who are “good guys” and who I think will be in Phoenix for a long time.


The guy in front of me yesterday had to be disappointed this summer, since he’s now supporting the New York Knicks’ top player…

Your has never gotten all the way behind free agency Realtor,

Chris Butterworth

Sometimes it’s just too much

indulging our kids.png

This was taken with my Blackberry, so the color tone is ‘off’. I didn’t capture the whole closet because I was trying to avoid showing anything personally identifying (it’s not my kid, or even my clients’ kid, and the house is currently for sale).


I saw this in a home I was showing last weekend. It’s the walk in closet belonging to a child who is about 4 years old, based on the pictures of her in her room. It measured about 5 or 6 feet square. (perspective: many starter homes built in the early 2000s have bedrooms about 8 or 9 feet square)

Sometimes we indulge our children a wee bit too much.

I’m not judging, I swear. I have too many material things in my life and I’m on a blitzkrieg campaign to simplify, small-ify and generally reduce my life/budget/waistline. I’m just wondering if this picture isn’t a perfect reflection of how so many of us got into so much debt.

New house, same old lot

sometimes your neighbors hate you

Sometimes making the most of the livable space available isn’t quite as important as not pissing off the neighbors. -- real estate wisdom by Heather

(picture credit,’s “Houses We Love” contest. NOTE that the caption is mine, not theirs! Three of the finalist homes are in Arizona, and were designed by merzproject. Voting continues through June 27, 2010. Despite my snarky caption there are some uber-cool houses on display on Dwell's website. Check 'em out.)

Lenders Behaving Madly

An illustration of just how ridiculous lender requirements have become, direct from an email written by a loan officer and sent to loan specialist Rob Chrisman:

"Rob - The following is an actual underwriting condition from a large wholesale lender which is known for having the best wholesale pricing for conforming loans. (As background, the borrower is a staff attorney for the Federal Reserve Bank of NY.) 'Please provide a signed letter from CPA stating if [client's first name] has 25% or more ownership in Federal Reserve Bank. If 'yes' he should be run as self employed.'"

For readers not fluent in lender-speak –

  • An attorney who works for the Federal Reserve applied for a home loan

  • The loan underwriter (the bean counter who gives the final blessing on the mortgage) asked the home buyer to prove he doesn't own 25% of the Federal Reserve, his employer

Prove you don't own the Federal Reserve Bank? Ownership of the Fed is a complicated thing**. But no one person owns 25% of it, for sure.  And in any case, asking someone to prove they don't own something is  sort of moronic.

If you’re home shopping, I really can’t stress enough how vitally important it is that you get a loan approval long before you even think of looking at houses in person. The rules have changed. Drastically. And in too many cases, the new rules are being deployed by people who don't think very hard before asking silly questions.

Get the silly out of the way early, so you can focus on falling in love with a new house, and not waste your time trying to prove you don't personally own 25% of the nation's central bank.

March 5, 2010 - this post has been edited after author did a bunch of research into the ownership of the Federal Reserve. I was mistaken: the Federal Reserve is not owned by Congress, although it was created through an Act of Congress in 1913. The Federal Reserve System is a part-private, part-government collection of Member Banks, with oversight provided by the Federal Government through the Fed's Board of Governors.

If you've been inclined to believe any of the crap being peddled by books or websites that claim the Fed is a for-profit conspiracy controlled by a few ultra-rich, mostly European banking families like the Warburgs, Rothschilds, Lazards, the Kuhn Loebs and Moses Seif, read this short summary of the Federal Reserve Banking System prepared by the Congressional Research Service for the Library of Congress.

Where has modesty gone?

Haven’t we crossed the line in the whole “any publicity is good publicity” thing?

Seems like every email I receive (from a salesperson), every radio ad I hear, and every website I read all claim to be “the best”, loudly and repeatedly.  I’m tired of it – more than that, I’m sick of it.  If you’re that good, let other people sing your praises for you, and I’m sure the song will sound better.

Remember Jerry Rice?  Receiver for the 49ers, arguably the best receiver of all time, and possibly the best football player of all time.  (and more recently champion on Dancing With the Stars.)  No contract holdouts, no public criticisms of his coach or quarterback, no media distractions, no demands for respect – all he did was out-work, out-catch, and out-score everybody else in the league.

Then there’s Steve Nash – 2-time league MVP and the starting point guard in this weekend’s NBA All Star game.  You’ll never hear Nash say how great he is, and he’s never been a distraction to any team he’s ever played on.  He simply out-works and out-plays everybody else in the gym, and everyone knows it – inside & outside of the league.

Want one more?  How ‘bout my broker Jay Thompson?  Everyone in the industry knows Jay as a razor-sharp, ultra-successful pioneer in the real estate web 2.0 world.  Yet you’ll never hear Jay say anything more self-promoting than “I tried a few different things and have been fortunate enough to get lucky now and then.”  Yeah, right!  No one’s buying it, but everyone respects him more because of it.

Heather & I have been approached several times by “website professionals” and told our site isn’t “optimized” and doesn’t do enough to keep visitors here.  Oh well.  Our former clients seem to appreciate what we do, and the vast majority of our business comes from repeat & referrals.

Don’t look for changes anytime soon – we’ll keep our attention squarely on our clients, and let our clients sing our praises.  Besides, have I already mentioned how much I can’t stand people who shout about how great they are?  I wouldn’t want to hate myself in the morning…

Your head down & plugging forward Realtor,

Chris Butterworth

Fix and Flippers, Bustin’ Your Chops Again

Alright folks. I’m going to rag on fix and flippers again. I can’t help it; they leave themselves wide open.

Investors! Listen up! When you buy a home at foreclosure auction, it’s going to need some work. Paint and carpet might not be all the house needs to make it livable. Case in point (these are all from 1 home). . .

fix and flipper fix the sink Kitchen sink has a temporary drain pipe. It’s designed to get you through a weekend until the plumber arrives.

fix and flipper fix the toilet Oh, fix and flipper. Seriously?! You put in laminate floors. But they’re already buckling because the toilet leaks where it connects to the wall. This is about $20 in parts and 30 minutes of labor!

fix and flipper fix the tub While you’ve got the plumber in the house, how about having him spend another 10 minutes and $15 in parts to make the shower/tub diverter work? So I could, ya know, maybe. . . take a shower?

fix and flipper fix the water heater Now this one’s truly stoopid. That red arrow is pointing to the pressure relief valve on the water heater. It’s connected to. . . wait for it. . . nothing. So if the pressure relief valve starts working, it will spew hot water all over the wall of the garage. Not how it’s designed to work. Again, 30-45 of labor and maybe $10-$20 worth of parts.

fix and flipper fix the closet doors Oh fix and flipper. Again I say unto you, Seriously?!  You installed shiny new carpet over what I presume is a new carpet pad. But you didn’t install door handles on the doors. Or the $8 worth of hardware that makes the doors stick to the floor instead of flopping freely in the breeze.  Ohhhhhh, Le Sigh.

fix and flipper fix the double tap Can’t tell what it is? Click to enlarge. It’s the circuit breaker box at the side of the house. Showing 1 circuit breaker attached to 2 household items (hence ‘double tap’). I’ve seen this job done. It requires an electrician buy about $10 worth of parts and spend 15 minutes installing another circuit breaker, then re-wiring 1 of the 2 household items to the new breaker. Fix and flipper: for realsies? you couldn’t manage this?

OK, all snark aside. The work here amounts to maybe $600 worth of parts and labor from a plumber and an electrician. They call them fix and flips; the buyer shouldn't have to ask for these to be fixed. If you’re flipping houses and your profit margin is so slim you can’t absorb $600, you shouldn’t be flipping houses. You’re doing it wrong. Stop. Get a desk job. Seriously.

The Sleazy Side of the Business

It’s not hard to figure out why real estate agents have a bad reputation as a whole.

I saw this ad on FaceBook a couple days ago: (note - the ad is directed towards Realtors, not consumers.)


Wait..  What?!  You advertise one thing but do something completely different??  I don’t get it.

First of all, you’re basing your entire business plan on deceiving the consumers?  Good luck with that.

Secondly, I can’t imagine the home owner / seller / lead is going to be very excited to get a cold call from a Realtor, when what they really wanted to do was to sell their home to you.

Thirdly, how many Realtors are going to cold call this homeowner?


Clicking through brought me to this site:  (I made the picture link to the website for transparency, not because I endorse them.)


Nothing like preying on the weak (er, I mean "helping the motivated") as a long-term model to build your business. Anyone who does this deserves the reputation they get.

Yuck again.  I won’t be signing up anytime soon.

I feel like I need to take a shower.

Your shaking his head, again, Realtor,

Chris Butterworth

I’m here to serve you (but not if “you” is another agent)

I received an email from an agent last night which I want to share.  But first a quick set up of the scenario (I’m keeping the percentages & relationships the same, but changing the actual numbers.)

We put a new listing into MLS last week:

  • The agent in question submitted an offer on behalf of her buyers for $444,000 - 88.8% of the asking price – with a response time of 5:00 pm today, meaning our sellers have until 5:00 pm today to respond to the offer.
  • Homes in the neighborhood have been selling at 95% – 99% of listing price.
  • Comps in the neighborhood show our listing should be priced at $471,000 to $500,000.
  • After viewing the competition, I’m confident our listing will be considered very desirable by the majority of buyers – it’s a terrific house, very clean and tastefully decorated.
  • Based on the above, our listing is priced at $499,000.
  • We’ve had a lot of activity on this house (not that the agent in question knows this for sure, but nice homes in this neighborhood in this price are selling quickly, so it might be assumed.)

OK, here is the email I received:

Hi there,

Are we going to be hearing from you by tomorrow. I have quite a few contracts going and need to schedule time accordingly.

And here are some potential responses:

* Hi there, We didn’t realize how busy you were.  Sorry to keep you waiting.  We’ll respond right away.

* Hi there, Yes you’ll hear from us tomorrow.  Please let me know if your buyers decide to make a better offer in the meantime.

* Hi there, Maybe you wouldn’t be so busy writing offers if you wrote offers high enough to get accepted.

* Hi there, Seriously?

Your shaking his head Realtor,

Chris Butterworth

Phoenix Driving

Our good friend Tracey sent one of those chain-type emails, but this one was so dead-pan accurate I couldn’t stop laughing.  I’m sharing it below, copied & pasted directly from email.  Original author is unknown.

(but note if you arrived here looking for legitimate information about driving around Greater Phoenix, Arizona, see our posts on the topic, here and here. Or try the AZ Department of Public Safety, or the Motor Vehicle Division of the AZ Department of Transportation. Almost all of the DOT services are available online!)


“Only someone from the Phoenix area would understand and the really funny thing is that this is all so true!

1. 'Phoenix' actually consists of Scottsdale, Chandler, Tempe, Mesa, Gilbert, Glendale, Peoria, Tolleson, Avondale, Goodyear, Litchfield Park, Sun City, Sun City West, Sun City Grand, Sun Lakes, Surprise, Laveen, Apache Junction, Gold Canyon, and half of the Mexican border.

2. The morning rush hour is from 6:00 am to 9am.  The evening rush hour is from 3:00pm to 7:00 PM.  Friday's rush hour to Flagstaff starts on Thursday morning.

3. The minimum acceptable speed on most freeways is 85 mph.  On Loop 101, your speed is expected to match the highway number.  Anything less is considered 'Wussy'.

4. Forget the traffic rules you learned elsewhere.  For example, cars/trucks with the loudest mufflers go first at a four-way stop;  the trucks with the biggest tires go second. However, in the East Valley, SUV-driving, cell phone-talking moms ALWAYS have the right of way.

5. If you actually stop at a yellow light, you will be rear ended.

6. Never honk at anyone. Ever. Seriously.  It's an offense that can get you shot.

7. Road construction is permanent in Phoenix.  Detour barrels are moved around for your entertainment during the night to make the next day's driving a bit more exciting.

8. Watch carefully for road hazards such as drunks, dogs, barrels, cones, cats, mattresses, shredded tires, rabbits, vultures, javelinas, roadrunners, quail, and the coyotes feeding on any of these items.

9. Maricopa Freeway, Papago Freeway and the 'I-10' are the same road.  SR202 is the same road as The Red Mountain FWY, and is the same as the San Tan Freeway. Dunlap and Olive are the same street too. Peoria and Shea are the same street. Mesa Drive and McQueen are the same street. Stapley Road and Cooper are the same street. Apache Blvd. in Tempe is Main Street in Mesa which is Apache Trail in Apache Junction. Also Glendale Ave. becomes Lincoln Drive. Jefferson becomes Washington, but they are not the same street. I-17 is also called The Black Canyon Freeway as well as The Veterans Memorial Highway. The Superstition is also known as US 60. The 101, 202 and 303 remain a large mystery to most of us. It is not yet determined if there is a Red Mountain and a San Tan or just a Red/Tan Mountain Freeway all of which is the Loop 202. The SR51 has recently been renamed to Piestewa Freeway because Squaw Peak Parkway was too easy to pronounce. SR101 is also the Pima FWY except west of I-17 it's the Agua Fria FWY. Lastly, Thunderbird Rd. becomes Cactus Rd. -- but, Cactus Rd. doesn't become Thunderbird Rd. because it dead ends at a mountain.

10. If someone actually has their turn signal on, it has been 'accidentally activated.'

11. If you are in the left lane and only driving 70 in a 55-65 mph zone, you are considered a road hazard and will be 'flipped off' accordingly. If you return the flip, you'll be shot.

12. For summer driving, it is advisable to wear potholders on your hands.

13. Please note that there are many, MANY more issues to the phenomenon of driving in Phoenix --like the 4-cars-through-a-red-light rule -- but these will at least get you acquainted with our unique life on the road.

** HOWEVER ***  THE MOST DANGEROUS THING ON THE ROAD ARE OUT OF STATE DRIVERS!!! We "lovingly" refer to them as Snow Birds.”


Your thinking they should teach this in driver’s ed Realtor,

Chris Butterworth

I'm On My Soapbox Again

I have a short sale listing. Back in March we got 5 offers, all above list price, and I sent them to the lenders. Lender Number One approved the short sale in May and offered $2,342 to Lender Number Two, a.k.a. Chase Mortgage.

Chase has been dithering about the deal since Spring but emailed me last Thursday…

[We] want to assist the debtor, but the realtors are making out on these deals and Chase is being asked to take a huge cut on a LOT of money that they lent out - in comparison.

...Chase would be willing to help if we saw some concessions come from other areas to increase their contribution. Will the realtors reduce their commissions?

I replied to Chase and post my reply here for your enjoyment. (By the way, Chase has had all of this information since April.)

The buyers offered $165,000 in cash with a 10 day close and have been waiting for your approval since April. If you’ll look in your file at the comps data we provided twice, you’ll see that the buyers are already paying at least $10,000 over current market value; they will not pay anything additional to offset Chase’s loss.

The homeowner is 100% medically disabled and hasn’t had any income since Winter 2007. Since then, he’s exhausted all his assets (401k, IRA, savings, etc.) on medical expenses. His car was re-possessed. He’s on food stamps and AHCCCS, Arizona’s medical insurance for the indigent. As we have previously explained & documented, the homeowner is unable to make any “concessions” to offset Chase’s loss. Besides, the end result is the same to him whether Chase agrees to sell short or not: he loses his home and gets a big black mark on his credit. Believe me, he’s got bigger worries on his plate.

You mentioned the “hit” being taken by the first lender but that is immaterial to this discussion. Lender Number One isn’t obligated to offer Chase anything, but offered $2,342 nonetheless. The foreclosure auction is scheduled for late December. The property will be auctioned and at that time, Chase will receive exactly $0. I’m no math genius but the last time I checked, $2,342 was bigger than $0.

You’ve asked the Realtors involved to cut their commissions. Freddie Mac policies forbids lenders from forcing commission cuts as a condition of approving short sales. This Realtor is an unrelated third party. I didn’t make a bad mortgage, nor did I have anything to do with the seller’s medical condition and subsequent insolvency.

I did the job I was hired to do: I found a ready and able buyer who is willing to pay more than the condo is worth. In cash. Next week. I expect to receive the fee I’ve earned. This Realtor will not bring any additional money to the table to offset Chase’s loss.

So where else to get the “concessions” you think you’re owed?

Maybe you can check with JP Morgan Chase top executives who took $1.12 billion in bonuses in 2008? Or maybe some of the $25 billion in TARP money Chase took is still under the sofa cushions in the executive lounge?

Best of luck finding that TARP money. Government bailout money you know… so pesky! So difficult to track!


PS -- the buyers bailed 5 weeks ago right after I warned you they would. They waited for Chase to see reason for nearly six months. They got tired of waiting and bought something else. Toodles!

Buy Goo-Be-Gone, For Gosh Sakes

Photoblogging, of sorts. Snapped these while showing a bank-owned home in West Phoenix yesterday.

You see light fixtures like this one in just about every home built in the 1990’s in metro Phoenix. I even joke with my clients that the builders must have all got a jaw dropping bargain on these ugly buggers. “They must have got a truckload of ‘em for $5 a piece,” I usually say.


Look closer.

The builders must have paid $6.98 per. I thought these were overpriced at $5, but $7?? ::shaking head::

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Customer Service Reminder follow up

I wrote a couple weeks ago about how NOT to do customer service (special thanks to Howard & Blum for providing this fine example.)

Today I want to follow up with the rest of the story…

I was in between appointments one day and had a few minutes to kill, so I poked my head into W R Williams Fine Jewelry in Arcadia, on the northwest corner of Indian School Rd and 48th Street.  My goal was the same as before – switch the two watchbands on my same-sized, same-manufacturer watches.

By now I had been carrying the two watches around in my car for too long, and I just wanted it done..

I asked if this was something they could do for me, and Mishell responded with a smile on her face - “sure – give me 10 minutes.”  I told her I would run next door to get a sandwich, and that I appreciated her help.

I came back 20 minutes later, and Mishell handed me both watches.

Mishell:  I think they look better this way.  Also, it looked like the black one had some water damage, so I opened it up and gave it a good cleaning, then tightened the seal as good as I could.  Hopefully it’ll stay water-tight for you.

(she made no motions towards the register or a receipt or anything like that.)

Me: Thanks.  (reaching for my wallet)  How much do I owe you?

Mishell:  Nothing – my pleasure.

Now, both jewelers lost out on their $12 repair fee.  But one jeweler also lost out on all future business and received a bad write-up online.  The other jeweler gained a customer and a referral source.

What can customer service do for you?

Your happy to see people doing it right Realtor,

Chris Butterworth

Are REO Deals Breaking Contract Law?

See my original post about the great. Big. Fun! you can have while shopping for REO foreclosure properties and how the banks can change your contract closing date whenever they feel like it.

Today I found a a new wrinkle while I was reviewing the FAQs on an REO listing. This is a true gem:

REO Asset Manager will not sign the HOA Addendum or As Is Addendum. You can submit but Asset Manager will not sign. Also, no changes are to be made to the REO company's Addendum. Any cross outs, additions or changes will make the bank's Addendum void.

So, the bank can refuse to sign parts of the buyers' offer, and can change the buyer's purchase offer documents at will . . .  but the buyers can't change the bank's documents at all. How nice. It must feel so special to be an REO Asset Manager! Kind of like being the God of your own little kingdom.

I begin to doubt the wisdom of buying an REO property. I'm not sure the price buyers can generally get on foreclosures is far enough below market values to justify the (il)legal shenanigans the banks pull.

A Customer Service Reminder

Sometimes we get a reminder to show us what customer service is all about.  (or not about, as the case may be…)  Yesterday I had one of those reminders.

I have a couple of watches where I wanted to switch the bands from one to the other.  Same size watches, same manufacturer – should be an easy task, right?

lacking customer service

I stopped by the local “fine jeweler” yesterday to see if he could do it for me.  (Howard & Blum is next door to The Java Grounds – a great coffee cafe near my house.)  The conversation went something like this:

CB: Can you switch these two watches’ bands for me?

H&B: Maybe.

CB:  What do you mean, maybe?

H&B: I won’t know until I take them off & look at them.  It’ll cost $12.

CB:  Wait – I have to pay the full price, even if you don’t switch them?  (at this point I’m just fishing; who knows what he’s going to say, right?)

H&B:  Takes me the same amount of work.  You don’t work for free, do you?

CB:  laughs.  Sometimes. – I’m a Realtor.  I work my butt off & give everybody my best effort, all the time, and I only get paid if or when a transaction successfully closes escrow.  So I only get paid for successful results.

H&B:  Pauses and looks at me for a minute with disdain.  Then pushes the watch back across the counter at me and grimaces before muttering “fix it yourself” and walking away.

Thanks, Howard & Blum.  I needed that little reminder of How NOT to Win Friends and Influence People.

Your stunned and shaking his head Realtor,

Chris Butterworth


Joyfully, I bring you the weather forecast for metro Phoenix for the coming week. Pay attention to Friday's predicted high of a mere 98 degrees.

Phx weather week of July 20 2009 (click on the pic to embiggen)

Ninety-eight degrees! I'm so happy I'm bursting! It's been HOT here in Phoenix lately. Brain-fryingly hot. Cranky-making hot. We've had high temps in the one-teens (my car display showed 117 degrees today) and overnight "lows" (as those weather folks in the air cooled TV studios so mockingly insist on calling them) in the low 90's.

Yes, it's true that Arizona is a dry heat. But we too have our muggy season, and we're in the thick of it. Combine temps in the one-teens with humidity levels of 15% to 35% and you begin to think it really is possible to melt your brain. And other things as well. . . .

Every year, the city of Oatman, Arizona hosts an annual Egg Fry Contest to see who can cook the most edible egg on the sidewalk in 15 minutes. Our broker, Jay Thompson, a.k.a. Phoenix Real Estate Guy has written about cooking a roast inside his car one hot June day.

Ninety-eight degrees. Bring it on, I’m ready. I’ve even pulled out a long sleeved Tshirt just in case I get chilled.

Updated July 20, 11:30am Phoenix time.

Apparently the weather forecast has been revised and we're in for continued hot and cranky: