Real estate sales in the Verdes are “off to a good start” for 2009.

“For those who say the market is dead, it’s showing signs of life,” said Michelle Holcomb, broker for Fore Peaks Sales Group.

Fore Peaks Sales Group, a real estate company that began serving Rio Verde four years ago, has opened an office in Fountain Hills Plaza, 16605 Palisades Boulevard, suite 152. Fore Peaks specializes in buying and selling properties for golfers.

“Of the closed and pending sales, Fore Peaks agents have represented four sellers and three buyers,” said Holcomb. “In two of the transactions, we represented both the buyers and sellers, once again demonstrating that we work hard to sell our listings.”

A competitor, Rio Verde Sales & Rental, anticipates a “slight increase in activity in the next 60 days” and a quicker pace in the fall when seasonal or “snow birds” return.

Dwight Futrelle, vice president and designated broker at Rio Verde Sales & Rental, said 28 Rio Verde homes sold during 2008. In the first quarter of 2009, 10 Rio Verde homes have sold or have pending closures; Tonto Verde has one pending sale.

Current inventory of Rio Verde homes for sale hovers around 110 properties. Another 66 are on the market in Tonto Verde, according to Arizona Regional Multiple Listing Service (ARMLS).

The mid-April market breakdown: 84 single family homes from $257,000 to $1.35 million. Eighteen town homes ranged in price from $210, 000 to $449,000. Eight lots from $145,900 to $284,000 were listed for sale. Listing price range in Tonto Verde is $295,000 to $1.425 million.

“What is going on in the Verdes is very typical of what we are seeking throughout the Phoenix area,” said Donna Watson, associate broker with Sonoran Properties GMAC Real Estate.

“In February 2009, there were 4,285 units which sold throughout the Valley. Those numbers are close to the numbers sold during February 2005 which was at the peak of the real estate market. Of those 4,285 units, 67 percent of the total (3,278) were bank-owned properties, and only 7 percent of the total (344) were for sale prices above $400, 000,” said Watson.

Retirement communities first gained popularity in the 1960s. Retirees appreciated the strict rules on home maintenance, tight security and facilities geared to the needs of pensioners.

The National Association of Home Builders report that the number of households in 55-plus “active adult settings” fell from 1.8 million in 2001 to 1.1 million last year. The problem has been worsened by a gradual change in the way that Americans view retirement communities.

A recent AARP study found that almost nine in 10 respondents said they did not want to move when they retired, preferring to “age in place.”

An added factor has been the recession that bites the housing market and leads seniors to defer retirement and continue to work. Others choose not to relocate to live among 55-year-olds or older neighbors but stay close to families and grandchildren.

Without a gradual stream of new retirees to replace increasingly inactive, aging residents, some retirement communities struggle to cover the cost of facilities such as golf courses and country club operations.

In an attempt to stimulate real estate sales, some retirement communities are eliminating or reducing minimum age requirements for new buyers.

Rio Verde is exploring several options to stimulate home sales and plot the future direction of the community. Strategic planning communities are studying the issues pitting “golfers vs. non-golfers”, country club, recreational interests, commercial enterprises and aging housing to provide alternatives for future buyers.

“The need in Fountain Hills and the Verdes is to attract as many golfers as possible to support the courses. Our goal is to find as many golfers for these communities as possible,” said Holcomb.

“We think it is important to do what we can do to sustain green space.”

Fore Peaks Sales Group also sells golf properties in Fountain Hills.

The Fore Peaks agents include Holcomb’s sister, Darlene Dailey; Lynette Pattison, Karol Williamson, Mary Jayne Evans and the most recent addition, Bob Haack. All live in Rio Verde.

Holcomb said her firm is now dealing with “people who have been looking for the past 18 months and are now coming back because prices have dropped and mortgage rates are better.”

“The buyers have done their homework for the last couple of years and continue to do their homework,” said Holcomb. “Those are the ones now ready and are making commitments.”

Single-family homes under $500,000 are drawing the most buyer interest, said Holcomb.

Dwight Futrelle at Rio Verde Sales & Rental agrees that homes in the lower price range between $400,000 and $500,000 draw the most interest. Twenty-eight homes were sold in Rio Verde and 20 in Tonto Verde during 2008. The median sale price of the Rio Verde homes was $318,750. In the first quarter of 2009, the four sold homes and six pending sales have a median price of $290,000.

Sales of previous years were 23 in 2007; 61 in 2006, 98 in 2005 and 93 in 2004.

Comparable figures for the 20 sales in Tonto Verde last year had a median price of $551,000. None have sold to date in 2009.

Tonto Verde sales in previous years were 2007, 32; 2006, 69; 2005, 95, and 2004, 60, according to Futrelle’s figures.

The history of Rio Verde Sales & Rental dates back to the early 1970s. The firm has eight full-time sales associates, all who live in the Verdes.

The staff includes Jamie Futrelle, Ron Bus, Fred Anschutz, Debbie Forbes, George Forbes, Vicki Esbensen, Tom Johnson and Christi Grant.