Sell a Fire Damaged House in Oro Valley, Marana, Casas Adobes or the Northwest Side

Where You Are Is Not Obvious From the Road

Marana has annexed extensively along the northwest corridor, Oro Valley has its own boundary, and substantial unincorporated county sits between and around both. The suburb reads as continuous and the jurisdictions are not.

The parcel record settles it and the postal address does not. That determines the building department, the inspections and the code your rebuild has to satisfy.

Does Any of That Touch the Anti-Deficiency Question?

No, and it is worth saying plainly so you do not spend effort in the wrong place. A.R.S. sections 33-814 and 33-729 are state law and apply identically in Oro Valley, in Marana and in unincorporated Pima County. What varies locally is permitting. What decides whether a lender can pursue a shortfall is the parcel size, the number of dwellings, the origination date of the deed of trust and how the property was used. The framework is on our page covering anti-deficiency protection and the word utilized.

Parcel Sizes Vary More Than the Streetscape Suggests

Much of the northwest is conventional suburban lots well inside the two and one-half acre limit. Interspersed with it, particularly toward the Tortolita fan and the older county pockets, are parcels well above it.

Two houses a mile apart can sit on opposite sides of the statutory line, so this is a check to make rather than an assumption to carry.

What About Horse Property?

That is precisely the category where the limit bites. Acreage held for animals is common through the northwest and out toward Marana, and a parcel of three or four acres is outside section 33-814(G) regardless of how ordinary the house on it is. It does not mean anything is wrong; it means the protection is not there and the calculation about what to do with a burned property is a different one. An Arizona lawyer given the acreage can tell you that in a sentence.

We publish no jurisdiction determinations, parcel findings or values for individual northwest properties. The Pima County Assessor, the relevant town and an Arizona lawyer answer those.

Construction Eras Sit Side by Side

Older Casas Adobes includes block and masonry stock, while much of Oro Valley and the Marana corridor is newer housing using engineered roof trusses and floor systems that come out whole once heat has compromised the connections.

An engineer settles which you have, and on slab-built housing an inspection addressing the slab specifically removes the largest unknown from the file.

Values Usually Favour Repairing

Across most of the northwest, finished values carry the cost of repair comfortably, which means the shortfall question rarely arises at all. Where it does not arise, the whole subject of this site is academic for you and that is good news worth confirming.

Our written figure says so when the numbers point at repairing rather than selling.

The Northwest in Context

Where the acreage limit is the central question, see our page about the Catalina Foothills. Where a separate city creates the same confusion at a smaller scale, see our page for South Tucson and the south side.

The Sections That Apply in All Three Jurisdictions

A.R.S. sections 33-814 and 33-729 are state law and identical across municipal and unincorporated land. Subsection (G) requires 2 and one-half acres or less and a single 1-family or 2-family dwelling.

Subsection (H), for deeds of trust originating on or after 1 January 2015, sets out 3 exclusions. Wildwood was decided 23 January 2015.

Statutory References for This Page

The governing provisions are sections 33-814 and 33-729 of the Arizona Revised Statutes. Section 33-814(G) blocks a deficiency action after a trustee's sale; section 33-729(A) covers judicial foreclosure of a purchase money mortgage.

Section 33-814(H) was added by a 2014 amendment applying to deeds of trust originating on or after 1 January 2015, and not to those originating on or before 31 December 2014. BMO Harris Bank, N.A. v. Wildwood Creek Ranch, LLC, 236 Ariz. 363, was decided on 23 January 2015.

Northwest Questions

Am I in Oro Valley, Marana or the County?

The assessor's parcel record names it. Annexation has moved these lines repeatedly and the address does not settle it.

My Property Is Four Acres.

Then section 33-814(G) does not reach it, which makes advice more important rather than less.

Will You Buy in Oro Valley or Marana?

Yes, and on strong values with a sound frame we will often tell you repairing beats selling.

Sell a Fire Damaged House in The Northwest