Gemini Home

[Pamela Crowley (Florida)]

I still haven't figured out if, by "Gemini", they mean a duplex - 2 units with one parcel; or, a townhouse style with only one side attached, each unit being it's own parcel.

Local jargon...

 

[Compass Rose]

I too have been confused by local terms for styles of dwellings. I re-located to AZ from the East Coast and had never heard of a Gemini/Twin home or a Patio Home.

This is what I added to one of my appraisals "Gemini/Twin home is a local term used for half of a duplex, i.e. two units attached by one common wall that have separate ownership and land". At least that's how I understand it.

Now if someone could clarify what a Patio Home is??? I have done reviews of appraisals where they have been used as comparables for single family detached homes. It was explained to me by another appraiser as a home on a very small lot... Most of the lots here seem very small to me So that would mean a Patio Home is the same as a Single Family Detached?

 

[Jo Ann Meyer Stratton]

A patio home would be very similar to a condo, except the owner of the patio home owns the land underneath the unit and usually a small back yard. For example, those two story Hallcrafts that are scattered all over Phoenix. Front stoop, living room, kitchen, dining area and half bath on first floor, two or three bedrooms, one or two baths on the second floor. Has about a 10' deep yard between the rear of the home and the carport. 12th Street & Thomas, about 19th Ave & Bethany Home, etc. etc. Be careful of the Hallcrafts about 45th and Glendale. One subdivision has horizontal property regime as part of their CC&Rs. so it is a condo. Duplicate models in the adjacent subdivision, but no horizontal property regime in the CC&Rs so it is a PUD. Another term realtors like to use is townhouse (or condo) for both the condo ownership and PUD ownership types, so you always have to read the CC&Rs to find out what you are actually appraising, because you sure can't tell by looking or find out from the owner or realtor! The assessor's office uses the use code of 07 for both condos and PUDs if the PUD looks like a condo. The name of the recorded subdivision can also add to the confusion, because some of the developers liked the ring of condo within the name---and then didn't put a horizontal property regime clause into the CC&Rs, so it is a PUD in that case. Or a draftsman in the assessor's office got carried away and decided to be creative when they created the assessor's map. If you do the report without reading the CC&Rs and go ahead and report on the form you think applies, you might get a call from the client (after their underwriter has read the CC&Rs) to change the form!

And then there are those Z lots, which are different than a zero lot line lot. Maricopa County developers get very creative at times, almost as creative as some of the realtors. Oh yes, if the developer or realtor used the term patio home, it could be either an attached single family home or a detached single family home. Reviewing reports, the appraiser should have used other homes in the same or similar subdivision with similar homeowner association amenities, fees as comparables, as wells as the same attached/detached situation. And then when you get to Sun City and Sun City West, it is a whole other ball game--they are not PUDs, but master planned communities.

 

[Mike Garrett RAA]

Patio homes here are typically detached townhomes...usually on smaller than average lots.

 

[vargasteve]

Patio homes are also known as zero lot line homes. Normally, the actual property improvements are located directly on the property line (on 1 side), on the other side they have normally a 5ft set back from the next home which is directly on that line. This allows the builder to put more homes in the same division as the patio home uses a smaller site. Often times the patio home also may have some type of Atrium on the interior of the home or breeze way areas. You'll also notice that on one side of the property line there is no fence as the adjacent homes wall is the fence since its on the property line. Typically, the patio home is a lower price range or entry level price point. However this is a SFR normally with no fee's & is one step above townhome as they are normally detached.

 

[Mike Garrett RAA]

I must live in a patio home then because I can stand in the back yard and nearly touch both houses....8 feet between them. Actually my back yard (nicely landscaped with dead grass right now) is my side yard. Wouldn't you know it...the only electrical outlet is in the back yard where no one in their right mind would use it. Why couldn't the builder put it close to the slider and the patio? Small lot...about 4,000 SF at the end of a cul-de-sac with 8 homes on it. Must have all of 400 square feet of sod, the rest is in rock.

 

[Jo Ann Meyer Stratton]

All the terms, patio home, town home, gemini, quad, etc, etc, etc are descriptive marketing terms. And those descriptive terms can mean different things in different parts of the country. So one of those terms do not have a national definition. Sorta like the Phoenix builders that build the same floor plan of stucco frame on every lot. If they put a tile roof on it--it suddenly becomes a "Spanish Style", or they put a few boards crossways and at angles, now they have a "Tudor Style", or they put a flat roof with some small logs sticking out the front, now it is a "Pueblo or Santa Fe Style", etc, etc. All those houses with the fancy names (and expensive elevation costs) are the same home, same floor plan, same style, just the front elevation is different. That is the way with the terms that being discussed. The important thing for the appraiser to identify is what type of ownership does the home have, is there a home owners association fee, is it voluntary or mandatory, what does it cover, etc, etc. The Chamber of Commerce type description is an after thought and may or may not have an effect on value.

Just out of curiosity do any other parts of the country have Z lots? Those are lots that are shaped like a Z but the fences are straight rectangles, so the next door neighbor's front lawn is actually on your land--but then your front yard actually belongs to the neighbor on the other side. Zero lot lines have fences and yards that are within the property line. The next door neighbors house wall is the fence for Z lots and usually for zero lot lines sites. Developers do get creative!

And they are not always the lower priced homes! There are some very, very expensive Z lots and zero lot line homes in the Phoenix area.

 

[David S. Roberson]

Jo Ann,

What is the point of this confusing Z-lot thing? Is there some advantage for the developer? If the yards are fenced like regular rectangular lots, why can't they be surveyed & sold that way? Does it perhaps have anything to do with septic system field line layouts? Just curious.

 

[Jo Ann Meyer Stratton]

Actually I don't know the reasons developers came up with the Z lot situation, there are only a few like that. All utilities are provided by municipal governments, so it wasn't a utility issue. It might have been they were able to squeeze in a few more lots (most Z lots have 4,000 to 6,000 square feet) out of the acreage available. Some of the subdivisions have a community pool area, but most just have a greenbelt or only landscaping at the entrance (more space for more lots that way). Or they might be located in a larger PUD that provides the community amenities with just streets for the Z lot PUD to maintain. In those cases, there are two homeowner's associations. So that is why I keep harping on reading the subdivision CC&Rs, both the subject and surrounding ones! Interesting items that affect the interest, lien recording capabilities, etc in those documents.

 

[Mike Garrett RAA]

Haven't seen those "Z" things here but it wouldn't suprise me as the builders find ways to cram those ticky tacky houses on ticky tacky lots.

Bet Jo Ann is familiar with my brother's work out Scottdale and Gainey ranch. Those homes are not on small lots. Geoffrey H. Edmunds is my step brother.