Real Estate
Disclaimer

Matt Rybicki is a licensed Arizona real estate salesperson operating as a Professional Limited Liability Company (PLLC).

Matt Rybicki is a member of the National Association of REALTORS® (NAR), the Arizona Association of REALTORS® (AAR), and holds access to the Arizona Regional Multiple Listing Service (ARMLS). All real estate brokerage activity is conducted under and supervised by Keller Williams Arizona Realty.

Verification of license status is available through the Arizona Department of Real Estate (ADRE) at azre.gov.

By Rybicki conducts all real estate business in strict compliance with the Federal Fair Housing Act (42 U.S.C. § 3601 et seq.), the Arizona Fair Housing Act (A.R.S. § 41-1491 et seq.), and all other applicable federal, state, and local fair housing laws.

We do not discriminate on the basis of race, color, religion, sex, national origin, disability, familial status, age, marital status, sexual orientation, gender identity, or any other characteristic protected by law in the sale, rental, financing, or advertising of housing or real estate services.

Steering is prohibited. We will not direct prospective buyers or renters toward or away from any neighborhood or community based on the demographic characteristics of its residents.

If you believe you have experienced housing discrimination, you may file a complaint with the U.S. Department of Housing and Urban Development (HUD) at hud.gov/complaints/fairhousingonline or 1-800-669-9777 (TTY: 1-800-927-9275), or with the Arizona Attorney General's Civil Rights Division at azag.gov.

Listing information displayed on byrybicki.com is sourced from the Arizona Regional Multiple Listing Service (ARMLS). This information is believed to be reliable but is not guaranteed. All listing data is subject to change without notice and may be withdrawn, modified, or sold at any time.

• MLS data may contain errors, omissions, typographical mistakes, or incomplete information
• Listings displayed may no longer be active, available, or accurately priced
• Square footage, lot dimensions, room counts, and property features must be independently verified by a licensed professional
• Property tax information, HOA fees, and special assessments must be independently verified through the applicable governing body or public records
• School district boundaries are subject to change; contact the applicable school district to verify current attendance zones
• Zoning designations and permitted uses must be verified with the applicable municipality
• IDX data is provided for personal, non-commercial use only and may not be redistributed

ARMLS and its participants make no representation or warranty as to the accuracy or completeness of listing data. All buyers are strongly encouraged to conduct thorough independent due diligence, including professional inspections, title searches, and legal review, before making any real estate decision.

Information provided on this Site does not constitute an offer or guarantee of property availability. All property inquiries are subject to prior sale, price change, or withdrawal without notice.

Market statistics, bi-weekly numbers, trend analyses, and commentary published on this site — including the McDowell Mountain Ranch market updates and the McDowell Minute — are compiled from ARMLS data and public records by Matt Rybicki for informational purposes only.

• Data reflects a defined geographic area and a specific time period; it does not represent the entire Scottsdale or Phoenix metropolitan market
• Bi-weekly snapshots are backward-looking and may not reflect current market conditions at the time of your reading
• Market statistics are computed from closed MLS transactions and are subject to data entry errors within MLS records
• Statistical averages and medians may not be representative of any specific property or sub-area
• Past market performance does not predict, guarantee, or imply future results
• Market data is not a substitute for a professional appraisal, broker price opinion (BPO), or formal market study

We expressly disclaim all liability for any loss, damage, or expense arising from reliance on market data, statistics, or commentary published on this Site.

MATTHEW RYBICKI PLLC MAKES NO REPRESENTATIONS, WARRANTIES, OR GUARANTEES OF ANY KIND — EXPRESS OR IMPLIED — REGARDING REAL ESTATE OUTCOMES, SALE PRICES, PURCHASE PRICES, INVESTMENT RETURNS, TIME ON MARKET, OR ANY OTHER RESULTS THAT MAY ARISE FROM SERVICES OR INFORMATION PROVIDED THROUGH THIS SITE OR ANY ASSOCIATED ENGAGEMENT.

• No guarantee is made that a listed property will sell at, above, or near any estimated, listed, or appraised value
• No guarantee is made that a buyer will find a suitable property, obtain financing, or complete a purchase
• No guarantee is made regarding days on market, net proceeds, or transaction timelines
• Real estate transactions are subject to financing contingencies, inspection results, appraisal outcomes, title issues, and other contingencies outside our control
• Market conditions can change rapidly and without warning, affecting outcomes in ways that cannot be predicted

We do not independently inspect, evaluate, or verify the physical condition of any property. Information about property condition — whether provided through MLS data, seller disclosures, or other sources — is not independently verified by us and may be inaccurate or incomplete.

• Buyers are strongly advised to engage a licensed Arizona home inspector to conduct a comprehensive physical inspection of any property before purchase
• Seller disclosure statements are prepared by sellers and are not independently verified; they may contain errors or omissions
• We make no representation regarding the physical condition, structural integrity, workmanship, or habitability of any property
• Permits, code compliance, and legal non-conforming status of improvements must be independently verified with the applicable municipality
• HOA rules, restrictions, fees, pending assessments, and litigation status must be independently verified with the applicable homeowners association
• Pool, spa, and equipment condition must be verified by a qualified pool inspector

We are not environmental inspectors, engineers, or experts. We make no representations regarding the presence or absence of any environmental hazard on or near any property.

Buyers are advised to independently investigate potential environmental hazards that may affect a property, including but not limited to:

• Lead-based paint (particularly in homes built before 1978)
• Asbestos-containing materials
• Radon gas levels
• Underground storage tanks
• Soil and groundwater contamination
• Mold, mildew, and moisture intrusion
• Proximity to industrial facilities or EPA Superfund sites
• Desert-specific hazards including scorpions, termites, and subsidence
• Flood zone designation (verify with FEMA and local municipality)
• High wind, wildfire, and other natural hazard zones

Environmental assessments should be conducted by qualified, licensed environmental professionals. We expressly disclaim all liability for any environmental condition affecting any property.

Information on this Site may include data from third-party sources including ARMLS, public records, government databases, and community organizations. We do not independently verify all third-party information and make no representations as to its accuracy, completeness, or currentness.

• School information: School ratings, performance data, and attendance zone boundaries are provided by third parties. We make no representation regarding school quality, curriculum, or current attendance assignments. Verify directly with the applicable school district.
• HOA information: HOA monthly dues, special assessments, rules, and restrictions are subject to change. Verify with the HOA directly before any purchase.
• Utility information: Utility provider information and estimated costs are for informational purposes only. Verify directly with applicable utility providers.
• Community events: Event information sourced from third-party APIs may be incomplete, inaccurate, or outdated. Verify with event organizers.
• Links to external sites: We are not responsible for the content, accuracy, or privacy practices of any third-party website.

REAL ESTATE IS NOT A GUARANTEED INVESTMENT. NOTHING ON THIS SITE CONSTITUTES FINANCIAL, INVESTMENT, TAX, OR LEGAL ADVICE.

Real estate investment involves substantial risk, including the risk of total loss. Past performance of the real estate market — including in McDowell Mountain Ranch — does not predict future results. Prospective investors should be aware of and consider:

• Market risk: property values can decline and may not recover on any particular timeline
• Liquidity risk: real estate is illiquid and cannot be quickly converted to cash
• Financing risk: interest rate changes, credit availability, and loan terms can significantly affect affordability and returns
• Carrying costs: ownership involves property taxes, HOA fees, insurance, maintenance, and other ongoing expenses
• Tax implications: real estate transactions may have significant federal and state tax consequences; consult a CPA or tax attorney
• Legal risks: title defects, encumbrances, easements, and liens may affect property value or usability

Before making any real estate investment decision, consult qualified professionals including a licensed real estate agent, CPA, real estate attorney, and financial advisor.

Some content on this Site — including market update narratives, the McDowell Minute articles, and newsletter copy — is drafted with the assistance of artificial intelligence (AI) tools.

• All AI-assisted content is reviewed, edited, fact-checked, and approved by Matt Rybicki, a licensed Arizona REALTOR®, before publication
• The underlying market statistics are manually entered from ARMLS data by Matt Rybicki; AI does not independently source or verify market data
• AI-generated text may contain errors, omissions, or interpretations that differ from actual market conditions — always verify data independently
• AI tools used include Anthropic Claude (claude.ai). Use of AI tools is disclosed in accordance with NAR guidelines and professional transparency standards
• AI-assisted content is not a substitute for professional real estate, legal, financial, or investment advice

Home evaluations provided through this Site are Comparative Market Analyses (CMAs) — an agent's opinion of probable market value based on an analysis of comparable sold, active, and pending properties. THEY ARE NOT FORMAL APPRAISALS AND ARE EXPRESSLY NOT INTENDED TO BE USED AS SUCH.

• A CMA is an agent's professional opinion of value, not a guarantee of sale price or appraised value
• CMAs are not USPAP (Uniform Standards of Professional Appraisal Practice) compliant and may not be used for mortgage lending, refinancing, estate proceedings, litigation, tax appeals, insurance, divorce proceedings, or any other purpose requiring a licensed appraisal
• Only a state-licensed or state-certified appraiser can provide a formal appraisal
• CMA values may differ materially from formal appraisals, automated valuation models (Zillow Zestimate, Redfin Estimate, etc.), and county assessed values
• A CMA is a point-in-time estimate that may become outdated quickly as market conditions change
• We are not liable for any financial decision made based on a CMA provided through this Site

BY REQUESTING A CMA, YOU ACKNOWLEDGE THAT YOU HAVE READ AND UNDERSTOOD THIS DISCLAIMER AND THAT THE CMA PROVIDED IS NOT A FORMAL APPRAISAL.

“By Rybicki” is a trade name used by Matthew Rybicki PLLC. All licensed real estate activities, including listing agreements, buyer broker agreements, and real estate transactions, are conducted through and supervised by:

Matt Rybicki is a licensed salesperson employed by GO BIG, LLC. All agency relationships, agreements, and fiduciary duties run through the brokerage. Matt Rybicki does not independently hold a broker's license and cannot act outside the supervision of the designated broker.

For questions about the brokerage or to verify license status, contact the Arizona Department of Real Estate (ADRE) at azre.gov.