May 2026
The REALTOR® Difference in Northern Arizona: Why Our Work Matters
Dear NAAR Members,
June is a month of celebration, reflection, and purpose, and for those of us in the REALTOR® profession, it carries special significance. As both Homeownership Month and PRIDE Month, it is the perfect time to remember why the work we do matters so deeply.
Homeownership is one of the most powerful drivers of economic strength and social stability in our country. It is the single greatest wealth-building tool available to the average American family, creating financial security that can be passed down for generations. Homeowners invest in their neighborhoods, support local businesses, and contribute to the tax base that funds our schools, roads, and public services. Communities with strong homeownership rates see lower crime, higher civic participation, and greater long-term stability. The societal value of putting someone in a home of their own cannot be overstated, and neither can the role we play in making that happen.
NAAR members are essential partners in that work. We are the trusted professionals who guide families through one of the most significant financial decisions of their lives. We advocate for housing access, champion fair and equal opportunity, and show up every day as pillars of stability in our communities. From Flagstaff to Williams and every community in between, NAAR members are not just closing transactions. We are opening doors, changing lives, and strengthening the very foundation of Northern Arizona neighborhoods.
June also reminds us that those opportunities must be available to everyone. As REALTORS® we are bound by a Code of Ethics that demands nothing less, and that commitment sets us apart.
I am honored to serve as your 2026 President and proud to stand alongside each of you as we build a stronger Northern Arizona, one home at a time.
With gratitude,
NAAR Members brought the fiesta spirit last month when the Affiliate Committee hosted a Cinco de Mayo mixer filled with fun, connection, and plenty of reasons to celebrate.
NAAR's Affiliate Committee in Action
The Affiliate Committee helps strengthen the connection between NAAR and our affiliate members by keeping relationships strong, information flowing, and members engaged in association activities.
This group continues to grow each year and has become one of our largest and most active volunteer committees, bringing great energy and value to NAAR events and programs.
A big THANK YOU to our 2026 Affiliate Committee volunteers:
Karen Flores, Committee Chair
Merilee Ahrend
Lori Anderson
Kristine Conklin
Cheri Beck
Jenny Grace
Melissa McFerren
Ashley Ragan
Kim Dawson
Kristen Smith
Devon Coulter
Paul Bagerman
Chris Jones
Jeff Schmelzle
Be sure to check the NAAR calendar so you don’t miss the next Affiliate Committee-hosted event—we’d love to see you there!
NAAR Affiliate Highlight: Alison Rucker
Alison Rucker is a Mortgage Loan Advisor with 10 years of experience serving homebuyers and homeowners throughout Arizona and Colorado. Since beginning her career in January 2016, she has helped over 350 families achieve homeownership through Conventional, FHA, VA, USDA, Jumbo, Down Payment Assistance, and specialty loan programs.
Alison’s journey into the mortgage industry began when the Walgreens Distribution Center in Flagstaff, where she worked as the Administrative Assistant to the Director, was closing. As she explored her next opportunity, mortgage lending stood out as an exciting career that combined problem-solving with the opportunity to help people reach meaningful goals.
She has been recognized with Presidents Club honors in 2021, 2022, 2023, and 2025 and is a Certified Mortgage Advisor. Alison is known for her servant-hearted approach and often tells clients she doesn’t say “No” — she says “Not right now,” helping them create a plan to reach homeownership when the time is right.
Alison is supported by her Loan Partner, Tamara Robinson, her behind-the-scenes magic maker who helps ensure a smooth and organized experience from application to closing. She also hosts a monthly National Agent Mastermind to support Realtors who want to continue growing and serving their clients at a high level.
Alison is a proud wife and mom of triplets who enjoys spending time outdoors, especially playing disc golf and exploring the beauty of Northern Arizona and Colorado. She is honored to help guide clients home and to partner with REALTORS® who share that same commitment.
City of Flagstaff Updates for NAAR Members
A special thank you to our guest speakers, Joanne Keene, Flagstaff City Manager, and Sara Dechter, Flagstaff’s Comprehensive Planning Manager, for joining us at May’s Member Luncheon. They provided timely and valuable updates on the City of Flagstaff, including the Flagstaff Regional Land Use Plan 2045 ballot initiative overview. If you were unable to attend, you can view and download their presentation slides below.
Updated NAMLS policy regarding Digitally Altered Listing Photos
“Additional Watermark" option is now available when adding/editing listing photos. By default, photos will not include the secondary watermark, you must add it on a per photo basis. Also, once the secondary watermark has been added, it cannot be removed (unless the photo is deleted and then re-added).
Permitted vs. Prohibited Alterations
Primary Photo Enhancement
The first (primary) listing photo may be a digitally enhanced image without including the “Digitally Altered” watermark.
If the first (primary) photo has been digitally enhanced, the second (photo #2) slot in the media gallery must contain the original, unaltered version of that exact same image.
Permitted Enhancements (No Disclosure Required)
Standard photographic “clean-up” that does not change the physical characteristics of the property:
Color Correction: Adjusting white balance and saturation to match the actual look of the room
Virtual Decluttering: Removing existing furniture or personal items from a room
Brightness/Contrast: Adjusting exposure to compensate for low light
Sky Replacement: Changing a gray/cloudy sky to a blue sky (provided the property’s lighting remains realistic)
Sharpening: Basic image clarity improvements
Permitted Alterations (Disclosure REQUIRED)
Changes that show “potential” but do not reflect the current physical state:
Virtual Staging: Added furniture, rugs, or décor to an empty room
Virtual Repair/Renovation: Changing flooring, paint colors, or cabinetry to show “renovation potential”
Digital Grass/Landscaping: Adding green grass to a yard that is currently brown or dirt
Prohibited Alterations (Strictly Forbidden)
Any change that hides a permanent defect or misrepresents the environment:
Removal of Permanent Fixtures: Removing power lines, telephone poles, water towers of neighboring buildings
Hiding Damage: Digitally repairing foundation cracks, water stains, mold, or broken windows
View Modification: Inserting a view (e.g., ocean, mountains, city skyline) that is not visible from the actual property
Structural Modification: Digitally removing walls or pillars to make a space appear larger or “open concept”
Disclosure & Labeling Requirements
If any photo falls under Category B (Permitted Alterations), the following three steps must be taken:
On-Image Watermark: The image must contain a clear, legible watermark in the left corner (e.g. “Digitally Altered”)
Sequential Posting: The original, unaltered photo must be uploaded to the MLS immediately following the altered version
Public Remarks: The listing description must include a statement such as: “Some photos in this listing have been virtually staged or digitally altered to show property potential”
Violation will be associated with Article 2, 12 and SOP 12.5 with the following fines:
Warning for first violation
Second Violation: $200 per photo
Third Violation: $250 per photo
FOREWARN's New Household Risk feature
When an agent prepares to meet a client at a property, the risk doesn’t always come solely from the individual they’ve been in contact with. Others may be present in that home and, until now, those individuals have been largely invisible to safety tools.
Household Risk changes that by extending your insight to include risk signals associated with others residing at a property.
How to use Household Risk feature:
Enter a property address to initiate a Household Risk search
View individuals possibly associated with the household, including available risk indicators
Select any individual to review additional criminal history records or sex offender status
With this added visibility, you can now plan for in-person with the entire household in mind, approaching every interaction with greater awareness and confidence.
What Does ADRE Investigate? And Links For What They DO NOT
Common complaints received by the department may range anywhere from advertising violations, failure to disclose material facts to breach of fiduciary duties and from property management violations to illegal subdivisions.
To file a complaint with the Department, complete the ADRE Complaint Form and submit your complaint to us through our Message Center.
WHAT DOES ADRE NOT INVESTIGATE
Landlord/Tenant Disputes: Contact your local government for assistance. City and County listings can be found on the State of Arizona website
Home Inspectors: Contact the Arizona State Board of Technical Registration
Contract Issues: These are civil matters, and it may be in your best interest to seek professional assistance by contacting a Real Estate Attorney.
Construction/Contractors: Contact the Arizona Registrar of Contractors.
Code of Ethics Violations: Contact the Arizona Association of Realtors®
Homeowner's Association (HOA) or CC&R Violations: The ADRE administers the HOA Dispute Process only. Please visit our Homeowners Association Dispute Process page for more information.
Legal advice may be necessary. For attorney assistance contact the Arizona Bar Association’s AZ Law Help.
Violations of CC&Rs are civil and may require civil action; contact your HOA or legal counsel.
Loan, Interest Rate, Escrow Issues, or Insurance Issues: Contact the Arizona Department of Insurance and Financial Institutions
Criminal Actions: Contact your local law enforcement agency
Unwanted Spam or Phishing Calls: Contact the Federal Trade Commission to register on the federal Do Not Call List or the Arizona Attorney General to file a complaint.
From Performative Allyship to True Solidarity: Authenticity in the Workplace
Authenticity can mean being yourself while maintaining professionalism and making space for others to be themselves. When aiming to be vulnerable at work, be open about your values and boundaries and share your identity with others to encourage them to do the same. You can also practice self-care on your own time to strengthen your connections.
Upcoming Events
Register for local NAAR events directly on our website using the button below. If you’re interested in volunteering with NAAR, contact Outreach Committee Co-Chairs Jessica Garard jessica@bestflagstaffhomes.com or Judy Jackson judyj@nazrealtor.com for more information.
6/3 – Wildfire Preparedness (Lunch 'n Learn)
6/11 – Flooring Workshop (Lunch n Learn)
6/17 – Community Blood Drive (Community Outreach)
6/18 – Avoid an Ethical Haboob (Continuing Education)
6/19 – NAAR OFFICE CLOSED: Juneteenth
6/22 – Fire, Water, Fraud, Oh My! (Continuing Education)
MLS Complaint Summary
April 25 - May 22
Click here for ADRE Disciplinary Actions
MLS Rules and Regulations Reminder
Northern Arizona MLS Rules and Regulations — Revised April 22, 2026
10.10 Advertising of Listings Filed with the Service
A listing shall not be advertised by any participant other than the listing broker without the prior consent of the listing broker.
For violation of this section, see Appendix A, Citable Infractions, 5.3, Advertising of Listing Filed with the MLS (Outside scope of IDX).
13.10 "Sold" Signs and Use of the Term "Sold"
Only Broker Participants or real estate Subscribers who participated in the transaction as the listing Broker or Co-operating broker may claim to have "sold" the property. Prior to closing, a cooperating broker may post a "sold" sign on a property only with the consent of the listing broker. This section does not, however, prohibit any broker from advertising the addresses and prices of properties that have sold in a neighborhood after the information regarding the properties has been published, as long as the advertisement does not imply the agent was involved in the transaction unless such is the case and as long as the advertisement otherwise presents a "true picture" as is meant under Article 12 of the NAR Code of Ethics, its Standards of Practice and its case interpretations.
13.11 Limitations on Use of Association or MLS Information in Advertising
Except as provided in Sections 13.9, 13.12, and 13.16, truthful use of information from the MLS compilation of current listing information, from the AOR's "statistical report," or from any "sold" or "comparable" report of the AOR or MLS for public mass media advertising by an MLS Participant or Subscriber or in other public representations for purposes of demonstrating market share is not prohibited. However, any print or non-print forms of advertising or other forms of public representations must clearly demonstrate the period of time over which such claims are based and must include the following, or substantially similar, notice: "Based on information from the Northern Arizona Association of REALTORS® (alternatively, from the NAAR MLS) for the period (date) through (date). Display of MLS data is deemed reliable but is not guaranteed accurate by the MLS." For violation of this section, see Appendix A, Citable Infractions, 5.4, Failure to Provide Adequate Informational Notice on Print or Non-Print Forms of Advertising or Other Forms of Public Representations.
13.12 False or Misleading Advertising and Representations; True Picture Standard of Conduct Participants and Subscribers may not engage in false or misleading advertising, including, but not limited to, advertisements or representations regarding the Participant's or Subscriber's relationship to the service, about the service itself, or about any property listed with the service. MLS Participants and Subscribers shall present a true picture in their advertising and representations to the public, including the URLs and domain names they use, and Participants and Subscribers may not:
• Engage in deceptive or unauthorized framing of real estate brokerage websites.
• Manipulate listing content in any way that produces a deceptive or misleading result.
• Deceptively use metatags, keywords or other devices/methods to direct, drive, or divert Internet traffic, or to otherwise mislead consumers. For violation of this section, see Appendix A, Citable Infractions, 5.4.
Arizona Department of Real Estate Substantive Policy Statement
R4-28-502 (G) states that the designated broker shall supervise all advertising, for real estate, cemetery, or membership camping brokerage services.
R4-28-502 (E) requires that the (legal or dba) name of the EMPLOYING BROKER (the corporation, partnership, limited liability company or sole proprietor) appears in all advertising in “a clear and prominent manner.”
R4-28-502 also addresses other requirements for advertising not addressed in this Substantive Policy Statement.
Authority: A.R.S. § 32-2102 provides that the Department of Real Estate, under the direction of the Real Estate Commissioner, shall administer Title 32, Chapter 20. A.R.S. § 32-2153(A)(3) provides that violation of the Commissioner’s Rules is subject to disciplinary action.
Note: Violation fines collected by NAAR are used to fund community support activities. NAAR does not benefit from MLS fines and would like to see the number of fines reduced!
Northern Arizona MLS Rules and Regulations — Revised April 22, 2026
