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Flagstaff falls below freezing on 204 nights a year. Your house is up there for all of them. You may not be.There are th...
10/14/2026

Flagstaff falls below freezing on 204 nights a year. Your house is up there for all of them. You may not be.

There are things to be aware of when owning a second home in a winter climate and every generic winterizing article online is written for a house somebody lives in year round.

Here is what the numbers say. The average October overnight low in Flagstaff is 31.5 degrees, so the season has already started. Eighteen October nights reach freezing in an average year, then 28 in November and 30 in December. It is an easy thing to be a month late to.

The part most people miss is the daytime. Fourteen days a year the temperature never climbs above freezing at all, from one night straight through to the next. A pipe that froze at four in the morning does not quietly thaw at lunchtime on those days. Seven days a year the low reaches zero or below, and the coldest reading in the record is thirty below, from January 1937, in a record that runs back to 1898.

So, five things on the way out the door. Disconnect the garden hoses. Find the main shutoff and check that it actually turns. Open the cabinet doors under any sink on an exterior wall. Drain the irrigation and any pool supply line. And leave the heat at 55 degrees, which is the lowest the Red Cross says to go when you are away, set to the same number day and night. None of it takes an afternoon.

One more thing worth doing before you drive down. Call your insurer and ask what your policy says about a dwelling left unoccupied, and for how long. That answer varies by carrier, and it is not something to discover after a claim.

If you own up here and spend part of the year somewhere warmer, it is worth having somebody who can put eyes on the place after a hard freeze. 480.688.8808

Jamie Wong · RE/MAX Fine Properties

Scottsdale number: Six weeks of narrowing down to $7,000, then back out to $101,000, and now new listings arriving at $1...
10/13/2026

Scottsdale number: Six weeks of narrowing down to $7,000, then back out to $101,000, and now new listings arriving at $1,350,000 against a $1,300,000 median, which puts them $50,000 above the standing market for the first time since I started this. A $151,000 swing in seven days. A weekly median of whatever happened to list that week is a small sample and it behaves like one. What is not noise is the rest of the Scottsdale page, and it is the more interesting half anyway. Inventory built a third straight week to 1,350, up 231 homes across three weeks. Price per square foot reached $492, the highest this series has recorded, after sitting at exactly $485 for four straight weeks in the summer. Days on market fell to 112. More homes arriving, prices firming and homes moving faster is not the combination most people expect from a building market, and that is worth watching far more than the gap is. Flagstaff did something I have not seen it do, which is nothing at all. Median list $875,000 for a sixth print, new listings $750,000, and the gap between them $125,000, all three identical to last week to the dollar. Only price per square foot moved, down four dollars to $387, with inventory easing to 367 and days on market at 120. Paradise Valley held its direction for once, new listings above the standing median a second week running at $7,995,000 against $5,872,500, though that gap narrowed by about $477,000. Price per square foot there is $1,037, a fourth straight reading above a thousand dollars and another high. Full breakdown in the slides. 📊

📞 480.688.8808 📧 [email protected]

Your house may not have any comparable sales. Here is what actually happens then.A lender appraisal has to report at lea...
10/13/2026

Your house may not have any comparable sales. Here is what actually happens then.

A lender appraisal has to report at least three closed comparables. Fannie Mae's guide says so. Across most of Scottsdale that is a morning's work. Above a certain price it stops being possible, and nobody tells sellers what replaces it.

Start with how thin the top is. In June, 27 luxury single family homes sold in the whole of Paradise Valley. Every sale above the $1.7 million threshold, the entire town, one month. When a town produces 27 sales, the odds that three resemble one particular estate are not good.

The problem is not secrecy. Arizona attaches an affidavit of legal value to every recorded deed, stating the price paid. This is not a non-disclosure state. You can find what the neighbors paid. What you cannot find is a house like yours.

Size alone breaks it. Silverleaf closings this year ran from 2,752 square feet to 10,497, around a median of 5,587, across 43 sales. Same gates, same streets, same club, and nearly four times the size range end to end. A price per square foot averaged over that spread describes no house that exists.

So appraisers stretch. The 12 month window is a should, not a must. Older sales are allowed where they are the better indicator, provided the appraiser explains why. In a thin market the honest comparable is often more than a year old and arrives carrying a time adjustment.

When comparables run out, two approaches are left. Cost is the usual fallback, built from replacement cost manuals, and the Arizona School of Real Estate makes the catch itself: those manuals estimate replacement cost rather than reproduction cost, which leaves the fallback least reliable on exactly the custom homes that needed it.

Which is why a list price up here is a hypothesis. Paradise Valley luxury sellers got 94.55 percent of asking in June, and it took a median of 89 days to find out.

Any agent can hand you a figure. Ask which sales it came from, how old they are, how far away, and what was adjusted to make them fit. 480.688.8808

Jamie Wong · RE/MAX Fine Properties

The house does not come with the club.It is the most expensive misunderstanding in Arizona club communities, and the rul...
10/07/2026

The house does not come with the club.

It is the most expensive misunderstanding in Arizona club communities, and the rule differs at every gate.

At Forest Highlands every property owner is a member automatically. The association owns both courses, both clubhouses and the roads, so there is no HOA bill plus a club bill. There is one, and for 2026 it is $1,525 a month. Worth saying before the figures get bigger: none of it is a fee for nothing. It is what people come here to buy.

Twenty minutes away at Flagstaff Ranch membership is mandatory, but you choose between Resident Golf and Resident Social and the initiation is due in full at purchase. You do not inherit the seller's. You buy a new one.

In Scottsdale, Desert Mountain says it plainly: all property owners are members of the HOA, whether or not they are members of the Desert Mountain Club. Mirabel and Whisper Rock say the same.

Three communities, three different rules.

Then the closing table. At Forest Highlands a buyer owes $124,250 above the price: a $115,750 capital contribution, a $3,000 membership transfer, and $5,500 to move utilities because the association owns its own water company. I can only tell you that because they publish it. In DC Ranch, which is where Silverleaf sits, every sale carries a half percent Benefit Fee. On five million dollars that is $25,000.

Here is the part almost everyone gets wrong, agents included. Arizona does cap association fees at $400. That cap is for preparing disclosure documents. It does not touch a percentage of sale price, which is a different fee under a different statute, and Arizona REALTORS have said so in print.

Last thing, and it is why I made this. Of nine clubs I checked, one publishes what membership costs. The other eight route you to a phone number, which is their right and is how private clubs generally work. It does mean every figure online for them is somebody's estimate, and some sheets still circulating up here are nine years old.

Ask the club, in writing, before you write the offer. 480.688.8808

Jamie Wong · RE/MAX Fine Properties

A week on from the convergence story and most of it has come apart, which is the first thing worth saying because I led ...
10/05/2026

A week on from the convergence story and most of it has come apart, which is the first thing worth saying because I led with it. Scottsdale's new listings came on at $1,189,000 against a $1,290,000 median, so the gap I called effectively zero seven days ago is back out to $101,000. It narrowed six readings in a row to get down to $7,000 and gave all of that back in one. Flagstaff did the same thing. Its new listings dropped $135,000 to $750,000 while the median printed exactly $875,000 for a fifth time, so after a single report of arriving above the standing market, new inventory up there is $125,000 under it again. Both convergences lasted exactly one reading. Paradise Valley went the other way and went hard. Its new listings came in at $8,449,994 against a $5,850,000 median, which puts new inventory about $2.6 million above the market it is joining, the widest gap I have recorded in either direction. That is the fourth change of direction since August on 147 active listings, and it is the whole reason I have never called that number a trend. Price per square foot there is $1,030, a third straight reading above a thousand dollars and another high. The steadier half of this batch is supply. Scottsdale added 54 homes to reach 1,285, a second consecutive build and 166 across two weeks, which is the autumn listing wave doing exactly what it is supposed to do. Flagstaff held at 372, unchanged to the home. Days on market barely moved anywhere: 116 in Scottsdale, 118 in Flagstaff, 150 in Paradise Valley. Scottsdale rent rose $100 to $4,400. Full breakdown in the slides. 📊

📞 480.688.8808 📧 [email protected]

Oktoberfest is tomorrow at Wheeler Park, and the farmers market runs Sunday morning at City Hall. The rest of the month ...
10/03/2026

Oktoberfest is tomorrow at Wheeler Park, and the farmers market runs Sunday morning at City Hall. The rest of the month is on the graphic.

Three things that are not, and the first one matters more than anything on the list.

The aspens are at or near peak right now. The Forest Service puts the higher elevations around Flagstaff at their prime in early October, so this weekend and next are the window.

And Lockett Meadow Road is closed. Not just the drive up. The Forest Service has it shut to all traffic including foot and bike, so parking at the bottom and walking in is not an option either. Every fall color article in Arizona points people at Lockett Meadow, and it is closed.

Where the Forest Service actually sends you instead, by name: the Aspen Nature Lollipop Trail, Kendrick Park Watchable Wildlife Trail, Weatherford Trail, Abineau Trail, Snowbowl Road, the Around the Peaks loop, and Schultz Pass. All open, all on their own list.

Third. The Snowbowl gondola is running daily, ten to four, through October 18. After that it is done until the snow. If riding up to eleven thousand five hundred feet is on your list this year, you have about two weeks.

The rest is on the image. Storytime Thursday mornings at the East Flagstaff library, movie night Fridays at High Country, yoga at Snowbowl and the fall festival at Warner's both on the 17th, the Colorado Plateau exhibit at the Museum of Northern Arizona, and a kids painting class on Halloween.

October is the month people stop visiting Flagstaff and start pricing it. If that is turning into a real thought, I am around. 480.688.8808

Where do you send people for the aspens.

Jamie Wong · RE/MAX Fine Properties

Under contract on Bent Tree.We put this one up two weeks ago and it is spoken for.Three bedrooms and three full baths in...
10/02/2026

Under contract on Bent Tree.

We put this one up two weeks ago and it is spoken for.

Three bedrooms and three full baths in 2,048 square feet, built in 2024. The part worth understanding is the plan, and it is the thing I did not give enough room to the first time. Two of the three bedrooms are primary suites. At this size that is unusual, and it changes who the house works for: two couples buying together, a parent moving in, or somebody who simply wants guests to have a real suite rather than a spare room. Add the junior ensuite and nobody is sharing anything.

Wolf appliances, a gas cooktop, multiple ovens, a custom wood hood, a w**e refrigerator, quartz counters and a full height backsplash. A gas fireplace in the great room. No steps inside. A covered deck with a built in barbecue, looking into the pines.

3 beds. 3 baths. 2,048 square feet. Built 2024. Listed at $1,875,000.

Mountain Vista sits inside guard gated Pine Canyon, the association carries the roof and the exterior, and club membership is purchased separately.

This one is taken. If a Pine Canyon lock and leave is the thing you have been circling, tell me what you actually need and I will tell you what is coming. 480.688.8808

Two primary suites, or one primary and a bigger great room. Which way would you go.

Jamie Wong · RE/MAX Fine Properties

#86005

Under contract in Glendale.Two bedrooms, one bath, 895 square feet on a quiet cul de sac off 44th Avenue, listed at $275...
09/29/2026

Under contract in Glendale.

Two bedrooms, one bath, 895 square feet on a quiet cul de sac off 44th Avenue, listed at $275,000.

The plan is the best thing about it. The living space runs straight through from the front of the house to the back with tile the whole way, the kitchen kept its window over the sink, and one room takes light from a slider and a window on the same wall. It lives open and it lives bright.

New carpet went in this September. There is a covered carport, a walled back yard, and no HOA, which in this part of the valley is worth more than most people account for.

2 beds. 1 bath. 895 square feet. 0.13 acres. Listed at $275,000.

This one is spoken for. If you have been looking in this range and have not found it yet, tell me what you need and I will watch for the next one. 480.688.8808

Jamie Wong · RE/MAX Fine Properties

This week's market reports are in. Scottsdale's new listings came on at $1,292,000 against a $1,299,000 median list. Tha...
09/28/2026

This week's market reports are in. Scottsdale's new listings came on at $1,292,000 against a $1,299,000 median list. That is a gap of $7,000 on a $1.3 million market, which is effectively zero. In August it was $236,500. What is arriving and what is already sitting are now priced the same, and that is the healthiest thing this series has printed since I started it. Flagstaff did the same thing from the other direction. Its new listings fell from $1,050,000 to $885,000 while the median went right back to exactly $875,000, where it has now printed four times since August. So the flip I reported two weeks ago held, new inventory is still arriving above the standing market, but the gap collapsed from about $184,000 to $10,000. Both cities have essentially met in the middle. The other half of this batch is supply. Scottsdale added 112 homes to reach 1,231, which ends a run of falling inventory that had held since the summer. Paradise Valley added 20 to reach 146, a 16 percent jump in a market that small. That is the autumn listing wave arriving on schedule. Paradise Valley also flipped back. Its new listings came in at $4,725,000 against a $5,895,000 median, so after one report of arriving above the market they are $1.17 million under it again. That is the third time that number has changed direction since August, and it is exactly why I have never called it a trend. Price per square foot there is $1,025, the highest I have recorded. Scottsdale inched to $489 and its average listing improved to 116 days. Rents were flat everywhere except Scottsdale, down $50 to $4,300. That is the third quarter closing. Full breakdown in the slides. 📊

📞 (480) 688-8808
📧 [email protected]

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Flagstaff, AZ
86001-86005-86004, 86011

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