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Roy's Cell: 928-300-0690
Roy’s BEST BUYS in Sedona Real Estate
These are my picks for some of the best Sedona real estate offerings currently on the market – regardless of what agent or company has the listing. None of these are our listings since we never accept listings. I just happen to like them.
A number of factors could land a property on the Best Buy list – price, setting, views (highly valued in Sedona), quality of construction, and finishes. All the properties, though, are excellent values even at the list price – and that, of course, is always open to negotiation. The idea is to land you a property that you will love – at a great price!
Please remember that we, at the Buyer Brokers Group, never accept listings, and therefore, have no vested interest in any property suggested here. When you search the MLS # on our Property Search page, you’ll see who the respective listing agents and companies are, but of course, we strongly recommend that you employ one of us as your Buyer’s Agent. There is no charge to you for this service, and I pledge to you that we will negotiate the best possible deal for you on any property you choose to purchase.
With the market surge this year, the Best Buy properties are going very fast. We’ll be adding new ones in the days ahead.
Please contact me at roy@sedonarealestate.com or call (928) 300-0690 for further inside information about these or any other Sedona real estate listings.
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SINGLE FAMILY HOMES
PRICE DROP – NOW PENDING SALE
$445,000 MLS# 124174 104 Shadow Mtn. Dr. West Sedona – rare Cottages at Coffeepot SHORT-SALE
1908 sq. ft. $233/sq.ft. 2 bedrooms/2 baths Built 1988 .14 acres Luxury Townhome/Single Family Home “hybrid”
The Cottages at Coffeepot are Sedona real estate’s most prestigious townhomes – although they’re often considered single family homes. An upscale gated community with pool and tennis courts in one of my favorite neighborhoods, the Soldiers’ Pass Area. Backs to National Forest under Coffeepot Rock. Elegant homes constructed by Phil Morris, one of Sedona’s top builders.
This particular home was sold in 2006 for $825,000. Kitchen could still use a makeover, but it has been updated with some great flooring and other charming touches. Completely private back patio with a view. Price just dropped another $25,000. It will sell, by far, for the lowest price there in the past decade.
It’s a short-sale, but we’re getting signals form the banks lately that they’re now committed to getting those done. It’s definitely worth a shot.
PENDING SALE
$398,000 MLS# 132094 360 Bell Rock Blvd. Village of Oak Creek
2217 sq. ft. $180/sq.ft. 3 bedrooms/2 baths Built in 2002 on .24 acres
A delightful new listing in the Village, very well built by the talented Joel Koch – one of Sedona’s better contractors, with first –rate finishes. The house is oriented toward the north and west, away from Bell Rock Blvd. a couple of blocks from the National Forest. Excellent views. Relatively private. One of Sedona’s best in the price range.
$379,000 MLS# 131301 2025 Whippet Way West Sedona
1650 sq. ft. $230/sq.ft. 3-4 bedrooms/3 baths Built in 2012 on .10 acres
New construction, by an excellent builder. Small, well-built and appointed. All the bells and whistles in a compact package. Low maintenance. Walking distance or short drive to Safeway, restaurants and movie theater in West Sedona.
Has the option of locking off part of the house to be a separate unit for rental or mother-in-law suite. A new twist for Sedona real estate. Makes sense for a lot of people, especially as a second home.
$365,000 MLS#128343 35 Roundup Dr. West Sedona – Western Hills
2485 sq. ft $147/sq.ft. 4 bedrooms/2 baths Built 1995 on .25 acres
Kind of a sleeper and a pleasant surprise. Lots of home for the money and Capitol (Butte) views in a good neighborhood – Western Hills. Has more of a woody feeling than the southwestern style typical of Sedona homes – with cedar-lined cathedral ceiling in the living room. Started at $428,000over a year ago.
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LUXURY HOMES – $750,000+
SOLD on 17 April for $1,620,000
$1,695,000 MLS# 128847 140 Rolling Drive So. Side of Sedona in Sky Mountain
5248 sq. ft. $323/sq.ft. 4 bedrooms/5 baths Built 2001 on 1+ acres
This is a delightful and private enclave with its own artistically fashioned gate and marvelous views and a great swimming pool. The current owner bought it in late 2001 as it was nearing completion for $1,575,000 and spent probably a couple hundred thou more creating a terrific guest casita. The main home has been very lightly used as a second home with a care-taker living on and off in the guest casita. That’s their motivation for selling; they’re hardly ever here. Originally on the market in 2008-2009 at $2.4 million. Returned in 2011 at $1,895,000. Just dropped $200,000 to its present price. Love this place, especially at below its 2001 cost. Hard to beat that. In my opinion, it’s now The best value in the Sedona real estate luxury market.
BACK ON THE MARKET & FINALLY A PRICE DROP
$1,369,000 MLS#127378 225 Morgan Rd. South Sedona – Broken Arrow
4148 sq. ft $352/sq.ft. 3 bd/3.5 baths Built 2006 1.1 acres/USFS
This puppy has been on and off the Sedona real estate market still Nov. 2007 when it started at $2,120,000 and returned in August 2010 at $1,459,000. Having said that, it’s marvelous and classy example of southwestern architecture. Fabulous kitchen and master bedroom. Backs to National Forest. Wonderful view of Elephant Butte in the backyard. Plenty of room for a pool. If you want one, the seller can build it. He’s a builder and he went all-out on his family’s own home. Was recently under contract and fell out of escrow at the last moment. The sellers moved an out, anticipating that the sale would go through, so now I would expect a bit more urgency on their part.
PRICE DROP
$1,649,000 MLS#130470 171 Alhambra Rd. W. Sedona – Rolling Hills
4636 sq. ft. $377/sq.ft. 2 master suites/3.5 baths Built 1984+ . 98 acre
I have long waited to see this come on the market. Absolutely one of the best high hill top views in Sedona – a 10 – and terrific privacy. Nosebleed patios almost surround the house. The house itself, while very charming and remodeled, is still a bit dated and flows a little awkwardly. I would simply deal with that happily if I could get the price down sufficiently. There was a recent price drop, but it still has a way to go. But, now I think we’re in the neighborhood in which we can start negotiating.
$1,195,000 MLS#129207 11 West McCullough Drive
South Side of Sedona - Mystic Hills
3,390 sq.ft. $353/sq.ft 3 bedrooms/2.5 baths Built 1998 on .41 acres
This is an elegant Sedona home with wonderful views, huge kitchen, with an open and airy feel. Marvelous and very private back patio with a pool and spa. Everything about the place oozes quality. Plenty of privacy and quietude.
When it sold for $1,400,000 in 2005, the seller at the time was outraged at the low price. At the current price it’s again going to be a great deal.
As mentioned above, Mystic Hills is an upscale community – primarily million dollar homes – with an excellent clubhouse, pool, exercise room, and tennis courts. It’s a great place to live.
$1,195,000 MLS#130792 3130 Thunder Mtn. Rd. West Sedona – Thunder Mtn 3,707 sq.ft. $322/sq.ft 4 bedrooms/4.75 baths Built 2005 on .65 acres
This September entry into the Sedona real estate market is a bona fide luxury home with all the expected bells and whistles – Wolf & SubZero appliances - and then some, like in-floor radiant heating, an elevator, and “Smart House” electronics. Designed by Eric Brandt, it’s got it all, plus views and privacy. Backs to community open space for extra privacy. The $/sq. ft sounds a tad high, but it’s on the low end relative to its actual competition – and you definitely get your money’s worth.
$1,098,000 MLS#127599 70 La Barranca Dr. VOC – La Barranca
3906 sq. ft $281/sq.ft. 4 bedrooms/4.5 baths Built 2005 on 1.01 acres
Beautifully executed Santa Fe style home with one of the best kitchens I’ve seen in a home in any price range and a delightful guest casita. LaBarranca is an upscale, gated community in the Village of Oak Creek. This house sits on an area, but overlooks a large green belt with bridle paths and a sporadically flowing stream. Very good views. Original price in 2010 was $1,395,000. Price dropped $52K this past fall.
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PATIO HOMES / CONDOS
Price Drop
$409,000 MLS#128922 110 Rio Sinagua VOC – Las Piedras Townhomes
2369 sq. ft $177/sq.ft. 2 master bedrooms/2.5 bath Built 1998
Las Piedras, in the Village of Oak Creek, is probably my favorite townhome community in terms of high quality design and construction. And, this two story model has always been, to me, the best value in Las Piedras. Two genuine master suites plus a sizable den on the second floor that can easily be used as a third bedroom when needed. Most units here don’t have very good views. This one, however, is an exception. Excellent red rock vistas and backing to greenbelt. And, it’s probably the best deal in its class. Listed as high as $685K in 2008, it sold for $479K in August of 2009. Under $400K, it’ll be a genuine steal.
PENDING SALE
$369,000 MLS#130704 180 Colinas VOC – Las Piedras Townhomes
1910 sq. ft $196/sq.ft. 3 bedrooms/2.5 bath Built 2001
This is my favorite of all the single story models in Las Piedras. It’s relatively new on the market and priced much the same as the other models like it – but just dropped another $10,000. The BIG difference is that this one has excellent views and backs to greenbelt. Most of the single level homes there are completely viewless and feel a little claustrophobic to me. This is the exception. The owners bought it new in 2001 for about $360K, so we’re nearly back that original price. So, even though the list $/sq.ft is somewhat high, it’s still an excellent value.
$223,000 MLS#130153 16 Copper Springs Dr. #`16 VOC – Canyon Mesa Country Club
1280 sq. ft. $194/sq.ft. 2 bedrooms/2.5 baths Built 1991
Looking for a legal vacation rental (with mg’t on the premises) in a gated resort-like setting? This a light and airy two story unit with views of the 9 hole golf course (there’s also a pool along with the tennis courts and clubhouse). Canyon Mesa’s HOA dues are high – $325 – but at least you get a lot for your money. Ideal for a second home that can be rented out on a weekly basis to cover expenses. That’s rare in Sedona real estate. Recent $25K price drop.
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VACANT LAND / LOTS
SOLD for $150,000 6 April 2012
$195,000 MLS# 128398 125 East Mallard Drive South Sedona
Lot 88 in Mystic Hills .49 acres
I’ve always considered this to be one of the best residential lots – especially for the price - in the City of Sedona. Sits high on a hill, has 360 degree views, borders open space, and overlooks a big, gorgeous arroyo. Terrific views of Cathedral Rock, Elephant Butte, and Bell Rock, among others. Easy build, mostly flat lot. And, unlike many lots in the area, is protected from Hwy 179 road noise. Mystic Hills is an upscale community – primarily million dollar homes – with an excellent clubhouse, pool, exercise room, and tennis courts.
The price has dropped $84,000 from it’s original $279,000 price last winter and it’s now listed well below even the county’s low tax assessed value. Back in 2008, under previous ownership, this was listed at $440K.
NOW PENDING
$65,000 MLS#130775 50 San Luis Cir. West Sedona - Mission Hills Lot
.0298 acres
Easily the best buy for under $100K in Sedona land. Excellent views. Backs to City of Sedona – Posse Grounds park. Well treed. On a quiet cul de sac in a nice neighborhood. It does have a significant slope that would require about $20K in site prep before building.
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PENDING SALE, UNDER CONTRACT:
SOLD
$799,000 MLS#130766 3300 Calle del Montana West Sedona – Foothills South
4211 sq. ft. $213/sq.ft. 4 bedrooms/2.75 baths Built 1996 on .96 acres
The sad (for the seller) history of this impressive home is a familiar one: initially offered at an inflated list price and chased the market for years and now is back at a fire sale price. Back in 2006, this was listed at $2.15 million. At $895K it’s probably the Best Buy among Sedona luxury homes. It’s currently vacant and in need of some color and design warmth, but quality is there. Travertine flooring throughout. Top shelf appliances. Astounding views and plenty of privacy. A 50K price drop this past fall.
SOLD for $285,000
$310,000 MLS#128003 13800 Angel Valley Rd. @ 5 miles S.West of Sedona
1100 sq. ft 282/sq.ft. 3 bedrooms/2 baths Built 1962/1981 on .42 acres
Looking for a quaint log cabin getaway under the sycamores on Oak Creek? Hard to beat this one, even if it’s a bit pricey on a per square foot basis. This is the former retreat of famous Cowboy Artists of America founder, Joe Beeler. That fits. You’ll feel like Zane Gray in the Call of the Canyon (but it’s not in the somewhat noisy and busy Canyon). Price has dropped from $399,000. This one is for the person who wants a true vacation home out in the boonies at the end of a dirt road that passes through the Angel Valley Retreat Center ((which it backs to). The payoff is its closeness to the creek (yes, a flood zone) and National Forest on the other side.
SOLD
$595,000 MLS#131072 65 Walapai West Sedona – Kachina
3940 sq. ft. $151/sq.ft. 4 bedrooms/3.75 baths Built 1988* on .98 acres
This new listing had even more of a checkered history before going into foreclosure and now returning to the market in spruced-up form. Back in 2008 it was listed for $1.15 million – after a major renovation was completed. The photos do not do it justice. Fabulous kitchen, hard wood floors throughout (Brazilian mesquite), hill top views, privacy. Wins the title as the Best Buy in its price range in West Sedona real estate.
SOLD for $650,000 April 2012
$650,000 MLS#131155 115 Gunsmoke Rd. West Sedona – Thunder Mountain
2,348 sq. ft. $277/sq.ft. 3 bedrooms/2.25 baths Built 2003 on 1.54 acres
New on the market. A rare (in Sedona) SW contemporary with a European feel. Perfect for someone who is looking for a smaller, truly luxury-quality home. It’s extremely well appointed, has lots of privacy, and good views. Ambitiously listed for $1,149,000 in 2008, it’s now at terrific buy even at the current list price.
TEMPORARILY OFF THE MARKET
$209,000 MLS#129921 380 Coffee Pot Drive West Sedona
1455 sq. ft $144/sq.ft. 3 bedrooms/3.5 baths Built 1992 on .14 acres
Here’s a pleasant, inexpensive home close to everything in West Sedona. Has a light-filled contemporary feel. Master bedroom on the upper level and another on the lower level with a separate entry. That could be used as a studio, therapy room, or in-law suite. Downside is that it doesn’t have a garage. Should go for under $200K. Sold for $169,800 in 2001. Came on the market in 2008 at $369,000. Had some recent repairs that will make it more saleable.
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SOLDS
BEST BUY FLASH!
SOLD for $350,000 for both lots on 28 Dec. 2011
$189,900 each MLS# 129700 55 & 50 Russet Ridge Pl. Lower Red Rock Loop
Cross Creek Ranch
Lot 80 – 2.71 acres &/or Lot 81 - 2.07
Cross Creek Ranch is a very upscale, gated community just west of town (10 minute drive to the middle of West Sedona), with its own water and sewage treatment facility. 82 lots, all over two acres, many with good views of Cathedral Rock. Appropriately enough it’s bounded on three sides by Oak Creek. The development came on the land market in about 2001 just as it was starting take off and was an immediate hit, particularly with locals and investors. At the height of the market, some of the lots were selling in the $800K-$900K range.
The seller of Lot 80 bought it for $540,000 in December of 2004 and needs to sell before the end of the year to take a tax loss. He may even finance it. And, there’s probably some room for negotiation. It’s one of the higher lots – as is its next door neighbor, Lot 81. Good views. A genuine steal.
SOLD for $435,000 on 25 January 2012
$444,000 MLS#128515 677 Crown Ridge . VOC – Sedona Golf Resort
2587 sq. ft $172/sq.ft. 3 bedrooms/2.5 bath Built 1997 on .17 acres
New price drop. Now probably the best value currently on the market in the Sedona Golf Resort in the Village of Oak Creek. Prime Sedona real estate location with back patio overlooking the golf course and red rocks to the north, but out of the way of errant balls. Other homes in this section have sold near $700K in the past year or so. This one was $675K last November. Sold for $419k in 1997.
SOLD for $192,500 (full price) on 19 Dec. 2011
$192,500 MLS#130675 96 Morning Sun Dr. W. Sedona – Anasazi Townhomes
1239 sq. ft. $169/sq.ft. 2 bedrooms/2 baths Built 1995
A move-in ready townhome in a very pleasant West Sedona complex. Nice pool and clubhouse. Last sold for $372,500 in 2005. Now an REO. $16,500 price drop on 28 Sept.2011.
SOLD for $238,500 ($41,500 more than list) on 16 Nov. 2011
(&, yes, it did have multiple offers)
$197,000 MLS#131233 105 Arch Drive VOC – Fairway Oaks
2103 sq. ft $94/sq.ft. 3 bedrooms/2.5 bath Built 1987 .25 on acres
Here’s a brand new REO in a lovely Village of Oak Creek neighborhood at a price that would have been a good deal back in the 1990’s. It sold for $427K in early 2005. Has a 2007 mortgage of $544K. Needs updating and some TLC – especially all the wood work, but it’s such a screaming deal that it’s likely to attract multiple offers that will bid up the price. That’s beginning to happen a lot in Sedona real estate these days.
That turned out out to be fair prophesy. As of 4 October, it already has at least four offers. That’s typical of well priced REO’s.
SOLD for $699,000 (full price) on 6 Oct. 2011
$699,000 MLS#130538 30 St. Moritz Central Sedona – Rolling Hills
3346 sq. ft $224/sq.ft. 4 bedrooms/3 baths Built 1998 on .55 acres
A rare, for Sedona, 4 bedroom in this price range. Fabulous hill-top views and plenty of privacy. In an upscale, well-located neighborhood. Last sold for $682K in 2003 and the home has been updated since.
SOLD for $427,500 on 26 Sept. 2011
$449,500 MLS#129467 375 Arroyo Pinon Dr.W. Sedona
2002 sq. ft $214/sq.ft. 3bd/2 baths Built 2006 .28 acres
A lovely, newer, well-designed John Badiaco home with views of Cathedral Rock from the commodious back patio in West Sedona. I especially like the master and the guest bedrooms, , each with their own patios. The one design flaw is the lack of a well-defined dining area, but the current owner has compensated nicely for that. She bought it in 2008 for $575,000.
SOLD for $193,000 on 29 Aug. 2011
$199,500 MLS#130529 845 Dusty Rose Dr. West Sedona – Nepenthe
936 sq.ft. $206/sq.ft. 2 bedrooms/1.5 baths Built 1996+ Townhome
This is simply one of the nicest Nepenthe’s I’ve seen for the money. Beautifully upgraded this year. Has a pleasant back yard with pine trees and a peek-a-boo view of Thunder Mtn. as well as some mobile homes on the other side of the fence. Last sold for $139,900 in 1999.
SOLD for $425,000
$440,000 MLS#130566 Broken Lance Way VOC
2661 sq. ft $160/sq.ft. 3 bdrs/2 baths Built 2006 .28 acres
I loved this place when it sold for $862,000 back in 2007. I love it even more at half price. Wonderful Casa Natural classic with all the bells and whistles – including a great patio, outdoor kitchen, pool and spa. It even has great views. It’s a Sedona real estate steal.
SOLD for $285,000 on 23 August 2011
$299,000 MLS#129667 154 Sage Dr. South Sedona – Chapel
1604 sq. ft $186/sq.ft. 3 bd/2 baths Built 1973/1989 .28 acres
Here’s another Sedona real estate old favorite at an attractive new price. First listed in late 2006 at $619,000, I thought it was looking good when it dropped to $449,000 in 2008. Then it went away and made a come back this spring. There some question about when it was actually built, but it was massively remodeled in 2006 and turned into an exquisite little home. Excellent appointments, lots of character, and very good views.
SOLD for $895,000 on 31 August 2011
$924,500 MLS# 128241 945 West Park Ridge Uptown Sedona - Jordan Park
3,351 sq. ft. $285/sq.ft. 3 bedrooms/3.5 baths Built 2002 on .23 acres
This is a delightful new find in Jordan Park - a very upscale neighborhood in Uptown Sedona that has National Forest on three sides. The lots are all “building envelopes” with plenty of open space around them, so they’re far more private than the lot size might indicate. The current owners got a terrific bargain when they bought this in 2006 for $995,000 and then proceeded to turn an “ugly duckling” into a classic Southwestern swan. It’s now a charming, classy home with excellent views on three sides and plenty of privacy. I especially like the new outdoor area at the back of the home that overlooks a beautiful arroyo as well as more distant red views.
SOLD 17 August 2011 for $480,000
$499,000 MLS# 125513 30 Saddlerock Lane West Sedona
2,669 sq.ft. $187/sq.ft. 3 bedrooms/2 baths Built 1996 on .30 acres
This is a gem of Southwestern architecture in the very pleasant Saddlerock neighborhood in West Sedona. The current owner bought it in 2005 for $600,000 and then did extensive and beautifully executed remodeling. Looks and feels like a home that would cost much more. Nice views and outdoor space. Great location.
SOLD 24 March 2011 for $564,500
$599,000 MLS# 125526 30 Northern Shadows Lane - West Sedona
3,539 sq. ft. $169/sq.ft. 3 bedrooms/3 baths Built in 1996 on .44 acres
I’ve been watching this one since the spring of 2008 when it first came on the Sedona real estate market at $1.285 million. Now it’s less than half that price with a cost per sq. ft. that puts it nearly at the REO level. But, it’s not; it’s a normal sale. It’s across the street from National Forest in the terrific, upscale, and very quiet Painted Cliffs neighborhood of West Sedona just off Soldiers’ Pass Road.
It’s been a sleeper because it’s hidden behind a dense growth of trees that partially block the view. With some judicious thinning the view would open up nicely.
The house is clearly a luxury home, but does need some updating from 1996. The builder, John Griffin, is one of Sedona’s best.
Financials: Latest price drop from $699,000 on 28 September – now getting lots of activity. Appears to have a loan of about $221,000.
SOLD 26 January 2011 for $2,500,000
Price: $3,200,000 MLS#: 127480 70 Eagle Dancer – West Sedona REO
9,286 sq. ft. $312/sq. ft. 5 bedrooms/7.5 baths Built in 2008 on 5 acres
This is about as good as it gets for Sedona real estate. A barely finished and lived-in, privately gated, five acre estate bordering National Forest overlooking the Soldiers’ Pass area. Absolutely incredible views from the highest point in West Sedona. Was owned by a developer who was way over-extended when the market crashed and it’s now a REO. The place looks a bit stark now that’s empty and it could definitely use some good landscaping to soften it, but it’s a dramatically designed and surprisingly liveable home inside and out. There’s nothing like it in Sedona. We’re getting jump on it because if it is priced where we think it’ll be, it’ll go fast.
Financials: Was first listed at over $6 mil. Came down to $3.6 before foreclosure.
The mortgage is over$4 mil. Just the land cost $1.25 in 2003.
SOLD for $163,000 on 3 Dec. 2010
$167,900 MLS 127164 45 Juniper – VOC REO
1586 sq. ft. $106/sq.ft. 3 bedroom/2 baths Built in 2007 on .20 acres
At the far other end of the spectrum is great value in the Village of Oak Creek. Also an REO formerly owned by a developer who went belly-up. It’s a sweet starter or investment home with surprisingly nice finishes – granite in the kitchen. Needs new carpeting and general freshing-up since it was a rental. The neighborhood has lots of trees and a rural feel. It hasn’t sold yet because it’s in a flood plain and that scares off buyers. But, that’s not a real worry. As you can see from the photos, it’s built on pillars and is secure enough that it doesn’t even require flood insurance. I’d live in it. It’s my Best Buy at the modest end of Sedona real estate.
Financials: Was listed for $405K in 2008. $183,000 as foreclosure on July 23,2010.
Auction price in Feb. 2010: $219K.
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