Coconino County Arizona Real Estate Guide — July 2026
Coconino County Arizona real estate in July 2026 sits at peak summer selling season. The county median sale price has pushed near $780,000 on the latest 30-day cut, up from $760,000 in June, with single-family homes averaging 35 days on market. Active listings sit at roughly 510 county-wide, up approximately 40% year-over-year and the highest active count in more than three years. This is one of Arizona’s most lifestyle-driven markets… buyers move here for elevation, climate, and access to public lands, not for cheap square footage. With Northern Arizona University, Flagstaff Medical Center, and W.L. Gore & Associates anchoring the employment base, the county supports a stable year-round economy that is largely independent from the Phoenix metro cycle. This Coconino County Arizona real estate hub guide pulls together every published county city market report, current county-wide July 2026 data, top school districts per the Arizona Department of Education FY25 release, and the major employers driving demand across the county.
July 2026 Coconino County Market Snapshot
County Median Sale Price $780,000 ▲ Summer peak |
Price / Sq Ft $373 ▲ Flagstaff core |
Homes Sold (Mo) 140 to 170 ▲ Peak summer pace |
Active Listings 510 ▲ +40% YoY |
Days on Market 35 days ▲ Widening vs June |
Sale-to-List 97% → Negotiable |
Months of Supply 3.4 ▲ Buyer leverage |
Market Type Balanced → Lean buyer |
County medians are blended across every city and submarket. For hyper-local pricing in your target market, drill into the city-specific reports below. Flagstaff and Oak Creek Canyon push the upper end of the county range. Page and Williams typically come in below the county median.
▶What’s My Coconino Home Worth?◀Coconino County Demographics & Geography
Coconino County had an estimated population of 149,453 as of 2025 according to the Arizona Office of Economic Opportunity, up 2.6% from the 2020 Census count of 145,101. The county is projected to reach roughly 155,000 by 2030. Population density is among the lowest in Arizona because of the county’s massive land area… 18,661 square miles spread across mountain forest, the Colorado Plateau, the Grand Canyon, and the Navajo, Hopi, Hualapai, and Havasupai reservations.
The county is racially and culturally diverse by Arizona standards. Roughly 25% of residents identify as Native American (predominantly Navajo, with smaller Hopi, Hualapai, and Havasupai populations), one of the highest concentrations of any US county. The median household income is approximately $69,748 with a per-capita income near $47,118. Flagstaff drives the household formation story… the city’s elevation, NAU enrollment, and four-season climate attract a steady mix of academic professionals, healthcare workers, remote workers, and second-home buyers.
Population (2025) 149,453 ▲ +2.6% since 2020 |
Total Area 18,661 sq mi → Largest in AZ |
County Seat Flagstaff → NAU home |
County GDP $10.0B → 6th in AZ |
Median Household Income $69,748 → Mid-tier AZ |
Founded 1891 → 135 years |
Total Jobs 70,300 ▲ Education + health led |
Highest Peak 12,637 ft → Humphreys Peak |
Coconino County Economic Drivers
Coconino County’s economy stands on three pillars… education, healthcare, and advanced manufacturing. Northern Arizona University is the single largest employer in the county with roughly 2,571 employees and an enrollment that drives demand for student rentals, faculty housing, and adjacent neighborhoods. Flagstaff Medical Center (part of Northern Arizona Healthcare) employs around 2,200 across nursing, physician, and support roles and is the regional trauma center for northern Arizona. W.L. Gore & Associates manufactures medical devices and high-performance materials with approximately 2,000 Flagstaff-based associates across 11 buildings… one of the only major private-sector tech-manufacturing employers in the state outside the Phoenix and Tucson metros.
Layered on top of those three anchors are government, distribution, and tourism employers. Coconino County government, the City of Flagstaff, Flagstaff Unified School District (1,375 employees), the US Forest Service (Coconino National Forest headquarters), and Grand Canyon National Park employ thousands more between them. Nestlé Purina PetCare operates a major Flagstaff plant. The Walgreens Distribution Center anchors logistics. Lowell Observatory and the USGS Astrogeology Science Center (where Apollo astronauts trained) round out a science-heavy employment profile that is unusual for a market this size.
The result is a labor market that is more recession-resistant than most Arizona counties. Education, healthcare, and federal-land employment do not swing with the Phoenix building cycle. Tourism softens during winter shoulder seasons but Grand Canyon visitation alone delivered 4.9 million visitors in 2024, plus 4.35 million at Glen Canyon National Recreation Area. That visitor base sustains a year-round hospitality, vacation-rental, and short-term lodging economy across Flagstaff, Tusayan, Page, and Williams.
Cities & Communities in Coconino County
Five Coconino County Arizona real estate markets have dedicated city pages on this site. Each report covers monthly market data, schools, neighborhoods, and submarket character. Tap any card to drill into the full local report. Sedona straddles the Yavapai/Coconino line and is covered on the dedicated Sedona page.
Flagstaff, AZ
County seat, NAU campus, four-season climate at 7,000 ft elevation. The largest market in the county and the anchor for northern Arizona real estate.
🚂 Flagstaff / N. ArizonaWilliams, AZ
“Gateway to the Grand Canyon”… historic Route 66 town, Grand Canyon Railway departure point, lower price entry than Flagstaff core.
🌊 Northern ArizonaPage, AZ
Lake Powell, Glen Canyon Dam, Horseshoe Bend. The most affordable Coconino market and the second-home capital for boating and water-sports buyers.
🏞️ Flagstaff / N. ArizonaTusayan, AZ
Tiny town one mile from Grand Canyon’s South Rim entrance. Heavily commercial / hospitality, limited residential inventory, employee housing dominated.
🌲 Verde ValleyOak Creek Canyon, AZ
The drive between Flagstaff and Sedona… year-round creek, red rock, cabin culture. Limited supply pushes prices well above the county median.
Other unincorporated Coconino communities include Munds Park, Forest Lakes Estates, Parks, Bellemont, Mountainaire, Kachina Village, Doney Park, Fredonia, and Tuba City. These are covered as submarket sections inside the Flagstaff and Page city reports where applicable.
Top School Districts in Coconino County
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Coconino County is home to five A-rated LEAs and nine B-rated LEAs. The county’s largest district by enrollment, Flagstaff Unified District, earned a B grade at the LEA level across 16 schools. The two A-rated traditional districts are Williams Unified District (2 schools) and the Coconino County Accommodation School District (3 schools). Three Coconino charter schools also earned A grades at the LEA level: Northland Preparatory Academy, Haven Montessori Children’s House, and Mountain School.
Williams Unified District
Per ADE FY25 official data, Williams Unified earned an A letter grade at the LEA level. Williams Elementary/Middle School posted 83.21 total points (A grade), and Williams High School earned a B grade with 65.37 total points… rare to find both campuses graded so strongly in a market this small.
A LEA 2 SCHOOLS FY25 ADENorthland Preparatory Academy
Per ADE FY25 official data, Northland Preparatory Academy earned an A letter grade at the LEA level. NPA is a college-preparatory charter that consistently ranks among the strongest Flagstaff-area public-school options. Acceptance is via lottery and waitlists are typical.
A LEA CHARTER 7-12 PREPFlagstaff Unified District
Per ADE FY25 official data, FUSD earned a B letter grade at the LEA level. Flagstaff High School posted an A grade with 80.31 total points (the highest 9-12 score in the county). DeMiguel Elementary earned an A with 92.28 points. FUSD is the county’s largest district and the primary residential driver.
B LEA 16 SCHOOLS FLAG HIGH = APage Unified School District #8
Per ADE FY25 official data, Page Unified earned a B letter grade at the LEA level. Page High School posted 73.22 total points (B grade) with a strong 10/10 graduation rate score. Page Unified serves the Lake Powell corridor and is the largest district in the northern county.
B LEA 6 SCHOOLS LAKE POWELLGrand Canyon Unified District
Per ADE FY25 official data, Grand Canyon Unified earned a B letter grade at the LEA level. Grand Canyon High School posted 65.89 total points (B grade) with a 10/10 graduation rate score. One of the most unique school assignments in the country… students attend class on the South Rim itself.
B LEA 2 SCHOOLS SOUTH RIMTuba City Unified School District #15
Per ADE FY25 official data, Tuba City Unified earned a B letter grade at the LEA level. Tuba City High School posted 63.27 total points (B grade). The district serves a predominantly Navajo Nation enrollment in the northeast corner of Coconino County.
B LEA 6 SCHOOLS NAVAJO NATIONSource note: All letter grades on this page reflect the official Arizona Department of Education FY25 A-F release (April 15, 2026), the most current state-issued data available. Third-party aggregators (Niche, GreatSchools, SchoolGrade) are secondary references only and do not override official ADE grades. The full Coconino County LEA list includes 18 districts (5 A-rated, 9 B-rated, 4 C-rated).
Climate & Lifestyle in Coconino County
Coconino County is the antidote to low-desert Phoenix. Flagstaff sits at 7,000 feet of elevation with cold snowy winters (average lows in the teens), short mild summers (average highs in the low 80s), and roughly 100 inches of snowfall in a typical season. The San Francisco Peaks rise to 12,637 feet at Humphreys Peak, Arizona’s highest point. Arizona Snowbowl ski resort operates on the western slope of the peaks within the Coconino National Forest. Williams sits slightly lower at 6,770 feet with a similar four-season climate.
Page is the climate exception. At 4,300 feet on the Lake Powell shore in the far north of the county, Page runs hot and dry through summer (highs in the mid-90s) with cool winters and minimal snowfall. The Page market behaves more like a southern Utah lake-resort economy than a Flagstaff mountain economy. Geographic features inside Coconino County include Grand Canyon National Park, Glen Canyon National Recreation Area, Sunset Crater Volcano National Monument, Walnut Canyon National Monument, Wupatki National Monument, Oak Creek Canyon, the Mogollon Rim, the Coconino National Forest, and the Kaibab National Forest. Roughly 70% of the county is federal or tribal land.
Buyer & Seller Takeaways
Buyer Takeaways… July 2026
- Pick your climate first. Flagstaff and Williams are four-season mountain markets. Page is high-desert lake country. Oak Creek Canyon is forested red-rock cabin country. These are different climates and different lifestyles… choose deliberately.
- Inventory is up sharply year-over-year. County active listings sit near 510, up roughly 40% YoY with months of supply at 3.4. Buyers have meaningfully more leverage than in 2021 or 2022 and can negotiate price, repairs, and concessions.
- Wildfire risk is real. The Coconino National Forest experienced significant fire activity in 2022 (Tunnel Fire) and 2025. Insurance carriers are tightening underwriting in forested zones. Verify insurability BEFORE you write an offer.
- Short-term-rental rules vary by jurisdiction. If you are buying for STR income, confirm city and HOA short-term rental policies. Sedona, Flagstaff, and Williams all have STR ordinances. Page is comparatively open.
- Schools follow district boundaries, not city limits. Verify the exact school assignment before falling in love with a home… FUSD boundaries cross multiple zip codes and unincorporated areas.
- Cash buyers compete hardest in Page and Tusayan. Second-home and vacation-rental buyers are largely cash in those markets, which shortens the negotiating window on premium properties.
Seller Takeaways… July 2026
- Price for the longer DOM. County DOM is averaging 35 days and widening as inventory continues to expand, with Flagstaff core listings sometimes pushing 60-90 days and luxury Oak Creek Canyon properties commonly crossing 100 days. Aspirational pricing now causes 2-3 price reductions and a stale-listing reputation.
- Pre-listing presentation matters more than ever. Buyers have more options and they are filtering hard. Decluttering, staging, and professional photography earn measurable price premiums.
- Disclose fire history and insurance status proactively. Buyers are asking detailed questions about wildfire risk and insurance. Sellers who already have insurance binder confirmations close faster.
- Time the listing season around climate. Flagstaff and Williams perform best from late April through early October when mountain weather attracts out-of-state buyers. Page peaks May through September around Lake Powell season.
- Vacation rentals add complexity at sale time. If your property is producing STR income, organize 24 months of receipts, occupancy data, and platform reviews. Investor buyers will demand verifiable numbers.
Why Coconino County Matters in 2026
Coconino County Arizona real estate is the state’s climate-diversification play. No other Arizona county offers this combination of elevation, forest cover, four-season weather, federal-land access, and economic anchoring from a major university plus a global medical-device manufacturer plus a regional hospital system. The Phoenix metro market lives or dies with the building cycle. Coconino does not… NAU enrollment, Flagstaff Medical Center patient volume, W.L. Gore manufacturing demand, and Grand Canyon visitation move on their own clocks.
For buyers, that translates into:
- Stability: Education, healthcare, and federal-land employment do not collapse when Phoenix construction slows.
- Lifestyle access: Four-season climate, world-class hiking and skiing, dark-sky designations, and one of the most-visited national parks in the world… all inside county lines.
- Second-home demand: Phoenix buyers escaping summer heat keep the Flagstaff, Williams, and Munds Park markets active even when out-of-state demand softens.
- Limited buildable land: Roughly 70% federal or tribal land means inventory is fundamentally constrained. Long-term, that supports value.
- Cultural depth: NAU, the Museum of Northern Arizona, Lowell Observatory, Native American communities, and historic Route 66 anchor a cultural identity that is rare for a county this small.
If you want Arizona without summer triple-digits, Coconino is the answer. Pick the right city for your climate preference, get clear-eyed about wildfire and insurance, and then a dedicated full-time agent can help you find the right property at the right number.
Frequently Asked Questions
The Coconino County Arizona real estate median sale price sits near $780,000 as of the July 2026 cut, at the peak of the summer selling season. The Flagstaff metro core averages slightly higher. Pricing varies sharply by submarket… Flagstaff and Oak Creek Canyon push the upper end while Page and Williams come in well below the county median.
Coconino County Arizona real estate is represented by five published market reports on arizonahomesandcondos.com: Flagstaff, Williams, Tusayan, Page, and Oak Creek Canyon. The county also overlaps Sedona (Yavapai/Coconino split), plus unincorporated communities like Munds Park, Forest Lakes, Parks, Bellemont, Fredonia, and Tuba City.
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Williams Unified District and Coconino County Accommodation School District both earned A grades at the LEA level. Flagstaff Unified District (the county’s largest, with 16 schools), Page Unified, Tuba City Unified, and Grand Canyon Unified all earned B grades. Three charter LEAs also earned A grades: Northland Preparatory Academy, Haven Montessori Children’s House, and Mountain School.
Northern Arizona University, Flagstaff Medical Center (Northern Arizona Healthcare), and W.L. Gore & Associates anchor the county economy. Other major employers include Flagstaff Unified School District, Coconino County government, the City of Flagstaff, Nestlé Purina PetCare, Walgreens Distribution Center, the US Forest Service, Lowell Observatory, and the USGS Astrogeology Science Center.
Coconino County spans every Arizona climate zone except low desert. Flagstaff sits at 7,000 feet with cold snowy winters and mild summers. The San Francisco Peaks reach 12,637 feet at Humphreys Peak (Arizona’s highest point). Page and the Lake Powell corridor sit near 4,300 feet with hotter dry conditions. Most of the county is forest, plateau, or canyon… not desert floor.
Coconino County Arizona real estate offers something the rest of Arizona does not: four-season climate, no summer extreme heat in the Flagstaff core, and an economy anchored by a major university, a regional hospital system, and a global medical-device manufacturer. Inventory is up roughly 40% year-over-year heading into July 2026 and days on market have lengthened, giving buyers more leverage than the 2021-2022 cycle.
Coconino County covers 18,661 square miles, making it the largest county by area in Arizona and the second-largest county in the continental United States (behind only San Bernardino County, California). The county contains more land than each of the following states: Connecticut, Delaware, Hawaii, Maryland, Massachusetts, New Hampshire, New Jersey, Rhode Island, and Vermont.
Yes. Grand Canyon National Park’s South Rim sits inside Coconino County. The park drew 4,919,161 visitors in 2024, up 3.9% year-over-year. Tusayan is the closest incorporated town to the South Rim entrance. The North Rim sits in adjacent counties. Glen Canyon National Recreation Area (Lake Powell) is also inside Coconino County and drew 4.35 million visitors in 2024.
Closed transactions in Coconino County run 140 to 170 single-family homes per month at July summer peak. Active listings sit near 510 county-wide, up roughly 40% year-over-year and the highest level in more than three years. The continued inventory expansion alongside longer days on market reflects a buyer-leaning balanced market across the Coconino County Arizona real estate footprint.
Coconino County days on market averages 35 days as of the July 2026 cut, up slightly from 34 in June as inventory continues to expand. DOM varies significantly by submarket… Flagstaff core listings priced correctly often sell in under 30 days while luxury Oak Creek Canyon and Lake Powell waterfront properties routinely cross 60 to 100 days. Sale-to-list ratio sits near 97% with roughly 10% of homes still closing above asking.
Coconino County is a balanced market leaning buyer in July 2026. Months of supply sits near 3.4 (4 to 6 months is fully balanced), active inventory is up roughly 40% year-over-year at 510 homes, and the share of homes selling above list price has climbed only modestly. Sellers must price for the longer DOM and accommodate inspection negotiations. Buyers have measurable leverage compared to 2021-2022.
Flagstaff prices reflect three converging constraints. First, roughly 70% of Coconino County is federal or tribal land, severely limiting buildable lots. Second, Flagstaff’s 7,000-foot elevation delivers a four-season climate that draws Phoenix and out-of-state heat-refugee buyers. Third, the city anchors a stable economy through Northern Arizona University, Flagstaff Medical Center, and W.L. Gore. Limited supply plus inelastic demand equals a structural price premium over low-desert Arizona.
Wildfire risk is real and material in Coconino County. The 2022 Tunnel Fire near Flagstaff and ongoing forest activity have tightened insurance underwriting across forested zones. Approximately 98% of properties carry some wildfire exposure over a 30-year horizon. Buyers must confirm insurability BEFORE writing an offer… ask for an insurance binder pre-quote rather than assuming standard coverage will issue. Defensible-space compliance and roof material increasingly affect both premium and binder availability.
Get Personalized Coconino County Real Estate Help
Whether you are buying, selling, or just researching the Coconino County Arizona real estate market, send us a note. We respond personally… and connect you with a dedicated full-time agent who specializes in your target city, whether that is Flagstaff, Williams, Page, Tusayan, Oak Creek Canyon, or anywhere else in northern Arizona.
Resources
Coconino County’s Neighboring Arizona Counties
Coconino borders four other Arizona counties plus Utah (Kane and San Juan counties) to the north. Buyers considering Coconino frequently compare it to Yavapai (Prescott / Sedona / Verde Valley) and Mohave (Lake Havasu / Bullhead City) for climate and price. Tap any neighboring county to drill in.
Explore All 15 Arizona County Real Estate Guides
Compare market data, schools, and economies across every county in Arizona. The county hub directory connects all 15 county pages plus 100 city market reports.
▶All Arizona Counties Directory◀Commercial Real Estate & Business Brokerage in Coconino County
Coconino County commercial real estate runs on a different clock than the residential market. Tourism-anchored hospitality, NAU-adjacent retail, healthcare-adjacent medical office, and Lake Powell vacation-rental conversions dominate the deal flow. Coconino’s mix of federal land, tribal land, and forest service overlay makes commercial acquisitions in this county legally and zoning-wise more complex than in Maricopa or Pima. You need a commercial agent who knows the county.
Buying or Selling a Coconino County Business?
Thinking about buying or selling a Coconino County business… with or without the real estate? Hospitality, vacation rental management, restaurant, retail, professional services, medical practice, or trades… the county supports a diverse small-business economy anchored by Flagstaff, the Grand Canyon corridor, and the Lake Powell tourism economy. We have dedicated full-time business brokers who specialize in Arizona business transactions and know how to value, market, and close Coconino County businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Coconino County Commercial Building?
Thinking about acquiring or selling a Coconino County commercial building? Retail strip centers near NAU, mixed-use buildings in downtown Flagstaff, hospitality assets in Tusayan, lakefront commercial in Page, or light industrial along the I-40 corridor… commercial real estate in this county requires deep familiarity with county zoning, US Forest Service neighboring-land issues, and tribal-land adjacency rules. We have dedicated full-time commercial real estate agents who cover this entire submarket. Don’t trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
Buying a Business, Fix & Flip, or Commercial Building in Coconino County?
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Coverage area: Coconino County Arizona real estate across all 18,661 square miles of the county, including Flagstaff, Williams, Page, Tusayan, Oak Creek Canyon, and unincorporated communities (Munds Park, Forest Lakes, Bellemont, Parks, Doney Park, Fredonia, Tuba City, and tribal-land adjacent areas).
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Population estimates are from the US Census Bureau and the Arizona Office of Economic Opportunity. Employer counts are from public corporate disclosures and regional economic profiles published by the Arizona Office of Economic Opportunity, the Greater Flagstaff Chamber of Commerce, and Choose Flagstaff. School ratings are drawn from the Arizona Department of Education FY25 A-F Letter Grades file released April 15, 2026, with Niche, GreatSchools, and SchoolGrade used only as secondary references. National park visitation figures are from the National Park Service.
Update cadence: This county hub is rebuilt the moment new market data is released each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication. County medians are blended across all submarkets and cities. For hyper-local pricing, drill into the individual city pages above.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes too fast for static listing pages to remain accurate.
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Last updated: July 10, 2026.