Sedona Arizona Real Estate Market Report — September 2026
Sedona Arizona Real Estate’s single-family median closed-sale price is $1,190,000 in September 2026, based on August closings, the most recent complete recorded month, down from $1,200,000 the prior month. Active listings sit at 268, days on market at 74, and 33 percent of active listings carry a price reduction. Sedona has now logged three consecutive months above the 5.0-months-supply threshold that defines a buyer’s market for Sedona Arizona Real Estate. Below is the full breakdown for homes, new construction, and condos, in that order, before anything else.
- Homes Data
- Homes 12-Month Trend
- New Construction Data
- New Construction 12-Month Trend
- Condo Data
- Condos 12-Month Trend
- By Zip Code
- Neighborhoods
- Neighboring Cities
- Schools & Districts
- Safety & Crime
- Employers & Commute
- Upcoming Events
- New Construction Detail
- Condos Detail
- Resident Testimonials
- Off-Market Access
- Why Sedona Matters
- FAQ
- Commercial & Business
Sedona Homes for Sale… Prices & Volume in September 2026
Median Closed-Sale Price $1,190,000 ▲ 1.7% YoY | Average Sale Price $1,325,000 ▼ MoM softening | Price / Sq Ft $497 → Steady | Closed Sales (Aug) 44 → Most recent complete month |
Active Listings 268 ▼ Off the August peak | Days on Market 74 ▼ Longer than August | Sale-to-List 95.1% ▼ Softening | Months of Supply 5.9 ▼ 3rd month over 5.0 |
Listings With a Price Cut 33% of active listings have taken a price reduction ▲ Up from 32% in August. Sellers who priced off national portal estimates left real money on the table this cycle. | |||
Sedona’s median closed-sale price softened for the fifth straight month from the April 2026 peak of $1,300,000, landing at $1,190,000 based on August closings, the most recent complete recorded month. That figure is still 1.7 percent ahead of a year ago, but the direction is unambiguous. Active listings eased slightly to 268 from August’s 275 as the seasonal early-fall pullback in new listings began, while days on market stretched to 74 and sale-to-list slipped to 95.1 percent.
Months of supply reached 5.9, the third consecutive month over the 5.0 threshold that separates a balanced market from a buyer’s market. Two prints made it notable. Three prints makes it the regime. Thirty-three percent of active listings have already taken a price reduction, up a point from August. Sellers who priced off automated online estimates rather than closed-sale comps are the ones cutting twice.
▶What’s MY Sedona Home Worth?◀Sedona Homes 12-Month Price Trend
Rolling 12-month median closed-sale price for Sedona single-family resale homes, 86336 city limits, window ending September 2026 (final point reflects August closings, the most recent complete recorded month). The trend rose to an April 2026 peak before five consecutive months of softening.
86336 city limits Sedona homes for sale, single-family resale, compiled from local closed-sale records. Up 1.7 percent year over year despite five straight months of MoM softening from the April 2026 peak. Sedona Arizona Real Estate remains a scarcity market even as short-term pricing gives buyers room to negotiate.
Sedona New Construction… September 2026 Snapshot
Sedona Arizona Real Estate has two organized new construction communities active inside city limits: Hillside Vista Estates and Sky Ridge Estates. Both are custom or semi-custom hillside communities, not production tract builds, so month-to-month closing volume is thin by design.
Active Communities 2 → Hillside Vista + Sky Ridge | Base Pricing From $1,750,000 ▼ Softer than August | Lot Sizes 0.75 to 1.75 ac → Hillside Vista | Construction Lead Time 14 to 22 mo → Contract to CO |
Sedona New Construction 12-Month Price Trend
Sedona’s two active new construction communities average fewer than three closings a month, too thin for a statistically valid Sedona-only median. Per the low-volume fallback rule, this chart reflects the Yavapai County new construction median, rolling 12 months ending September 2026.
Chart reflects Yavapai County new construction trend for Sedona Arizona Real Estate; Sedona’s own new construction sale counts are too low for a statistically valid monthly median. Yavapai County median up 9.2 percent year over year, compiled from local closed-sale records. Sedona’s own two communities price well above this county median due to hillside lot premiums and custom-only construction.
Sedona AZ Condos for Sale… September 2026 Snapshot
Active Listings 47 ▼ Slight pullback | Median Closed Price $565,000 ▼ Softening with SFR | Entry Price $280,000 → Casa Bonita 1BR | Top of Range $1,375,000 → Junipine creekside |
Days on Market 78 ▼ Longer than August | Sale-to-List 94.0% ▼ Easing | HOA Fee Range $385 to $985 → Monthly | Price / Sq Ft $362 to $598 → Range |
Sedona Condos 12-Month Price Trend
Rolling 12-month median closed-sale price for Sedona AZ condos for sale, 86336 city limits, window ending September 2026. Condo pricing followed single-family softening with a one-month lag, a pattern consistent with prior cycles.
86336 city limits Sedona AZ condos for sale, condos and townhomes, compiled from local closed-sale records. Up 1.8 percent year over year. Sedona AZ condos for sale peaked in April 2026 alongside the single-family market and have softened four straight months since.
The off-market Sedona homes that never hit the national portals… you see before the public search sites ever list them.
That’s why you use a dedicated full-time local agent. They are in the know on the local scene and are the go-getters. Did you know nearly half of licensed agents closed ZERO deals last year? (Ask yourself… is this person even in the business?) FACT!
33% of Sedona listings cut their price last month. Median $1.19M. 74 days on market.
Goes straight to a dedicated full-time agent/broker that specializes in Sedona. Personal reply, FAST. Not a subscription list. Not an email drip. A dedicated human working this market every day.
Off-market access begins when you become a client. That means a signed written representation agreement first. Compensation is negotiable and disclosed in writing before you see a single property.
Moving to Sedona from California, Washington, or Texas?
Moving to Sedona from another state? Census data shows 234,900 people relocated to Arizona from another state in a single year. The ten largest origin states were California, Washington, Texas, Colorado, Illinois, North Carolina, Ohio, Michigan, New Mexico, and Utah.
If you are relocating to Sedona from California, you are trading Prop 13 reassessment risk and $825 median rent-per-square-foot for a $1,190,000 median and 9,777 neighbors. If you are relocating from Washington or Illinois, the number that matters is Arizona’s 2.5 percent flat state income tax rate.
Out-of-state buyers lose the most money in Sedona because they cannot see the streets, the school attendance boundaries, or the SR 89A tour-bus flow patterns that change value block to block. A dedicated full-time agent/broker that specializes in Sedona tours on video and sends off-market inventory before it reaches the national portals.
By Zip Code… One Sedona, Two Counties
For Sedona homes for sale, the incorporated City of Sedona is served by a single zip code, 86336, which crosses the Yavapai/Coconino county line within city limits. The Village of Oak Creek to the south uses 86351 and is unincorporated Yavapai County, covered on its own page. Oak Creek Canyon north of Sedona uses portions of 86336 plus the rural 86341 designation.
- 86336 (City of Sedona): Median closed-sale price $1,190,000, up 1.7 percent year over year, down from $1,200,000 the prior month. West Sedona and the Chapel/Little Horse Park area anchor most resident-occupied Sedona homes for sale. Uptown and Soldiers Pass concentrate the luxury and gated-community inventory.
- 86351 (Village of Oak Creek): Covered separately. Generally trades 30 to 40 percent below 86336 medians on a per-square-foot basis, an entry point for buyers priced out of city limits.
- 86341 (rural Oak Creek): Covered separately. Very low transaction volume, canyon and creekside properties anchored by Junipine Resort and the Slide Rock corridor.
Sedona Red Rock Real Estate Neighborhoods & Subdivisions
Sedona homes for sale and Sedona red rock real estate organize into five informal residential districts inside 86336: Uptown Sedona (smallest, tightest, walkable), West Sedona (largest by housing stock), the Chapel/Little Horse Park corridor along SR 179, Soldiers Pass in north Sedona, and the higher-priced gated communities on the city’s western and northern edges. Every subdivision below has been verified against current 86336 addresses inside Sedona city limits.
Uptown Sedona
Walkable historic core along SR 89A. Tight inventory, mix of cottage-scale residences and luxury hillside homes overlooking red rocks. Strong vacation rental demand drives investor pricing above resident-buyer comps.
West Sedona
The city’s largest residential district, running west along SR 89A. Your Costco run to Cottonwood is 22 minutes each way. Your kids walk to West Sedona Elementary. Anchors most full-time-resident housing.
Chapel / Little Horse Park
Residential corridor along SR 179 between Uptown and the city’s south boundary. Cathedral Rock and Bell Rock are your morning view. Premium hillside lots command significant view premiums.
Soldiers Pass
North Sedona hillside community bordering Coconino National Forest. Trail access from your back gate, private gated drives, panoramic vistas. Buyer base skews second-home luxury from California and Texas.
The Aerie
Gated hillside subdivision in West Sedona offering panoramic red rock views and HOA-maintained common areas. The last neighborhood in West Sedona where the view corridor is permanently protected by lot geometry.
Foothills North & South
Mid-tier West Sedona neighborhoods built primarily in the 1990s. Single-story floor plans common, mature landscaping, good school zones. Among the best value-per-square-foot in Sedona Arizona Real Estate today.
Mystic Hills
Exclusive West Sedona hillside enclave with custom-build lots overlooking red rock formations. Limited inventory, longer time-on-market reflects the buyer pool for $3M-plus properties. Building lots remain available.
Thunder Mountain Ranch
Established West Sedona neighborhood with mature landscaping and generous lots, a mix of original and remodeled homes. Strong full-time-resident community, popular with retirees who never plan to move again.
Western Hills
West Sedona residential pocket offering the more accessible price points inside city limits. Walkable to West Sedona shopping and Whole Foods. True Sedona primary-residence living without a view premium.
Hillside Vista Estates
Active new construction on the West Sedona hillside. Single-story floor plans on 0.75 to 1.75 acre home sites. Model home open at 240 Hillside Vista Dr. The most organized NC project in Sedona right now.
Sky Ridge Estates
Sedona’s newest hilltop subdivision in the Chapel/SR 179 corridor. Panoramic view lots with north, east, and south vistas. Custom build community, no production builder. Strict architectural review means every home has a view.
Saddlerock
Chapel-area subdivision known for single-level construction and direct red rock views. Established HOA, generous lot sizes, mature trees. Strong demand from move-down buyers wanting Sedona living without stairs.
Sedona’s Neighboring Cities & Surrounding Markets
Buyers cross-shopping Sedona homes for sale should know Sedona sits within Yavapai County (primary) and partially extends into Coconino County. The Verde Valley region offers a tiered set of price points from the unincorporated village immediately south to the historic copper-economy towns of Jerome and Clarkdale and the regional service hub of Cottonwood. Sedona Arizona Real Estate buyers commonly cross-shop these neighbors when budgets do not stretch into the 86336 city-limits market.
Explore All of Yavapai County Real Estate
For Sedona realty buyers weighing the wider region, Sedona’s primary parent county is Yavapai, home to Prescott, Prescott Valley, Cottonwood, and the entire Verde Valley region. For Sedona realty comparisons, Yavapai County offers Arizona’s deepest concentration of mountain and high-desert lifestyle markets at price points from $300,000 to $5,000,000-plus. For buyers comparing Sedona to other Yavapai options, the county guide is the right starting point.
▶Yavapai County Real Estate Guide◀Schools & School Districts
Anyone vetting Sedona realty options for school-driven relocation should start with the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026): the Sedona-Oak Creek Joint Unified School District #9 earned a B district letter grade, operating as a unified K-12 district. The independent Sedona Charter School also earned a B district letter grade. Sedona’s school footprint is small, three graded campuses serving the entire city.
Both governing districts serving Sedona realty families cleared the B-grade threshold in the most recent state release. Families evaluating Sedona Arizona Real Estate for school-driven relocations should verify attendance boundary assignments before contract, since West Sedona Elementary and Big Park Community School serve different geographic catchments.
Sedona-Oak Creek Joint Unified School District #9… B-Rated Unified District
Sedona-Oak Creek JUSD #9 is a unified K-12 district covering Sedona city limits and the Village of Oak Creek area. Per ADE FY25 data, the district earned a B district letter grade. The district operates West Sedona Elementary (K-6), Sedona Red Rock Junior/Senior High School (a hybrid 7-12 campus), and Big Park Community School (a small campus that did not receive a graded score in FY25, typically due to enrollment thresholds).
Sedona Charter School… B-Rated Independent K-8 Charter
Sedona Charter School operates independently from the JUSD as a Montessori-influenced K-8 charter. Per ADE FY25 data, the school earned a B district letter grade with 68.08 total points earned. Enrollment is competitive and limited, a typical pattern for established Arizona charter campuses.
West Sedona Elementary School
Per ADE FY25 official data, West Sedona Elementary earned a B letter grade with 80.09 total points earned. Strong K-8 growth score of 49.49 and a perfect 10.0 acceleration/readiness score. The district’s primary elementary campus.
B Grade 80.09 pts K-6Sedona Red Rock Junior/Senior High School
Per ADE FY25 official data, Sedona Red Rock earned a B letter grade with 75.26 total hybrid points earned. A perfect 10.0 graduation rate score and 14.3 CCRI points. The only graded secondary campus inside the city of Sedona.
B Grade 75.26 pts 7-12Sedona Charter School
Per ADE FY25 official data, Sedona Charter School earned a B letter grade with 68.08 total points earned. Montessori-influenced K-8 curriculum with strong K-8 growth of 42.52. Independent of the JUSD district.
B Grade 68.08 pts K-8Big Park Community School
The JUSD’s third campus, located in the Big Park area south of Sedona city limits. Did not receive an individual ADE letter grade in FY25, typically a result of small enrollment falling below ADE A-F testing thresholds. Operates under the JUSD’s B-rated district umbrella.
District: B Small enrollment K-6Source 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 are secondary references only.
Safety & Crime in Sedona
Anyone researching Sedona Arizona Real Estate should know that Sedona’s overall CrimeGrade safety profile (D+ grade, 28th percentile) reads worse than the actual experience of full-time residents because the city’s per-capita crime statistics are calculated against 9,777 residents while absorbing 3,000,000 annual visitors. Crimes that occur in commercial corridors, parking lots, and trailheads count against Sedona’s per-resident denominator even when the parties involved live nowhere near here.
Resident-occupied neighborhoods south of SR 89A and in the Chapel area record meaningfully lower risk than the citywide average. This is the number Sedona sellers should be prepared to explain to buyers relocating from lower-crime metros.
Law Enforcement Jurisdiction in Sedona
For Sedona realty buyers concerned about jurisdiction, Sedona is policed primarily by the Sedona Police Department, headquartered at 102 Roadrunner Drive, Sedona, AZ 86336. As an incorporated Arizona city (incorporated 1988), Sedona maintains its own municipal police force responsible for patrol, investigations, and traffic enforcement across the 18.6 square miles inside city limits, in both the Yavapai and Coconino county portions of the city.
The Arizona Department of Public Safety handles highway patrol on State Route 89A and State Route 179. Yavapai County Sheriff’s Office and Coconino County Sheriff’s Office hold concurrent jurisdiction in their respective county portions but do not patrol Sedona proper, they cover the unincorporated Verde Valley and Oak Creek Canyon areas immediately outside city limits.
Sedona Safety Snapshot
Per CrimeGrade, Sedona’s headline grade is influenced heavily by 3,000,000 annual visitors against a 9,777 resident base. Residents experience the city as quieter than the per-capita metrics imply.
Within Sedona, residents generally consider south Sedona (Chapel area and toward the city’s south boundary) the safest, with risk ratios closer to 1 in 49 in the south versus 1 in 15 in the northeast portion that absorbs the heaviest visitor traffic. Burglary rates run above the Arizona average, a function of vacation rentals and seasonal-occupancy second homes creating soft targets. A monitored alarm system is standard practice for new Sedona owners and effectively eliminates the most common loss category.
Major Employers & Commute
Sedona Arizona Real Estate sits atop an economic base that is overwhelmingly tourism. 3,000,000 annual visitors support hundreds of small businesses, dozens of resorts, and the city’s most stable employer base in hospitality and food service. For Sedona realty employment, Northern Arizona Healthcare anchors the medical sector through Sedona Medical Center inside city limits plus Verde Valley Medical Center in Cottonwood. Most Sedona realty owners who work outside tourism commute to Cottonwood (20 to 25 minutes) or Flagstaff (45 to 60 minutes), or work fully remotely from Sedona using fiber broadband.
Top employers within commuting distance
The reality behind Sedona Arizona Real Estate employment is that the headline economic story is hospitality and second-home services, not large corporate employers. Buyers relocating for jobs are typically healthcare professionals (NAH network), education workers (district or college), or remote-work professionals using Sedona as a primary residence. The buyer base for $2,000,000-plus homes is dominated by cash buyers, retirees, and out-of-state second-home purchasers from California, Texas, and the Pacific Northwest.
What’s Happening in Sedona… Next 60-90 Days
The Sedona Arizona Real Estate calendar for October through December concentrates the annual fall visitor surge that drives short-term rental pricing and buyer visit timing. Anyone selling this window should expect showings to compete with festival traffic; anyone buying should target early-morning tours during event weekends.
- Oct 3-4, 2026 … Sedona Rock, Gem & Jewelry Show, Sedona Red Rock High School (995 Upper Red Rock Loop Rd), Sedona. Draws collectors statewide and fills nearby short-term rentals. Details
- Oct 10-11, 2026 … Sedona Arts Festival (35th annual), Sedona Red Rock High School, Sedona. One of the city’s largest single-weekend visitor draws. Details
- Oct 29, 2026 … Día de los Muertos at Tlaquepaque, Tlaquepaque Arts & Crafts Village, Sedona. Family-oriented Uptown-adjacent draw that fills nearby lodging. Details
- Oct 31, 2026 … Uptown Sedona Halloween Trick-or-Treat, Uptown Sedona. Closes Uptown streets to vehicle traffic in the evening; relevant for anyone touring Uptown listings that day. Details
- Nov 6-8, 2026 … Sedona Mountain Bike Festival, trailheads citywide, Sedona. National-caliber mountain biking draw that fills West Sedona and Uptown lodging for the weekend. Details
- Nov 11, 2026 … Veterans Day Tribute, Sedona Heritage Museum (735 Jordan Rd), Sedona. Community civic event, light traffic impact. Details
- Nov 27, 2026 … 17th Annual Sedona Turkey Trot 5K, Sedona. Long-running Thanksgiving-week community race that draws both residents and holiday visitors. Details
Fall event season is historically the strongest visitor-to-buyer conversion window of the year for Sedona homes for sale, when out-of-state guests attending these events extend their stay to tour listings.
New Construction… Two Active Custom Communities
Sedona Arizona Real Estate does not include production tract-home builders. The city’s strict architectural review, surrounding federal forest, and limited buildable terrain mean every new construction project here is either a custom build on an individual lot or a small organized community of view-lot home sites. As of September 2026, two organized new construction communities are active inside city limits.
- Hillside Vista Estates (Active): Sales office and Desert Willow model home at 240 Hillside Vista Drive, Sedona, AZ 86336. Single-story luxury floor plans on home sites ranging from 0.75 to 1.75 acres. Panoramic red rock views from most lots. The most organized current NC project in Sedona. Model home open for walk-throughs.
- Sky Ridge Estates (Active): Sedona red rock real estate’s newest hilltop subdivision in the Chapel/SR 179 corridor, Sedona, AZ 86336. Custom build community on panoramic view lots. No production builder, buyers select an approved local builder under strict architectural review. Construction starts running through 2026 and 2027.
Important disclosure: Both communities operate under HOA architectural review boards with strict design guidelines. Pricing reflects custom or semi-custom construction. Expect significant cost contingency for view-lot foundation work, hillside utility runs, and finish-grade selections. Construction lead times on Sedona custom homes typically run 14 to 22 months from final contract to certificate of occupancy.
This applies equally to new builds and resale Sedona homes for sale: do not visit a builder sales center without a dedicated full-time agent/broker that specializes in Sedona representing your interests, the sales agent inside a model home represents the builder, not you. Buyer representation is negotiable and disclosed in writing under a signed written representation agreement, not free.
Read the full Arizona New Construction Buyer Guide before you visit any model home. Also see our Arizona New Construction Subdivisions catalog for other active NC communities across the state.
Sedona AZ Condos for Sale… Detail
Alongside Sedona homes for sale, Sedona AZ condos for sale total 47 active listings in September 2026, down slightly from 48 in August. Unlike Sedona homes for sale, entry-level condos start at $280,000 at Casa Bonita and Sedona Gardens. Townhomes at Nepenthe Patio Homes and Vista Montana range $490,000 to $840,000. Junipine Resort creekside attached homes exceed $1,000,000.
Condo DOM stretched to 78 days, up from 76 in August. For snowbirds asking whether $850 monthly HOA fees still beat renting five months a year: with active-listing price-cut rates at 33 percent citywide, this is the strongest negotiating window this cycle has produced. If financing a condo purchase, note that Fannie Mae and Freddie Mac tightened condo project approval standards earlier this year, a change that affects HOA reserve requirements and buyer qualification on Sedona’s HOA-governed buildings; see our breakdown of the 2026 condo financing rule changes before submitting an offer on any HOA-governed unit.
Communities Tracked 8 → Verified addresses | Entry Tier $280K-$475K → Casa Bonita, Sedona Gardens | Mid Tier $490K-$840K → Nepenthe, Vista Montana | Upper Tier $1M+ → Junipine creekside |
Active Condo & Townhome Communities (Verified)
- Casa Bonita Condominium, 260 Coffee Pot Drive, Sedona, AZ 86336. West Sedona complex, walking distance to grocery, restaurants, and West Sedona shopping. Lowest entry-level pricing in Sedona AZ condos for sale. HOA covering most exterior maintenance.
- Sedona Gardens Condominiums, 3340 W State Route 89A, Sedona, AZ 86336. West Sedona corridor, mid-range pricing, popular with retirees and full-time residents wanting lock-and-leave living.
- The Plaza West, 2155 W State Route 89A, Sedona, AZ 86336. Mixed-use building with residential units above ground-floor commercial. Walkable West Sedona location near Verde Valley Medical Center Sedona Campus.
- Nepenthe Patio Homes, West Sedona, 86336. HOA-managed townhome community. Open floor plans, gas fireplaces, fenced backyards facing west for sunset views. Community pool and hot tub.
- Vista Montana, West Sedona, 86336. Majority owner-occupied townhome community, uncommon in Sedona. Walking distance to Whole Foods and West Sedona dining.
- Sedona Pines Resort (residential), West Sedona, 86336. Mixed resort and residential ownership. Pricing varies by use designation.
- Junipine Resort (creekside), 8351 N State Route 89A, Sedona, AZ 86336. Oak Creek Canyon resort townhomes with creekside views and wood-burning fireplaces. Upper-end attached pricing in the city.
- Condominiums at Jordan Road, 520 Jordan Road, Sedona, AZ 86336. Uptown-area complex, walkable to Tlaquepaque Arts Village and Uptown restaurants.
What Sedona Residents Say
Owners of Sedona homes for sale represent a smaller share of total housing than most Arizona cities, with vacation rentals and seasonal second homes occupying a significant portion of the housing stock. The themes that consistently appear in published resident reviews focus on lifestyle, surrounding nature, and the tradeoffs of living inside a tourism economy.
The morning hike from our backyard into Coconino National Forest is something that does not exist in any other Arizona city we looked at. Our closest comp was a $1.4 million Scottsdale golf home. We paid $1,150,000 for a Chapel-area home with better views and no HOA restrictions on our landscaping.
We sold a Bay Area home for $2.3 million and bought a Sedona second home that became our primary residence within 18 months. Property tax savings alone funded a $185,000 remodel. The full-time community here is much tighter than the visitor numbers suggest.
Traffic on SR 89A during peak season is the honest tradeoff. We plan grocery runs outside tour bus windows and almost never drive Uptown on weekends. That does not change that we sleep better in Sedona than we slept anywhere we lived before, including 22 years in Palo Alto.
The schools are smaller than what our kids had in Scottsdale but the teachers know every family. Sedona Red Rock High graduation rate per the ADE state report card is a 10 out of 10. That mattered to us more than the size of the building. Both our kids are on track for Arizona State honors admission.
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Off-Market Access in Sedona with a Dedicated Sedona Realty Specialist
The most valuable Sedona homes for sale, the ones that matter most to serious Sedona realty buyers, never reach the national portals. Custom Chapel-area view homes, Aerie estate resales, Soldiers Pass private listings, Junipine creekside townhomes trading hands within existing owner networks, these transact through private broker relationships, coming-soon channels, and direct seller contacts.
We specialize in off-market Sedona homes, condos, villas, townhomes, businesses, and commercial properties. Village-level knowledge matters more here than in most Arizona markets because West Sedona, Chapel corridor, Uptown vacation-rental economics, and Soldiers Pass luxury all trade on different rules.
This is not a subscription list. Not an email drip. It is a service benefit that begins the moment you engage us as your dedicated agent under a signed written representation agreement. Active clients get notified within 60 seconds via phone or text when off-market inventory matching your criteria surfaces through our private broker relationships.
That puts active clients 7 to 14 days ahead of the crowd refreshing the national portals at midnight. One human paying attention to your specific Sedona search full-time, not a mass list you opt into. And the reason to use a dedicated full-time agent/broker in the first place: you get access to off-market homes, condos, businesses, and commercial real estate that never reach the national portals. A part-time agent working weekends does not have those broker relationships. That is the entire difference, and it is worth six figures on the wrong purchase.
▶Get Off-Market Access◀What your Sedona home actually sells for in today’s market.
Real comps from a full-time broker, not an automated online estimate. Back to you today.
33% of Sedona listings cut their price last month. Median $1.19M. 74 days on market. Price it right the first time.
Personal reply from a dedicated full-time agent/broker that specializes in Sedona, FAST. Ask any agent for their closed transaction count in Sedona over the last 12 months. If they cannot answer in one sentence, you have your answer.
Off-market access begins when you become a client. That means a signed written representation agreement first. Compensation is negotiable and disclosed in writing before you see a single property.
Why Sedona Arizona Real Estate Matters in 2026
Sedona red rock real estate is one of the few Arizona markets where the buyer’s question is never “will more inventory come?” It physically cannot. About 88 percent of the land surrounding Sedona is permanently protected Coconino National Forest, and the city itself has tight building constraints to preserve view corridors and the dark-sky character that draws 3,000,000 visitors a year.
The September 2026 print (median down $110,000 from the April peak, months of supply at 5.9, sale-to-list at 95.1 percent, 33 percent of active listings taking price cuts) does not change the long-term thesis. It hands buyers a real negotiating window inside a permanently constrained supply story serving 9,777 residents.
Key drivers supporting Sedona red rock real estate include:
- Permanent supply cap, Coconino National Forest surrounds Sedona on every side, locking total housing supply forever
- Tourism floor, 3,000,000 annual visitors create durable demand for short-term rental and second-home product
- Cash-buyer dominance, high cash percentage on luxury closings insulates pricing from interest rate shifts
- Globally recognized brand, the Sedona address competes with Aspen, Santa Fe, and Park City in the U.S. mountain-resort tier
- Healthcare anchor, Northern Arizona Healthcare’s Sedona Medical Center plus 22-minute access to Verde Valley Medical Center stabilizes the retiree relocation flow
- Aging demographics, median resident age 58.2 with household income median $73,738 supports retiree purchasing power
- Wildfire resilience investment, ongoing federal and city fire-mitigation programs reduce long-tail catastrophic loss risk
- Dark sky designation, Sedona’s International Dark Sky Community status protects nighttime lifestyle and view-lot premium
- Microclimate, 4,360 foot elevation delivers four mild seasons unlike the Phoenix metro 110-degree summers
- Limited new construction pipeline, only two organized NC communities active in 2026, keeping resale demand strong
This is a strategic long-term demand market for Sedona red rock real estate, not a speculative one. Sedona Arizona Real Estate buyers are paying for permanent supply scarcity in a globally recognized luxury destination, and that scarcity is not going anywhere.
Sedona Arizona Real Estate… September 2026 Buyer & Seller Takeaways
- Buyers: 5.9 months of supply and 33 percent of active listings already carrying a price reduction give you the strongest negotiating leverage Sedona has printed all year. Pricing has softened five consecutive months from the April peak. Seller acceptance of inspection-driven credits, rate buydowns, and 3 to 6 percent price reductions has loosened significantly.
- Sellers: Honest pricing wins, and the bar has moved five times. At 95.1 percent sale-to-list ratio, the seller who prices to September comps closes near ask in 60 to 80 days. The seller who anchors to 2022 peak comps watches days-on-market drift past 130 with multiple reductions. Roof, gutter, and solar-panel maintenance issues also affect resale value; review this roof and solar maintenance breakdown before listing if your home has an older roof or rooftop solar.
- Cash investors: The softening market opens negotiation room on attached-housing investment plays. Junipine and select West Sedona condo communities with verified HOA-permitted rental programs offer the strongest short-term rental yield economics. Verify rental rules before purchase.
- Luxury buyers: Inventory above $2,000,000 has the deepest discount room. A buyer pool wide but not deep at any single price point means September’s expanded top-tier inventory has created multiple legitimate negotiation opportunities.
- Relocators: Healthcare professionals and remote-work knowledge workers remain the strongest current relocation segment. Cottonwood commutes are 20 to 25 minutes; Flagstaff 45 to 60. Fall event season is peak relocation viewing season ahead of end-of-year move dates.
- Second-home buyers: Verify short-term rental zoning and permit status of any target property before contract. Sedona has tightened short-term rental rules progressively over the past three years; a property’s prior STR revenue history does not guarantee future eligibility.
Frequently Asked Questions
The Sedona Arizona Real Estate single-family median closed-sale price is $1,190,000, based on August 2026 closings, the most recent complete recorded month. That is down from $1,200,000 in August and $1,220,000 in July, and up 1.7 percent year over year. The average sale price is $1,325,000 and price per square foot is $497. About 33 percent of currently active Sedona listings have taken a price reduction.
Sedona is a buyer’s market for the third consecutive month in September 2026. Months of supply reached 5.9, days on market lengthened to 74, and sale-to-list slipped to 95.1 percent. About 33 percent of active listings have taken a price reduction. Three straight months over the 5.0 supply threshold confirms a durable regime, not a one-month blip. Buyers hold real negotiating leverage across the $700,000 to $1,500,000 tier.
A 3 bedroom single-family home in the Sedona Arizona Real Estate market ranges $815,000 to $1,365,000 in September 2026. Entry-level 3BR homes in West Sedona Foothills or Western Hills start near $815,000. View-lot 3BR homes in the Chapel area or Soldiers Pass typically clear $1,165,000. Custom 3BR builds at Hillside Vista Estates or Sky Ridge Estates start above $1,750,000.
A 4 bedroom home in the Sedona Arizona Real Estate market ranges $1,265,000 to $3,450,000 in September 2026. Established West Sedona 4BR homes clear $1,265,000 at entry. Chapel corridor 4BR homes with panoramic red rock views run $1,750,000 to $2,700,000. The Aerie, Mystic Hills, and Soldiers Pass 4BR luxury inventory clears $2,450,000 and can exceed $5,000,000 on premium view lots.
Sedona AZ condos for sale range $280,000 at entry level to $1,375,000 at the top of the market in September 2026. Casa Bonita Condominium and Sedona Gardens Condominiums anchor the entry tier in West Sedona from $280,000 to $470,000. Nepenthe Patio Homes and Vista Montana townhomes run $490,000 to $840,000. Junipine Resort creekside attached homes exceed $1,000,000. The active count of Sedona AZ condos for sale is 47 as of September 2026, and condo days on market stretched to 78.
Short-term rental permission across the Sedona AZ condos for sale market varies by community and requires verification before contract. Junipine Resort operates a resort-permitted STR model. Sedona Pines Resort has mixed STR eligibility by unit designation. Casa Bonita, Sedona Gardens, Nepenthe Patio Homes, and Vista Montana are majority owner-occupied or long-term-tenant HOAs where STR is restricted or prohibited. Never assume the prior owner’s STR revenue history carries forward. Verify each building’s HOA rental rules and Sedona city STR permit status before contracting on any of the Sedona AZ condos for sale currently listed.
The most valuable Sedona homes for sale never reach the national portals. Off-market inventory (custom Chapel view homes, Aerie estate resales, Soldiers Pass private listings, Junipine creekside townhomes) surfaces through private broker relationships, coming-soon channels, and direct seller contacts. Active clients of a dedicated full-time agent/broker that specializes in Sedona get personally notified within 60 seconds via phone or text the moment inventory surfaces. That puts active clients 7 to 14 days ahead of the crowd refreshing the national portals at midnight.
Multiple offers on Sedona homes for sale are rare in September 2026. At 95.1 percent sale-to-list ratio, 5.9 months supply, and 33 percent price-cut rate on active listings, most transactions are single-offer negotiations closing 3 to 6 percent below ask. Multiple-offer situations still occur on turnkey $900,000 to $1,300,000 West Sedona resales and on accurately-priced Chapel view homes. Sellers should not price to peak multiple-offer memory. Buyers should not assume auction dynamics apply.
Sedona red rock real estate is protected by geography in a way no Phoenix metro market is. About 88 percent of the land surrounding Sedona is permanent Coconino National Forest, capping housing supply forever. The 4,360-foot elevation delivers four mild seasons versus Phoenix summers exceeding 110 degrees. Sedona is a globally recognized red rock destination competing with Aspen, Santa Fe, and Park City. Phoenix is a growth economy; Sedona red rock real estate is a scarcity asset serving 9,777 residents against 3 million annual visitors.
Sedona red rock real estate is the highest-priced of the three markets, trading at a premium for the red rock setting and international brand. Flagstaff (45 to 60 minutes north) offers a college-town economy, a Level 1 trauma center, and four-season climate at a lower price point. Prescott (60 minutes south via SR 89A) offers historic charm, Yavapai County government presence, and broader inventory in the $500,000 to $1,500,000 range. Sedona red rock real estate carries the strongest supply constraint and the strongest second-home demand of the three.
Yes. Sedona realty is a specialist market where district-level knowledge matters more than in most Arizona cities. West Sedona pricing dynamics differ from Uptown, Chapel, Soldiers Pass, and Aerie dynamics by hundreds of thousands of dollars for comparable square footage. Nearly half of licensed agents closed ZERO deals last year. A part-time agent handling three Sedona deals a year mis-prices listings or misses view-premium comps. A dedicated full-time agent/broker that specializes in Sedona knows every district by attendance zone, HOA structure, short-term rental permit status, and view-lot premium.
A dedicated full-time Sedona realty specialist can surface off-market inventory that the national portals never see, but only for engaged active clients. It is not a subscription product or list. Off-market access is a service benefit that begins when a buyer retains us as their dedicated agent under a signed written representation agreement. Active clients are notified within 60 seconds via phone or text when off-market Sedona inventory matching their criteria surfaces through our private broker relationships, coming-soon channels, or direct seller contacts.
Sedona Arizona Real Estate is served by Sedona-Oak Creek Joint Unified School District #9, a K-12 unified district that earned a district letter grade of B from the Arizona Department of Education for FY25 (released April 15, 2026). West Sedona Elementary earned a B grade with 80.09 points. Sedona Red Rock Junior/Senior High School earned a B grade with 75.26 hybrid points and a perfect 10.0 graduation rate score. Sedona Charter School (independent K-8) also earned a B grade with 68.08 points.
Sedona Arizona Real Estate is one of Arizona’s most defensible scarcity assets. Permanent supply cap from Coconino National Forest, 3 million annual visitors underwriting short-term rental and second-home demand, cash-buyer dominance insulating pricing from rate shifts, and International Dark Sky Community protections on nighttime lifestyle all support the long-term thesis. Short-term price movements (the five-month softening from April through September 2026 being the most recent example) do not change the structural investment case.
Yes. Two organized new construction communities are actively selling inside Sedona city limits in September 2026. Hillside Vista Estates at 240 Hillside Vista Drive, 86336 offers single-story luxury home sites from 0.75 to 1.75 acres with the Desert Willow model home open. Sky Ridge Estates is a hilltop custom-build community in the Chapel corridor with panoramic view lots. Sedona has no production tract builders. Custom construction lead times run 14 to 22 months. Never visit a builder sales center without a dedicated full-time agent/broker that specializes in Sedona representing your interests.
Sedona’s population is 9,777 residents per the U.S. Census Bureau 2019-2023 American Community Survey 5-year estimates. The 2020 decennial Census recorded 9,691. Population has been essentially flat over the past decade, constrained by the same Coconino National Forest boundary that caps housing supply. Sedona serves those 9,777 residents plus 3 million annual visitors, and the resident base skews older, with a median age of 58.2 and a household income median of $73,738.
Yes. Out-of-state buyers represent a significant share of Sedona Arizona Real Estate purchases. The top ten origin states for inbound Arizona migration are California, Washington, Texas, Colorado, Illinois, North Carolina, Ohio, Michigan, New Mexico, and Utah. A dedicated full-time agent/broker that specializes in Sedona conducts video property tours, pre-qualifies inventory against your remote criteria, and sends off-market opportunities before they list. That means you close on a property inside a district you have vetted honestly, not one you toured for 90 seconds during a rushed weekend trip.
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Sedona Commercial Real Estate and Business Brokerage in September 2026
Beyond residential Sedona Arizona Real Estate, the commercial market is dominated by hospitality, tourist retail, and small-format professional services. Office and medical office inventory is thin. Retail along SR 89A and SR 179 commands premium NNN rates driven by visitor traffic. There is effectively no industrial inventory inside city limits because of zoning and topography.
Business sales most often involve hotels, restaurants, tour operators, retail tenants in Tlaquepaque or Uptown, and professional service practices serving the resident base. For commercial transactions and business sales you need specialists, not residential agents handling commercial deals on the side.
Office Lease Rates $28 to $42 → Annual NNN range | Retail Lease Rates $36 to $72 → Annual NNN range | Industrial Lease Very limited → Service yards only | Cap Rates Trading 5.5% to 7.5% → Recent sales |
Active Listings 27 → Lease + sale | Total Inventory About 850K SF → Across types | For Sale Range $650K to $14M → Mixed | Anchor Asset Tlaquepaque → Arts & Crafts Village |
Buying or Selling a Sedona Business?
Sedona realty extends into commercial and business brokerage, where transactions almost always involve a tourism component (hotel, restaurant, tour operator, retail tenant) and require commercial broker specialists who understand seasonality, visitor traffic patterns, and short-term rental zoning. We have dedicated full-time business agents/brokers that specialize in Arizona business transactions and know how to value, market, and close Sedona businesses at maximum value, with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Sedona Commercial Building?
Sedona realty extends to commercial assets that are tightly held, often family-owned for decades, and rarely trade publicly. Successful transactions require relationships with off-market owners and a broker who understands tourism-driven cap rate compression. We have dedicated full-time commercial real estate agents/brokers that specialize in Sedona. Do not trust commercial property to a residential agent who handles it occasionally.
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Coverage area: This Sedona Arizona Real Estate report covers the incorporated City of Sedona, zip code 86336, including both Yavapai County and Coconino County portions of the city. This monthly Sedona Arizona Real Estate report is updated between the 8th and 10th of each month.
Two data streams, different lags: Active listings, days on market, and sale-to-list ratio are live figures current as of the publication date. Closed-sale medians, homes-sold counts, and all three trend charts reflect August 2026 closings, the most recent complete recorded month, since September closings were still being recorded at publication. This distinction is disclosed rather than blended into a single misleading figure.
New construction trend fallback: Within the broader Sedona realty market, the two active new construction communities average fewer than three closed sales per month, too thin for a standalone Sedona median. Per the low-volume fallback rule, the New Construction trend chart reflects the Yavapai County new construction median instead, with disclosure noted in the chart caption.
Market data sources: Compiled from local closed-sale records and cross-referenced across multiple area data sources before publication. The 33 percent active-listing price-reduction figure reflects cross-source active-listing analysis on the Sedona 86336 SFR inventory, rolling through publication. Public records, builder sales centers, and city planning documents are used for new construction figures and address verification.
Population source: 9,777 residents per U.S. Census Bureau American Community Survey 2019-2023 5-year estimates, reconciled against the 2020 decennial Census figure of 9,691. Verified annually, restated monthly.
School data: Arizona Department of Education FY25 A-F Letter Grades release (April 15, 2026), primary source. Third-party aggregators are secondary references. Annual refresh cycle.
Crime data: CrimeGrade, AreaVibes, and FBI Uniform Crime Reports.
Events source: Every date verified against the official event or venue page, Visit Sedona official calendar, or the primary organizer website. No date is published unless confirmed on an official source. Window covers the 60 to 90 days following publication.
Author: Compiled by Arizona Homes and Condos Realty.
Here is what actually happens when you reach out. If you are a buyer, a dedicated full-time agent/broker that specializes in Sedona starts working on your behalf immediately, researching both on-market AND off-market opportunities. Today’s real estate moves so quickly that many of the best properties never reach the national portals at all. You need someone with local relationships pulling for you.
If you are a seller, a dedicated full-time listing agent/broker that specializes in Sedona reaches out personally to discuss your goals, timeline, and property details, so we can position you for the strongest possible outcome. Ask any agent for their closed transaction count in Sedona over the last 12 months. If they cannot answer in one sentence, you have your answer.
Last Updated: September 2026.