Show Low Arizona Real Estate Market Report — July 2026
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On this page
- July 2026 Snapshot
- 12-Month Price Trend
- Prices & Volume
- By Zip Code
- Neighborhoods & Subdivisions
- Explore the Region
- Schools & Districts
- Safety & Crime
- Employers & Commute
- New Construction
- Show Low AZ Condos for Sale
- Off-Market Access
- Resident Testimonials
- Why Show Low Matters
- Buyer & Seller Takeaways
- FAQ
- Contact
- Commercial & Business
You are looking at Show Low Arizona Real Estate for one of three reasons. You are a Phoenix executive whose family cannot survive another 118-degree August and you have 90 days to close on a cool-weather second home. You are an empty-nester who realized the five-bedroom Chandler home is 3,200 square feet of yardwork and property tax for two people. Or you are a remote worker whose Denver landlord just raised your rent 22% and you finally decided the mountain life you have always wanted starts this year. Show Low is the answer to all three, and this July 2026 report shows exactly why, with real numbers instead of Zillow guesses.
The Show Low Arizona Real Estate market entered July 2026 in the strongest position of the year. The single-family median sale price climbed to $482,000, up 0.7% from June and 2.3% year over year. Closed sales hit 68 for the month, the highest volume since October 2024. Active inventory reached 198 listings as Phoenix-area sellers list ahead of fall, but demand is absorbing it FAST. Days on market tightened to 80 days, sale-to-list firmed to 97.8%, and months of supply dropped to 2.9. The market has not returned to 2022 frenzy, but the buyer-leaning edge from spring is gone. This is now genuinely balanced, tilting slightly toward sellers on the right inventory.
July 2026 Show Low Arizona Real Estate Snapshot
Median Sale Price $482,000 ▲ 0.7% MoM / +2.3% YoY |
Average Sale Price $537,000 ▲ 1.1% MoM |
Price / Sq Ft $318 ▲ 3.0% YoY |
Homes Sold (Mo) 68 ▲ vs. 61 in June |
Active Listings 198 ▲ Up from 184 |
Days on Market 80 ▼ Down from 84 |
Sale-to-List 97.8% ▲ Firming |
Months of Supply 2.9 ▼ Tightening / Balanced |
Show Low Median Sale Price… 12-Month Rolling
Prices & Volume… July 2026
Show Low Arizona Real Estate pricing broke through the $480K median mark in July 2026 for the first time in 14 months. The $482,000 median is up $3,500 from June and up $11,000 year over year. On a price-per-square-foot basis, Show Low is running $318, a 3% year-over-year gain that outpaces most of the Phoenix metro. Entry-level resale cabins still trade $295,000 to $365,000, mid-market Bison Crossing and Bison Ridge homes are trading $475,000 to $645,000, and Torreon custom homes and rim-edge luxury inventory routinely close above $1M. Two July closings crossed $2.2M.
Volume tells the story of the summer. Closed sales reached 68 for the month, up from 61 in June and 52 in May, and the highest monthly count since October 2024. Active inventory climbed to 198 listings, but the absorption pace suggests inventory will plateau in August rather than continuing to build. Days on market tightened to 80 days, sale-to-list firmed to 97.8%, and cabin inventory in Torreon and Bison Ridge is selling in 30 to 55 days when priced within 2% of comps. Sellers who correctly priced this spring are closing. Aspirational pricing is still getting punished with $8,000 to $18,000 reductions before offers appear.
By Zip Code… The Two Show Low Zips
For Show Low Arizona Real Estate transactions, this is functionally a one-zip city. 85901 is the primary city zip and captures essentially all closed sales. 85902 exists as a PO Box zip for the same footprint. Buyers should still watch mailing-address edge cases, because the southern Show Low boundary brushes against Lakeside (85929) and Pinetop (85935), and a property’s school attendance zone does not always match what the mailing address suggests.
- 85901 (Show Low city + immediate periphery): Median sale price $482,000, up 0.7% MoM and 2.3% YoY. This zip captures Torreon golf community, Bison Ridge and Bison Crossing, Show Low Bluff new construction, in-town Deuce of Clubs corridor homes, and large-lot rural cabins on the north and west sides of town. July volume accelerated to 68 closings.
- 85902 (Show Low PO Box): Postal delivery only, not residential transactions. Buyers occasionally see this in seller notes when the address is mail-only.
- Border-zone watch: Some Show Low addresses near the south boundary list a Lakeside (85929) or Pinetop (85935) zip on the deed. Verify legal jurisdiction with city records before assuming Show Low Unified School District attendance.
Show Low Homes for Sale… Neighborhoods & Subdivisions
Show Low Arizona Real Estate breaks into three clear subdivision tiers, and knowing which tier fits your life saves you from paying $40,000 too much or buying into an HOA you cannot live with. At the top sits Torreon, a Troon-developed luxury golf country club community on the south side of town with two 18-hole courses, gated security, and $3,600+ annual HOA. The mid-tier is anchored by master-planned communities like Bison Crossing and Show Low Bluff, which deliver site-built homes on smaller, walkable lots with modest HOA amenities. The third tier is custom-build rural acreage scattered across the north and west sides of town, often on 1 to 10 acres with septic systems and well water. Every subdivision below was verified against active MLS addresses, HOA documents, or city planning records.
Torreon Golf Club Community
Show Low’s premier gated golf community. Two Troon-developed 18-hole courses (Cabin and Tower), a fitness center, family center, pool, spa, equestrian center, and the Torreon Grill. Cabins, golf villas, luxury custom homes, and homesites. The Lakes and Sierra Pines are named sub-areas inside Torreon. Where your Saturdays disappear into golf, tennis, and the Grill… and your kids grow up on a lakefront lot 3 hours from Phoenix heat.
Show Low Bluff
The most active new construction subdivision in Show Low. North-side site-built homes from multiple local builders on 0.17 to 0.27 acre lots with $182/quarter HOA. Quartz counters, vinyl plank flooring, two- and three-car garages. Base plans still available under $300K in July 2026, but sub-$300K inventory is tightening FAST. This is the entry point for first-time White Mountain buyers under 45.
The Retreat at Bison Crossing
Master-planned family-friendly community on Show Low’s west side near Bison Golf Club. Site-built homes, walking paths, and a strong full-time owner-occupant base. Pairs with sister communities Bison Ridge (gated) and Bison Retreat Villas (townhomes) on the same corridor. Where your kids can bike to friends’ houses and you can walk to the golf clubhouse.
Bison Ridge
Gated community on the west side adjacent to the Bison Crossing communities. New construction twin homes and detached single-family on tall-pine lots. Strong second-home and full-time mix; lower density than Torreon, lower entry than the Bison Crossing Preserve. The lock-and-leave sweet spot for Phoenix couples over 55.
Silver Creek Area
Homes surrounding Silver Creek Golf Club on the northeast side of town. Mixed lot sizes, mature pines, and a quieter feel than Torreon. Appeals to buyers who want golf-adjacent without the country club price tag and HOA structure. You get the pines and the fairway views for $250K less than Torreon.
Juniper Ridge Resort Vistas
Newer fairway-adjacent inventory on Show Low’s north side. Site-built homes (1,500 to 2,200 square feet) with open great-room layouts and large islands. Pairs with the Juniper Ridge RV resort lifestyle without RV-park constraints on the actual home parcels. Strong short-term rental economics from May through October.
Cheney Ranch / West Show Low
Horse property and large-acreage parcels on the west edge of town near Linden. One- to ten-acre lots, well + septic, room for outbuildings and corrals. Popular with buyers leaving Maricopa County for genuine privacy on cool mountain land. Where you can hear coyotes at night and not a single Peoria neighbor.
In-Town Show Low (Deuce of Clubs Corridor)
Older, established in-town neighborhoods around the Deuce of Clubs main artery and 9th Street. Walk-friendly access to Summit Healthcare, schools, downtown retail, and Show Low City Park. The most affordable site-built segment of the city and the easiest entry point for first-time buyers, full-time relocators, and retired-couples-downsizing.
All addresses verified inside Show Low city limits, primary zip 85901. Adjacent unincorporated areas like Linden (just west) and White Mountain Lake (further north) are sometimes marketed as “Show Low area” but are not inside city limits. Always confirm jurisdiction before contracting if school zoning or city services matter to your purchase.
Show Low’s Neighboring Cities & Surrounding Markets
Show Low sits within Navajo County… at the heart of Arizona’s White Mountains region. Buyers comparing Show Low White Mountains real estate typically also look at the cluster of nearby mountain towns, most within a 20- to 40-minute drive, all sharing the cooler-than-Phoenix climate, pine forests, and access to Sunrise Park Resort and the Apache-Sitgreaves National Forests.
Explore All of Navajo County Real Estate
Show Low is the largest city by full-time population in Navajo County’s southern half, anchoring the White Mountains submarket. Navajo County stretches from the Painted Desert down through the rim, with dramatically different markets in Winslow and Holbrook (high desert, I-40 corridor) versus Show Low, Pinetop-Lakeside, Snowflake, and Taylor (mountain, pine forest).
▶Navajo County Real Estate Guide◀Schools & School Districts
School quality is one of the strongest single drivers in the Show Low market, and the district has the data to back the marketing claim. Show Low is served by a single unified district, Show Low Unified School District #10, which serves grades K-12 across the city. Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Show Low Unified earned an A district letter grade… the strongest district letter grade of any traditional district in the southern half of Navajo County. This is a meaningful data point for relocating families because it confirms district-wide academic strength rather than reliance on a single standout school.
Show Low Unified School District… A-Rated District
Show Low Unified operates eight schools serving the city. Per ADE FY25, Nikolaus Homestead Elementary School posted an A letter grade with 83.01 total points earned, and Show Low Junior High School posted an A grade with 83.22 points… the highest scores in the district. Linden Elementary, which serves the western portion of the district extending into Linden, earned a B with 74.46 points. White Mountain Institute, the district’s alternative high school, earned an A with 84.26 points. The district website is the authoritative source for current attendance boundaries and enrollment paperwork.
Show Low High School… B-Rated Hybrid School
Show Low High School operates under ADE’s Hybrid model (K-8 and 9-12 components on one campus footprint per state classification). Per ADE FY25, the school earned a B letter grade overall with 62.26 total points on the hybrid composite. On the 9-12 component alone, the school scored 70.64% earned, with strong contributions from Career & College Readiness (18.4 CCRI points) and proficiency (18.33 points). Graduation rate scoring was perfect at 10.00. The Cougars compete in AIA 3A. Recent Show Low High grads have earned admission to ASU Barrett Honors, U of A, NAU, BYU, and Colorado Mesa.
Nikolaus Homestead Elementary School
Per ADE FY25 official data, Nikolaus Homestead earned an A letter grade with 83.01 total points and an 85.01% percentage earned… the highest-scoring elementary in Show Low Unified. Strong proficiency and growth scores; the campus serves families on the north and central sides of Show Low.
ADE FY25: A 83.01 pts K-5Show Low Junior High School
Per ADE FY25, Show Low Junior High earned an A grade with 83.22 total points and an 86.72% percentage earned… the highest score in the entire district at the K-8 level. Acts as the feeder middle school for the district’s three elementaries (Nikolaus Homestead, Linden, and Whipple Ranch).
ADE FY25: A 83.22 pts 6-8Show Low High School
Per ADE FY25, Show Low High earned a B letter grade with a 62.26 hybrid composite. On the 9-12 component, the school scored 70.64% earned with strong CCRI contribution (18.4 points), proficiency at 18.33 points, and a perfect 10.00 graduation rate score. Athletics compete in AIA 3A.
ADE FY25: B 70.45% earned AIA 3AWhite Mountain Institute
Per ADE FY25, White Mountain Institute earned an A grade under the Alternative School model with 75.83 total points and an 84.26% percentage earned. Strong Academic Persistence (9.6) and On-Track-to-Graduate (10.00) scores. Serves students who benefit from a smaller, more flexible academic environment.
ADE FY25: A 84.26% earned AlternativeBeyond K-12, Northland Pioneer College operates its main campus on Cooley Street in Show Low. NPC offers two-year associate degrees, career and technical programs, and university transfer pathways. The college is one of the city’s larger employers and a meaningful pull for adult students and remote-work families.
Source 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.
Safety & Crime in Show Low
Safety is one of the consistent strengths of the Show Low market, and buyers comparing mountain markets routinely cite it as a reason for choosing this city over comparable White Mountains towns. Show Low is generally safer than most Arizona cities its size. Violent crime rates run well below state averages, property crime is concentrated in the seasonal-business and parking-lot corridors along Deuce of Clubs and White Mountain Road, and the residential subdivisions of Torreon, Bison Ridge, and Show Low Bluff post very low incident counts. The biggest seasonal safety variable in Show Low is not crime… it is wildfire. The 2002 Rodeo-Chediski fire forced a city-wide evacuation, and homeowners should expect to maintain defensible space, address signage visibility, and current evacuation plans. July marks peak fire season.
Law Enforcement Jurisdiction in Show Low
Show Low is policed by the Show Low Police Department, a single-agency operation headquartered at 150 N 6th Street, Show Low, AZ 85901. The department is accredited by the Commission on Accreditation for Law Enforcement Agencies (CALEA), which is meaningful for a city of this size… it indicates that policies, procedures, and training meet a nationally vetted standard. Show Low PD operates patrol, investigations, animal control, communications, records, and operational support divisions. The Navajo County Sheriff’s Office holds concurrent jurisdiction across unincorporated Navajo County and assists Show Low PD on regional cases. The Arizona Department of Public Safety provides highway patrol coverage on US Route 60, State Route 77, and State Route 260, which all intersect or pass through Show Low.
Show Low Arizona Real Estate Safety Snapshot
Show Low’s overall safety profile compares favorably with Arizona cities its size. The CALEA-accredited police department, low population density, and compact city footprint translate to fast response times and low serious-crime rates. Property crime ticks up seasonally with the summer second-home population.
The subdivisions with the best safety profiles in Show Low are the gated and HOA-governed communities… Torreon (gated, 24/7 security at the main entrance), Bison Ridge (gated, west-side), and the Bison Crossing cluster (HOA security patrols). Cheney Ranch and the larger-acreage west-side parcels have the lowest reported incident counts per home, simply due to low density. Buyers focused on wildfire risk should request the wildland-urban interface (WUI) classification for any specific parcel and review the FireWise community membership status for the subdivision. Insurance carriers tighten availability July through September… write your policy application before you go under contract, not after.
Major Employers & Commute
Employer concentration is one of the under-appreciated strengths of the Show Low market. The local economy is anchored by healthcare, education, retail, government, and tourism. Summit Healthcare Regional Medical Center is the largest single employer in the White Mountains… a full-service hospital with an Emergency Department, certified Trauma Center, Primary Stroke Center, Pediatric Prepared Plus certification, and a labor & delivery unit serving the entire region. Without Summit, families would face a 2+ hour drive to Flagstaff or Phoenix for full-service hospital care, which is why so much of the region’s workforce concentrates around it.
Top employers within commuting distance
The commute profile in Show Low is one of the city’s quiet strengths. Almost every job listed above sits within a 10-minute drive of the residential subdivisions, and traffic is light outside of the Deuce of Clubs / White Mountain Road intersection at peak retail hours. For remote workers, fiber broadband is available in most of Show Low Bluff, Torreon, and the in-town zip 85901 corridor, with fixed-wireless and cellular fallback in the more rural west-side acreage. This is one of the more practical small-Arizona cities for a hybrid or fully remote household.
New Construction… Show Low Builder Activity July 2026
Show Low’s new construction story is local-builder driven, not national-tract dominated. There are no DR Horton or Lennar mega-projects here. Instead, six regional and custom builders are working steadily across Show Low Bluff, the Bison-named communities, Torreon Lakes, and individual custom-lot programs. This is a market where you talk directly to the builder, not a corporate sales center, and pricing is more negotiable than in Phoenix metro tract subdivisions. July is peak buyer month.
- Show Low Bluff (Active – High Volume, Sub-$300K Tightening): Multiple lots and home plans, north Show Low ✅. Site-built single-family with quartz counters, vinyl plank flooring, 2 to 3 car garages on 0.17 to 0.27 acre lots. $182/quarter HOA. Base plans still available under $300K in July but inventory is dropping FAST. Expect $300K floor by Q4 if summer absorption holds.
- Torreon Lakes / Torreon Golf Club (Active – Custom): 651 Torreon Loop, Show Low, AZ 85901 ✅. To-be-built custom luxury homes on lakefront and treed cul-de-sac lots. Dean Allen Custom Homes and several other local builders work inside Torreon. Pricing $795K to $2.6M+ depending on plan, lot, and lake frontage. Lakefront lot inventory is thin.
- Bison Ridge (Active – Twin Homes): Show Low, AZ 85901 ✅. New construction twin homes with 3 bedrooms / 2 baths, designed for year-round comfort. Gated community access; appeals to second-home buyers seeking turn-key with HOA-managed landscaping. Summer absorption strong.
- The Retreat at Bison Crossing (Active): West Show Low, AZ 85901 ✅. Master-planned family-friendly site-built homes. Lower lot density than Show Low Bluff; bigger lots, larger floor plans. Builder rate buy-down incentives ($7K to $12K) currently available.
- Juniper Ridge Resort Vistas (Active): Show Low, AZ 85901 ✅. 2025-2026 site-built homes on fairway lots. 1,500 to 2,200 square feet, open great-room plans with kitchen islands. Strong short-term rental economics.
- Starwood Estates / Pinetop Country Club edge (Active – Custom): Show Low edge near Pinetop Country Club ✅. Brand-new custom 3-bed, 3-bath homes (2,400+ square feet) in a gated community surrounded by Apache-Sitgreaves National Forest. Verify legal jurisdiction before contracting; some Starwood addresses are technically Pinetop-Lakeside.
Important disclosure: Show Low new construction sales are almost always negotiated directly with the builder or builder-rep agent. Sales prices, incentives ($7K to $12K rate buy-downs are currently common in Show Low Bluff and Bison Crossing through July), and lot premiums vary by phase and inventory. Always request a written incentive sheet, a copy of the HOA CC&R restrictions, and the builder warranty terms before you write an offer. A dedicated full-time agent/broker that specializes in Show Low representing you (not the builder) is essential here… the standard NAR disclosure rules apply.
Read the full Arizona New Construction Buyer Guide before you visit any model home.
Show Low AZ Condos for Sale… July 2026
Show Low AZ condos for sale are a smaller and more concentrated segment than in Phoenix metro. On any given week, 22 to 28 condos and townhomes are active, concentrated in Torreon (golf villas), Bison Retreat Villas, and a small number of in-town townhouse complexes. The buyer pool for these condos is almost entirely second-home owners looking for lock-and-leave summer use, plus a smaller cohort of full-time retirees who want to skip exterior maintenance and yardwork.
Active Listings 26 ▲ Up from 25 |
Median List $445,000 ▲ Up from $435K |
Entry Price $289,000 → Most affordable |
Top of Range $745,000 ▲ Torreon Golf Villas |
Price / Sq Ft $252 to $348 ▲ Range |
Days on Market 55 to 95 ▼ Tightening |
Sale-to-List 97.4% ▲ Up from 97.1% |
Active Communities 3 Primary → Verified ✅ |
Active Show Low AZ Condos for Sale Communities (Verified)
- Torreon Golf Villas… 651 Torreon Loop, Show Low, AZ 85901 ✅. Three-bedroom, three-bath furnished golf villas with air conditioning, gas fireplaces, and loft layouts. The premium attached product in Show Low; pricing $575K to $745K furnished. HOA covers exterior, landscaping, and access to Torreon’s amenity suite. Summer demand has tightened DOM from spring levels.
- Bison Retreat Villas… Show Low, AZ 85901 ✅. Newer-build three-bedroom, two-bath townhomes in a manicured community on Show Low’s west side. Short drive to all city amenities; typical pricing $395K to $495K. Strong fit for full-time retirees and lock-and-leave second-home owners.
- In-town townhouses (mixed)… 311 S 16th St and similar Show Low, AZ 85901 ✅. A scattered collection of older townhouse complexes near the Deuce of Clubs corridor. Lowest-priced attached product in the city; entry $289K to $349K. Usually older HOAs, varying reserve studies, so request the HOA financial packet before writing.
Off-market access in Show Low with a dedicated realty specialist
We specialize in off-market Show Low realty across homes, cabins, condos, villas, townhomes, land, businesses, and commercial properties. Village-level Show Low realty knowledge matters here more than in Phoenix metro. Inside Torreon, Bison Ridge, and the Bison Crossing communities, dozens of transactions each year happen entirely off-market… owner-to-owner, agent-to-agent, or through builder pre-list channels that never touch the public MLS. Amateur buyers never see this inventory.
This is not a subscription list. It is not an email drip. It is not “delivered Sunday nights.” It is a service benefit for engaged clients. When you engage a dedicated full-time agent/broker that specializes in Show Low as your representative, you receive personal notification the moment off-market inventory that matches your specific criteria surfaces. One full-time human. Working Show Low every day. Paying attention to your search FAST.
The 15% of Show Low buyers who work with a dedicated Show Low realty specialist see off-market inventory the general Phoenix agent crowd will never see. The other 85% pay retail on public listings, compete with 3 other offers, and often overpay $30K to $80K on the same street where an off-market equivalent traded quietly for less.
▶Get Off-Market Access FAST◀What Show Low Residents Say
The themes below reflect commonly cited reasons Show Low residents give for relocating from Phoenix metro, returning from out-of-state, or buying a second home in the city. Names are generalized to protect privacy but specific outcomes are preserved.
“We bought our Torreon cabin in 2019 for $612,000. Sold our Chandler house for $780,000, netted about $340,000 after payoff, and the Torreon cabin appreciated to $895,000 by 2025. Ten months a year up here now. Best financial decision we ever made.”
“Show Low schools were the entire reason we moved from Chandler. Both kids now at Show Low High, one already accepted early to ASU Barrett Honors with $22,000/year in merit aid. My daughter says Kyrene was more stressful in 5th grade than Show Low High is in 11th grade.”
“Bought 5 acres in Cheney Ranch for $625,000 with well and septic. Built a 2,400 square foot custom home for $520,000 with our own contractor. Total $1.145M for a paid-off property that would cost $2.4M in Scottsdale for the same lifestyle. Two horses, three dogs, no HOA.”
“Retired here from Newport Beach at 68. Sold our California house for $1.9M, bought a Bison Retreat Villa for $445,000 cash, and put $1.4M into an income portfolio. Property tax on the villa is $1,240/year. In California we paid $22,000. The math is not close.”
Why Show Low Arizona Real Estate Matters in 2026
Show Low is one of the most strategically positioned small cities in Arizona. It is the only White Mountains city with a full-service hospital, full-line big-box retail, a community college campus, and a regional airport… while still pricing well below Phoenix metro, well below Flagstaff, and dramatically below Sedona. As the structural drivers below show, this is a long-term demand story, not a flip market. The 15% of buyers who work with a dedicated Show Low realty specialist compound this structural advantage. The other 85% overpay on the same street.
Key drivers supporting Show Low Arizona Real Estate include:
- Climate refugee demand… Phoenix metro summers continue to break heat records. Mountain communities at 6,000+ feet are the closest physical relief. Show Low is the most amenity-rich option in that elevation band that is still under a four-hour drive.
- Healthcare anchor… Summit Healthcare’s Trauma Center, Primary Stroke Center, and Pediatric Prepared Plus certifications eliminate the “what if I get sick” objection that kills most rural Arizona second-home decisions.
- School district A grade… Show Low Unified’s ADE FY25 A rating gives full-time relocating families confidence. That is a hard moat against competing White Mountain towns like Blue Ridge (C) and Whiteriver (D).
- Affordable absolute pricing… A $482,000 median in a cooler, pine-forest city is structural value compared to $650K+ in Prescott, $700K+ in Flagstaff, $900K+ in Sedona.
- New construction at sub-$300K entry… Show Low Bluff is delivering brand-new homes under $300,000 in July 2026. That price point is genuinely rare anywhere in Arizona today.
- Remote-work feasibility… Fiber broadband in most subdivisions, fixed-wireless backup, and 4G/5G coverage make a hybrid or fully remote household practical in a way most Arizona mountain towns cannot deliver.
- Strong commercial spine… Walmart, Home Depot, Lowe’s, Safeway, Bashas’, three medical office complexes… full daily-needs retail without driving to Flagstaff or Phoenix.
- Outdoor recreation density… Show Low Lake, Fool Hollow Lake, Rainbow Lake, three local golf courses, Apache-Sitgreaves National Forests on the doorstep, and Sunrise Park Resort 45 minutes away. The lifestyle pitch sells itself.
- Aviation access… Show Low Regional Airport (SOW) handles general aviation and charter. Phoenix Sky Harbor is 3 hours by car. Practical for owners who travel frequently.
- Conservative growth-management policy… The city has historically resisted aggressive overbuilding. Inventory is finite, geographic boundaries are real (national forest land caps expansion), and that supports long-term value.
None of these are speculative drivers. They are durable, multi-decade structural fundamentals. Buyers and sellers should treat Show Low as a long-hold position, not a flip play. Sellers who price correctly and present well still sell FAST. Buyers willing to look past the dated 1990s-era cabins and into the newer Bison and Show Low Bluff inventory are getting genuine value at current pricing.
July 2026… Buyer & Seller Takeaways
- Buyers: The buyer-leverage window is closing. DOM tightened to 80 days and inventory absorption accelerated. Push for $8K to $18K off list, inspection credits, and rate buy-down concessions on homes past day 75. Show Low Bluff sub-$300K base plans are absorbing FAST. If you want under $300K new construction, decide this month.
- Sellers: Summer demand is real. Price within 2% of recent comps, stage for the second-home buyer aesthetic, and expect 45 to 75 days to closing on updated inventory. Do not chase aspirational pricing… the $8K-$18K reductions that used to close deals in spring are still happening on overpriced listings.
- Second-home buyers: Torreon and Show Low Bluff are the two communities where furnished-ready inventory is available right now. Negotiate furnishings into the offer when the listing presents furnished. Torreon lakefront inventory is critically thin.
- Relocating families: Show Low Unified’s A grade is genuine. Bison Crossing cluster and Show Low Bluff are the highest-value full-time owner-occupant subdivisions. Verify school attendance zones in writing before contracting. Get the FireWise packet before you make the offer.
- New construction shoppers: Show Low Bluff has the most active builder pipeline. Sub-$300K base pricing exists but is absorbing FAST. Use a buyer’s agent/broker that specializes in Show Low… never walk into a builder’s sales center unrepresented.
- Investors: Short-term rental yields in Torreon and Bison communities are at peak season through October. Confirm city STR licensing requirements and HOA rules in writing before assuming any specific cash-flow projection.
Show Low Arizona Real Estate Frequently Asked Questions
The Show Low Arizona Real Estate single-family median sale price is $482,000 in July 2026, up 0.7% from June and 2.3% year over year. Median list prices run higher at $527,000 average because Torreon and luxury rim inventory pull the top of the range. Summer second-home demand from Phoenix drove the modest MoM lift.
Show Low Arizona Real Estate is balanced tilting slightly toward sellers in July 2026. Months of supply is 2.9, sale-to-list is 97.8%, active inventory is 198 listings, and DOM is 80 days. Well-priced homes in Torreon, Bison Ridge, and Show Low Bluff close in 45 to 70 days. Buyers still have negotiating room on homes past day 75, but the days of $35K price cuts are gone.
A 3-bedroom home in Show Low typically sells between $365,000 and $525,000 in July 2026. Show Low Bluff new construction 3-bedroom base plans start in the low $300,000s. In-town 1990s-2000s 3-bedroom resales trade $385,000 to $465,000. Bison Crossing and Bison Ridge 3-bedrooms run $475,000 to $625,000 depending on lot and finish.
A 4-bedroom home in Show Low typically sells between $525,000 and $825,000 in July 2026. Cheney Ranch and west-side acreage 4-bedrooms with 2 to 5 acres trade $585,000 to $795,000. Torreon 4-bedroom cabins and custom homes run $795,000 to $1.6M+. Rim-edge estates cross $2M.
Show Low AZ condos for sale in July 2026 range from $289,000 for entry in-town townhouses up to $745,000 for furnished Torreon Golf Villas. The median list on the segment is $445,000, with 26 active listings. Bison Retreat Villas price $395,000 to $495,000. The condo segment is thinner than Phoenix metro because most second-home buyers here choose site-built cabins over attached product.
When you engage a dedicated full-time agent/broker that specializes in Show Low, you get personal notification the moment off-market Show Low homes for sale surface through builder pre-list channels, agent-to-agent networks inside Torreon and Bison Ridge, and estate/family-sale conversations that never reach public portals. This is not a subscription list or email drip. It is a service benefit for engaged clients, delivered FAST by one full-time human working this city every day.
Yes, on the right Show Low homes for sale. Turn-key Torreon Golf Villas, updated Bison Crossing homes under $600,000, and any Show Low Bluff new construction priced under $325,000 still see 2 to 4 offers within the first 10 days. Dated cabins over $650,000, homes with septic or well issues, and rim-edge properties with wildfire insurance flags routinely sit 90+ days.
Show Low White Mountains real estate is the only Arizona mountain market with a full-service Trauma Center hospital (Summit Healthcare), an A-rated Show Low Unified School District, a Northland Pioneer College campus, and a regional airport all inside the same city footprint under $500K median. Flagstaff has schools and a hospital but median prices are 45% higher. Payson has the drive time from Phoenix but no hospital of Summit’s scope. Pinetop-Lakeside has the pines but no big-box retail or medical infrastructure.
Show Low White Mountains real estate is 15 minutes north of Pinetop-Lakeside with meaningfully different economics. Show Low medians run $478K to $485K, Pinetop-Lakeside medians run $525K to $555K driven by White Mountain Country Club and denser pine cover. Show Low wins on schools (A-rated LEA vs. Blue Ridge C-rated), big-box retail, and Summit Healthcare access. Pinetop-Lakeside wins on cooler summer temps, denser pine forest, and lakefront inventory at Rainbow Lake.
Show Low realty is a hyper-local market where a general Phoenix agent will cost you $40,000 to $80,000. Wildfire insurance carrier availability, septic vs. sewer knowledge, well water rights, HOA-driven Torreon transfer fees, Show Low Bluff builder-incentive stacks, and the difference between city limits (Show Low PD, city services) and adjacent Linden or White Mountain Lake (Navajo County Sheriff, no city water) all require deep local expertise. A general agent will not catch these until inspection or after closing.
Yes. We specialize in off-market Show Low realty across homes, cabins, condos, villas, townhomes, land, businesses, and commercial properties. When you engage us as your dedicated agent, you receive personal notification the moment off-market inventory that matches your criteria surfaces. This is not a subscription list. It is a service benefit for engaged clients, and the volume of off-market activity in Torreon and Bison Ridge alone justifies the engagement for most serious buyers.
Show Low buyers with school-age kids are almost universally choosing Show Low Unified School District, which earned an A letter grade at the district level per the Arizona Department of Education FY25 A-F release. The district operates Nikolaus Homestead Elementary (A, 83.01 points), Show Low Junior High (A, 83.22 points), Linden Elementary (B, 74.46 points), Show Low High School (B, 70.45 points hybrid), and White Mountain Institute (A alternative). This A-rated district is the strongest LEA grade of any traditional district in the southern half of Navajo County.
Show Low is generally safer than most Arizona cities its size. The Show Low Police Department is CALEA-accredited, response times are short across the compact city footprint, and violent crime rates run well below state averages. The largest seasonal safety variable is wildfire, not crime. July through September is peak fire season and insurance carrier availability tightens during these months. Torreon, Bison Ridge, and Show Low Bluff post the lowest crime incident counts in the city.
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Show Low Business & Commercial Real Estate
The commercial side of Show Low is concentrated along the Deuce of Clubs corridor and the White Mountain Road retail spine, with smaller industrial and flex space clustered near Show Low Regional Airport. The city’s economy supports a healthy mix of healthcare-adjacent medical office, big-box anchored retail centers, hospitality (hotels, restaurants), and small-business owner-occupied storefronts.
For commercial transactions and business sales, you need specialists… not residential agents handling commercial deals on the side. Here’s what’s actually moving in this market right now:
Office Lease Rates $14 to $22 → Annual NNN range |
Retail Lease Rates $16 to $28 → Annual NNN range |
Industrial Lease $8 to $12 → Limited inventory |
Cap Rates Trading 7.0% to 8.5% → Recent sales |
Active Listings 28 ▲ Lease + sale |
Total Inventory 1.4M sq ft → Across types |
For Sale Range $285K to $4.2M → Mixed |
Anchor Asset Hospital MOB → Summit Healthcare campus |
Buying or Selling a Show Low Business?
Thinking about buying or selling a Show Low business… with or without the real estate? Restaurants, hospitality, medical practices, retail, and service businesses all trade regularly in this market. We have dedicated full-time business agents/brokers that specialize in Arizona business transactions and know how to value, market, and close Show Low businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Show Low Commercial Building?
Thinking about acquiring or selling a Show Low commercial building? Medical office near Summit Healthcare, retail along Deuce of Clubs, light industrial near the airport, and mixed-use downtown parcels all require specialist representation. We have dedicated full-time commercial real estate agents/brokers that specialize in Show Low. 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 Show Low?
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▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Show Low across the incorporated city of Show Low (zip codes 85901 and 85902) and the immediately adjacent neighborhoods. Linden, White Mountain Lake, and Pinedale are referenced where context applies but are not inside Show Low city limits.
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Public records, builder sales centers, and city planning documents are used for new construction figures and address verification. School ratings are drawn from Arizona Department of Education state report cards (FY25 A-F release, April 15, 2026), with Niche, GreatSchools, and SchoolGrade used only as secondary references. Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports.
Update cadence: This report 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. Figures presented as ranges reflect normal mid-month variation across data sources, so you always see realistic numbers… not cherry-picked ones.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes FAST and static listing pages cannot keep up.
Here is what actually happens when you reach out. If you are a buyer, a dedicated full-time agent/broker that specializes in Show Low starts working on your behalf immediately… researching both on-market AND off-market opportunities. Today’s real estate moves FAST and many of the best properties never reach the national websites at all. You need someone with local relationships pulling for you.
If you are a seller, a local dedicated full-time agent/broker that specializes in Show Low reaches out personally to discuss your goals, your timeline, and the details of your property… so we can position you for the strongest possible outcome.
Last updated: July 9, 2026.