Show Low Arizona Real Estate Market Report — September 2026
On this page
- September 2026 Homes Snapshot
- Homes: 12-Month Trend
- New Construction
- New Construction: 12-Month Trend
- Show Low AZ Condos for Sale
- Condos: 12-Month Trend
- Population & Growth
- By Zip Code
- Neighborhoods & Subdivisions
- Explore the Region
- Schools & Districts
- Safety & Crime
- Employers & Commute
- Upcoming Local Events
- Moving to Show Low from Out of State
- 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. 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 out-of-state landlord just raised your rent and you finally decided the mountain life starts this year. Show Low answers all three, and this September 2026 report shows exactly why, with real numbers instead of an automated online estimate.
The Show Low Arizona Real Estate market eased into fall in September 2026 after August’s seasonal peak. The single-family median sale price settled at $483,000, down slightly from August but still up 2.0% year over year. Closed sales cooled to 64 for the month as summer second-home buyers finished closing, active inventory eased to 205 listings, and days on market lengthened to 84 as the market shifted back toward balanced conditions. Sale-to-list held at 97.5% and months of supply ticked up to 3.1. September through November is traditionally the best window of the year for buyers in Show Low, with more selection and less competition than the summer peak.
September 2026 Show Low Arizona Real Estate Homes Snapshot
Median Sale Price $483,000 ▼ 0.3% MoM / +2.0% YoY | Average Sale Price $538,600 ▼ 0.6% MoM | Price / Sq Ft $319 ▲ 2.7% YoY | Homes Sold (Mo) 64 ▼ vs. 72 in August |
Active Listings 205 ▼ Down from 212 | Days on Market 84 ▲ Up from 78 | Sale-to-List 97.5% ▼ Easing | Months of Supply 3.1 → Balanced |
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How Has Show Low Trended Over 12 Months?
The chart below tracks the rolling 12-month median sale price for Show Low single-family homes, October 2025 through September 2026. Rolling medians smooth month-to-month volatility that a single month’s closing count can otherwise distort.
Show Low Median Sale Price… 12-Month Rolling
New Construction… Show Low Builder Activity September 2026
Show Low’s new construction story is local-builder driven, not national-tract dominated. Six regional and custom builders work steadily across Show Low Bluff, the Bison-named communities, Torreon Lakes, and individual custom-lot programs. You talk directly to the builder here, not a corporate sales center. See our Arizona New Construction Subdivisions directory for cross-city builder tracking.
- Show Low Bluff (Active): North Show Low ✅. Site-built single-family, $182/quarter HOA, base plans from the low $310,000s following the summer floor lift.
- Torreon Lakes / Torreon Golf Club (Active – Custom): 651 Torreon Loop, Show Low, AZ 85901 ✅. Custom luxury homes $805K to $2.7M+. Lakefront lot inventory remains critically thin.
- Bison Ridge (Active – Twin Homes): Show Low, AZ 85901 ✅. Gated, year-round twin homes, strong second-home demand.
- The Retreat at Bison Crossing (Active): West Show Low, AZ 85901 ✅. Site-built family homes, builder buy-downs $8K to $12K.
- Juniper Ridge Resort Vistas (Active): Show Low, AZ 85901 ✅. Fairway lots, strong short-term rental economics through October.
- Starwood Estates / Pinetop Country Club edge (Active – Custom): Show Low edge near Pinetop Country Club ✅. Custom 3-bed homes; verify jurisdiction before contracting.
Disclosure: New construction sales are negotiated directly with the builder or builder-rep agent. Always request a written incentive sheet, HOA CC&R restrictions, and warranty terms. A dedicated full-time agent/broker that specializes in Show Low representing you is essential.
How Has Show Low New Construction Trended Over 12 Months?
Show Low new construction closings run thinner than resale volume, so this rolling 12-month median tracks Show Low Bluff and Bison Crossing builder closings together as the representative new construction segment.
Show Low New Construction Median Sale Price… 12-Month Rolling
Show Low AZ Condos for Sale… September 2026
Show Low AZ condos for sale remain a smaller, more concentrated segment than Phoenix metro, concentrated in Torreon golf villas, Bison Retreat Villas, and a handful of in-town townhouse complexes.
Active Listings 27 ▼ Down from 28 | Median List $448,000 ▼ Down from $452K | Entry Price $290,000 → Most affordable | Top of Range $752,000 → Torreon Golf Villas |
Price / Sq Ft $253 to $350 → Range | Days on Market 58 to 98 ▲ Lengthening | Sale-to-List 97.3% ▼ Down from 97.6% | Active Communities 3 Primary → Verified ✅ |
Active Show Low AZ Condos for Sale Communities (Verified)
- Torreon Golf Villas… 651 Torreon Loop, Show Low, AZ 85901 ✅. Furnished golf villas, $580K to $752K.
- Bison Retreat Villas… Show Low, AZ 85901 ✅. Three-bedroom townhomes, $398K to $497K.
- In-town townhouses (mixed)… 311 S 16th St and similar, Show Low, AZ 85901 ✅. Entry $290K to $352K.
What’s Your Show Low Property Actually Worth This Fall?
September through November is the best negotiating window of the year for informed sellers. Get a full village-by-village CMA from a dedicated full-time agent/broker that specializes in Show Low.
How Have Show Low Condos Trended Over 12 Months?
Show Low’s condo and townhome segment averages fewer than 3 closed sales per month, which is too thin for a statistically reliable monthly median at the city level. Per the V2 chart threshold, we show the Navajo County attached-housing trend below with this disclosure: county-level data includes Pinetop-Lakeside and Snowflake condo activity alongside Show Low, so treat the trend direction as directional context, not a Show Low-specific price signal.
Navajo County Attached Housing Median List… 12-Month Rolling (County-Level Fallback)
Show Low Population & Growth
Show Low’s full-time population is approximately 11,732 residents per the U.S. Census Bureau. The seasonal population swells past 35,000 in summer months as second-home owners arrive from Phoenix metro, one of the most pronounced full-time-to-seasonal ratios in the White Mountains. This ratio directly shapes the local housing mix toward second homes, short-term rental-friendly inventory, and lock-and-leave villa product rather than the large-subdivision family growth pattern seen in Phoenix suburbs.
By Zip Code… The Two Show Low Zips
For Show Low 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.
- 85901 (Show Low city + immediate periphery): Median sale price $483,000 in September, down slightly from August’s seasonal peak but up 2.0% year over year. Captures Torreon, Bison Ridge and Bison Crossing, Show Low Bluff, and in-town Deuce of Clubs corridor homes.
- 85902 (Show Low PO Box): Postal delivery only, not residential transactions.
- Border-zone watch: Some addresses near the south boundary list a Lakeside (85929) or Pinetop (85935) zip. Verify legal jurisdiction with city records before assuming Show Low Unified attendance.
Show Low Homes for Sale… Neighborhoods & Subdivisions
Show Low breaks into three subdivision tiers. Torreon anchors the luxury golf tier with two 18-hole courses and gated security. Bison Crossing and Show Low Bluff anchor the mid-tier with site-built homes on walkable lots. Rural acreage on the north and west sides anchors the third tier, often on 1 to 10 acres with septic and well water.
Torreon Golf Club Community
Gated golf country club, two 18-hole courses, fitness and equestrian center. Where your Saturdays disappear into golf, tennis, and the Grill.
Show Low Bluff
The most active new construction subdivision. Base plans now start at $310K following the summer absorption of sub-$300K inventory.
The Retreat at Bison Crossing
Master-planned family community near Bison Golf Club. Where your kids can bike to friends’ houses.
Bison Ridge
Gated twin homes on tall-pine lots. The lock-and-leave sweet spot for couples over 55.
Silver Creek Area
Golf-adjacent homes without the country club price tag. $250K less than Torreon for the fairway view.
Juniper Ridge Resort Vistas
Newer fairway-adjacent site-built homes. Strong short-term rental economics through October.
Cheney Ranch / West Show Low
Horse property and acreage. Where you can hear coyotes at night and not a single neighbor.
In-Town Show Low
Walk-friendly access to Summit Healthcare and downtown retail. The easiest entry point for first-time buyers.
Show Low’s Neighboring Cities & Surrounding Markets
Show Low sits within Navajo County, at the heart of Arizona’s White Mountains region.
Explore All of Navajo County Real Estate
▶Navajo County Real Estate Guide◀Schools & School Districts
Show Low is served by Show Low Unified School District #10. Per the Arizona Department of Education FY25 A-F release, Show Low Unified earned an A district letter grade, the strongest of any traditional district in the southern half of Navajo County.
Nikolaus Homestead Elementary School
ADE FY25 district letter grade A, 83.01 points.
ADE FY25: A83.01 ptsShow Low Junior High School
ADE FY25 district letter grade A, 83.22 points… the highest K-8 score in the district.
ADE FY25: A83.22 ptsShow Low High School
ADE FY25 district letter grade B, 62.26 hybrid composite. AIA 3A athletics.
ADE FY25: B70.45% earnedWhite Mountain Institute
ADE FY25 district letter grade A, 84.26% earned.
ADE FY25: A84.26% earnedNorthland Pioneer College operates its main campus on Cooley Street. All grades reflect the official ADE FY25 A-F release (April 15, 2026); third-party aggregators are secondary references only.
Safety & Crime in Show Low
Show Low is generally safer than most Arizona cities its size. The Show Low Police Department is CALEA-accredited. The largest seasonal safety variable is wildfire, not crime. Fire risk remains elevated through September and insurance carrier availability stays tight.
Law Enforcement Jurisdiction in Show Low
Show Low is policed by the Show Low Police Department, headquartered at 150 N 6th Street. The Navajo County Sheriff’s Office holds concurrent jurisdiction across unincorporated Navajo County. The Arizona Department of Public Safety covers US Route 60, State Route 77, and State Route 260.
Show Low Arizona Real Estate Safety Snapshot
Major Employers & Commute
Summit Healthcare Regional Medical Center is the largest employer in the White Mountains, a full-service hospital with a certified Trauma Center and Primary Stroke Center. Note: the USAA employer callout appearing on Maricopa/north Phoenix commute-shed pages does not apply here; Show Low sits three hours from that commute shed.
Upcoming Local Events in Show Low (Next 60-90 Days)
Fresh-researched at every build. All dates and venues should be confirmed directly with the organizer before attending, since community event schedules shift.
- Sep 2026White Mountain Native American Festival — Hon-Dah Resort-Casino grounds, cultural dance, art market
- Sep 2026Show Low Farmers Market — Saturdays, downtown Show Low, local produce and crafts
- Oct 2026Navajo County Fair — Snowflake fairgrounds, livestock, carnival, rodeo events
- Oct 2026White Mountain Fall Festival — downtown Show Low, vendor booths and live music
- Nov 2026Show Low Elks Lodge Craft Fair — annual holiday craft and vendor market
- Nov 2026White Mountain Christmas Parade of Lights — downtown Show Low, evening parade route
Verify dates directly with each venue before planning travel; official source links available on request.
Moving to Show Low from Out of State
What Out-of-State Buyers Need to Know First
Show Low draws relocating buyers from California, Texas, Colorado, Washington, Nevada, Oregon, Utah, Illinois, New Mexico, and Florida, most citing cost of living, elevation-driven climate relief, and Arizona’s lack of state income tax on Social Security. Out-of-state buyers should budget extra closing time for rural or acreage parcels, verify wildfire insurance availability before writing an offer, and confirm well or septic status on any property outside the platted subdivisions. Many out-of-state buyers close remotely with a local dedicated full-time agent/broker that specializes in Show Low handling in-person walkthroughs and inspection attendance on their behalf.
Off-market access in Show Low with a dedicated full-time agent
We specialize in off-market Show Low realty across homes, cabins, condos, villas, townhomes, land, businesses, and commercial properties. Inside Torreon, Bison Ridge, and Bison Crossing, transactions happen off-market every year through builder pre-list channels and agent-to-agent networks that never touch the national portals.
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. This is not a subscription list. It is an internal client service: active clients are notified within 60 seconds when inventory surfaces through private broker channels.
Nearly half of licensed agents closed ZERO deals last year. A dedicated full-time agent/broker that specializes in Show Low sees off-market inventory the occasional-agent crowd never sees.
▶Get Off-Market Access FAST◀What Show Low Residents Say
“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.”
“Show Low schools were the entire reason we moved from Chandler. One already accepted early to ASU Barrett Honors with $22,000/year in merit aid.”
“Bought 5 acres in Cheney Ranch for $625,000 with well and septic. Built a 2,400 sq ft custom home for $520,000. Total $1.145M for a paid-off property.”
“Retired here from Newport Beach at 68. Sold our California house for $1.9M, bought a Bison Retreat Villa for $445,000 cash. Property tax on the villa is $1,240/year.”
Why Show Low Arizona Real Estate Matters in 2026
Show Low 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 pricing well below Phoenix metro and Flagstaff. As Show Low White Mountains real estate goes, this is a structural long-term demand story, not a flip market.
- Climate refugee demand… Phoenix metro summers keep breaking heat records.
- Healthcare anchor… Summit Healthcare’s Trauma Center eliminates the “what if I get sick” objection.
- School district letter grade A… a hard moat against competing towns.
- Affordable absolute pricing… $483,000 median versus $650K+ in Prescott, $700K+ in Flagstaff.
- New construction at sub-$320K entry… genuinely rare anywhere in Arizona today.
- Remote-work feasibility… fiber broadband across most subdivisions.
September 2026… Buyer & Seller Takeaways
- Buyers: Fall is your window. DOM lengthened to 84 days and inventory eased from August’s peak. Push for $10K to $20K off list on homes past day 75.
- Sellers: Price within 2% of comps. Fall closings run 45 to 75 days. Aspirational pricing is getting punished again as buyer urgency cools.
- Second-home buyers: Torreon and Show Low Bluff remain the two communities with furnished-ready inventory.
- Relocating families: School year is underway; verify mid-year enrollment timelines with the district office now.
- New construction shoppers: Show Low Bluff’s $310K floor is confirmed. Bison Crossing $8K-$12K buy-downs still available.
- Investors: STR season winds down through October. Confirm city licensing and HOA rules in writing.
Show Low Frequently Asked Questions
The Show Low Arizona Real Estate single-family median sale price is $483,000 in September 2026, down slightly from August’s seasonal peak but still up 2.0% year over year. Median list prices run higher at $537,000 average because Torreon and luxury rim inventory pull the top of the range. September typically opens the slower fall window as summer second-home buyers finish closing.
Show Low Arizona Real Estate is balanced in September 2026, easing back from August’s seller tilt. Months of supply is 3.1, sale-to-list is 97.5%, active inventory is 205 listings, and DOM is 84 days. Well-priced homes still close in 45 to 70 days. Fall traditionally favors buyers with more selection and less competition than summer.
A 3-bedroom home in Show Low typically sells between $368,000 and $526,000 in September 2026. Show Low Bluff new construction 3-bedroom base plans run from the low $310,000s following the summer floor lift. In-town 1990s-2000s 3-bedroom resales trade $383,000 to $468,000. Bison Crossing and Bison Ridge 3-bedrooms run $478,000 to $628,000 depending on lot and finish.
A 4-bedroom home in Show Low typically sells between $528,000 and $830,000 in September 2026. Cheney Ranch and west-side acreage 4-bedrooms with 2 to 5 acres trade $588,000 to $800,000. Torreon 4-bedroom cabins and custom homes run $800,000 to $1.6M+. Rim-edge estates cross $2M.
Show Low AZ condos for sale in September 2026 range from $290,000 for entry in-town townhouses up to $752,000 for furnished Torreon Golf Villas. The median list on the segment is $448,000, with 27 active listings. Bison Retreat Villas price $398,000 to $497,000. 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 within 60 seconds when off-market Show Low homes for sale surface through builder pre-list channels, agent-to-agent networks inside Torreon and Bison Ridge, and estate or family-sale conversations that never reach the national portals. 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.
Yes, on the right Show Low homes for sale. Turn-key Torreon Golf Villas, updated Bison Crossing homes under $605,000, and any Show Low Bluff new construction priced under $330,000 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 as fall approaches.
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 far 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 district letter grade 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. Nearly half of licensed agents closed ZERO deals last year, and a part-time or occasional agent will not know wildfire insurance carrier availability, septic vs. sewer status, well water rights, HOA-driven Torreon transfer fees, Show Low Bluff builder-incentive stacks, or the difference between city limits and adjacent Linden or White Mountain Lake. A dedicated full-time agent/broker that specializes in Show Low catches these before inspection, not after closing.
Yes. We specialize in off-market Show Low realty across homes, cabins, condos, villas, townhomes, land, businesses, and commercial properties. 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. This is not a subscription list. It is an internal client service, and active clients are notified within 60 seconds when inventory surfaces through private broker channels.
Show Low buyers with school-age kids are almost universally choosing Show Low Unified School District, which earned an A district letter grade 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 letter grade is the strongest 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. Fire risk remains elevated through September and insurance carrier availability stays tight. Torreon, Bison Ridge, and Show Low Bluff post the lowest crime incident counts in the city.
Show Low has a full-time population of approximately 11,732 residents per the U.S. Census Bureau, with the seasonal population swelling past 35,000 in summer as second-home owners arrive from Phoenix metro. This full-time-to-seasonal ratio is one of the most pronounced in the White Mountains and directly shapes the local housing mix toward second homes and short-term rental-friendly inventory.
Yes. Show Low draws relocating buyers from California, Texas, Colorado, Washington, Nevada, Oregon, Utah, Illinois, New Mexico, and Florida, most citing cost of living, elevation-driven climate relief, and Arizona’s lack of state income tax on Social Security. Out-of-state buyers should budget for a longer closing timeline if financing a rural or acreage parcel, verify wildfire insurance availability before writing an offer, and confirm well or septic status on any property outside the platted subdivisions.
Yes. Show Low Bluff on the north side of town remains the most active new construction subdivision, with site-built homes from multiple local builders now priced from the low $310,000s to mid $500,000s following the summer absorption of sub-$300K inventory. Custom builds also continue in Torreon (luxury golf), Bison Ridge, and the Bison Crossing communities. Most of Show Low’s market is resale and custom build, not large national tract builders.
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Resources
Show Low Business & Commercial Real Estate
The commercial side of Show Low concentrates along the Deuce of Clubs corridor and White Mountain Road, with industrial and flex space near the airport.
Buying or Selling a Show Low Business?
We have dedicated full-time business agents/brokers that specialize in Arizona business transactions.
▶Talk to a Business Broker◀Buying or Selling Commercial Property?
We have dedicated full-time commercial real estate agents/brokers that specialize in Show Low.
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Buying a Business or Commercial Building in Show Low?
Visit 75BizLoans.com for FAST financing on business acquisitions, commercial real estate, and investment properties in Show Low, from $150,000 to $100 million.
▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Show Low across zip codes 85901 and 85902 and immediately adjacent neighborhoods.
Data sources: Closed-sale and listing data compiled from local sales records verified across multiple area sources. School ratings from Arizona Department of Education FY25 A-F release. Population from U.S. Census Bureau. Crime data from CrimeGrade and AreaVibes.
PRICE_CUT_PCT note: A reliable price-reduction percentage was not independently verifiable for Show Low at publication; the seller urgency case above is built on median, DOM, and months-of-supply trend instead.
Update cadence: Rebuilt each month between the 8th and 10th, reflecting the most recent complete monthly cut available.
Author: Compiled by Arizona Homes and Condos Realty.
Last updated: September 2026.