Flagstaff Housing Market Update – September 2026: What Buyers and Sellers Need to Know

Thinking about buying or selling in Flagstaff this fall? The September 2026 numbers are in, and they paint a picture worth understanding before you make a move.

The short version: total sales dipped slightly from a year ago, but single-family homes had a strong month, inventory tightened again, and homes that sell are still going for close to asking. At the same time, more listings came off the market without selling — a clear sign that pricing strategy matters. Here’s what’s really happening and what it means for you.

So, How’s the Flagstaff Market Doing Right Now?

Short answer: balanced, and a little tighter than last month. Fewer homes are for sale, prices are holding, and homes are selling at a steady — not faster — pace. Here’s the September 2026 snapshot at a glance:

These numbers tell a story — and we’re going to break it all down for you.

September Home Sales: A Small Dip, Led by Single-Family Strength

In September 2026, 122 homes sold in Flagstaff — down from 129 in September 2025, a year-over-year dip of about 5%. It’s a modest decline, not a slide, but we’ll call it what it is: fewer sales than last September.

Looking at the bigger picture, this is the third-lowest September of the last ten years, ahead of only 2024 (89) and 2023 (115). The 213 sales in September 2020 were a pandemic-era surge, not a benchmark — and since 2023, September has settled into a lower range. This year held close to last year’s rebound rather than slipping back toward 2024’s low.

What’s Selling — and What’s Not

Here’s how September 2026 breaks down by property type:

What’s Driving the Market?

What About the Homes That Didn’t Sell?

Over the last six months, 222 homes came off the market without selling — they expired, were cancelled, or were withdrawn. That’s up from 175 in last month’s report, and it means more than 1 in 4 homes that left the market in that time didn’t sell.

If you’re a buyer: homes that sit tell you where the negotiating room is. A listing that’s been on the market a while — or one that’s come back after expiring — often has a seller who’s ready for a real conversation.

If you’re a seller: this is your signal. Homes that don’t sell usually aren’t unlucky — they’re overpriced, under-marketed, or both. Meanwhile, the homes that did sell went for about 99% of asking. The difference is almost always strategy, and that’s fixable.

Days on Market & What Homes Are Selling For

Days on market (DOM) is one of the most honest signals in real estate. Here’s where things stand:

• Active listings have been sitting for a median of 72 days (down slightly from 74 last month)
• Homes sold over the last 6 months took a median of 63 days on market (up from 57)
• Homes sold in just the last 30 days took 68 days (about the same as 69 last month)

The pace has leveled off at a slower speed. Recent sales are still taking around 68 days, and the six-month median keeps climbing as the slower summer months roll into it. Homes aren’t selling faster — they’re selling at a steady, deliberate pace. For sellers, that means pricing right from day one still matters more than it has in a while.

On price, the median sold price over the last six months was $760,000, up slightly from $750,000 last month. In just the last 30 days it was $810,000 — but that figure comes from a smaller group of recent sales that leaned toward higher-priced homes, so we read it as a mix shift, not a sudden jump in values. The steadier six-month number says prices are holding firm.

The median asking price across active listings is $875,000, still above what buyers are actually paying. Yet the list-to-sale ratio is about 99% — homes that sell are going for roughly 99 cents on every dollar of their final asking price. Translation: well-priced homes get close to their number, and the ones priced too high tend to sit rather than sell at a discount.

How Much Inventory Is Out There? The 3.8-Month Story

The absorption rate tells us how long it would take to sell every active listing at the current pace of sales. Right now, that number is 3.8 months — down from 4.4 last month as the number of homes for sale dropped from 405 to 353. Here’s a simple guide:

• Under 3 months → Strong Seller’s Market
• 3–6 months → Balanced Market
• Over 6 months → Buyer’s Market

At 3.8 months, Flagstaff is still in balanced territory overall — on the tighter side of balanced. But the picture changes depending on your price range:

The entry range tightened again — homes from $400K to $599K went from 2.9 months last month to just 2.4, firmly a seller’s market. The everyday middle, roughly $600K to $1.2M, is balanced. The biggest change was in the $1.4M to $1.59M range, which tightened from about 9.4 months last month to 4.7. Above $1.8M, buyers still hold real leverage, with the top of the market sitting at more than ten months of supply. Knowing your segment matters more than ever.

What’s Happening in Flagstaff as Fall Arrives?

September is when Flagstaff starts to glow. The aspens on the San Francisco Peaks begin turning gold, mornings get crisp, and the town settles into its fall rhythm. In real estate, it’s the season when the market shifts from summer momentum to a calmer pace — and that’s what we see this month: steady pricing, fewer listings, and buyers who are serious rather than rushed. Heading into late fall and winter, buyers often find less competition, while sellers who price sharply and present well can still stand out before the holidays.

Neighborhood Spotlight

Timber Sky

Flagstaff Real Estate FAQs – September 2026

September 2026 Spotlight: Flagstaff’s Top Sales

🏆 Priciest Homes Sold in September

💙 Most Affordable Homes Sold in September

NAMLS Data as of 11/3/2026. Excludes Parks, Williams, & Other Areas.

Check Out Our Listings

Ready to Make Your Move in Flagstaff?

Whether you’re buying your first home, upgrading, downsizing, or thinking about listing — we’d love to help you navigate this market with clarity and confidence.

At Broaddus Partners Group, we know Northern Arizona real estate inside and out. We live here, work here, and genuinely love helping people find their place in this community.

Kelly’s Recent Recognition:

• #25 eXp Realty Top 250 U.S. Producers by Volume — 2026
• #100 eXp Realty Top 250 U.S. Producers by Side — 2026
• Top Agent, Flagstaff — Renowned, 2025 & 2026
• #3 Top Agent, Coconino County — Renowned, 2026
• #5 Top Agent, Coconino County — Renowned, 2025
• Top 25 Real Estate Agents in Arizona — FastExpert, 2024, 2025 & 2026
• #24 AZ Residential Sales Volume — America’s Best, 2023
• Top Agent, Coconino County — FastExpert, 2023
• #27 eXp Realty Top Individual Agent, U.S. — 2022
• #1 Arizona eXp Realty Top Individual Agent — 2022
• eXp Realty ICON Agent — 2018–2022
• Top Producing Real Estate Team, Northern AZ — $64M Sales Volume, 2021
• HomeLight Top Producer & Top Negotiator — 2020–2021
• Seven Star Award — Broker Agent Advisor, 2016–2021
• RE/MAX Hall of Fame Award — 2016
• RE/MAX Chairman’s Club Award — 2016
• CLHMS & Million Dollar Guild Member
• Member, Who’s Who in Luxury Real Estate

📱 Call or text: 888.446.5602  |  📧 Email: transactions@bpgteam.com

northernarizonafinehomes.com

We’d love to hear from you — reach out anytime.

Follow Along With Broaddus Partners Group

Want the Flagstaff market between reports? We share new listings, neighborhood tours, market tips, and a little high-country life every week — come say hi.

Explore More Real Estate Insights

Homeowner Guide  |  November 2026

Which Energy Upgrades Are Actually Worth It for Your Flagstaff Home?

What lowers your bills, what buyers notice, and what can wait.

Here in Flagstaff, November is when the furnace starts earning its keep. Cold nights at elevation have a way of showing you exactly where your house falls short: the drafty window, the bedroom that never quite warms up, the utility bill that jumps the moment the first snow arrives. It's also when a lot of Northern Arizona homeowners start asking which upgrades are really worth the money.

For the past few years, much of the advice on energy upgrades started with federal tax credits. Insulation, heat pumps, new windows, and solar panels could all qualify for a credit worth up to 30% of the cost.^1,2 Those credits have ended for projects completed in 2026,³ though some older guides still describe them as available.

That actually makes the decision clearer. Without a credit tipping the scales, each project has to earn its place on its own: on your utility bills, in how comfortable your home feels, or when it's time to sell. Those three paybacks don't always arrive together, or on the same schedule.

So as you think about projects for the colder months, here's how to sort out which ones are worth it for your house and your plans: what to look at first, where smaller fixes come in, when a bigger upgrade makes sense, and what it all means if you're buying or selling.

Start With What You Want the Upgrade to Do

A home office that's uncomfortable every afternoon is a different problem from a furnace that's nearing replacement. Either can justify spending money, but the math changes with the reason for doing the work.

If your furnace or air conditioner is on its last legs anyway, the number that matters is the difference in price between an efficient model and a standard replacement. That difference is what your savings need to cover. If you're replacing a system that still works well, the savings have to cover the full project cost.

Then think about your timeline. Someone planning to stay another decade has more years to collect on lower bills than someone getting ready to list next spring. When you get a savings estimate, ask what it's based on for your particular home, and whether financing or maintenance would change the picture.

Comfort counts, too. You might be happy to pay for a bedroom that stays warm through a Flagstaff January, even if the utility savings take longer to cover the cost. That's a perfectly good reason to do the work, as long as you know it's the reason.

Find the Real Problem Before You Pick the Fix

A bedroom that's always cold might come down to the ducts, the equipment, or the insulation.⁴ Each has a different fix, so it pays to know which one you have before you collect quotes.

That's what a professional home energy assessment, sometimes called an energy audit, is for. It looks at how your home uses and loses energy. Depending on the assessment, it may include a blower-door test, which measures how much air your house leaks, or infrared imaging to help spot where heat is getting out. The assessor may also look at your heating and cooling equipment and ventilation, then give you a report of findings and suggested improvements.⁵

With that report in hand, you can hold every proposal up against the actual problem. If your concern is a cold bedroom, ask each contractor how their project fixes the cause the assessment found.

The order of the work matters too. Better insulation and less air leakage reduce how much heating and cooling your home needs, which can change the size of the system you'd buy. That's why the U.S. Department of Energy (DOE) recommends looking at that work before or alongside an equipment upgrade.⁶

Don't Skip the Smaller Fixes

Not every worthwhile project involves new equipment. Worn weatherstripping, gaps around windows, dirty heating-system filters, and missing or thin insulation are all worth a look, especially before a long mountain winter settles in. DOE lists window sealing and filter maintenance among its practical steps for better winter energy performance.⁷

If your assessment turns up air leaks and thin insulation, that's a natural place to start. EPA's modeling estimates that a package of air sealing and insulation improvements in attics, floors over crawl spaces, and accessible basement rim joists can save an average of 15% on heating and cooling costs. That's a modeled estimate for typical existing U.S. homes, so your own result will depend on your house and the work done.⁸

Windows call for the same careful look. If yours are otherwise in good shape, weatherstripping or a storm window may be worth pricing out alongside replacement; DOE's home energy checklist includes both.⁹ A window that's rotting or failing is a repair question first.

That goes for big projects and small ones alike. A smaller project may be all the problem needs, though some homes will need more substantial work.

When a Bigger Upgrade Makes Sense

The strongest case for a high-efficiency furnace, air conditioner, or heat pump usually comes when the old system is due for replacement anyway. If your current system still runs reliably, the savings from replacing it early have to cover the whole project, which can make it something to plan for over the next few years.

Frequent repairs and rising energy bills are good reasons to have your heating or cooling equipment evaluated.⁴ Getting that look while the system still runs gives you time to compare repair, replacement, and different system types before a breakdown makes the decision for you, and nobody wants that decision made for them in the middle of a snowstorm. If you might sell in the next few years, an aging system is also something a buyer's inspector is likely to note.

Take a heat pump. It uses electricity to move heat into your home in winter and out of it in summer, so one system handles both heating and cooling. Whether it's a good fit depends on the equipment, your climate, and getting the size right.¹⁰ With our cold winters at elevation, climate is a big part of that conversation, so ask any installer how their recommended system performs in the coldest stretch of the year. What it costs to run, compared with what you have now, comes down to local energy prices and how much you use.¹¹

When you compare quotes, check that they cover the same work: equipment, installation, any electrical or duct changes, permits, and warranties. And if a quote includes a savings estimate, ask what it assumes about the system you have now and the energy prices behind the math.

Solar is its own calculation: the installed cost, the financing, how much electricity the system will produce, and how your utility credits the power you generate. The Consumer Financial Protection Bureau has documented how much those factors can swing the financial benefit.¹²

Some rebates are still available, depending on where you live. DOE's Home Energy Rebates are offered in select states, and DOE points homeowners to their state or territory energy office for current eligibility.¹³ Here in Arizona, that means checking with the state energy office for what's currently offered. If a quote counts on a rebate, check it against the actual program's requirements before you build it into your budget.

What Energy Upgrades Mean When You Buy or Sell

If You're Selling

If you're selling in the next year or two, sort projects into two piles: fixing something a buyer's inspector would flag, and adding an upgrade you hope will raise the price. The first protects your sale, while the second depends on what buyers in Flagstaff and Northern Arizona will actually pay for.

Appraisal guidance points the same way. Fannie Mae says the value an energy improvement adds varies with climate, utility costs, and how the local market responds, and appraisers can't simply add the cost of the equipment and installation to the home's value.¹⁴ What you spend on a project doesn't set what a buyer will pay for it.

It also helps to know what buyers notice. When the National Association of REALTORS® surveyed agents in 2025, windows, doors, and siding topped the list of green features that matter to their clients, with 37% rating them very important.¹⁵ Those are features buyers can see and feel, while better insulation or a high-efficiency furnace is harder to show off in a listing photo.

That's where the paperwork comes in. Equipment models, installation dates, available warranties, and energy-assessment reports show a buyer what's been done. They also give your agent something concrete to work with, alongside comparable homes and what local buyers expect, when deciding how to present the property.

If You're Buying

Ask for the home's utility history if it's available. Just keep the household behind those bills in mind: weather, the number of people living there, and their habits all affect energy use.¹⁶ Ask about the age and condition of the equipment and any past assessments, too, so the bills are one piece of the picture alongside the house itself.

How to Weigh Your Next Project

For any upgrade you're weighing, line up a few things side by side:

• The problem it fixes
• The full installed cost
• The expected savings
• The comfort it adds
• How long you plan to stay
• If a move is on the horizon, what the work would mean to buyers in your area

Laid out that way, the choice between a modest repair, a bigger replacement, or waiting for better timing usually gets a lot clearer. The goal is a home that works better for you, and a clear sense of what you're paying for.

This article is for general information only and isn't tax, financial, or contractor advice. Program availability and eligibility can change, so confirm details with the relevant agency or a qualified professional before making decisions.

Broaddus Partners Group, Brokered by eXp Realty, Powered by Place

Flagstaff Housing Market Update – August 2026: What Buyers and Sellers Need to Know

If you’ve been wondering whether now is the right time to buy or sell in Flagstaff, you’re asking exactly the right question — and the August 2026 numbers give a clear, honest answer.

The headline this month: sales slowed from a year ago, homes are taking longer to sell, and yet inventory actually tightened and buyers are still paying close to asking. It’s a quieter, more deliberate market — not a weak one. Here’s what’s really happening, what it means for you, and how to make your next move with confidence.

So, How’s the Flagstaff Market Doing Right Now?

Short answer: slower-paced, but still balanced. Fewer homes sold than last August and they’re taking longer to go, but supply is tighter than last month and prices are holding up. Here’s the August 2026 snapshot at a glance:

These numbers tell a story — and we’re going to break it all down for you.

August Home Sales: A Slower Month, a Tighter Market

In August 2026, 103 homes sold in Flagstaff — down from 122 in August 2025, a year-over-year dip of about 16%. We’re not going to sugarcoat it: that’s the lowest August total in the last ten years, just under the 111 sold in August 2023.

Context matters, though. The 228 sales in August 2020 and the 185 in 2021 were a pandemic-era surge, not a benchmark — and since then, August has settled into a range of roughly 110 to 140. This year slipped below that band. What keeps it from being a soft market is the supply side: active listings dipped and inventory tightened to 4.4 months, so fewer sales doesn’t mean homes are piling up.

What’s Selling — and What’s Not

Here’s how August 2026 breaks down by property type:

What’s Driving the Market?

What About the Homes That Didn’t Sell?

Over the last six months, 175 homes came off the market without selling — they expired, were cancelled, or were withdrawn. That’s up from 150 last month, and it’s one of the most useful numbers in this report.

If you’re a buyer: homes that sit tell you where the negotiating room is. With listings taking longer to sell, there’s more space for a thoughtful offer — especially on homes that have been on the market a while.

If you’re a seller: this is your signal. Homes that don’t sell usually aren’t unlucky — they’re overpriced, under-marketed, or both. Meanwhile, the homes that did sell went for about 99% of asking. The difference is almost always strategy, and that’s fixable.

Days on Market & What Homes Are Selling For

Days on market (DOM) is one of the most honest signals in real estate. Here’s where things stand:

• Active listings have been sitting for a median of 74 days (up from 65 last month)
• Homes sold over the last 6 months took a median of 57 days on market
• Homes sold in just the last 30 days took 69 days

The pace has clearly slowed. Recent sales took about 69 days — nearly two weeks longer than the six-month median of 57, and up from 56 in last month’s report. Buyers are taking their time, comparing options, and waiting for the right fit. For sellers, that means pricing right from day one matters more than it has in a while.

On price, the median sold price over the last six months was $750,000, and in just the last 30 days it was $725,000. Recent sales ran a little below the six-month figure, but still in the same range as last month — prices are holding, not climbing.

The median asking price across active listings is $890,000, well above what buyers are actually paying. Yet the list-to-sale ratio is about 99% — homes that sell are going for roughly 99 cents on every dollar of their final asking price. Translation: well-priced homes get close to their number, and the ones priced too high tend to sit rather than sell at a discount.

How Much Inventory Is Out There? The 4.4-Month Story

The absorption rate tells us how long it would take to sell every active listing at the current pace of sales. Right now, that number is 4.4 months — down from 5.2 last month and squarely balanced. Here’s a simple guide:

• Under 3 months → Strong Seller’s Market
• 3–6 months → Balanced Market
• Over 6 months → Buyer’s Market

At 4.4 months, Flagstaff is in balanced territory overall — but the picture changes depending on your price range:

The entry range tightened the most — homes from $400K to $599K dropped from 3.7 months last month to just 2.9, tipping into seller’s-market territory. The everyday middle, roughly $600K to $1.2M, is balanced. Above $1.4M, supply stretches from about nine months to well over a year, so luxury buyers still hold real leverage. Knowing your segment matters more than ever.

What’s Happening in Flagstaff as Summer Winds Down?

August is Flagstaff’s late-summer turning point. Monsoon afternoons roll through, students return to NAU, and families settle into the school year — and the market tends to shift from peak-season energy to a more measured pace. That’s the pattern we see in this month’s numbers: fewer closings and longer days on market, but inventory tightening rather than piling up. Heading into fall, buyers who stay active often find less competition and more motivated sellers, while sellers who price sharply can still stand out before the market quiets for winter.

Neighborhood Spotlight

Kachina Village

Flagstaff Real Estate FAQs – August 2026

August 2026 Spotlight: Flagstaff’s Top Sales

🏆 Priciest Homes Sold in August

💙 Most Affordable Homes Sold in August

NAMLS Data as of 9/24/2026. Excludes Parks, Williams, & Other Areas.

Check Out Our Listings

Follow Along With Broaddus Partners Group

Want the Flagstaff market between reports? We share new listings, neighborhood tours, market tips, and a little high-country life every week — come say hi.

Ready to Make Your Move in Flagstaff?

Whether you’re buying your first home, upgrading, downsizing, or thinking about listing — we’d love to help you navigate this market with clarity and confidence.

At Broaddus Partners Group, we know Northern Arizona real estate inside and out. We live here, work here, and genuinely love helping people find their place in this community.

Kelly’s Recent Recognition:

• #25 eXp Realty Top 250 U.S. Producers by Volume — 2026
• #100 eXp Realty Top 250 U.S. Producers by Side — 2026
• Top Agent, Flagstaff — Renowned, 2025 & 2026
• #3 Top Agent, Coconino County — Renowned, 2026
• #5 Top Agent, Coconino County — Renowned, 2025
• Top 25 Real Estate Agents in Arizona — FastExpert, 2024, 2025 & 2026
• #24 AZ Residential Sales Volume — America’s Best, 2023
• Top Agent, Coconino County — FastExpert, 2023
• #27 eXp Realty Top Individual Agent, U.S. — 2022
• #1 Arizona eXp Realty Top Individual Agent — 2022
• eXp Realty ICON Agent — 2018–2022
• Top Producing Real Estate Team, Northern AZ — $64M Sales Volume, 2021
• HomeLight Top Producer & Top Negotiator — 2020–2021
• Seven Star Award — Broker Agent Advisor, 2016–2021
• RE/MAX Hall of Fame Award — 2016
• RE/MAX Chairman’s Club Award — 2016
• CLHMS & Million Dollar Guild Member
• Member, Who’s Who in Luxury Real Estate

📱 Call or text: 888.446.5602  |  📧 Email: transactions@bpgteam.com

northernarizonafinehomes.com

We’d love to hear from you — reach out anytime.

Explore More Real Estate Insights