OCTOBER 2026
COVERAGE PERIOD
DATA SOURCE
PREPARED
Prepared for the Forest Highlands Board by RETSY, an exclusive member of Forbes Global Properties.
DATA AS OF OCTOBER 3, 2026
Dear Forest Highlands Neighbors, The 30-year fixed mortgage rate crossed 7% in late September and stood at 7.28% as of October 1, its highest level since November 2023. At the same time, active listings in Flagstaff are running roughly 18% above last year. The result is a market with more choice and more time: homes across the city are averaging about 60 days on market, up from the mid-40s a year ago, and buyers are negotiating rather than bidding. Well-priced, well-presented homes are the ones that move. The larger picture for Northern Arizona is encouraging. Arizona continues to attract major employers: TSMC has committed $165 billion to its north Phoenix campus, Mayo Clinic is building a $1.9 billion expansion, Amkor is expanding its Peoria facility, and KB Home is moving its headquarters from Los Angeles to Tempe in 2027. Each brings executives and professionals to the Valley, and many of them look north for a cool-summer retreat within a two-hour drive. Our community is well positioned to meet that demand. Inside our gates, the past twelve months reflect that strength: 29 closings at an average of $2,717,626, twelve of them above $2.5 million, and a price per square foot 40% above the broader Flagstaff $1M+ market. For sellers, the moment calls for pricing discipline and strong presentation. For buyers, this is the best selection Forest Highlands has offered in several years. My team and I, with Forbes Global Properties distribution behind every listing, are here for you on both sides. As always, my door is open.
30-year fixed rate, October 1, 2026. Highest since November 2023.
Flagstaff active listings, year over year. About 4.2 months of supply.
Forest Highlands closings in the trailing twelve months, averaging $2,717,626.
Warm regards,
FOREST HIGHLANDS SPECIALIST · RETSY · YOUR NEIGHBOR
foresthighlands.com
DIGITAL PRESENCE
We built the whole website around serving the community, with real estate at its center.
FORESTHIGHLANDS.COM
IN THE PRESS
JUL – SEP 2026
MEDIA COVERAGE · 7 FEATURES
FEATURED ON
JUL 16
INBUSINESS
Print Edition
JUL 22
PHOENIX BUSINESS JOURNAL
Print Edition
JUL 27
EIN PRESSWIRE
Read Online
$4,250,000 5 BD · 5.5 BA · 4,969 SF
$2,350,000 5 BD · 5 BA · 4,207 SF
JUL 31 – AUG 6
PHOENIX BUSINESS JOURNAL
Print Edition
AUG 5
FLAGSTAFF BUSINESS NEWS
Read Online
COMING SOON
AUG 29
ARIZONA DAILY SUN · COCONINO VOICES
Read Online
$2,100,000 4 BD · 3 BA · 3,609 SF
$3,800,000 4 BD · 5 BA · 4,739 SF
SEP 28
AZ FOOTHILLS MAGAZINE
Read Online
COMMUNITY 01 — FOREST HIGHLANDS
29 CLOSED · AREA 745
AVERAGE CLOSED PRICE $2,717,626
CLOSED $/SQFT $753.78
DAYS ON MARKET 67
SALE TO LIST 92.5%
PRICE BAND
CLOSED
AVG SQFT
AVG $/SQFT
AVG DOM
AVG PRICE
2
2,174
$676.38
243
$1,429,625
7
2,478
$732.64
48
$1,799,557
15
3,690
$692.25
58
$2,443,667
5
5,464
$998.96
84
$5,340,000
29
3,599
$753.78
67
$2,717,626
Area 745 — Forest Highlands. Three RETSY sales entered by hand: off-market 2964 Andrew Douglass ($5,700,000) and 2652 Thomas Pollack ($3,500,000), and ARMLS-listed 2260 Platt Cline ($1,459,250). Days on market and list price are unavailable for the last two, so they are left out of those averages.
COMMUNITY 01 — FOREST HIGHLANDS
29 SALES · OCT 2025 – OCT 2026
ADDRESS
CLOSED SQFT $/SQFT
PRICE
ADDRESS
CLOSED SQFT $/SQFT
PRICE
09/29/26 2,747
$569 $1,561,898
04/20/26 4,121
$667 $2,750,000
09/21/26 2,441
$803 $1,960,000
04/10/26 3,241 $1,080 $3,500,000
09/21/26 6,913
$680 $4,700,000
04/08/26 1,833
$796 $1,459,250
09/04/26 3,750
$693 $2,600,000
01/20/26 2,400
$717 $1,720,000
08/12/26 5,347
$468 $2,500,000
12/15/25 2,266
$794 $1,800,000
08/05/26 2,787
$879 $2,450,000
11/21/25 4,224
$497 $2,100,000
08/04/26 3,551
$736 $2,615,000
10/30/25 3,088
$761 $2,350,000
08/03/26 2,515
$557 $1,400,000
10/29/25 2,589
$734 $1,900,000
07/15/26 5,440
$533 $2,900,000
10/27/25 2,847
$688 $1,960,000
06/30/26 2,466
$908 $2,240,000
10/22/25 3,345
$635 $2,125,000
06/26/26 5,911 $1,125 $6,650,000
10/15/25 3,319
$625 $2,075,000
06/16/26 5,242 $1,087 $5,700,000
10/14/25 4,181
$586 $2,450,000
05/08/26 2,058
$824 $1,695,000
10/10/25 3,867
$672 $2,600,000
05/04/26 2,629 $1,103 $2,900,000
10/08/25 6,014 $1,023 $6,150,000
04/28/26 3,233
$619 $2,000,000
† Not in the Northern Arizona MLS pull; entered by hand
COMMUNITY 02 — PINE CANYON
48 CLOSED · AREA 220
AVERAGE CLOSED PRICE $2,393,486
CLOSED $/SQFT $764.71
DAYS ON MARKET 123
SALE TO LIST 94.4%
PRICE BAND
CLOSED
AVG SQFT
AVG $/SQFT
AVG DOM
AVG PRICE
7
1,950
$674.54
163
$1,309,821
18
2,477
$727.55
101
$1,758,045
12
3,244
$796.13
127
$2,510,897
11
4,831
$848.63
128
$3,994,818
48
3,132
$764.71
123
$2,393,486
Area 220 — Pine Canyon. Includes 1735 E Elysian Court ($1,865,000, May 26, 2026), listed only on ARMLS and entered by hand; its days on market and list price are not available, so it is left out of those two averages.
COMMUNITY 02 — PINE CANYON
† ADDED BY HAND · 48 SALES · OCT 2025 – OCT 2026
ADDRESS
CLOSED SQFT $/SQFT
PRICE
ADDRESS
CLOSED SQFT $/SQFT
PRICE
10/01/26
4,255
$905
$3,850,000
04/09/26
2,142
$792
$1,696,924
09/22/26
4,314
$788
$3,400,000
04/09/26
2,142
$798
$1,709,566
09/22/26
3,792
$712
$2,700,000
04/09/26
2,089
$911
$1,903,633
09/22/26
5,833
$1,200
$7,000,000
04/09/26
2,089
$896
$1,870,974
09/22/26
2,637
$1,005
$2,650,000
03/31/26
1,799
$695
$1,250,000
09/15/26
2,304
$631
$1,453,750
03/18/26
3,383
$803
$2,718,000
09/11/26
3,535
$764
$2,700,000
03/16/26
2,073
$796
$1,650,000
09/03/26
5,323
$770
$4,100,000
03/11/26
1,964
$799
$1,570,000
09/01/26
3,926
$567
$2,225,000
02/19/26
3,201
$719
$2,300,000
08/26/26
4,347
$1,070
$4,650,000
02/04/26
3,832
$678
$2,600,000
08/19/26
4,296
$826
$3,550,000
01/30/26
1,891
$759
$1,435,000
08/14/26
2,971
$640
$1,900,000
01/30/26
8,698
$476
$4,143,000
08/13/26
3,116
$610
$1,900,000
01/15/26
3,116
$610
$1,900,000
08/12/26
3,202
$718
$2,300,000
12/22/25
1,891
$661
$1,250,000
08/06/26
2,886
$589
$1,700,000
12/19/25
2,171
$599
$1,300,000
07/30/26
4,204
$821
$3,450,000
12/17/25
2,142
$746
$1,598,592
07/20/26
3,110
$563
$1,750,000
12/17/25
2,089
$1,047
$2,187,766
06/16/26
3,296
$713
$2,350,000
12/12/25
4,064
$787
$3,200,000
06/12/26
1,755
$655
$1,150,000
12/10/25
2,089
$874
$1,826,306
05/27/26
1,842
$722
$1,330,000
11/17/25
2,142
$758
$1,623,807
05/26/26
2,962
$630
$1,865,000
11/10/25
1,981
$777
$1,540,000
05/20/26
2,635
$1,063
$2,800,000
10/30/25
3,991
$814
$3,250,000
05/18/26
2,852
$645
$1,840,000
10/08/25
2,720
$662
$1,800,000
04/26/26
3,820
$877
$3,350,000
10/01/25
3,401
$764
$2,600,000
COMMUNITY 03 — FLAGSTAFF RANCH
28 CLOSED · AREA 800
AVERAGE CLOSED PRICE $1,435,783
CLOSED $/SQFT $493.08
DAYS ON MARKET 127
SALE TO LIST 94.7%
PRICE BAND
CLOSED
AVG SQFT
AVG $/SQFT
AVG DOM
AVG PRICE
17
2,349
$404.76
137
$946,287
3
2,931
$628.72
79
$1,825,000
8
3,819
$629.88
122
$2,330,005
0
—
—
—
—
28
2,831
$493.08
127
$1,435,783
Area 800 — Flagstaff Ranch. Closed sales only, as reported in the MLS pull. No sale closed at $3 million or above.
COMMUNITY 03 — FLAGSTAFF RANCH
28 SALES · OCT 2025 – OCT 2026
ADDRESS
CLOSED SQFT $/SQFT
PRICE
ADDRESS
CLOSED SQFT $/SQFT
PRICE
09/29/26 3,139
$844 $2,650,000
06/29/26 2,540
$610 $1,550,000
09/29/26 4,188
$525 $2,200,000
06/26/26 4,571
$481 $2,200,000
09/04/26 1,811
$318
$575,000
06/05/26 2,754
$427 $1,175,000
08/28/26 2,642
$400 $1,057,285
05/13/26 3,904
$692 $2,700,000
08/21/26 2,120
$552 $1,170,000
04/28/26 2,350
$404
$949,000
08/20/26 3,511
$555 $1,950,000
03/31/26 3,031
$693 $2,100,000
08/07/26 2,175
$301
$655,000
03/25/26 2,361
$396
$935,000
08/07/26 5,363
$485 $2,600,043
02/19/26 2,642
$442 $1,168,599
08/03/26 2,741
$721 $1,975,000
02/10/26 2,850
$364 $1,037,000
07/31/26 3,218
$653 $2,100,000
12/31/25 2,000
$488
$975,000
07/30/26 2,765
$445 $1,230,000
11/26/25 2,027
$419
$850,000
07/24/26 2,235
$463 $1,035,000
10/31/25 1,866
$488
$910,000
07/21/26 2,783
$395 $1,100,000
10/22/25 2,848
$242
$690,000
06/30/26 1,703
$338
$575,000
10/16/25 3,136
$666 $2,090,000
WIDER MARKET CONTEXT
263 CLOSED · CITY OF FLAGSTAFF
AVERAGE CLOSED PRICE $1,732,019
CLOSED $/SQFT $538.48
DAYS ON MARKET 104
SALE TO LIST 92.8%
PRICE BAND
CLOSED
AVG SQFT
AVG $/SQFT
AVG DOM
AVG PRICE
143
2,881
$427.11
100
$1,168,116
49
3,093
$607.91
94
$1,731,498
54
3,870
$661.60
124
$2,407,296
17
4,986
$884.07
110
$4,331,941
263
3,259
$538.48
104
$1,732,019
City/Town Code of Flagstaff, list price at or above $1,000,000. Includes all three gated golf communities and all four hand-entered sales, so the figures overlap with the community pulls rather than sitting beside them.
FOREST HIGHLANDS COMPARISON
CLOSED SALES · TRAILING 12 MONTHS
COMMUNITY
CLOSED
AVG CLOSED
$/SQFT
DOM
SALE/LIST
29
$2,717,626
$753.78
67
92.5%
48
$2,393,486
$764.71
123
94.4%
28
$1,435,783
$493.08
127
94.7%
263
$1,732,019
$538.48
104
92.8%
+$324,140 Forest Highlands average closed price above Pine Canyon, at $2,717,626 against $2,393,486.
56 days Forest Highlands sells faster than Pine Canyon, 67 days against 123, and faster than every other segment measured here.
+40% Forest Highlands closed price per foot against the Flagstaff market above one million dollars, at $753.78 versus $538.48.
CLOSED SALES BY QUARTER
105 CLOSINGS · THREE COMMUNITIES
COMMUNITY
CLOSED
AVG PRICE
AVG $/SQFT
AVG DOM
VOLUME
Q4 2025 · OCTOBER – DECEMBER
10
$2,551,000
$701.62
44
$25.51M
11
$2,016,043
$771.91
177
$22.18M
5
$1,103,000
$460.64
101
$5.51M
Q1 2026 · JANUARY – MARCH
1
$1,720,000
$716.66
77
$1.72M
9
$2,174,000
$703.94
115
$19.57M
4
$1,310,150
$473.75
98
$5.24M
Q2 2026 · APRIL – JUNE
9
$3,210,472
$912.15
43
$28.89M
11
$1,987,827
$791.08
64
$21.87M
6
$1,524,833
$491.87
179
$9.15M
Q3 2026 · JULY 1 – OCTOBER 1
9
$2,520,766
$657.50
114
$22.69M
17
$3,016,397
$775.16
126
$51.28M
13
$1,561,333
$512.05
121
$20.30M
METHODOLOGY
License BR529508000
Figures are drawn from four Northern Arizona MLS Residential CMA pulls run on October 3, 2026, covering closed sales from October 1, 2025 through October 1, 2026, filtered by area for Forest Highlands, Pine Canyon, and Flagstaff Ranch, and by city and list price for Flagstaff homes at or above one million dollars. Four RETSY-verified sales were entered by hand because they do not appear in the Northern Arizona MLS pulls: in Forest Highlands, 2260 Platt Cline (ARMLS, April 8, 2026), 2652 Thomas Pollack (off-market, April 10, 2026) and 2964 Andrew Douglass (off-market, June 16, 2026); in Pine Canyon, 1735 E Elysian Court (ARMLS, May 26, 2026). Reporting true year-over-year change requires a matching October 2024 to October 2025 pull, which we will bring to the next meeting.
CONTACT
OFF I CE
ONL INE
Prepared for the Forest Highlands Board by RETSY, an exclusive member of Forbes Global Properties. Information is deemed reliable but is not guaranteed. This report is for informational purposes and is not an appraisal or an offer of representation.
FOREST HIGHLANDS SALES TEAM
(602) 291-1446 Libby@RETSY.com
(602) 369-0665 Karen@RETSY.com
(908) 461-3314 Tom@RETSY.com
(602) 799-8229 Rebecca@RETSY.com
(602) 741-7750 Babbi@RETSY.com
(602) 456-0065 Chris@RETSY.com
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