Flagstaff AZ Real Estate Market Data Provided by The Broaddus Properties Group Brokered by eXp / by Joselyn Uy

 July Flagstaff Home Sales Second Lowest in 10 Years

The good news: Mortgage rates are down from its June high. Some recent potential home buyers who were pushed out of the market may now be able to get back in and qualify for a mortgage. Here's our latest update.

FLAGSTAFF HOME SALES

The US Existing-Home Sales Retreated 5.9% in July while Greater Flagstaff's housing market posted a 17.9% decline from June according to data provided by the Northern Arizona MLS. There was a total of 138 homes sold, 36.1% lower than a year ago. This is the second lowest total reported in July since 2012.

"The ongoing sales decline reflects the impact of the mortgage rate peak of 6% in early June," said NAR Chief Economist Lawrence Yun. "Home sales may soon stabilize since mortgage rates have fallen to near 5%, thereby giving an additional boost of purchasing power to home buyers."

In the month of July, the Broaddus Properties Group Brokered by eXp listed and sold three properties in Flagstaff valued at over $1.7 Million. Last year we helped buy and sell 12 homes worth $10 Million+!

FLAGSTAFF MEDIAN HOME PRICE

"The median list-to-sales ratio for this area is 102.6%." List to Sales Ratio is the percentage of the list price that the buyer paid for the property. 

The median sold price in July is up 19.7% year over year to $730,000, highest in more than a decade. Homes remained on the market for 53 days (median). This is much slower than the 43 days we saw in June and the 44 days we saw a year prior.

The National Association of Realtors is predicting around a 5% correction on home prices that starts in Q4 of this year and extends into Q1 of next year. According to the latest forecasts, experts are confident prices will continue to appreciate this year, although at a more moderate rate than they did in 2021. Median prices are expected to shoot back up around 9% in Q2 of 2023.

DOWNLOAD THE FULL FLAGSTAFF MARKET REPORT HERE

JULY 2022 Flagstaff Market Watch Summary

Total Home Sales - 138 homes, down 36.1 % vs July 2021.

Median Sale Price - $730,000 up 19.7% vs July 2021, highest in more than a decade

Mortgage rates - Average 30-year fixed-rate mortgage rate ended 8/18 at 5.5%. Rates peaked at 6% in June. Now we are seeing a lot of volatility. It can change rapidly during the day, and massively from week to week even though they can also be very boring for months on end.

Longest days on market (SF): 641 days This is a brand new home in Pine Canyon with 3 bedrooms and 3.5 baths

CDOM The acronym CDOM (Cumulative Days on Market) is used by the Flagstaff MLS to describe how many days a property has been available for sale. A property must be off the MLS for at least 90 days for the CDOM to restart, even if a different agent lists it. We report the average days on the market for properties sold based on CDOM.

The number of days a home sits on the market can tell us a lot about pricing. A high CDOM is commonly a strong indicator that the home is overpriced. 

FLAGSTAFF LUXURY HOME SALES

The luxury benchmark price for Flagstaff single-family homes is $975,000,  set by The Institute for Luxury Home Marketing.  LUXURY BENCHMARK PRICE is the price point that marks the transition from traditional homes to luxury home.

• The Flagstaff single-family luxury market is a Seller's Market with a 26% Sales Ratio.
• Homes sold for a median of 99.63% of list price in July 2022.
• The most active price band is $1,000,000-$1,099,999, where the sales ratio is 100%.
• The median luxury sales price for single-family homes is $1,192,500.
• The median days on market for July 2022 was 56 days, up from 35 in July 2021.

FLAGSTAFF'S PRICIEST HOMES SOLD in JULY 2022

Photo courtesy of RE/MAX Fine Properties, Jamie Wong

• The highest-priced single-family Flagstaff home that sold in July was a $2,000,000 five-bedroom luxury mountain home in Pine Canyon located close to the entry of the community & off of the 11th fairway of the golf course.
• The highest-priced Flagstaff townhome sale was a $1,160,000 2-bedroom, 1,755 sqft single-level luxury townhouse in Pine Canyon that boasts 2 baths, and an open living space.
• The highest-priced Flagstaff condominium sale was a $992,344 three-bedroom, new construction in Pine Canyon. There are two separate bedroom suites and a separate guest casita.

THE MOST AFFORDABLE FLAGSTAFF HOMES SOLD in JULY 2022

Photo courtesy of RE/MAX Fine Properties, Dianne Patterson

• The lowest-priced single-family Flagstaff home that sold in July was a $225,000 home in Ponderosa Park. The house has three bedrooms and is ready to renovate. Cash sale.
• The lowest-priced Flagstaff townhome sale last month was a $284,900 two-bedroom remodeled townhome in Sunnyside with mountain views. Close to hiking trails, downtown Flagstaff, Buffalo Park, hospital.
• The lowest-priced Flagstaff condominium sold was a $287,900 one bedroom unit with views off the back patio, located in highly sought-after University Heights area

Flagstaff Home Buyer Advice

Homebuyers may be in a better position to move now. If you tapped out earlier this year due to the extreme bidding wars it is a great time to go back on your home search and work in a much less competitive environment.

If you already own a home, you’ve likely built-up significant equity, and that can help you fuel your next move. Whether you want to downsize, move closer to loved ones, or buy a home in a dream destination, your equity can help get you there. It may be some (if not all) of what you’d need as your down payment on a home that better fits your changing needs.

Northern AZ Housing Inventory

End of July we have 36% more active listings compared to July 2021. However, comparing 2022 to 2021 year to date, inventory actually declined by 4%.

If you’d like to look at what’s available on the market today, you can view the homes that are available in the Northern Arizona MLS right now:

Click here to see all Flagstaff homes for sale

Search Northern Arizona Homes For Sale

Home Buying Tips Our home buyer's blog will help you plan and prepare for your successful home purchase and avoid headaches and surprises that may arise during the process.

Sign up for free to receive our updates about coming soon properties and homes for sale not listed on the MLS. I can set up a customized search so you’ll get notified when new listings that meet your criteria hit the market.

Flagstaff Home Seller Advice 

The market is cooling off but we are still on a seller market. It's time to reset expectations to days on market. Heading back to school and into fall, days on market has the tendency to grow even more. Sellers late to the market in the summer months are more likely to spend longer on the market, make price reductions and sell at lower prices than spring sellers.

Are you worried home prices are going to decline? Many experts raised their forecasts to say they’ll continue to appreciate in most markets this year. They are confident the housing market will see ongoing appreciation because of supply and demand in most markets. As Bankrate says:

“After all, supplies of homes for sale remain near record lows. And while a jump in mortgage rates has dampened demand somewhat, demand still outpaces supply, thanks to a combination of little new construction and strong household formation by large numbers of millennials.”

"We're witnessing a housing recession in terms of declining home sales and home building," Lawrence Yun, NAR Chief Economist. "However, it's not a recession in home prices. Inventory remains tight and prices continue to rise nationally with nearly 40% of homes still commanding the full list price."

The market might be slowing, but it is still a very good time to sell your home. If these trends continue, now may be your last chance to sell near peak demand and get the most for your home.

If you’re curious about what your home is worth in today’s market, click the image below then enter your address to instantly calculate your home’s value in today’s market based on recent Flagstaff home sales

Home Selling Tips Our blog for home sellers has tons of tips to help sell your home faster and add thousands of dollars to your bottom line. Check it out. 

We at The Kelly Broaddus Team with eXp Realty know that the only result that ultimately matters is that your home gets sold — and sold for the right amount. Satisfied clients say it all. Check out our 5 Star Reviews. 

If you have any questions about our market or are thinking about buying or selling in Flagstaff, don’t hesitate to call us at 888.446.5602 or email us at kelly.broaddus@exprealty.com. We’re out in the market every day helping clients to buy and sell in Northern Arizona, and we do research so we have the best advice to give you, no matter your situation.

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Special Assessment Pass, Yearly HOA Fee Increase & VRBOs are now Allowed

SPECIAL ASSESMENT & ANNUAL HOA FEE INCREASE

Continental Country Club homeowners has approved a special assessment and annual dues increase. See the vote results here. 

Why is this good news to Continental Country Club homeowners?

This means Lake Elaine will be open for all residents to enjoy, providing yet another valuable amenity to homeowners and, therefore, increasing home values.”

The Continental Country Club Board homeowners has approved a special assessment to fund both the association’s emergence from Chapter 11 bankruptcy, and to repurpose the former Lake Elaine into a multi-use space consisting of ponds and trails.

The $2,000 per homeowner assessment would provide the necessary funds to avoid Chapter 7 which would require liquidation of all association assets including the golf course, tennis and pickleball courts, pools, Bear Paw Activity Center and the Main Clubhouse.

The increase in annual dues in the amount of $97 per year will offset inflation costs, while still keeping dues well below comparable communities.

The Lake Elaine Story

The Continental Country Club was forced to file for Chapter 11 bankruptcy in 2021 after a lengthy court battle over the viability and sustainability of Lake Elaine. Only 52 of the 2,395 CCC homeowners have had access to the lake which, for decades, has consistently leaked and required tens of thousands of dollars in repair and maintenance expenses from the Continental Country Club fund, which is designed to benefit all members, not just a small group.

The proposed bankruptcy settlement includes two options for the land, both of which will cost $2.5 million. “The property is currently owned by the Association.

• Option #1 would be to deed the land to the 52 owners and pay them $2.5 million to repair and maintain the lake in perpetuity. This option would release the Association from all current and ongoing liability. It would become privately owned property.
• Option #2 would be to spend that $2.5 million and create the new amenity which would be open to all homeowners. This would include 4-5 ponds, walking trails and benches,” continued Murray.

Option #2 Passes

“No other neighborhood in Northern Arizona would have a space like this available to all of its residents and we are excited that this could be a really positive outcome at the end of a very long, challenging journey.”

VRBOs are Allowed in Continental Country Club

Court motions and hearings:

Motion for JMT on Pleadings

Defs Response to MJOP

Reply in Support of its MJOP

Order Granting in part MJOP

Kelly Broaddus  |  eXp Realty  |  888.446.5602  | Contact Kelly

The market is crazy right now—we went from a frenzy of home beat-ups and multiple offers to nothing in less than two months. If you’re a seller, how can you ensure your property gets top dollar when selling itself already seems to be a challenge? For buyers, are there still opportunities to buy a home? I’ve come up with some tips and strategies to help you with your real estate plans in this crazy market.

Feel free to watch the full message above, or use these timestamps that will direct you to various points in the video:

0:00 — Introduction

1:06 — The closing cost credit

1:33 — The rehab loan

2:05 — Don’t overprice your home

3:48 — Real estate is a great investment

4:33 — It’s a great time to buy a home

5:01 — The 40-year amortization product

5:20 — The 7-year adjustable-rate mortgage (ARM)

5:51 — Jumbo products

6:23 — Luxury sellers should stage their homes

7:34 — Wrapping up

Do you want to sell or buy a home in today’s market? Call or email me for a free consultation. I’m happy to discuss how I can help with your buying or selling plans.

Kelly Broaddus |  eXp Realty | 888.446.5602 | Contact Kelly

The process of buying a new home can be both exhilarating and exhausting. But the journey doesn’t stop when you close on your property. On the contrary, you still have quite a bit to do before you can begin the process of settling into your new place.

Fortunately, you don’t have to do everything in a day. You don’t have to do it all alone, either. When you work with us to sell or purchase a home, you’ll have an ally by your side long after your transaction has closed. We’ll continue to be a resource, offering advice and referrals whenever you need them on packing, hiring movers and contractors, and acclimating to your new home and neighborhood.

When it comes to a life event as stressful as moving, it pays to have a professional by your side. Here are some of our favorite pro tips to share with clients as they prepare for an upcoming move.

1. Watch out for moving scams.

Maybe you receive a flyer for a moving company in the mail. Perhaps you find a mover online. Either way, never assume that you’re getting accurate information. According to the Better Business Bureau, moving-related fraud is on the rise. In 2021 alone, individuals and families reported more than $730,000 lost to moving scams, an increase of 216% over the previous year.¹

How can you tell if a moving deal is too good to be true? Trust your instincts. If the price appears too low or you can’t pin down the mover’s physical business address, try someone else. The same goes for any moving company representative who dodges questions. Reputable movers should offer transparent pricing, conduct in-home estimates, and provide referrals and copies of their insurance documents upon request.² For help finding trustworthy movers, reach out. We’d be happy to share our recommendations. 

2. Insure your belongings.

Your moving company promises to take care of your custom piano or your antique furniture. But don’t just take their word for it. Ask to see how much insurance they carry and talk about how the claims process works. That way, you’ll know what is (and isn’t) covered in case of loss or damage.

Of course, some items are priceless because they’re irreplaceable. You might want to move your more sensitive valuables (jewelry, documents, family heirlooms, etc.) in your own vehicle just to be safe. For added peace of mind, call your rental or home insurance provider if you’re moving anything yourself. You might already be protected or be able to purchase extra insurance to cover your move. If those options are unavailable, you could opt for moving insurance from a third-party carrier.³

3. Start packing when you start looking for a new home.

As soon as your house hunting begins in earnest, think about packing away things you won’t need for the next few months. These could include seasonal or holiday decor, clothing, and books. Tackling just one or two boxes a day will give you a head start.

If you're going to put your current home on the market, you'll want to declutter anyway. Decluttering will make your home seem larger, and depersonalizing helps buyers envision their own items in the space. Consider selling, donating, or throwing out possessions you no longer need. The things you want to keep can be placed in storage until you officially start moving to a new place.

4. Pack to make unpacking easier.

Have you ever opened a packed box only to find that it’s filled with an assortment of items that don’t belong together? This isn’t efficient and will only make unpacking harder. A better way to pack is to bundle items from a single room in a labeled box. Labels can let movers know (and remind you) where to place each box, whether it’s fragile, and which side needs to be up. Some people like to assign colors to each room in their new home to make distributing color-coded boxes a breeze.

Feel free to unleash your inner organizer with this project. For example, you could create a spreadsheet and assign each box a number. As boxes are packed, simply fill in the spreadsheet with a list of contents. Anyone with access to the spreadsheet can log in and quickly find the desired item.

5. Think outside the box when transporting clothes.

Who wants to worry about boxing up clothes? If you plan on hiring professional movers, ask if you can leave clothing in your dressers. In many cases, they will use plastic to wrap the dresser so the drawers don’t fall out during transport. If keeping your clothes in your furniture makes it too heavy, the movers might be able to wrap and move drawers by themselves.

Another easy transport trick involves turning clean garbage bags into garment bags. Poke a hole in the bottom of a garbage bag, turn the bag upside down, slide it over five to seven garments on hangers, and lay the items flat in the back seat or trunk of your vehicle. The bags will help prevent wrinkling, and your clothes will be ready to hang up when you get to your new home.

6. Document prior to disassembling appliances and furnishings.

Few things are as confusing as looking at a plastic baggie filled with nuts, bolts, and screws from your disassembled dining room table or sorting through a box of electrical wires and cords to see which ones fit your TV.

The best workaround to easier reassembly is to document the disassembly process. Take photos and videos or thorough notes as you go. Whether it’s your headboard or treadmill, be very precise. And just a tip: Construct your beds first when you get to your new home. After a long moving day, the very last thing you want is to be assembling beds into the wee hours of the morning.

7. Prioritize unpacking kids’ rooms.

Children can become very stressed by a big move. To ease their transition, consider prioritizing unpacking their rooms as their “safe zones.”⁴ You aren’t obligated to unpack everything, certainly. However, set up your children’s rooms to be functional. That way, your kids can hang out in a private oasis away from the chaos while you’re running around and moving everything else.

Depending upon how old your youngsters are, you might want to give them decorating leeway, too. Even if it’s just letting them choose where furniture goes, it gives them a sense of buy-in. This can help ease the blues of leaving a former home they loved.

8. Be a thoughtful pet parent.

Many types of pets can’t handle the commotion of moving day. Knowing this, be considerate and seek ways to give your pets breaks from the action. You might ask a friend to pet sit your pooch or keep your kitty in a quieter room, like a guest bathroom.

Be sure to check in on your pet frequently. Pets like to know that you’re around. Give them treats, food, and water throughout the day. When it’s time to transport your pet, do it calmly. At your new property, give your pet access to just a room or two at first. Pets typically prefer to acclimate themselves slowly to unfamiliar environments.⁵

9. Plan for your move like you’re planning for an exciting vacation.

When you plan vacations, you probably look up local restaurants, shops, and recreational areas. Who says you can’t do the same thing when moving? Create a list of all the places you want to go and things you want to do around your newly purchased home. Having a to-explore list keeps everyone’s spirits high and gives you starting points to settle into the neighborhood.

And don’t feel that you have to cook that first night. Once the moving trucks are gone, you can always pop over to a local eatery or order DoorDash for major convenience. The first meal in your new home should be a happy, welcoming treat. And if you’re relocating to our neck of the woods, we would love to introduce you to all the hot spots in town and recommend our local favorites.

10. Pack an “Open Me First!” box.

You won’t be able to unpack all your boxes in one day, but you shouldn’t go without your sheets, pillows, or toothbrush. Designate some boxes with “Open Me First!” labels. (Pro tip: Keep a tool kit front and center for all that reassembling.)

Along these lines, use luggage and duffel bags to transport everyone’s personal must-have items and enough clothing for a couple of days. That way, you won’t have to rummage through everything in the middle of your move looking for sneakers or snacks.

When packing your “Open Me First!” boxes, think about which items you’ll need in those first 24 hours. For example, toilet paper and hand soap are musts. A box cutter will make unpacking a lot easier, and paper towels and trash bags are sure to come in handy. Reach out for a complete, printable list of “Open Me First!” box essentials to keep on hand for your next move!

LET’S GET MOVING

Getting the phone call from your real estate agent that your bid was accepted is a thrilling moment. Make sure you keep the positivity flowing during the following weeks by mapping out a streamlined, efficient move. Feel free to get in touch with us today to help make your big move your best move.

Sources:

1. Better Business Bureau - https://www.bbb.org/article/scams/24198-bbb-scam-alert-avoid-moving-scams-this-national-moving-mont
2. Move.org -
   https://www.move.org/how-to-tell-moving-company-scam/
3. Forbes -
   https://www.forbes.com/advisor/homeowners-insurance/moving-insurance/
4. New York Times -
   https://www.nytimes.com/2020/07/13/parenting/moving-tips-kids.html
5. ASPCA -
   https://www.aspca.org/pet-care/general-pet-care/moving-your-pet

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Flagstaff AZ Real Estate Market Data Provided by The Kelly Broaddus Group Brokered by eXp / by Joselyn Uy

Cooler Flagstaff Real Estate Market on the Horizon

Rising rates, economic pressures and inflationary pressure are slowing down the pace of real estate market across the country. Flagstaff is still in a strong seller's market but sellers will need to reset their expectations. Buyers will have a chance to consider a few more homes before making their purchase. Here's our latest update.

FLAGSTAFF HOME SALES

The US Existing-Home Sales Fell 5.4% in June while Greater Flagstaff's housing posted a 4.4% rise from May according to data provided by the Northern Arizona MLS. There was a total of 165 homes sold, 24.2% lower than a year ago.

""Falling housing affordability continues to take a toll on potential home buyers," said NAR Chief Economist Lawrence Yun. "Both mortgage rates and home prices have risen too sharply in a short span of time.

In the month of June, the Broaddus Properties Group Brokered by eXp listed and sold six properties in Flagstaff, Parks & Williams valued at over $5.4 Million. Last year we helped buy and sell 13 homes worth $6.9 Million +. 

FLAGSTAFF MEDIAN HOME PRICE

"The median list-to-sales ratio for this area is 102.5%." List to Sales Ratio is the percentage of the list price that the buyer paid for the property. 

The median sold price in June is up 20% year over year to $722,500, highest in more than a decade. Homes remained on the market for an average of 43 days. This is slower than the 41 days we saw in May, but faster than the 48 days we saw a year prior.

Homes priced right are selling very quickly, but homes priced too high are deterring prospective buyers

DOWNLOAD THE FULL FLAGSTAFF MARKET REPORT HERE

JUNE 2022 Flagstaff Market Watch Summary

Total Home Sales - 166 homes, down 24.2 % vs June 2021.

Median Sale Price - $722,500 up 20.1% vs June 2021, highest in more than a decade

Mortgage rates - Average 30-year fixed-rate mortgage rate ended 6/20 at 5.9% - 6.04%. Rates can change rapidly during the day, and massively from week to week even though they can also be very boring for months on end.

Longest days on market (SF): 351 days This is a brand new single level home in Johnson Ranch with 3 bedrooms and 2.5 baths

CDOM The acronym CDOM (Cumulative Days on Market) is used by the Flagstaff MLS to describe how many days a property has been available for sale. A property must be off the MLS for at least 90 days for the CDOM to restart, even if a different agent lists it. We report the average days on the market for properties sold based on CDOM.

The number of days a home sits on the market can tell us a lot about pricing. A high CDOM is commonly a strong indicator that the home is overpriced. 

LUXURY INVENTORY VS SALES

The luxury benchmark price for Flagstaff single-family homes is $975,000,  set by The Institute for Luxury Home Marketing.  LUXURY BENCHMARK PRICE is the price point that marks the transition from traditional homes to luxury home.

• The Flagstaff single-family luxury market is a Seller's Market with a 27% Sales Ratio.
• Homes sold for a median of 99.44% of list price in June 2022.
• The most active price band is $2,300,000-$2,599,999, where the sales ratio is 100%.
• The median luxury sales price for single-family homes is $1,695,000.
• The median days on market for June 2022 was 46 days, down from 48 in June 2021

FLAGSTAFF'S PRICIEST HOMES SOLD in JUNE 2022

Photo courtesy of Symmetry Realty Brokerage, Deana Keck

• The highest-priced single-family Flagstaff home that sold in June was a $5,350,000 seven-bedroom luxury mountain home in Pine Canyon with 2 master suites, 3 gas fireplaces, and panoramic golf views.
• The highest-priced Flagstaff townhome sale was a $775,000 3-bedroom luxury townhouse backing the green belt in Pinnacle Pines 
• The highest-priced Flagstaff condominium sale was a $490,000 two-bedroom, brand-new modern Woodshire bungalow

THE MOST AFFORDABLE FLAGSTAFF HOMES SOLD in JUNE 2022

Photo courtesy of Coldwell Banker Northland, Carla M Pavlik 

• The lowest-priced single-family Flagstaff home that sold in June was a $386,000 home in Sunnyside! The front house has two bedrooms and one bath and a 320 sqft studio in the back.
• The lowest-priced Flagstaff townhome sale last month was a $280,000 two-bedroom townhome with views of the Mt Elden, located in Sunnyside. Close to hiking trails, downtown Flagstaff, Buffalo Park, hospital.
• The lowest-priced Flagstaff condominium sold was a $220,000 upgraded, ground level, end unit studio located in the highly sought-after community of University Meadows (The Arbors). 

Flagstaff Home Buyer Advice

While there’s no denying it’s more expensive to buy and finance a home this year than it was last year, it doesn’t mean you should pause your search. 

Historically, homeownership is a great hedge against rising costs because you can lock in what’s likely your largest monthly payment (your mortgage) for the duration of your loan. That helps stabilize some of your monthly expenses. Not to mention, as home prices continue to appreciate, your home’s value will too.

In addition to shielding yourself from the impact of inflation and growing your wealth through ongoing price appreciation, there are other reasons to buy a home right now like addressing your changing needs and so much more.

Great news for first-time homebuyers:

On June 29, Freddie Mac announced that it will increase homeownership opportunities for first-time homebuyers by considering on-time rent payments as part of the company’s loan purchase decisions. This automated functionality became available on July 10 to mortgage lenders nationwide through Freddie Mac Loan Product Advisor, the company’s automated underwriting system.

“This extremely important initiative will help many renters move closer to achieving the dream of homeownership,” said Michael DeVito, CEO of Freddie Mac. “Millions of American adults lack a credit score or have limited credit history. By factoring in a borrower’s responsible rent payment history into our automated underwriting system, we can help make home possible for more qualified renters, particularly in underserved communities.

If you’d like to look at what’s available on the market today, you can view the homes that are available in the Northern Arizona MLS right now:

Click here to see all Flagstaff homes for sale

Search Northern Arizona Homes For Sale

Home Buying Tips Our home buyer's blog will help you plan and prepare for your successful home purchase and avoid headaches and surprises that may arise during the process.

Sign up for free to receive our updates about coming soon properties and homes for sale not listed on the MLS. I can set up a customized search so you’ll get notified when new listings that meet your criteria hit the market.

Flagstaff Home Seller Advice 

The sizzling market of the last year is cooling. There are a lot of sellers right now that haven’t adjusted to the current environment. As inventory increases, we are seeing more sellers cutting their asking price. Along with price reductions, fewer homes are selling above the asking price.

If you are considering selling your home, here is my advise on doing so.

• Make sure you have an agent that is going to be honest with you on price, DO NOT OVER PRICE your home
• Make sure your home is professionally staged and everything is repaired that needs to be repaired.  Now not the time to leave things undone on a high dollar home.
• Putting your home on the MLS with great pictures is not enough. Digital Marketing is paramount, luxury website exposure like Who's Who in Luxury RE, hundreds of thousands of followers on FB and Twitter.  With high net worth individuals still pouring out of Calif and other places, you want to make sure your home get's the exposure you are paying for.  Other sites too, depending on the type of home you are selling. 

If you’re curious about what your home is worth in today’s market, click the image below then enter your address to instantly calculate your home’s value in today’s market based on recent Flagstaff home sales

Home Selling Tips Our blog for home sellers has tons of tips to help sell your home faster and add thousands of dollars to your bottom line. Check it out. 

We at The Kelly Broaddus Team with eXp Realty know that the only result that ultimately matters is that your home gets sold — and sold for the right amount. Satisfied clients say it all. Check out our 5 Star Reviews. 

If you have any questions about our market or are thinking about buying or selling in Flagstaff, don’t hesitate to call us at 888.446.5602 or email us at kelly.broaddus@exprealty.com. We’re out in the market every day helping clients to buy and sell in Northern Arizona, and we do research so we have the best advice to give you, no matter your situation.

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Kelly Broaddus  |  eXp Realty  |  888.446.5602  | Contact Kelly

These are the top seven home-selling mistakes you need to avoid.

Change can be scary. When you say goodbye to a home where you’ve lived an amazing life and experienced great things, I understand that moving and selling the property can become difficult. You could make costly mistakes because you’ve taken the sale of your home too personally instead of being transactional. To help you make the home-selling process as easy as possible, I’ll share some costly home-selling mistakes that you need to avoid.

Feel free to watch the full explanation or use these timestamps to browse specific topics at your leisure:

0:00 — Introduction

0:50 — My personal home-selling experience

1:54 — Mistake No. 1: Selling at an unrealistic price

2:30 — Mistake No. 2: Trying to time the market

2:56 — Mistake No. 3: Failing to make repairs

3:25 — Mistake No. 4: Neglecting to stage your home

3:54 — Mistake No. 5: Evaluating offers on price alone

4:16 — Mistake No. 6: Acting on emotion instead of reason

4:45 — Mistake No. 7: Not hiring an agent

5:22 — Wrapping up

If you need more help with your home-selling plans or have other real estate concerns, don’t hesitate to call or email me. I’ll be happy to help!

Kelly Broaddus |  eXp Realty | 888.446.5602 | Contact Kelly

Sold! Enjoy Peace & Quiet in this Off-Grid Flagstaff Getaway on 10 Acres

     3 Beds |   1 Baths | $199,000

Looking for an off-grid getaway? Look no further! You'll find tasteful updates throughout this recently renovated rural escape. Updates include newly added windows that provide ample natural light, new vinyl flooring, fenced in yard and more. All of this with room for you to add your own value on the 10 acres of land that sits adjacent to Saddle Crater, bordered on two sides with state land. If you enjoy peace and quiet, star gazing, searching for valuable finds in the centuries old desert, this just might be your paradise! - This home is being sold partially furnished. Make an appointment today!!

VIRTUAL TOUR

Photos and more information here:

www.northernarizonafinehomes.com/property/190745/

LOCATION

69 Leupp Road

Car-Dependent

Learn more about Flagstaff

Townsend Winona to Leupp Rd. Follow till you pass STAR School. After STAR school turn right on Horn Rd onto dirt road. Follow for approximately 1/2 mile. Turn right towards sub-station. Drive past sub-station and up hill. Keep right and follow road over hill to home.>

Amusement & Recreation 

• HIKING in the area is limitless. The Walnut Canyon Monument Island Trail is a one hour hike that descends 185 feet (273 stairs) into the canyon. The trail is steep and there are sharp dropoffs.
• Picnic, hike, photoshoot at the Grand Falls (also known as the 'Chocolate Falls'), one of the five highest waterfalls in Arizona. Enjoy this great hidden sight in Arizona in early spring and late summer during monsoon season.
• Love Golf? The Elden Hills Golf Course is 40 minutes drive away

Dining Nearby

This home is within driving distance of many 4 STAR + restaurants

• Northern Pines Restaurant  23 miles 4 star +
• Silver Pine Restaurant  23 miles  4 star +
• La Posada’s Turquoise Room Winslow  5 star

Other East Rural Flagstaff Neighborhood Information 

Located in east rural Flagstaff, homebuyers will find homes on acreage, some off-grid. Most Other East Rural homes boast exceptional Peak views and some back forest service! 

Contact Kelly Broaddus at kelly.broaddus@exprealty.com or call 888-4465602 to see this off-grid getaway or other houses for sale in Flagstaff. 

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Kelly Broaddus  |  eXp Realty  |  888.446.5602  |  Contact Kelly

Sold! Modern Cottage Craftsman Backing A Huge Greenbelt in Flagstaff
4 Beds | 2.5 Bath |  $849,850

OPEN HOUSE Saturday 7/23 11AM - 2PM

Come check out this fantastic 4 bedroom, 2.5 bath Cottage Craftsman home built in 2003, recently redecorated with modern, rustic décor and new quartz counter tops in the kitchen. This marvelous home conveniently BACKS A HUGE GREEN BELT in Ponderosa Trails! WHAT EVERYONE IS LOOKING FOR!! As you enter the front door, you'll be greeted with soaring ceilings, a cozy fireplace, lots of natural light, and gorgeous views of the trees. This home features newer maple hardwood flooring. Imagine spending your summer entertaining or relaxing on the spacious deck that overlooks the beautiful, forested green belt. On the ground level, there is a large crawl space for extra storage, and may also hold potential to add square footage. From the backyard, you can access the Flagstaff Trail System. Great find!

Take a Virtual Tour

More photos and info

www.northernarizonafinehomes.com/property/190602/

See all homes for sale in Ponderosa Trails

Location

31 West Separation Canyon Trail

Car-Dependent

Learn more about Ponderosa Trails in Flagstaff

Dining Nearby

Nearby restaurants include Satchmo’s, this is a great place for dinner with a group. If you're looking for crafted BBQ and Cajun cooking drop by at Satchmo’s, it's just a small detour from the main road. Looking for an unusual menu with great range of flavors? Nomads Global Lounge a great place for you. Another quick stop is at Coppa Cafe and Bistro.

Schools

Children in this community typically go to the following nearby schools:

Ponderosa Trails Neighborhood Information

Ponderosa Trails is perfect if you prefer newer construction, family settings, and low-maintenance lots a short distance from town and shopping.

Come and see this nice home in Ponderosa Trails for yourself! Contact Kelly Broaddus at kelly.broaddus@exprealty.com or call 888-4465602 to see other houses for sale in Flagstaff.

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Kelly Broaddus |  eXp Realty | 888.446.5602 | Contact Kelly

Sold! Pristine Flagstaff Townhome with Golf Course Views & Attached Garage

3 Beds | 2.5 Baths | $524,850

Unbelievable view of the course and trees! You wont want to pass up this opportunity, pristine 3 bedroom 2.5 bath home with an ATTACHED GARAGE! No more having to walk through the elements to get to your garage!

TAKE A VIRTUAL TOUR

Photos and more information here: 

www.northernarizonafinehomes.com/property/190601/

Location

2308 North Earle Drive

Car-Dependent

Learn more about Elk Run in Flagstaff

Country Club Dr to Soliere to Elk Run St to Whispering Pines to Earle Dr.

Amusement & Recreation 

• Museum of Northern Arizona - Excellent local museum, lots of Native American archeology and Anasazi artifacts.
• Lowell Observatory - Astronomical observatory where the planet Pluto was discovered. Beautiful place to go if you want to enhance your knowledge about astronomy, time with the stars on the horizon explained, and a chance to look through the giant telescope.
• Riordan Mansion State Historic Park - Your tour will lead you through this historic home, filled with original artifacts, handcrafted furniture, and personal items belonging to the Riordan family.

Dining Nearby

If you’re looking for crafted BBQ and Cajun cooking drop by at Satchmo’s it's just a small detour from the main road. You can also drop by Tinderbox Kitchen and enjoy the tasty food and Flagstaff's authentic vibe. The Northern Pines, it's very conveniently located at the intersection of the I-17 and I-40, they offer lots of great breakfast, lunch and dinner choices made with real ingredients and served hot and fresh.

Schools

Children in this community typically go to the following nearby schools:

Elk Run Neighborhood

The Aspen Valley Golf Club is a private golf course in the Elk Run area of Flagstaff that features 5 sets of tees for different skill levels. Elk Run residents also have access to the Continental Country Club amenities as part of their $550 annual HOA dues. Visit the Elk Run community page for more information about this neighborhood in southeast Flagstaff.

Contact Kelly Broaddus at kelly.broaddus@exprealty.com or call 888-4465602 to see this Updated Townhome Backing the Aspen Valley Golf Course or other residential houses for sale in Flagstaff.

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Kelly Broaddus |  eXp Realty | 888.446.5602 | Contact Kelly

No matter what’s going on in the Northern Arizona housing market, the process of selling your Flagstaff/Sedona home can be challenging. Some sellers have a hard time saying goodbye to a treasured family residence. Others want to skip ahead to the fun of decorating and settling into a new place. Almost all sellers want to make the most money possible.

Whatever your circumstances, the road to the closing table can be riddled with obstacles — from issues with showings and negotiations to inspection surprises. But many of these complications are avoidable when you have a skilled and knowledgeable real estate agent by your side.

Here are seven common mistakes that many Northern Arizona home sellers make.

These can cause anxiety, cost you time, and shrink your financial proceeds. Fortunately, we can help you avert these missteps and set you up for a successful and low-stress selling experience.

MISTAKE #1: Setting an Unrealistic Price

Many sellers believe that pricing their homes high and waiting for the “right buyers” to come along will net them the most money. However, overpriced homes often sit on the market with little activity, which can be the kiss of death in real estate — and result in an inevitable price drop.¹

Alternatively, if you price your home at (or sometimes slightly below) market value, it can be among the nicest that buyers see within their budgets. This can increase your likelihood of receiving multiple offers.²

To help you set a realistic price from the start, we will do a comparative market analysis, or CMA. This integral piece of research will help us determine an ideal listing price based on the amount that similar properties have recently sold for in your area.

Without this data, you risk pricing your home too high (and getting no offers) or too low (and leaving money on the table). We can help you find that sweet spot that will draw in buyers without undercutting your profits. 

MISTAKE #2: Trying to Time the Market

You’ve probably heard the old saying, “Buy low and sell high.” But when it comes to real estate, that’s easier said than done.

Delaying your home sale until prices have hit their peak may sound like a great idea. But sellers should keep these factors in mind:

1. Predicting the market with certainty is nearly impossible.
2. If you wait to buy your next home, its price could increase as well. This may erode any additional proceeds from your sale.
3. If mortgage rates are rising, your pool of potential buyers could shrink — and you would have to pay more to finance your next purchase.

Instead of trying to time the market, choose your ideal sales timeline. This may be based on factors like your personal financial situation, shifting family dynamics, or the seasonal patterns in your neighborhood. We can help you figure out the best time to sell given your individual circumstances.

MISTAKE #3: Failing to Address Needed Repairs

Many sellers hope that buyers won’t notice their leaky faucet or broken shutters during home showings. But minor issues like these can leave buyers worrying about more serious — and costly — problems lurking out of sight.

Even if you do receive an offer, there’s a high likelihood that the buyer will hire a professional home inspector, who will flag any defects in their report. Neglecting to address a major issue could lead buyers to ask for costly repairs, money back, or worse yet, walk away from the purchase altogether.

To avoid these types of disruptions, it’s important to make necessary renovations before your home hits the market. We can help you decide which repairs and updates are worth your time and investment. In some cases, we may recommend a professional pre-listing inspection.

This extra time and attention can help you avoid potential surprises down the road and identify any major structural, system, or cosmetic faults that could impact a future sale.³

MISTAKE #4:  Neglecting to Stage Your Home

Staging is the act of preparing your home for potential buyers. The goal is to “set the stage” to help buyers envision themselves living in your home. Some sellers opt to skip this step, but that mistake can cost them time and money in the long run. A 2021 survey by the Real Estate Staging Association found that, on average, staged homes sold nine days faster and for $40,000 over list price.⁴

Indoors, staging could include everything from redecorating, painting, or rearranging your furniture pieces to removing personal items, decluttering, and deep cleaning. Outdoors, you might focus on power washing, planting flowers, or hanging a wreath on the front door.

You may not need to do all these tasks, but almost every home can benefit from some form of staging. Before your home hits the market, we can refer you to a professional stager or offer our insights and suggestions if you prefer the do-it-yourself route.

MISTAKE #5: Evaluating Offers on Price Alone

When reviewing offers, most sellers focus on one thing: the offer price. While dollar value is certainly important, a high-priced offer is worthless if the deal never reaches the closing table. That’s why it’s important to consider other factors in addition to the offer price, such as:

• Financing and buyer qualifications
• Deposit size
• Contract contingencies
• Closing date
• Leaseback options

Depending on your circumstances, some of these factors may or may not be important to you. For example, if you’re still shopping for your next home, you might place a high premium on an offer that allows for a flexible closing date or leaseback option.

Buyers and their agents are focused on crafting deals that work well for them. We can help you assess your needs and goals to select an offer that works best for you.

MISTAKE #6: Acting on Emotion Instead of Reason

It’s only natural to grow emotionally attached to your home. That’s why so many sellers end up feeling hurt or offended at some point during the selling process. Low offers can feel like insults. Repair requests can feel like judgments. And whatever you do — don’t listen in on showings through your security monitoring system. Chances are, some buyers won’t like your decor choices, either!

However, it’s a huge mistake to ruin a great selling opportunity because you refuse to counter a low offer or negotiate minor repairs. Instead, try to keep a cool head and be willing to adjust reasonably to make the sale. We can help you weigh your decisions and provide rational advice with your best interests in mind.

MISTAKE #7: Not Hiring an Agent

There’s a good reason 90% of homeowners choose to sell with the help of a real estate agent. Homes listed by agents sold for 22% more than the average for-sale-by-owner home, according to a recent study by the National Association of Realtors.⁵

Selling a home on your own may seem like an easy way to save money. But in reality, there is a steep learning curve. And a listing agent can:

• Skip past time-consuming problems
• Use market knowledge to get the best price
• Access contacts and networks to speed up the selling process

If you choose to work with a listing agent, you’ll save significant time and effort while minimizing your personal risk and liability. And the increased profits realized through a more effective marketing and negotiation strategy could more than make up for the cost of your agent’s commission.

We can navigate the ins and outs of the housing market for you and make your selling process as stress-free as possible. You may even end up with an offer for your home that’s better than you expected.

BYPASS THE PITFALLS WITH A KNOWLEDGEABLE GUIDE

Your home selling journey doesn’t have to be hard. When you hire us as your listing agent, we’ll develop a customized sales plan to help you get top dollar for your home without any undue risk, stress, or aggravation. If you’re thinking of buying or selling your Northern Arizona home, reach out today to schedule a free consultation and home value assessment. Call 888.446.5602 or email us at kelly.broaddus@exprealty.com.

Sources:

1. The Washington Post -
   https://www.washingtonpost.com/business/2019/07/22/just-because-its-sellers-market-doesnt-mean-you-should-overprice-your-home/
2. Realtor.com -
   https://www.realtor.com/advice/sell/spark-a-bidding-war-for-your-home/
3. American Society of Home Inspectors - https://www.homeinspector.org/Newsroom/Articles/Before-You-Sell-6-Reasons-to-Get-a-Pre-Listing-Inspection/15766/Article
4. Real Estate Staging Association -
   https://www.realestatestagingassociation.com/content.aspx?page_id=22&club_id=304550&module_id=164548
5. National Association of Realtors -
   https://www.nar.realtor/research-and-statistics/quick-real-estate-statistics

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