Sedona Market Update – May 2025

What the Numbers Don’t Always Say Out Loud

As we transition from Sedona’s peak spring season into the quieter rhythm of summer, the housing market offers less flash—but more clarity. The pace has slowed, but not because interest is gone. Rather, it’s become more thoughtful. Buyers are still present. They're just... more particular.

For those who’ve watched this market for more than a few years, the current tone feels familiar. Sedona tends to shift into this slower gear after spring—a time when urgency gives way to deliberation, and when both buyers and sellers start to question their assumptions.

What’s Moving, What’s Not (Closed Sales Only)

From April through May 13th, 92 properties closed. Here’s how those sales broke down:

What this tells us is straightforward: most sellers had to concede—whether in price, terms, or timeline. Only 11 of 92 closings met or exceeded the asking price. The rest? They adjusted.

It’s not a distressed market, but it’s a more grounded one.

• Land continues to see the widest margin for negotiation—buyers want clarity, not concept.

• Condos and townhomes are seeing traction, particularly in low-maintenance, STR-viable pockets.

• Single-family homes are the most segmented. The ones that are priced right and present well? They’re moving. The rest are waiting.

What’s Sitting—and Why

We looked at 343 active listings across the market. Nearly half have been sitting 90 days or more.

Many of these are:

• Homes over $2M that don’t offer uniqueness or flexibility

• Lots with no infrastructure or practical path to build

• Dated homes that haven’t reconciled their asking price with their condition

The message is simple: the market isn’t rejecting inventory—it’s rejecting confusion. In this environment, clarity wins.

What’s Moving Fast

Of the 24 homes that closed in under 14 days, almost all had a few things in common:

• They were under $1.5M

• Most allowed short-term rentals or offered strong lifestyle appeal

• They were clear in their value—either emotionally, functionally, or both

West Sedona and Canyon Mesa CC stood out, but more than location, it was coherence that moved the needle. Listings that “made sense” at first glance didn’t stick around long.

Subdivision Notes

• Canyon Mesa CC recorded a rare over-asking closing. STR-friendly, manageable, and priced right.

• The Aerie continues to punch above the broader land segment—two parcels sold quickly and at or above asking. When land is positioned with premium branding and site readiness, buyers respond.

Who’s Buying and How

Among the 92 closed deals:

• 59 were cash

• 23 used conventional financing

• FHA, jumbo, owner-carry, or exchange terms were all but absent

This isn’t about rates. It’s about liquidity—and about placing capital into tangible assets with emotional and functional return.

As We Head Into Summer

This season doesn’t reward panic. It rewards poise.

The pace may slow, but serious buyers don’t disappear—they get strategic. Sellers who meet the moment on price and presentation still find traction. Land sellers who bring clarity (in terms of build path, utilities, and site work) will find negotiation partners.

And for properties under $1.3M with STR flexibility and strong fundamentals? There’s still heat in the market.

Final Thought

Markets evolve. What we’re seeing now isn’t uncertainty—it’s refinement.

This is a window for decisions made with logic and long view, not just sentiment. And in Sedona, those decisions tend to age well.

If you'd like help navigating a property decision this summer—whether as a seller trying to time it right or a buyer looking for value—I’m always available to talk through options.  

 Contact me today to explore properties, neighborhoods, or investment options that align with Sedona’s future.

— Shannon Volk, Arizona Realtor