Sedona Real Estate News

Thanks for stopping by our Sedona Real Estate News Blog. Here we will have featured Sedona homes and real estate. We will also have news and articles about buying and selling Sedona homes and property.


March 23, 2018

Freddie Mac|Increasing Home Loan Rates Will not Result in Decreasing Home Values

Sedona home real estate market

Just recently, Federal Home Loan Mortgage Corporation aka Freddie Mac shared an Insight Report titled No place to go but up? All about the way in which rising mortgage rates could affect real estate and the market, including the Sedona real estate market. The statement focused on the effect the forecasted rise in home loan interest rates might have on the housing market this year.

 Some think an increase in mortgage rates may cause a slowdown in buying of homes in Sedona Arizona which would, subsequently, create a fall in Sedona real estate values. Inevitably, however, price is based on supply & demand even though rising mortgage rates might slow down demand from customers, in addition they influence supply. 

From the report:

 “For today's home owners, the decision to invest in a new home is often associated with their decision make a sale their existing home. Because of this association, the loans costs from the existing mortgage loan are a part associated with the homeowner’s decision if it makes sense to sell.

If the existing rate (we'll assume fixed rate) exceeds the interest paid for an existing bank loan, the potential home buyer would have to leave behind a  below-market mortgage to sell.

 The homeowner might choose to hold off both the sale of their existing home and purchasing of a new home to keep the beneficial interest rate.”

The Freddie Mac analysis, on acknowledging this example, concluded that pricing is not necessarily adversely stricken by increased mortgage rates. They explained:

 “While demand for homes may slump, there is an linked slide on the supply with homes with the association between the buying and selling decisions. As both the supply and demand move in concert in this manner they have offsetting effects on lowered demand diminished selling price and reduced supply raises price.

They went on to show that the Freddie Mac National Home Price Index was

 “…unresponsive to changes in mortgage rates. In the present housing market, the driving force in regards to the increase in selling prices is often a reduced supply with both completely new and also resale homes coupled with generally rates that are low. As rates on mortgages rise, the need for home purchases may continue being good relative to the confined supply and continue to set upwards pressure upon house prices.”

Sedona AZ homes for sale

The following information, depending on facts within the article, unveils what happened to house prices the past six occasions mortgage rates increased by no less than 1%. This is consistent with the Sedona real estate market as well.

Freddie Mac Increasing Rates On Mortgages Really Don't Lead to Falling Home Prices 

Regardless if you are a move up buyer or first time home buyer, holding out to invest in your next house based mostly upon the belief that values may drop on account of increasing mortgage rates can make absolutely no logic.

If you're looking for a mortgage lender, we maintain a list of local professional Sedona mortgage lenders.

Feb. 6, 2018

2017 Sedona Home Sale Market Round Up

2017 Sedona Home Sales Review

Increasingly, Sedona is a popular destination for visitors from around the world. Some visitors are struck by the beauty and lifestyle offered by Sedona and decide to become.  Sedona is encompassed by the Coconino National Forest and its breathtaking vistas, it’s a captivating and exciting place to live.  The introduction of Sedona to so many   visitors has helped promote strong housing demand. 

The Sedona real estate sales market saw substantial progress throughout 2017 but in particularly June. In June the sale of Sedona homes suitable for short term vacation rental was incredible.   Perhaps the way to realize where home sales are going is to see sales comparisons with annual data .

Sedona homes for sale

Sedona Homes sold (single family residential)


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Currently 176 Sedona homes for sale Update homes for sale

Sedona Luxury Homes Over $1 Million*


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Currently 51 Sedona luxury homes for sale Update Here

Sedona Condominiums & Townhomes


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Currently 21 Sedona Condos for sale  Update condos for sale

Sedona Horse Properties – Sedona is a great place for equestrian activities. Lots of trails


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Currently 21 Sedona horse properties for sale Update horse properties for sale

Homes for sale in Sedona

We expect 2018 to be a great year for Sedona real estate sales for many factors. 



1.      As a vacation destination, Sedona is beginning to challenge the Grand Canyon as the #1 destination in Arizona.  Tourist numbers have climbed to around 3M per year. The introduction of Sedona to an ever increasing numbers of tourists has positively aided growing demand for real estate.

2.      A causative factor as well is the national recovery of the economy.  Many areas of the US are seeing homes sell now. This allows people from other areas to afford to come to Sedona.

3.      State Bill 1350 – An Arizona law that prohibits local and county governments from limiting vacation home rentals (More Info).  Home Owner Associations (HOA’s) including Condo Associations can still restrict rentals through CC&R’s.  The majority of HOA/POA/COA’s do limit short term vacation home rentals.  Most impose a 30 day minimum  period but some are more restricted. This triggered a buying frenzy on non-HOA homes with most new Sedona homeowners wishing to do either full or part time vacation home rental.  It’s an opportunity to have a second home that also pays back. Something difficult to do in the past due to City of Sedona restrictions.

4.      Surrounded  by Coconino National Forest. Sedona and has a limited area that could possibly be developed.  By Statute, the National Forest if forbidden from selling land so Sedona isn’t likely to grow beyond its current borders. With constrained growth, supply and demand will push Sedona home sales prices up.

5.       Many of our clients are departing high tax states and cities for Arizona.

Stop by our website to search for Sedona homes for sale or to be notified when Sedona properties come on the market that fit your criteria.  Selling in Sedona? To find out what your home is worth in the current market email me (Susan Deierling) or call 928-451-6098.

Home sale market data for Sedona, AZ provided by Susan P. Deierling, Associate Broker at Realty Executives Northern Arizona and is derived from data from the Sedona Multiple Listing Service (MLS).



Posted in Sedona Real Estate
Sept. 25, 2017

Sedona Homes: 5 Requirements For a Bedroom

Sedona, AZ:  To be considered a bedroom, 5 elements must be present

Can it count as a bedroom?

Over the years we've heard a lot of opinions about what constitutes a bedroom.  The #1 myth is that a bedroom has to have a closet.  Many Victorian homes didn't have closets, so in this line of thinking a home may not have any bedrooms. In more modern times, the flex space has become popular. If it doesn't have a closet, could you put an Armoire in the room to serve as a closet? 

Many real estate agents in Sedona labor under the false impression that it isn't a bedroom without a closet.  This could potentially cost their seller clients by undervaluing the home. In Sedona, homes are built utilizing the International Residential Code (IRC), it does not require closets in bedrooms.

1) A bedroom needs at least two ways to egress., normally through a door and then have one other exit (window or door). A door to the exterior works as an exit point, and so does a window. According to the International Residential Code, a bedroom window must be between 24 inches wide X 44 inches from the floor and a minimum of a 5.7 sqft opening and no less than 24 inches high and 20 inches wide (R310.1).
2) At least 50% of a bedroom ceiling needs to be at least 7 ft tall. Most ceilings are at least 8 ft tall, so this is rarely an issue (R305.1).
3) The room has be at least 70 sq ft, and it cannot be less than 7 feet in width in any direction. (R304.2 / R304.4).

4) Is it reasonably close to a bathroom?

5) Does it make sense and what are the local expectations?  You shouldn't have to go through a bedroom to reach another bedroom (obsolescence) or go through another bedroom to reach a bathroom.  Size of the room, access/egress, light, and ventilation all matter when it comes to defining a bedroom (IRC).

Technically the International Residential Code does NOT mandate a bedroom to have a closet. So the lack of a closet does not necessarily mean a room cannot be a bedroom. However, we must ask, what does the local real estate market expect, and what is required by the local city/county?

Bedroom with no close but storage

While some in the real estate community say closets are always required, that rule doesn’t really apply here for two reasons:

1) The IRC definition of a bedroom does not actually mandate a closet; and

2) If the market considers the rooms as bedrooms, that’s what they are.  Ultimately closets are not technically mandated by the international definition, but they may be expected and/or required by local code.

I'm not an appraiser so for the final word call a local appraiser and your local building authority (City or County).

July 19, 2017

3 Tips to Succeed in Today’s Sedona Real Estate Market

3 Tips to Succeed in Today’s Sedona Real Estate Market

In today’s highly competitive real estate market in Sedona, where inventory levels are not keeping up with the constant stream of buyer demand, there are steps you can take to ensure you are most prepared for success when buying a home.

The 3 tips we are going to expand on today come from a recent blog by Trulia entitled, The Skinny on Skinny Inventory. 

1. Be Prepared

“Homebuyers should talk with a lender, real estate agent, and a home inspector BEFORE finding a home to make an offer on.”

Being intentional, pre-approved, and prepared will set you up for the accelerated time tables that come with a highly competitive market. If you are the most prepared buyer interested in a home, if you have already secured financial approval, and if you are ready to move fast, your bid will be that much more attractive to a seller.

If you're a cash buyer, have access to your 'proof of funds' to submit with the offer.

2. Think Strategically

“Starter homebuyers don’t have a home to sell and can be flexible on closing dates compared to home buyers who are also trying to sell at the same time.”

If you are one of the many first-time buyers looking for your dream home, know that being strategic and flexible about closing dates can also help your offer stand out from the rest. But don’t fret if you are a homeowner who will also have to sell your own house first – be upfront about your timeline with your agent and with any offers you make.

3. Seek Out the Ugly Ducklings

“Buyers might consider looking for homes that have been on the market for a while and investigate why. The reasons may be a deal-killer but all it takes is one ugly duckling to turn into a swan.”

Finding a fixer-upper or a Sedona home that needs a little love might be your best way to guarantee that you are able to find a home in the neighborhood that you want. The worst house on the best block will go for a steal and offer instant equity once you fix it up! Let us know what kind of mortgage you are getting (VA, FHA, Conventional) and we can find the best fit.

Bottom Line

In today’s market, full of bidding wars and tough competition, finding ways to stand out from the rest by getting creative will improve your chances of having a home to call your own.

Posted in Sedona Real Estate
June 26, 2017

Sedona Buying Guide Summer 2017

Here's the summer edition of our Sedona home buying guide.  It's a great way to review the home buying process and the benefits of home ownership.  Free download.

Sedona home buying guide

Posted in Sedona homes
June 26, 2017

New Construction Problems


The Supply & Demand Issue Plaguing New Construction

Unfortunately for builders in Sedona and the rest of the country, there are many forces that are making it difficult for them to do just that!

Last week at the National Association of Real Estate Editors 51st Annual Conference, CoreLogic’s Chief Economist Frank Nothaft broke down the 4 ‘L’s of New Home Construction: Lots, Labor, Lumber, and Lending.

The concept of supply and demand is ripe in the new home construction industry. The four ‘L’s of new home construction are each suffering a supply problem, and with that comes added costs. Let’s break it down!

Lots – There is a shortage of land near metros at an affordable price, causing builders to move farther and farther away from cities to keep costs down. This isn’t always an attractive option for those who want to stay close to work.

Labor – The Great Recession forced many skilled construction and trade workers to find other sources of income once their jobs were lost at the time of the crash. Even though the overall housing market has recovered, these workers have not returned. Those who remain are starting to age out and retire, causing even more of a shortage and additional costs.

Lumber – The cost to build a new home is directly tied to the cost of the lot and the cost of the supplies needed to build the home. Lumber costs continue to escalate due to policies restricting the importation of Canadian lumber, making larger luxury homes an attractive option to recoup costs when selling, rather than building smaller single-family homes and making less profit.

Below is a graph showing the increase in cost of 1,000 board feet of framing lumber.

Cost of Framing Lumber | Simplifying The Market

Year-over-year, lumber costs are up 13% after reaching a high of $433 in the second week of April.

Lending – During the Great Recession, many small community banks were forced to close their doors. These banks were a great source of capital and lending for builders looking to borrow money at a low interest rate in the community in which they were building. Tougher lending standards have made borrowing funds more expensive and more difficult for builders.

Bottom Line

Additional costs across all 4 ‘L’s have made building luxury properties more attractive to builders as they are able to make a larger margin with the higher sales price. The move to scale down to starter and trade up homes to help with supply will mean any additional costs are absorbed by the builders unless the supply of the 4 ‘L’s can increase!

June 26, 2017

New Sedona Listing - No HOA

I saw this home just came on the market.  No HOA, views and more. Located in Uptown Sedona.

80 Eagle Nest Lane, Sedona


Posted in Sedona Real Estate
June 19, 2017

Sedona Home Search Results Fail with Zillow

The real estate market exploded in Sedona.  Throughout the last two months we've seen one glaring issue.  Zillow does not keep it's information up to date.  Let me explain.

As Realtors, we belong to the Multiple Listing Service or MLS. Locally it's the Sedona Verde Valley MLS. All 700 local agents input listings for sale of homes, land, businesses for sale..etc.  The Sedona MLS shares this info with over 100 different vendors.  How often and how those vendors choose to update varies.  Zillow is one of those vendors as well as it's subsidiary Trulia.  They advertise a lot and are quite popular, but they are not the MLS. They exist to sell marketing to agents.  In other words, you sign up with Zillow and they distribute your information to agent for money.

So if they don't update, who's going to call them out on it?  We run into the problem of clients searching Zillow and finding homes that have sold already but are marked as available.  We are seeing homes that have been sold for months.  Unfortunately, many people think Zillow and the MLS are one and the same.

As a members of the Sedona MLS, we have access to the same information.  Our websites and our App are updated every 5 minutes from a feed direct from the MLS.  We don't recommend Zillow or Trulia.  Our recently built app and websites will give you the most accurate information possible.  The app is called Millions Mapped and includes a national home search.  You can contact us directly from inside the app with any questions on property that you may have.  Download the App from your Android or iPhone or text "susan" to 928-433-4705 for the app.


Posted in Sedona Real Estate
June 10, 2017

The Impact of Interest Rates

The Impact of Interest Rates on a Sedona HomeThe Impact Your Interest Rate Makes [INFOGRAPHIC] | MyKCM

Some Highlights:

  • Interest rates have come a long way in the last 30 years.
  • The interest rate you secure directly impacts your monthly payment and the amount of house that you can afford if you plan to stay within a certain budget.
  • Interest rates are at their lowest in years… RIGHT NOW!
  • If buying your first home, or moving up to the home of your dreams is in your future, now may be the time to act!
May 23, 2017

New Listing: Verde Santa Fe - Amante

Just listed today and expected to sell quickly. 5008 E Sage Springs Drive, Cornville, AZ 86325.

Located in the gated community of Verde Santa Fe, this home has a very bright & open great room style floor plan with views of the Mingus Mountains where you can enjoy the sunsets from your front yard or back patio. This home offers a very spacious kitchen, pantry, granite counters & breakfast bar. Master-suite has double sinks & oversized shower & walk-in closet. The den/study also makes for a 3rd bedroom. The Amante section has a clubhouse, pool & gym. This home is located only minutes to shops, restaurants, hiking trails, & golf.

New Listing for sale verde santa fe

Call us today if you would like to see this home.  More info


Susan Deierling 928-451-6098