1937 Home Near Flagstaff Medical Center Sold for $805K

Homes near Flagstaff Medical Center rarely test the market for long, and a 1937 multi-level on North Sunset Drive proved it again this summer. The house sat four blocks from the hospital in the pocket of Flagstaff locals call NoHo — the stretch running north from Flagstaff Medical Center toward the edge of town between Buffalo Park and Fort Valley Road (Northern Arizona Fine Homes). It hit the market on June 11, 2026 at $825,000, went contingent in seven days, and closed July 23, 2026 at $805,000.

That is 97.6% of the asking price, 42 cumulative days on market, and roughly $433 per square foot for 1,857 square feet on a lot just under 7,000 square feet.

The number is interesting. What the transaction reveals about buying an 89-year-old house in this specific part of Flagstaff is more useful.

The short version:

• Closed at $805,000 on July 23, 2026 — $20,000 under a $825,000 ask

• Seven days from list to contingent, 42 cumulative days on market total

• $433 per square foot, below the Hospital Hill median and above ZIP 86001 and citywide figures

• The listing accepted cash or conventional financing only — no FHA, no VA

• Prior recorded sales: $156,000 in 1998 and $115,000 in 1995

• 22 years of rental history with zero reported vacancy, four blocks from the region's largest employer

What sold in NoHo, and what the buyer actually bought

Three bedrooms, two bathrooms, 1,857 square feet across a multi-level floor plan, one attached garage space, and a crawl space instead of a slab. Built in 1937, with a rear addition completed in 2015 that accounts for a meaningful share of the livable area.

The details that matter to an inspector and an appraiser: a sandstone fireplace with a gas insert, gas forced-air heat paired with an upstairs mini-split, a 50-year roof carrying a transferable warranty, custom oak trim throughout, and a fenced perimeter on the roughly 6,970-square-foot lot.

That combination — original 1937 structure, 2015 addition, newer roof, mixed heating systems — is exactly what makes pre-war Flagstaff homes hard to price from a spreadsheet. Two houses built the same year on the same street can be $150,000 apart depending on what has been replaced and what has not.

A note on public records: Zillow's page for this property currently displays 433 square feet of livable area and a price per square foot of $1,857 — the two fields are transposed. Verified as of August 12, 2026. If you are researching this sale on a portal, that is a data-entry error, not a different house.

Seven days to contingent in a Flagstaff buyer's market

Seven days to contingent, in a market where Redfin reports Flagstaff homes taking a median of 29 days to sell and closing at 98.3% of list price for the three months ending June 2026 (Redfin). Realtor.com currently labels ZIP 86001 a buyer's market with 279 active listings and a 98% sale-to-list ratio (Realtor.com).

For a fuller picture of the area's active inventory, see our Hospital Hill and NoHo neighborhood guide. A house that goes contingent in a week inside a buyer's market is not a house that got lucky. It was priced where the small, specific pool of qualified buyers for it already were.

The 35 days between contingent and closing is the other half of the story. That is a normal escrow window, and on a 1937 house with a crawl space it usually means inspections were negotiated rather than fought over.

Why $433 per square foot is not a simple Flagstaff comparison

Here is where most online research goes wrong. Price per square foot from four different sources covering four different geographies and time windows are not interchangeable numbers, and averaging them produces something meaningless.

Reported separately, with each source's own window:

• $433 per square foot — this sale, calculated from the $805,000 closing price and 1,857 square feet

• $535 per square foot — Realtor.com's Hospital Hill neighborhood median, October 2025 reporting period (Realtor.com Flagstaff)

• $401 per square foot — Realtor.com's ZIP 86001 median, same reporting period

• $395 per square foot — Redfin's Flagstaff citywide median, June 2026 (Redfin)

Read that as a range, not a verdict. The house closed above the broad ZIP and citywide figures and below the Hospital Hill neighborhood figure. On a 1937 structure with a 2015 addition, that positioning is reasonable — you are paying a location premium for hospital proximity and taking a discount for the age of the original build.

For scale, Realtor.com reported a $635,000 median sale price for Hospital Hill in that same October 2025 period, and $651,500 for ZIP 86001. Redfin put the Flagstaff citywide median sale price at $700,619 for the three months ending June 2026, down 4.0% year over year. The City of Flagstaff's own 10-Year Housing Plan annual report, using Redfin data as of July 2025, cited a $685,000 median against a median household income of about $69,700 (City of Flagstaff).

An $805,000 sale in this ZIP is an above-median transaction by any of those measures.

"Cash or conventional only" is a Coconino County math problem

The listing did not accept FHA or VA offers. Buyers new to older housing stock read that as a red flag about condition. Usually it is simpler than that, and in this case the loan ceilings explain most of it.

For 2026, the FHA one-unit forward mortgage limit in Coconino County is $609,500, reflecting the county's high-cost designation (HUD loan limits file). The one-unit conforming limit that conventional financing follows is $832,750 (Fannie Mae). VA limits track the same conforming figure, and a buyer with full entitlement has no cap at all (VA.gov).

An $805,000 purchase price sits roughly $195,500 above the FHA ceiling and comfortably inside the conforming limit. Before condition ever enters the conversation, the price alone puts FHA out of reach unless the buyer brings a very large down payment.

Condition is the second layer. FHA's property standards require correction of defective paint surfaces on homes built before 1978 (HUD Handbook 4150.2). On a 1937 house, that can mean scraping and repainting work a seller has to complete before closing. Combine a price above the county FHA limit with pre-1978 paint standards, and a seller reasonably decides to keep the terms simple.

None of this is lending advice. Loan limits change annually and eligibility depends on the buyer, the lender, and the property. Confirm both with a licensed lender before you write an offer.

Lead paint rules for pre-1978 Flagstaff homes

Any Flagstaff home built before 1978 comes with federal disclosure obligations, and NoHo and Hospital Hill are full of them. This is process, not panic.

Under the federal lead disclosure rule, a seller of a pre-1978 home must disclose known lead-based paint and hazards, provide any available records and reports, give the buyer the EPA-approved information pamphlet, include the required disclosure language in the contract, obtain signatures, and offer the buyer a 10-day period to conduct a lead inspection or risk assessment. Agents keep signed records for three years (EPA).

The legal framework sits at 42 U.S.C. 4852d, implemented through 24 CFR Part 35 Subpart A and 40 CFR Part 745 Subpart F (HUD). Separately, contractors paid to disturb painted surfaces in pre-1978 housing must be certified under the EPA's Renovation, Repair and Painting Rule (EPA RRP).

Practical read for a buyer in this part of Flagstaff: use the 10-day window rather than waiving it, get the disclosure paperwork early instead of at signing, and if you plan to renovate, budget for a certified contractor. That is the whole exercise.

What 28 years of ownership near Flagstaff Medical Center produced

The recorded sale history is short and instructive. The property sold for $115,000 on May 31, 1995, then $156,000 on August 17, 1998. It closed at $805,000 in July 2026.

Held from 1998 to 2026 — 28 years — that is roughly 5.2 times the 1998 price, an annualized appreciation rate near 6.0%.

Two honest caveats. First, that figure says nothing about what the owner spent along the way; the 2015 addition and the 50-year roof were not free, and capital improvements are invisible in a sale-price series. Second, past appreciation is a record, not a forecast. Nobody can promise the next 28 years look like the last 28. For a neighborhood-level view of how condition drives Flagstaff pricing more than age does, our Upper Greenlaw market report runs the same analysis across a larger sample.

We were unable to independently verify any additional recorded transfers between 1998 and 2026 in publicly searchable sources, so this article reports only the two sales that are confirmed.

The rental angle and Flagstaff's new short-term rental ordinance

The property carried 22 years of rental history with no reported vacancy — which, four blocks from Flagstaff Medical Center, is less surprising than it sounds. The hospital is at 1200 N Beaver Street, and a steady flow of medical staff, travel nurses, and residents needs housing within walking distance of it. Homes.com's neighborhood guide describes Hospital Hill as popular with medical professionals and within about three miles of downtown (Homes.com).

Zillow's rent estimate for the property was approximately $2,658 per month. For context, Zumper reported a $2,050 median two-bedroom rent in the Hospital Hill area as of August 2026 (Zumper), and Realtor.com listed a $2,049 median rent across ZIP 86001 (Realtor.com). A three-bedroom single-family house should command more than a two-bedroom median — but a portal estimate is an algorithm, not a signed lease.

Short-term rental math changed this summer. The City of Flagstaff adopted Ordinance 2026-11 on May 19, 2026, effective July 1, 2026 (City of Flagstaff). It requires an annual city license at $250, proof of at least $500,000 in liability coverage, and specific life-safety equipment including detectors, an extinguisher, and compliant egress. Violations escalate through $500, $1,000, and $3,500 penalties (Ordinance 2026-11).

Arizona state law preempts outright municipal bans on short-term rentals, so this is a compliance regime rather than a prohibition. If your model depends on nightly rates, read the ordinance before you write the offer, not after.

What is actually around this house in NoHo

Location is the reason a 1937 house cleared $800,000, so it is worth being specific.

• Flagstaff Medical Center, 1200 N Beaver Street — four blocks away, and Northern Arizona's largest medical employer

• Buffalo Park, 2400 N Gemini Road — a 2.2-mile loop on McMillan Mesa with San Francisco Peaks views and a FUTS trailhead (flagstaff.com)

• Jay Lively Activity Center, 1650 N Turquoise Drive — the city's ice arena (City of Flagstaff)

• Sechrist Elementary School, 2230 N Fort Valley Road, in Flagstaff Unified School District (FUSD)

• Downtown Flagstaff — within roughly three miles, per Homes.com's neighborhood guide

• Mount Elden, 9,301 feet, rising directly behind the neighborhood, with Flagstaff itself sitting around 7,000 feet

School attendance boundaries change. Verify current assignments directly with the district before relying on them.

The property has no HOA, consistent across the listing and the public records we reviewed. Some nearby Flagstaff subdivisions do carry associations and trail assessments — this parcel does not. The subdivision name attached to this block in some sources could not be independently confirmed at the address level, so we are not publishing one.

What a buyer near Flagstaff Medical Center should take from this sale

If you are shopping older homes near Flagstaff Medical Center, this transaction gives you a usable playbook.

Get your financing settled first. Above roughly $609,500 in Coconino County, FHA is off the table for 2026, which reshapes your buyer pool and your negotiating position. Know which loan product you are using before you tour.

Price the systems, not the year built. A 1937 house with a 50-year roof under transferable warranty, a 2015 addition, and a functioning mini-split is a fundamentally different asset than a 1937 house with original everything. Read the seller disclosure line by line.

Budget for the crawl space inspection. Crawl spaces are common in pre-war Flagstaff and they are where moisture, insulation, and plumbing problems hide. A specialist inspection is cheap relative to what it finds. The same principle applies at the other end of the spectrum — see what happened when an unfinished Flagstaff home hit the market.

Expect to move fast on the good ones. Seven days to contingent. In a ZIP labeled a buyer's market. Inventory near the hospital is thin, and the buyers who want it are watching.

Use the 10-day lead inspection window. It exists for you. Waiving it to look competitive on a pre-1978 house is a bad trade.

If you are selling an older home in NoHo or Hospital Hill

The seller here priced at $825,000, took $805,000, and was under contract in a week. That is a clean outcome, and it came from three decisions.

They priced against the actual comparable set rather than a citywide median. They led with the improvements that de-risk an old house — the roof warranty, the addition, the updated heating. And they set terms that matched the price point instead of hoping an FHA buyer could stretch $195,500 past the county ceiling.

On timing, published guidance on Flagstaff seasonality varies. One analysis points to February through July as the strongest selling window (Houzeo); another local brokerage points to May through September (Best Flagstaff Homes). Both agree winter is the slow season. Treat late spring through late summer as the window and ignore any source that promises you a single perfect week.

Transaction details and disclosure

1711 N Sunset Drive, Flagstaff, AZ 86001 — NAZMLS #204868. Listed June 11, 2026 at $825,000. Contingent June 18, 2026. Closed July 23, 2026 at $805,000. 42 cumulative days on market. Cash or conventional financing only.

This was not a JBRE & Co. transaction. The property was listed by John Wason of Flaghomes Real Estate, with an owner/agent disclosure on the listing, and the buyer was represented by Jerome Naleski PLLC of Best Flagstaff Homes Realty. We are reporting on a public closed sale for market-education purposes and had no role in it.

All figures above come from MLS records, county records, and the sources cited throughout, retrieved August 12, 2026. Market data is not a fee appraisal and should not be used as one. Nothing here is legal, tax, or lending advice.

Thinking about buying or selling near Flagstaff Medical Center?

Older homes in NoHo and Hospital Hill trade on details that never show up in a portal estimate — roof age, crawl space condition, addition permits, financing eligibility. If you are weighing a pre-war home in this part of Flagstaff, or you own one and want to know what it would bring in today's market, let's look at the actual numbers for your situation.

Jake Martin · REALTOR®, JBRE & Co., brokered by Real Broker

(928) 707-0504 · jake@jbreandco.com · License #SA681649000

Equal Housing Opportunity.