Kachina Village Home Sold: $975,000 Ask to $805,000

A Kachina Village home sold for $805,000 on April 30, 2026 after launching at $975,000 in December 2025 (Trulia 86005 recently sold). That is $170,000 off the original ask, about 17.4%, across three price cuts and roughly 141 days from list to close.

The address is 2339 Mongwa Ovi, an A-frame property of two cabins on a 0.37 acre cul-de-sac lot in Kachina Village, built in 1977, parcel 116-15-005A, carried on Northern Arizona MLS #202875 and listed by eXp Realty, LLC (Homes.com record).

Read this first. JBRE & Co. was not in this transaction. The property was listed by eXp Realty, LLC, and we represented neither side. Everything below is neighborhood market data assembled from the public listing record, portal price histories, and published county tax data, each cited where it appears. Nothing here is a claim of representation or firsthand knowledge of the deal.

This is the most instructive sale in our Kachina Village archive, because the same parcel has now been priced wrong in both directions inside six years.

The short version of this Kachina Village home sale

• Listed December 11, 2025 at $975,000 by eXp Realty, LLC (Homes.com).

• Cut to $965,000 on January 8, 2026, then $945,000 on January 20, then $850,000 on February 13 (Realtor.com price history).

• Closed at $805,000 on April 30, 2026 (Trulia).

• 82.6% of the original ask. 94.7% of the final list price. Both figures are true and they describe two different sales.

• Before the sale attempt, the owner listed the property for rent at $3,750 a month on August 4, 2025 and cut to $3,000 five days later (Zillow price and rental history).

• Median sold price across 40 recent Kachina Village sales: $545,000 (Realtor.com recently sold).

What $975,000 was asking, and what the market paid

The $975,000 launch price worked out to about $430 per square foot on the 2,268 square feet the listing published (Homes.com). The February cut to $850,000 brought that to $375. The close at $805,000 lands near $355.

Read the cut sequence closely, because the shape of it matters more than the total. Two small cuts of $10,000 and $20,000 came six weeks apart in January. Then a single $95,000 cut in February. Then a further $45,000 came out at the negotiating table.

That is the classic signature of a launch price the market never validated. The first two cuts were priced to protect the original number rather than to find the buyer. They did not move the property, they just published a price-cut history that every buyer agent could read before writing an offer.

The listing was not short of story. The marketing described "Two Dreamy Cabins in the woods," a main cabin with a remodeled kitchen and bath, a separate guest cabin, a garage over 700 square feet, three decks, two paver patios, a hot tub, and a Malapai stone exterior. It also claimed "70K per year income" from the guest cabin alone as a short-term rental (Homes.com).

None of that is the problem. The problem is that a two-cabin, income-producing story is the kind of asset a seller values on a revenue multiple while buyers in a mid-priced neighborhood keep valuing it on comparable sales.

Before the sale: a rental listing at $3,750, then $3,000

Four months before the for-sale listing, this property was on the rental market. Zillow's history shows it listed for rent at $3,750 a month on August 4, 2025, then reduced to $3,000 on August 9, a 20% cut in five days (Zillow).

Put the two tracks side by side. A long-term rent of $3,000 a month is $36,000 a year gross. The for-sale listing marketed $70,000 a year from the guest cabin alone. Those two numbers describe very different assumptions about the same property, and only one of them was ever tested by a signed lease that we can see in the public record.

We cannot verify the $70,000 figure. It is a listing claim, not audited revenue, and any buyer underwriting it would need actual booking statements plus current Coconino County permitting before treating it as income. What the record does show is a seller who tried the rental market, cut price there, then tried the sale market and cut price three more times.

This same Kachina Village parcel has now missed twice in both directions

Here is what makes this file worth reading twice. Pull the whole history on parcel 116-15-005A and you get three separate verdicts from three separate markets.

• 2020, priced low. Listed July 25, 2020 at $398,000, pending in three days, sold August 17, 2020 for $420,080. That is 5.5% over ask (Homes.com price history; 2020 MLS #6108497 record).

• 2021, priced high. Relisted August 12, 2021 at $650,000, raised to $700,000 on September 3, went pending September 8, and closed October 12, 2021 at $560,000 (Homes.com; Zillow). That is $140,000 below the price it went under contract at, a 20% haircut between pending and funded.

• 2026, priced high again. $975,000 to $805,000, the sale described above.

Three attempts, two overshoots, one undershoot. The 2020 result is the tell: an under-priced launch in Kachina Village drew a contract in 72 hours and a closing above the ask. The two aspirational launches both ended in five-figure and six-figure concessions.

The 2021 sequence is the sharper warning. Raising the list price after eight days of marketing, going under contract, and then closing $140,000 lower is not a market story. That is what happens when a contract price cannot be supported at the appraisal or inspection stage. We do not have the contract file, so we will not guess which applied here. We will only note that the pattern repeated five years later at a bigger number.

Four published square footages for one Kachina Village house

This is where the record stops agreeing with itself. Four different sizes are published for this same address, and we are not going to average them.

• 1,259 square feet on the 2020 sale record, MLS #6108497, described then as 2 bed / 1 bath (Embarc Realty MLS record).

• 1,224 square feet on the Zillow property page, also 2 bed / 1 bath (Zillow).

• 2,268 square feet on the 2025 for-sale listing, 3 bed / 3 bath (Homes.com).

• 355 square feet published by Trulia on the sold record (Trulia). That one is not a size. It is the price-per-square-foot column landing in the size field, and the same portal does it to several other 86005 sales in the same table.

The probable explanation for 1,259 growing to 2,268 is the guest house. The 2020 listing remarks described "a 1075 sf unfinished guest house above the detached 2 car garage" and noted that "all the building materials in the guest house convey" (Embarc Realty). By 2025 the listing was marketing a finished guest cabin with a bedroom, a bath, and a loft (Homes.com).

The arithmetic supports it. The gap between the two published sizes is 1,009 square feet, against a guest house recorded at 1,075. That is a 66 foot difference, which is what you would expect once finished wall assemblies eat into a rough framed shell.

Call it the probable explanation, not a confirmed one. We have not seen a permit record or a county field card that ties the added area to that structure, and the Coconino County Assessor's parcel viewer is behind a challenge page we did not attempt. The county assessment on this parcel did move from $28,929 in the 2019 tax year to $57,992 for 2024 and 2025, with annual tax paid rising from $2,730 to $2,929 (Homes.com tax history). That is consistent with added finished area, and it is not proof of it.

One more wrinkle that cuts the other way. The 2025 listing states that a finished apartment below the main cabin, with a half bath, kitchenette, and separate entrance, is "not included in Sq footage" (Homes.com). So the published 2,268 may understate total finished space while every other published figure understates it further. If you are buying a property with this kind of history, measure it yourself and get the permit history in writing. We wrote about that exact problem in our breakdown of what an unfinished Flagstaff home sold for.

Why Kachina Village above $800,000 is a thin market

Kachina Village is a mid-priced neighborhood with a narrow top end. That is the structural fact behind the $170,000 slide.

Across 40 recently sold Kachina Village homes, Realtor.com publishes a median sold price of $545,000 (Realtor.com recently sold). In that same set of 40, only two records carry a published price above $800,000: 3160 Corn Creek Ovi at $950,000, and this house at $850,000, which is its final list price rather than its $805,000 close.

Work through what that means for a seller. Roughly one in twenty recent Kachina closings printed above $800,000. Four of the 40 printed at or above $700,000. A $975,000 launch price was not asking to be the top of the neighborhood, it was asking to reset it by a wide margin.

Compare that to the active side of the market. Realtor.com shows 21 active Kachina Village listings with a median listing price of $425,000 and a median listing price of $320 per square foot (Realtor.com Kachina Village). Berkshire Hathaway HomeServices Arizona Properties reported 18 Kachina listings with an average list price of $656,000 and an average sold price of $644,000 the prior month, as of May 7, 2026 (BHHS Arizona Properties).

None of those numbers supports a $975,000 opening bid on a 1977 cabin, however good the finishes are. There is a real high-end pocket in Kachina Village, and 2891 Chaco Trl at $759,000 and the A-frame at 3160 Corn Creek Ovi both prove it (Realtor.com). We covered a Kachina A-frame closing in detail in what one Kachina Village A-frame sold for. But a thin segment cuts both ways: fewer buyers means less competitive tension, longer marketing time, and far more weight on the first three weeks.

What the published Kachina Village numbers do not agree on

Any seller shopping online estimates before setting a price should know how far apart these sources are. We are citing each separately rather than blending them, because blending them produces a number nobody publishes.

• Realtor.com, Kachina Village: median listing price $425,000, median 68 days on market, $320 per square foot on 21 active listings (Realtor.com).

• Realtor.com, Kachina Village recently sold: median sold price $545,000 across 40 sales (Realtor.com).

• BHHS Arizona Properties, Kachina Village: 18 active listings, average list $656,000, prior month average sold $644,000, as of May 7, 2026 (BHHS).

• Homes.com, Kachina Village houses: median single-family listing price $699,000 and 19 house listings, as of July 2026 (Homes.com).

• Clear Sky Professionals, Kachina and Mountainaire combined: 36 listings, 106 average days on market, $426.03 average price per square foot, $612,450 median list price, as of August 17, 2026 (Clear Sky Professionals).

Five sources, five different pictures of one small community. Some are asking prices, some are sold prices, some fold Mountainaire in, and some count houses only. The citywide picture disagrees just as much: Best Flagstaff Homes reported a median single-family sale price of $763,700 across 69 July 2026 closings (Best Flagstaff Homes), Redfin reported $700,619 for the three months ending June 2026 (Redfin), and Zillow reported $674,367 through July 31, 2026 (Zillow).

Even this sale is published two ways. Trulia records the close at $805,000 on April 30, 2026 (Trulia), while Realtor.com still carries the record at $850,000, its last list price (Realtor.com). A seller comparing tabs would be off by $45,000 on a closing that already happened.

What this means if you are selling in Kachina Village

Launch price is the whole ballgame in a thin segment. Above roughly $800,000, Kachina Village has a handful of buyers at any moment, and they are also shopping Mountainaire and the Flagstaff city limits. There is no crowd to bail out an aspirational number.

Price to comparable closings, not to a revenue story. If the value case for your property depends on short-term rental income, expect the buyer's lender and appraiser to underwrite it as a residence. Bring documented booking history and current permitting if you want it credited at all.

Then respect the first three weeks. Showing volume, saved-search activity, and agent feedback in the opening window are the cheapest information a seller ever gets. A $95,000 correction made in week two is a different transaction than the same correction made in week nine, which is roughly when this listing made it.

Older Kachina housing stock adds another layer. This is a 1977 build, and the neighborhood's median year built runs decades back. We walk through how age, systems, and permit history move a price in our guide to selling an older home in Flagstaff.

What this means if you are buying in Kachina Village

Aged high-end Kachina listings are worth a hard look. Realtor.com puts the median days on market for active Kachina listings at 68 (Realtor.com); this one ran roughly 141 days from list to close. A listing well past the local norm is either mispriced or carrying something the photos do not answer, and both are negotiable once you name them.

Verify the square footage and the finished-space question yourself. On this parcel, four published figures exist and none of them are a measurement you performed. Order the county field card, ask for permits on any converted or finished structure, and have your lender confirm how an accessory dwelling gets appraised before you write.

Check the utility and jurisdiction details too. This listing reports city sewer rather than septic (Homes.com), which is not universal in Kachina Village, and the two records disagree on whether the parcel carries an HOA: the 2020 MLS record says no HOA with no fees (Embarc Realty), while the 2025 listing marks an association as present (Homes.com). Get that answered in writing during due diligence. Sellers facing the same questions from the other side should read our breakdown of Flagstaff seller concessions on a NoHo home sale.

Kachina Village basics behind the numbers

Kachina Village is an unincorporated census-designated place in Coconino County, roughly seven to ten miles south of Flagstaff along Interstate 17. The 2020 census counted 2,502 residents and 1,327 housing units (U.S. Census data via Wikipedia).

It is not a city neighborhood. Highlands Fire District Station 25 sits inside the community, and there is very little retail, so residents drive into Flagstaff for shopping and dining (Homes.com neighborhood guide). Lot sizes typically run from about 7,000 square feet to half an acre, and Kachina sits roughly seven miles from the southern edge of Flagstaff and nine miles from downtown (Best Flagstaff Homes).

The housing stock is genuinely mixed: 1970s cabins on wooded lots, manufactured homes, updated ranches, newer builds in Kachina Highlands, and a small number of custom properties at the top. That mix is why one blended neighborhood estimate cannot price a specific house, and why a $975,000 ask against a $545,000 median needed a far more defensible comp set than it got.

Thinking about buying or selling in Kachina Village?

Tyler works Kachina Village specifically: pricing, comps, permit and square-footage questions, and the local details that decide whether a deal pencils. Get a straight read on what your property would actually close at, or a shortlist of what is worth seeing.

Tyler Vaughan · REALTOR®, JBRE & Co., brokered by Real Broker 928-622-0130 · tyler@jbreandco.com

Equal Housing Opportunity.