NoHo Flagstaff Home Sold: The Full-Price Sale That Was Not

A NoHo Flagstaff home sold at 1907 N Meadow Lark Dr for exactly what it asked: listed at $643,000, closed at $643,000, 100% of list price. Every portal, every neighborhood report and every CMA built off Northern Arizona MLS Area 130 will read that as a clean full-price sale in North Hospital Hill. It was not. The seller credited $7,537 in repairs and paid $18,900 toward a buydown of the buyer's interest rate. That is $26,437 paid below the line, roughly 4.1% of the sale price, and approximately $616,563 net.

This is entry number six in our NoHo sold archive, and it is the clearest example on the hill of a discount that never reaches the record.

The short version:

• Listed February 7, 2025 at $643,000. Closed September 12, 2025 at $643,000, conventional financing.

• $7,537 repair credit plus $18,900 toward a buyer rate buydown equals $26,437, about 4.1% of the price.

• Approximately $616,563 net to the seller, which is $322 a foot instead of the $336.29 the record shows.

• Three published day counts for one listing: 192 days from list to contract, 201 CDOM, 214 ADOM.

• Excellent envelope, dated interior, and no garage or carport at 7,000 feet.

• JBRE & Co. represented neither party. This is neighborhood market reporting, not a listing pitch.

What this NoHo Flagstaff home sold for, and what it netted

The headline number is the one nobody should price off. Here is the full stack, as supplied to JBRE & Co. from Northern Arizona MLS Area 130 and Coconino County records, compiled September 7, 2026.

• List price, February 7, 2025: $643,000, listed by Best Flagstaff Homes Realty

• Under contract August 18, 2025

• Closed September 12, 2025: $643,000, conventional financing, buyer represented by Russ Lyon Sotheby's International Realty

• Seller repair credit: $7,537

• Seller contribution to buyer rate buydown: $18,900

• Approximate net to seller: $616,563

A seller who holds the list price and pays below the line reports a full-price sale and takes the discount anyway. The discount is real. It just does not appear where anyone looks for it.

The concession that does not show up in the comp

A seller-paid rate buydown is a concession in which the seller pays to lower the buyer's mortgage rate rather than lowering the price. A permanent buydown purchases discount points that cut the rate for the life of the loan; a temporary structure such as a 2-1 buydown funds an escrow account that reduces the rate by two points in year one and one point in year two before it returns to the note rate, as Yahoo Finance explains in its seller-paid buydown guide. The record we were supplied states the dollar amount, not the structure, so we are not going to characterize which one this was.

There is a ceiling on this. On conventional financing, total interested-party contributions are capped by down payment and occupancy, running from 3% of the price for a primary residence with less than 10% down up to 9% at 25% down or more, per Mortgage Research Center's summary of the Fannie Mae limits. At 4.1% of price, this transaction sits comfortably inside the range that a conventional buyer with a moderate down payment can use.

The practical point for anyone pricing a NoHo home: ask what closed, not what printed. Two houses can report the same sale price and net their sellers $26,000 apart. Our post on Flagstaff seller concessions in a NoHo sale walks the same problem from the seller's side of the settlement statement.

Why one NoHo sale has three different day counts

This listing carries three defensible answers to "how long did it take."

• 192 days from the February 7, 2025 list date to the August 18, 2025 contract. That is the calendar wait for an accepted offer.

• 201 CDOM. Cumulative days on market follows the property across linked listings, so relisting does not reset it.

• 214 ADOM. Active days on market counts the days the listing showed active status, and it is the figure portals surface most often.

We publish all three and we do not average them. Averaging day counts that measure different things produces a number that describes nothing. If you are comparing this sale to another NoHo listing, confirm which count you are holding in each hand first.

The house: 1966 block construction on a quarter acre in Mount Elden Park

Single level, block construction, built 1966. County records show 1,912 square feet on a 9,269 square foot lot, about 0.21 acre. Three bedrooms, two baths, primary on the main level with an ensuite tub and shower. Mount Elden Park subdivision, Lot 63, APN 110-05-061. No HOA. Taxes of $2,328 for 2024.

The envelope is the story. Newer asphalt shingle roof, double-pane windows throughout, exterior recently painted. Forced air natural gas heat, ceiling fans, no air conditioning listed. Inside: carpet and ceramic tile, skylights and solar tubes, a bonus room, separate laundry. Crawl space and slab foundation, brick and vinyl siding, open patio, partial fencing, a lightly treed and level lot with panoramic San Francisco Peaks views.

No garage. No carport.

What sold this North Hospital Hill house

Three things carried it, in this order of weight.

1. The rate buydown. Spending $18,900 to lower a buyer's payment is nearly 3% of the purchase price aimed at one problem. After 192 days on market, that identifies the obstacle precisely: affordability at the prevailing rate, not the house and not the price in the abstract. In a payment-ceilinged market a seller has two levers, cut the price or buy down the rate. This seller pulled the second one and kept the headline number.

2. The improvements were the envelope, and they were named plainly. Roof, double-pane windows, exterior paint. The listing did not call the house "updated," it listed what had been replaced. Nobody admires a roof on a walkthrough. Its absence would have made this a much harder sale, because the buyer's inspector and the buyer's lender both care. That is the same logic we laid out in selling an older home in Flagstaff.

3. A quarter acre with Peaks views and a patient seller. The property was vacant throughout the listing period and the seller had not occupied it for many years, which removes the pressure that forces a price cut. Holding six months without cutting is defensible when the asset is sound. The strategy still has a cost, and here the cost shows up as $26,437 of concessions instead of a lower list price.

What almost kept it from selling in NoHo

1. No covered parking at 7,000 feet. Flagstaff sits at 7,000 feet of elevation and averages 108.8 inches of snow a year, according to Discover Flagstaff. At that elevation a garage is a function, not a preference. Every other documented sale in this archive has covered parking. This one does not, and it is also the second-lowest price per square foot of any sale in the set.

2. Dated is a discount, and the listing said so. The marketing language stated the home is ready for someone to move in and do the updates they desire. Accurate, fair, and read exactly as written: envelope done, interior not. Carpet and ceramic tile, no fireplace, original kitchen and baths. Compare the refreshed 1960 house at 1909 N Turquoise Dr, where paint, floors, kitchen and baths were all done, which went under contract in ten days at full price with zero concessions. Same neighborhood, same era of house, opposite outcomes.

3. Nobody could see where the property ended. Private remarks note that the fence line is not the lot line, and that the lot extends well beyond the rear fence. The buyer receives more land than the eye reads, and that fact lived in a field only agents see. A survey, or a plat exhibit dropped into the photo set, would have turned it into a selling point. Instead the house showed for six months with a visible boundary that understated what actually conveyed.

Where $336 a foot sits on the NoHo price-per-foot ladder

Six documented Area 130 sales, sorted by price per square foot and labeled by condition:

• 302 W Oak Ave Unit 1, 1,085 sq ft, new construction 2024: $575.82

• 1909 N Turquoise Dr, 1,530 sq ft, refreshed throughout: $483.01

• 497 W Philomena Dr, 1,713 sq ft, systems replaced and documented: $443.67

• 1711 N Sunset Dr, 1,857 sq ft, retail condition: $433.49

• 1907 N Meadow Lark Dr, 1,912 sq ft, dated interior and no garage: $336.29

• 102 W Cedar Ave, 1,613 sq ft, sold as-is for cash: $275.88

Net of concessions, Meadow Lark is closer to $322 a foot. Both figures are defensible and the lower one is where a pricing conversation should start. For the new-construction end of this ladder, see our write-up of the NoHo new construction condo sale.

Does size predict price per foot in NoHo? Only inside condition

Across the four sales in comparable finished condition, the smaller house carried the higher price per foot every single time. Meadow Lark and the as-is Cedar Ave sale both sit well below that pattern. Condition and function override size; size only sorts what is left.

That corrects a pattern stated earlier in this series, where the size relationship was described without the condition qualifier. Six sales is a small sample. Treat every line here as an observation about six closings in one MLS area, not a conclusion about the market.

What NoHo buyers and sellers should take from this sale

• Read the concessions, not the sale price. A full-price sale with a rate buydown and repair credits is a discounted sale wearing a better hat. If you are pricing off a neighbor's full-price sale, find out what actually closed.

• Cover, condition and parking are three separate questions. Excellent envelope, dated interior, no garage. It sold at a substantial per-foot discount to comparable hill houses. Fixing the envelope prevented a worse outcome. It did not buy a premium.

• Size predicts price per foot only among houses in comparable condition. Sort by condition first, then by function, then by size.

For broader context on the city around this sale, the published citywide figures disagree and we are not going to blend them. Best Flagstaff Homes reported 69 single-family sales in July 2026 with a median of $763,700 and an average of 76 days on market. Zillow put the Flagstaff median sale price at $674,367 through July 31, 2026. Redfin reported a $700,619 median sale price for the three months ending June 2026, down 4.0% year over year, with median sold price per square foot of $394, up 5.3%. Those are citywide numbers covering a different period than this closing, and none of them is a substitute for Area 130 data.

Living in NoHo and North Hospital Hill

This is a location that sells itself on walkability rather than on square footage. The house is a block from a park and public tennis courts, within blocks of trail access, and inside walking distance of downtown Flagstaff. McPherson Park at 1650 N Turquoise Dr, the closest park of scale, carries three tennis courts plus a basketball court, playground, horseshoe courts and a disc golf course, per the City of Flagstaff parks directory. The Flagstaff Urban Trails System adds roughly 59 miles of existing non-motorized pathways citywide, about half of them paved.

Inventory on the hill stays thin, which is its own pricing factor. We covered that in why so few homes come up for sale on Hospital Hill, and the full area overview lives in our NoHo and Hospital Hill homes for sale guide.

On schools, note that the Flagstaff Unified School District board adopted new middle school and high school boundaries on November 5, 2025, effective for 2026-2027, with elementary boundaries unchanged. Confirm any address against the district's own boundary maps rather than a listing field.

How this NoHo sold archive entry was compiled

• Transaction, concession, day-count and county figures for 1907 N Meadow Lark Dr and the five comparison sales were supplied to JBRE & Co. from Northern Arizona MLS Area 130 and Coconino County records, compiled September 7, 2026. Dates are published exactly as supplied.

• Area 130 is North Hospital Hill and NoHo. It is not ZIP 86001 as a whole, and figures here should not be read as citywide.

• Information is deemed reliable but not guaranteed. Nothing here is an appraisal or a valuation of any specific property.

• The listing brokerage was Best Flagstaff Homes Realty. The buyer's brokerage was Russ Lyon Sotheby's International Realty. JBRE & Co. represented neither party.

• Outside sources are linked inline and were retrieved September 11, 2026.

Thinking about buying or selling in NoHo?

Jake works NoHo and North Hospital Hill specifically: pricing, comps, concession structures, and the local details that decide whether a deal pencils. If you are weighing a price cut against a rate buydown, get a straight read on which one nets you more before you list.

Jake Martin · REALTOR®, JBRE & Co., brokered by Real Broker 928-707-0504 · jake@jbreandco.com · Instagram @jake_martinaz

Equal Housing Opportunity.