NoHo Flagstaff New Construction: What One Condo Sold For

A NoHo Flagstaff new construction condo four blocks north of Flagstaff Medical Center closed on August 3, 2026 at $624,760, against a $598,000 list price. That is $575.82 per square foot across 1,085 square feet, in a neighborhood where the other sales in this archive run $433 to $460 a foot. Three of those numbers look like they mean something they do not mean, and an owner on this hill who reads them at face value will misprice their house.

Disclosure: this was not a JBRE & Co. transaction. 302 W Oak Ave Unit 1 was listed and sold by da Vinci Realty, with Leslie Belsanti on the listing side and Rosa J Leonardis on the buyer side (Redfin listing record, NAZMLS #199508). Nobody at JBRE & Co. represented either party. It is reported here as neighborhood market data drawn from the public listing record under NAZMLS #199508.

The short version of this NoHo sale

• Listed February 3, 2025 at $598,000. Under contract November 11, 2025. Closed August 3, 2026 at $624,760, which is 4.5% above list (public listing record, NAZMLS #199508)

• $575.82 per square foot across 1,085 square feet, the highest per-foot figure in this NoHo archive by a wide margin

• 2 bedrooms, 2.5 baths, 2024 construction, condominium, 875 square foot lot, slab foundation, asphalt roof (Redfin, retrieved August 24, 2026)

• 543 active days on market and 542 cumulative days, and that number is not a market signal

• HOA dues of $180 a month through HOAMCO, under the Woodshire on West Oak LLC association (Realtor.com record for a sibling unit in the same project)

• No garage. One reserved space, with covered parking offered as an option

• Terms accepted were cash, conventional, FHA, VA and new construction. Financing came in recorded as "Other"

• Zero seller concessions

• The seller was Woodshire on West Oak LLC, the developer entity. This was not an owner deciding to move

The project is WoodShire on Oak, a to-be-built community of three floorplans marketed from $598,000 and advertised in the $598,000 to $635,000 band, sitting in NoHo just north of downtown near Flagstaff Medical Center, Basha's, McPherson Park and the Elks Lodge (da Vinci Realty community page). If you want the geography of the area itself, start with the Hospital Hill and NoHo Flagstaff homes for sale guide.

Why it sold over asking, and why that is not a NoHo bidding war

Everyone reads "sold above list" the same way. In this case that reading is wrong.

The listing was to be built. The remarks say so directly: to be built, model home available to view, buyer selects finishes, and any of three floorplans could be placed on a remaining homesite. There was no house standing at this address when the listing went public.

So $598,000 was never a price. It was a base price.

The listing also disclosed a homesite premium of $15,000 attached to this specific lot. Base plus premium puts you at $613,000. The remaining $11,760 is finish selections the buyer made over a nine month build.

That accounts for the entire $26,760 spread. Base price, plus lot premium, plus design options is how new construction is priced everywhere in the country, and builders publish the base because it is the number that markets the community. Two of the units in this same project were listed at the identical $598,000 base. Unit 9 closed February 2, 2026 at $657,900, which Realtor.com's own price history flags as 10.02% above its list (Realtor.com record for 302 W Oak Ave Unit 9).

Two closings, two different amounts over the same list price, and no competing offers required to explain either one.

Here is why that matters to an owner. Sale-to-list ratios are the fastest way to read a neighborhood, and NoHo currently has to-be-built inventory feeding base prices into the same data set as finished resale homes. Redfin's ZIP 86001 trend panel put the sale-to-list ratio at 97.0% with a $725,000 median sale price and 51 average days on market as of July 2026 (Redfin market trends, 86001). A builder closing at 104.5% of a base price does not tell you buyers here are paying over ask on finished houses.

Why 543 days on market is not a stale NoHo listing

Same problem, larger.

The listing went public February 3, 2025 and closed August 3, 2026. In any normal context, 543 days means a property nobody wanted.

Break the clock apart:

• 281 days as an available to-be-built homesite, from February 3, 2025 to the November 11, 2025 contract date

• The remaining 262 days under contract, while the house was actually constructed

Only the first number has anything to do with demand, and even it is soft, because the buyer was not choosing between finished houses. They were deciding whether to commission one.

The second number is a construction schedule. Framing, mechanical, drywall, finishes, and a certificate of occupancy. The possession terms in the record confirm it: at close of escrow, subject to certificate of occupancy. The calendar span between those two dates is 546 days, three more than the 543 the MLS counter reports, which is a reminder that day counts are a field in a database and not a fact about the world.

Any NoHo average that swallows 542 cumulative days as a data point is broken. If you are pulling neighborhood days on market for a pricing conversation, new construction has to come out or be flagged. The same discipline applies to portal neighborhood pages: Redfin's Hospital Hill neighborhood market page was still publishing December 2024 as its most recent month, off a sample of one sale, when we checked on August 24, 2026 (Redfin, Hospital Hill housing market).

What $575.82 a foot in NoHo actually buys

Now the interesting question. Why does a buyer pay $575.82 a foot here when the older NoHo sales logged in this archive this year land between $433 and $460?

Three things are stacked inside that gap, and they are not equal.

It is new. At 2024 construction on a slab, the buyer is not carrying roof age, unknown electrical vintage, sixty year old supply lines, a crawlspace, lead based paint disclosure obligations on pre-1978 stock, or wildfire insurance questions about old wood siding under ponderosas. For context on how much that costs an older house on the same blocks, read the 1937 home near Flagstaff Medical Center write-up alongside the Flagstaff seller concessions NoHo sale.

It is small. 1,085 square feet is one of the smallest sales in this archive, and per-foot math punishes small floor plans. A kitchen, two and a half baths, a furnace, a water heater, a roof and a foundation cost roughly the same whether you spread them over 1,085 feet or 2,400. Divide fixed cost by fewer feet and the per-foot number goes up without the house being more expensive to own.

It is a condo. The association maintains the outside, which is worth real money in a snow town, and it also carries a payment: $180 a month, plus a transfer fee at closing, in a farm where nearly every other property in this archive reports no association at all.

For a sanity check against build economics, published Flagstaff construction cost estimates put mid-range single-family work around $245 to $326 a foot and luxury or custom work from $357 to $612 (Buildora IQ Flagstaff cost guide, July 2026). Land, entitlement, infrastructure, financing carry and builder margin sit on top of that. A finished sale price of $575.82 a foot on an infill condo in a walkable location is not an outlier once you account for what is underneath it.

The financing pool most older NoHo homes cannot reach

The listing accepted cash, conventional, FHA, VA and new construction financing.

Compare that to the pre-war stock nearby, where cash-or-conventional-only terms are common, because government backed programs apply condition standards that older homes fail on peeling paint, remaining roof life, egress and handrails. New construction passes those standards by definition.

So this property could be sold to buyer pools that much of NoHo structurally cannot serve, including VA buyers. That is not a small group in a town with this employment base, and it is a demand argument, not a demographic one.

If you own an older home here, sit with that. Every deferred condition item is not just a discount at the negotiating table. It can remove whole categories of financing from your listing before anyone walks through the door, which is exactly the mechanic covered in selling an older home in Flagstaff.

What made this NoHo sale hard

Full price and then some, and still not an easy transaction.

• The buyer committed to a house that did not exist. Signing in November 2025 for an August 2026 delivery means trusting a model home, a plan set and a builder, and carrying nine months of rate and cost risk with no ability to walk the actual space.

• No garage. One reserved space. Covered parking was an option, and the city issued permit BP-25-01503 for covered parking in the WoodShire on Oak subdivision on September 9, 2025, valued at $60,000 across 1,034 square feet, to Brookfield Residential Construction LLC and Woodshire on West Oak LLC (City of Flagstaff permit log, September 2025). Covered parking arriving mid-build, at $624,760, in a town that gets real snow, is a friction point.

• Almost no yard. The lot is 875 square feet, about two hundredths of an acre. A small fenced yard was an upgrade, not standard.

• An HOA in a neighborhood that mostly has none. $180 a month plus a transfer fee, which changes the payment comparison against a similar priced older house nearby.

• The developer held price. Zero seller concessions. That is characteristic rather than lucky: an individual seller negotiates, while a builder protects the price sheet, because discounting the first unit resets the comp for every remaining homesite in the project.

How to price against a NoHo new construction comp

If you own an older home on this hill, this sale is not your comparable. Do not take $575.82 and apply it to a 1930s bungalow. Different product, different buyer, different underwriting, different maintenance obligation.

Working from a new construction sale back to an older resale means adjusting for age and condition, for plan size, for product type and parking, and for the association that maintains one property and not the other. Once those adjustments are honest, most of the $116 to $143 per foot gap between this closing and the $433 to $460 range in this archive is explained by things your house cannot become.

What the sale is useful for is the mirror. It measures what a buyer in NoHo will pay to avoid the maintenance profile an older house carries. Narrowing that gap is exactly what a documented systems file, a warranted roof and a clean disclosure package do, and it is the same argument behind the unfinished Flagstaff home that sold at a discount.

One more thing worth knowing before you trust any per-foot figure you find online. Realtor.com publishes this project's living area as roughly 606 square feet while its own building area field says 1,085, which produces a headline price per square foot of $1,086 on the February 2026 sale (Realtor.com record for Unit 9). Redfin's public record panel for the unit that closed in August still describes the parcel as vacant land, because assessor data lags a build. Neither site is trying to mislead anyone. They are just reporting fields that a new construction project fills in on a delay.

What this means for NoHo supply

There is a bigger point sitting under this one. Established owners here are not producing inventory. The new supply on this hill came from a developer building on an infill parcel, not from a long tenure owner deciding to move, and the seller of record was an LLC rather than a household.

The same plan is still being built and sold. A 1,085 square foot spec unit in the project is currently listed at $698,000, or $643 a foot, with an estimated completion in December 2026 (Redfin, NAZMLS #198380, retrieved August 24, 2026). Watch that number. It is the clearest live read available on what new construction in NoHo is asking, and it will move before resale prices do.

For the seller tenure test in this archive, this one returns nothing. Developer sale. That is a data point too, and it is why the history of the Hospital Hill name and its housing stock still explains more about NoHo values than any citywide average does.

Talk to somebody who works NoHo

Jake writes up every sale in NoHo and Hospital Hill whether or not it is a JBRE & Co. transaction, because owners here deserve to see how their market actually closes rather than a citywide average that describes nothing. If you own on this hill and want a straight read on what your place is worth right now, that is a conversation, not a pitch.

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

Equal Housing Opportunity.

Informational only, and not legal, lending, tax, appraisal or construction advice. 302 W Oak Ave Unit 1 was not a JBRE & Co. transaction. It was listed and sold by da Vinci Realty. Figures reflect the public listing record under NAZMLS #199508 as published by Redfin and Realtor.com and retrieved August 24, 2026. The breakdown of price above list is drawn from the listing's disclosed homesite premium and to-be-built terms. Verify independently before relying on it.