Presidio in the Pines Condo Sold: $525,000 at Three Peaks

2950 W Presidio Drive #204 · Flagstaff, AZ 86001 · Closed July 15, 2026

A three-bedroom condo at Three Peaks at Presidio closed on July 15, 2026 for $525,000 — the highest price recorded so far among the new Miramonte condominium units at 2950 W Presidio Drive. If you own in Presidio in the Pines and you're trying to read what that number says about your own property, the honest answer is: it depends entirely on which product you own. This sale is a condominium, and a condominium in Presidio competes in a completely different lane than the single-family homes two streets over.

Here's the full picture on what sold, what it means, and where it fits.

The takeaways

• $525,000 closing price on a 3-bed, 2-bath, 1,295 sq ft condominium — roughly $405 per square foot

• It's a condo, not a single-family home: Unit #204 sits inside a 39-unit building on a shared 2.77-acre parcel (City of Flagstaff planning record)

• Brand-new construction by Miramonte Homes, part of the Three Peaks at Presidio collection (Miramonte Homes)

• It closed about 1.8% under the $534,900 asking price the unit carried days before (Realtor.com) — right in line with the neighborhood's 98% sale-to-list ratio (Realtor.com)

• The condo association runs $275 a month, roughly ten times the single-family HOA in the same community

• Presidio in the Pines listings are sitting 48 days before selling, up 60% year over year (Realtor.com)

What sold at 2950 W Presidio Drive

Unit #204 is a 3-bedroom, 2-bathroom, 1,295-square-foot condominium — Miramonte's "Plan 1295" floor plan inside the Three Peaks at Presidio collection, built in 2025 (NewHomeSource). It's on the west side of Flagstaff off Route 66, near Woody Mountain Road, about four miles from downtown (Homes.com).

At $525,000 across 1,295 square feet, the sale works out to roughly $405 per square foot. Hold onto that number — it comes back later, and it's the figure that reframes the whole transaction.

This is a condominium, and that changes every comp

The address carries a unit number for a reason. 2950 W Presidio Drive is not a house on a lot. It's a multifamily building — approved by Flagstaff City Council as "Miramonte at Presidio in the Pines VI Condominiums," 39 residential units on 2.77 shared acres at a density of 14 units per acre (City of Flagstaff, AZBEX). Zillow, Redfin, and Realtor.com all classify the units at this address as condominiums (Redfin).

That distinction is not academic. Presidio in the Pines is a 91-acre master-planned community that now contains at least three different products:

• Single-family homes, built from roughly 2014 onward by Capstone Homes, Miramonte Homes, and Doucette Homes on small, low-maintenance lots (Northern Arizona Fine Homes)

• Townhomes, attached and garage-forward

• Condominiums, the newest phase — the 2025-built Three Peaks buildings, ranging from 513 to 1,295 square feet (NewHomeSource)

A condo, a townhome, and a single-family home in Presidio carry different dues, draw different buyers, and get financed differently. Reading one against the other produces a number that looks like a story but isn't one.

Where $525,000 lands among Presidio condo sales

Measured against its actual peer group — the other closings inside the same building — this sale isn't a discount. It's the ceiling.

The recorded closings at 2950 W Presidio Drive run from a studio at $329,900 up through one-bedroom units in the $400,000s and a two-bedroom at $479,900 (Realtor.com). Unit #204, the three-bedroom, sits above all of them at $525,000. The building priced its largest floor plan highest, and the market agreed.

Against its own list price, the outcome is equally unremarkable in the best sense. The unit was carrying $534,900 in the days before it closed (Realtor.com). A $525,000 close is about 1.8% under that — and Realtor.com reports Presidio homes selling an average of 1.65% below asking in June 2026, with a 98% sale-to-list ratio (Realtor.com). This transaction landed almost exactly on the neighborhood's normal.

Why "it sold below the neighborhood median" is the wrong read

The median list price across Presidio in the Pines is $669,000 (Realtor.com). Set $525,000 next to that and it looks like a $144,000 gap that demands an explanation. There isn't one, because the two figures describe different things.

The $669,000 median is built mostly from single-family and townhome listings — larger homes, private lots, private roofs. The condo is 1,295 square feet with a shared parcel and a shared building envelope. On a price-per-square-foot basis, the picture inverts: this condo traded at roughly $405 per square foot against a neighborhood median list price of $374 per square foot (Realtor.com). Per foot, the condo sold at a premium to the neighborhood, not a discount.

That's the trap in every headline median. If you own a single-family home in Presidio, this condo sale tells you almost nothing about your value. If you own a Three Peaks condo, it tells you a great deal.

What $275 a month actually buys here

The dues gap between Presidio's two associations is the single most misunderstood number in this community.

The single-family and townhome side is governed by the Presidio in the Pines Homeowners' Association, managed by Sterling Real Estate Management. Dues on recent listings run between $62.50 and $93 per quarter — roughly $21 to $31 a month (Zillow, Redfin, Homes.com). That covers parks, trails, and common areas. Your roof, your snow, your water bill.

The condominiums are governed by a separate entity, the Presidio in the Pines Condominium Association, at $275 a month (Zillow, Redfin). Per Miramonte's own materials, that covers exterior building maintenance including roofs, snow removal, building security, and water, trash, and sewer (Miramonte Homes).

Ten times the dues, but a very different scope of work. At 7,000 feet, where snow removal and roof maintenance are genuine annual line items rather than theoretical ones, that trade is defensible — but only if the buyer understands it before they're at the closing table. A buyer who discovers the number late is a buyer who slows down, and slow deals are where concessions happen.

Presidio in the Pines against the rest of Flagstaff

Zooming out one level, Presidio remains one of the more accessible entry points into the 86001 ZIP code.

Presidio's $669,000 median list price sits roughly 10% under the 86001 median of $746,402, and its $374 per square foot runs well below the ZIP's $436 (Realtor.com Presidio, Realtor.com 86001). Inventory is thin — 27 active listings in Presidio against 279 across the ZIP.

Worth noting: Realtor.com classified Presidio in the Pines as a seller's market in June 2026 while calling the wider 86001 ZIP a buyer's market in the same period. Same publisher, same month, opposite conclusions at two levels of geography. It's a useful reminder that a citywide headline doesn't necessarily describe your street.

Everything here is taking longer to sell

The more consequential trend in this data isn't price. It's time.

Presidio in the Pines listings are averaging 48 days on market, up 60% year over year. The 86001 ZIP is at 53 days, up 17% (Realtor.com Presidio, Realtor.com 86001). Redfin puts average days on market across 86001 at 45, against 18 a year earlier (Redfin).

Prices have held. Patience has not. That's a market where the pricing decision in week one determines the outcome in week eight, and where a home that starts high spends the rest of its listing period chasing the market down.

What this sale means if you own in Presidio in the Pines

If you own a Three Peaks condo: this is your comp, and it's a good one. The three-bedroom plan cleared $525,000 at roughly $405 per square foot, in a building where the developer is still selling inventory. Competing against a builder is its own exercise — the builder has incentives, a sales office, and no urgency. Price and present accordingly.

If you own a single-family home in Presidio: this sale is not your comp. Your value is set by other single-family closings in your phase, at your square footage, with your lot. Earlier-phase homes from the 2014-2016 era are being compared by buyers to newer product a few streets away, and that gap has to be priced honestly and disclosed cleanly, or it surfaces in the final number anyway.

If you're a buyer weighing the two: the real comparison isn't $525,000 against $669,000. It's total monthly cost, maintenance responsibility, and what you actually want to be doing in February. The condo hands off the roof and the snow for $275 a month. The single-family home hands you a private lot and a $26 monthly bill, along with everything that comes with it.

For the wider picture on the community — schools, trails, HOA structure, and what's driving demand here — see the full Presidio in the Pines neighborhood guide. Buyers comparing Presidio to other newer west-side options should also look at Railroad Springs, and anyone weighing a rental strategy should read up on Flagstaff's short-term rental rules before making assumptions about income.

The one-line takeaway

A sale only tells you something once you've matched it to the right product. Read against the neighborhood median, this condo looks like a discount. Read against its own building and its own price per square foot, it's the top of its market — and that difference is the whole job.

Thinking about buying or selling in Presidio in the Pines?

Samantha works Presidio in the Pines specifically — the condo association versus the single-family HOA, which phase your home actually competes in, and what your property is worth against the right comps rather than a blended headline number. Get a straight read before you price.

Samantha Landress · JBRE & Co., brokered by Real Broker 928-978-2044 · samantha@jbreandco.com Serving Presidio in the Pines and Flagstaff's west side

Equal Housing Opportunity.

Market figures sourced from Realtor.com, Zillow, Redfin, and Trulia as of August 3, 2026, and reflect list-price metrics unless stated otherwise. Association dues differ by product type and phase — contact the association directly to confirm current dues for your parcel before making any decision. This article is informational and is not an appraisal or a guarantee of value.