Presidio in the Pines HOA Dues, Explained

Presidio in the Pines HOA dues are one of the most confusing numbers in west Flagstaff real estate, and not because the association is complicated. They are confusing because two listings for two houses on the same street in Presidio in the Pines can print completely different figures, and both can be technically accurate. The dollar amount is rarely the problem. The billing frequency is.

If you are shopping in Presidio and trying to figure out what you will actually owe every month, here is what the public record shows, what it does not show, and the one phone call that settles it.

The short version

• Presidio has two separate associations, not one. The master homeowners association covers the single-family homes and the townhomes. A separate condominium association covers only the Three Peaks condos at 2950 W Presidio Dr.

• The gap between them is roughly 9x. The master HOA runs about $30 a month equivalent. The condo association is $275 a month, because it pays for roofs, snow removal, water, sewer and trash.

• Every non-condo Presidio property we could locate in the public record is billed quarterly, in a band from $66 to $92 a quarter.

• The wildest differences you see online are not real dues differences. They are the same dollar figure printed with the wrong frequency by different listing sites.

• "It depends on the phase" is a common explanation in Flagstaff, and it may well be true, but no recorded phase-specific dues schedule is publicly available to confirm it.

• Arizona caps the resale disclosure fee at $400. It does not cap a transfer or capital improvement fee written into the CC&Rs.

How Many HOAs Does Presidio in the Pines Actually Have?

Two.

The first is Presidio in the Pines Homeowners' Association, Inc., the master association. It was registered on June 6, 2005 and covers 788 units, and it is managed by Sterling Real Estate Management at 323 S. River Run #1 in Flagstaff, reachable at 928-773-0690 (TransparencyHOA, Sterling Real Estate Management). This is the association that bills the detached single-family homes and the townhomes.

That last part matters, because it gets stated incorrectly all the time. Townhomes in Presidio are not in their own separate association. Every non-condo townhome address we checked, including 2417, 2489, 2497 and 2501 W Mission Timber Cir, 2470 W Clement Cir and 2541 W Pollo Cir, bills under the Sterling-managed master HOA at that same 928-773-0690 number.

The second is the Presidio in the Pines Condominium Association, which governs only the Three Peaks at Presidio condominiums at 2950 W Presidio Dr. It bills $275 a month and lists a 520-372-5630 phone number, a Tucson area code, which suggests a different management company than Sterling. That figure holds consistently across listings for Unit 1-201 on Realtor.com and Unit 1-105 on Zillow.

Why the Condo Dues Are Nine Times Higher

Because they buy nine times more.

Listings for the master HOA disclose coverage of grounds maintenance, the trail system, and the playground (Zillow, 2888 W Patio Del Presidio). That is a common-area budget. You mow your own yard, shovel your own driveway, insure your own roof, and pay your own City of Flagstaff water bill.

Miramonte Homes, the builder, publishes what the Three Peaks condo dues cover: exterior building maintenance including roofs, snow removal, building security, and water, trash and sewer (Miramonte Homes, Three Peaks at Presidio).

So the $245 a month difference is not the same product priced differently. It is a bundle. Roof reserves and a municipal water bill are real costs whether an association collects them or you pay them yourself. When you compare a Presidio condo to a Presidio single-family home, compare total monthly cost of ownership, not the dues line.

Why Do Two Presidio in the Pines Listings Show Different HOA Dues?

Here is the part almost nobody explains, and it is the single biggest source of confusion about Presidio in the Pines HOA dues.

Take 2470 W Clement Cir. One MLS syndication states the HOA fee as $92 annually (Elite Home Team AZ). A second mirror of the same Northern Arizona MLS listing states it as $92 monthly (Real Estate Kanab NAAR mirror). Same house. Same MLS. Same $92. A 12x difference in what you would actually pay.

It happens on other streets too. 2860 W Pico Del Monte Cir shows $30 a quarter on one brokerage site (Silverleaf) and $90 a quarter, or $360 a year, on another (Compass). And on Mission Timber Circle, 2417 is stated as $90 per month, four separate ways on the same page, with the association named as Sterling (Homes.com), while 2497 down the block carries $90 quarterly in Zillow's structured HOA field (Zillow). Their immediate neighbors at 2489 and 2501 are both quarterly.

We are reporting each of those figures exactly as its source states it. We are not going to tell you which one is wrong, because you cannot resolve that from a listing and neither can we. That is the actual takeaway: a syndicated HOA field is not a verified number. It is a data entry that has been converted, re-converted and re-published across a dozen sites.

What Presidio in the Pines HOA Dues Actually Look Like

Strip out the frequency errors and the picture gets boring in the best possible way.

We located ten non-condo Presidio addresses across eight different streets in the public record, spanning 2018 through 2026 listings and sales. Every single one is billed quarterly. Every single one falls between $66 and $92 a quarter, a $26 spread across eight years.

• 2597 W Josselyn Dr, $66 a quarter, 2018 (Compass)

• 2452 W Mission Timber Cir Unit 39C, $70 a quarter, 2020 (Homes.com)

• 2928 W Presidio Dr, $85 a quarter, 2022 (Compass)

• 2888 W Patio Del Presidio, $87 a quarter, 2024 (Realtor.com)

• 2497 W Mission Timber Cir, $90 a quarter (Zillow)

• 2860 W Pico Del Monte Cir, $90 a quarter, or $360 a year (Compass)

• 2923 W Presidio Dr, $90 a quarter (Compass)

• 2926 S Tex Ln, $90 a quarter (Redfin)

• 2489 W Mission Timber Cir, $92 a quarter (Christine Cothrun)

• 2501 W Mission Timber Cir, $92 a quarter (Compass)

Detached homes and townhomes sit inside that same band. If someone quotes you a wildly different number for a non-condo Presidio home, the most likely explanation is a frequency conversion, not a different assessment.

Do Presidio in the Pines HOA Dues Really Differ by Phase?

Possibly. We could not verify it, and we are not going to pretend otherwise.

Presidio was zoned in 2004 as a roughly 91-acre master plan, and its development agreement has been amended at least four times, in 2007, 2008, 2012 and 2020 (AZBEX). Miramonte's internal numbering runs to a sixth phase, which is Three Peaks, a 39-unit condominium project on 2.77 acres whose preliminary plat was approved March 21, 2023. An entity named "Miramonte Presidio Phase III LLC" appears as a grantor on recorded deeds. So phases unquestionably exist as a construction and platting concept.

What we could not find is any recorded document that assigns a different dues amount to a different phase. Two things push against the phase theory:

First, the county tax legal descriptions carry no phase designator at all. Pull the legal description on a Presidio single-family or townhome lot and it reads simply "SUBDIVISION: PRESIDIO IN THE PINES LOT: [number] ... SECTION: 19 TOWNSHIP: 21N RANGE: 07E." Only the condos carry a distinct identifier, along the lines of "3PEAKS-LC625437000 Bldg 1 unit 204." Compare the descriptions on 2923 W Presidio Dr, 2501 W Mission Timber Cir and 2950 W Presidio Dr Unit 204 and the pattern is clear.

Second, the dues data does not behave like tiers. It behaves like time. Ordered chronologically, the quarterly figures walk up in a smooth line rather than clustering into groups: $66 in 2018, $70 in 2020, $85 in 2022, roughly $87 to $88 in 2024, and $90 to $92 today. That is about 38% over eight years, with no step change anywhere in it. If separate phases carried separate assessments, you would expect same-year listings to split into distinct bands. They do not.

One brokerage page does describe Presidio dues as ranging from about $21 to $99 a month "depending on phase" (Northern Arizona Fine Homes). Read that range carefully and it looks a lot like a monthly-equivalent version of the same $66-to-$92-a-quarter band we documented, expressed across years. It is one brokerage's summary, not an association schedule.

Our honest read: association identity and product type explain the large verified difference. Time explains the gradual increase. Phase may explain small residual variation, but there is no public document confirming it, so treat it as a question to ask rather than a fact to rely on.

What Arizona Law Says About HOA Dues Increases and Fees

Three things are worth knowing before you write an offer in any Flagstaff community, Presidio included.

Regular dues increases are capped for planned communities, but not for condos. Under A.R.S. § 33-1803(A), a planned community association cannot raise the regular annual assessment more than 20% over the prior year without a majority vote of the members. The condominium statute, A.R.S. § 33-1242, contains no equivalent cap. Note also that the 20% ceiling applies to regular assessments only, not special assessments. A 2026 bill, SB 1500, would have tightened that to 3% with a 67% vote, and it died in committee (Arizona Legislature). It is not law.

The resale disclosure fee is capped at $400. A.R.S. § 33-1806(C) for planned communities and the numerically identical A.R.S. § 33-1260 for condominiums cap the aggregate disclosure, lien-estoppel and transfer-services fee at $400, allow $100 more for a 72-hour rush and $50 more for an update after 30 days, require the package within 10 days, prohibit collection before close of escrow, and set a $1,200 civil penalty for violations.

A transfer or capital improvement fee is a different animal. Neither statute uses the words "capital improvement fee," "working capital fee," or "transfer fee" anywhere. The consistent reading among Arizona practitioners is that a fee separately authorized by the CC&Rs is not covered by the $400 cap and is therefore uncapped (Arizona REALTORS® legal Q&A, Combs Law Group). That is practitioner interpretation, not statutory text, and this article is not legal advice. In Presidio specifically, a 2020 MLS field on 2452 W Mission Timber Cir shows a capital improvement or impact fee of $280, while a 2023 brokerage page cites $300 (Northern Arizona Fine Homes). Those are two different amounts from two different years and neither is a current published fee schedule. Get the number in writing from Sterling before you rely on it.

Two more legal notes that matter for reserves. Arizona requires a condominium association to distribute a budget summary within 30 days of adoption and an annual financial audit or review within 180 days of fiscal year end (A.R.S. § 33-1243), while planned communities owe only the 180-day audit (A.R.S. § 33-1810). And no Arizona statute requires an association to conduct a reserve study or fund reserves at any particular level. Reserve information surfaces at resale only as the most recent reserve study "if one exists." An underfunded roof reserve in a condo building is a future special assessment, and you will not see it in the dues line.

What Presidio in the Pines Buyers Should Actually Check

Six things, in order, before your inspection period closes.

1. Which association governs this specific address. Master HOA at 928-773-0690, or the condominium association at 520-372-5630. This is the difference between roughly $30 and $275 a month.

2. The current dues amount and the billing frequency, in writing, from the association. Not from the listing, not from a portal, and not from a monthly figure a website calculated for you.

3. What the dues include and exclude. Specifically: snow removal, roof, exterior maintenance, water, sewer, trash. Then price the gaps yourself.

4. The one-time fees due at closing. Ask separately for the disclosure fee, the transfer fee, and any capital improvement or working capital contribution, because they are governed differently and only one of them is capped.

5. The last three years of budgets, the most recent reserve study if one exists, and any pending special assessment. In a condo, this is the most important document in the file.

6. The CC&Rs and design guidelines. Read the rules on short-term rentals, long-term leases, parking, RVs, fences, exterior paint and solar. Presidio's current stance on rentals is not something we could establish from public sources, so ask the association directly.

Living in Presidio in the Pines

None of this exists in a vacuum. Presidio's common-area budget buys something specific, and it is worth knowing what.

The community sits in west Flagstaff off Woody Mountain Road, about 2.3 miles from grocery, 3.6 miles from downtown, and 4.3 miles from Flagstaff Medical Center, with Arizona Snowbowl 18 miles out and Phoenix 146 (Best Flagstaff Homes). The Presidio Children's and Dog Park on W Mission Timber Cir has a playground, basketball, paved paths and a fenced dog run (Doggie Caboodle). Tunnel Spring Trail is roughly two miles away, the Observatory Mesa out-and-back runs 6.4 miles with about 770 feet of gain, and Buffalo Park's two-mile loop is a short drive. Flagstaff's Urban Trails System has roughly 59 of a planned 130 miles built (City of Flagstaff).

Assigned schools are typically Manuel De Miguel Elementary, Mount Elden Middle School and Flagstaff High School, but at least one Presidio listing shows Coconino High School instead, and FUSD adopted new middle and high school boundaries on November 5, 2025. Confirm any specific address with the FUSD school boundary locator rather than a listing.

For market context, Presidio in the Pines carried a median list price of $669,000 in June 2026, up 1.36% year over year, at $374 per square foot, with 27 active listings and a median 48 days on market (Realtor.com). That figure blends single-family, townhome and condo product, which is exactly the same blending problem the dues numbers have. If you want the neighborhood in more depth, start with our Presidio in the Pines community guide, then look at what actually closed: a Three Peaks condo at 2950 W Presidio Dr and a single-family home on W Pico Del Monte Circle.

The Bottom Line on Presidio in the Pines HOA Dues

Presidio in the Pines HOA dues are not mysterious. They are just badly reported.

If you are buying a detached home or a townhome, expect the master HOA in the range of $66 to $92 a quarter based on everything visible in the public record, and expect it to keep drifting up a few dollars a year. If you are buying a Three Peaks condo, expect $275 a month and understand that a real portion of it replaces bills you would otherwise pay separately.

Ignore the frequency printed on any listing. Get the number from the association, in writing, before your inspection period ends. And if a seller or a listing tells you the dues differ because of the phase, treat that as a question worth asking, not an answer worth accepting.

Thinking about buying or selling in Presidio in the Pines?

Presidio is one of those neighborhoods where the details actually change the math, and dues are only the first of them. If you want a straight read on what a specific Presidio address will really cost you every month, or what yours would realistically sell for, let's talk it through.

Samantha Landress · REALTOR®, JBRE & Co., brokered by Real Broker

928-978-2044 · samantha@jbreandco.com

Equal Housing Opportunity. This article is general information, not legal, tax or financial advice. Verify all association figures, fees and documents directly with the governing association before relying on them.