Presidio in the Pines Home Sold: 2816 W Pico Del Monte Circle

A Flagstaff Presidio in the Pines home sold on June 25, 2026 for $649,000 at 2816 W Pico Del Monte Circle in west Flagstaff. The fascinating part is not the price. It is how the price got there. The seller opened at $675,000, took a single $26,000 correction on May 23, went under contract three days later, and closed at exactly the corrected number with no further discount.

That is repricing precision, and it is a different outcome from a listing that grinds through three cuts and still concedes at the closing table.

Here is the deal, the four-day counts that all describe it truthfully, and what a Presidio owner should and should not read into a $331.79 per square foot result.

The short version

• Closed June 25, 2026 at $649,000. Original ask $675,000, set when the home listed May 7.

• One price correction on May 23: $675,000 down to $649,000, a cut of $26,000 or about 3.9%.

• Under contract May 26, three days after the correction. Closed 30 days after that.

• Sold at 100% of the adjusted list price and 96.1% of the original ask. Both numbers are true.

• 4 bedrooms, 2.5 baths, 1,956 square feet, built 2015, on a 0.09 acre lot. Sold fully furnished.

• HOA dues on this parcel run $99 per quarter, which is $396 a year.

• Figures from Northern Arizona MLS #204323 and Coconino County records, deemed reliable but not guaranteed. Not an appraisal.

What worked at 2816 W Pico Del Monte Circle in Presidio in the Pines

A two story, four bedroom, two and a half bath house of 1,956 square feet, built in 2015, on a 0.09 acre lot. The listing record for 2816 W Pico Del Monte Circle carries Northern Arizona MLS #204323, a $675,000 original list price, and a 3,920 square foot lot, per the Redfin listing record retrieved September 11, 2026.

The primary suite is on the main level with its own fireplace and an en suite bath. The great room has vaulted ceilings and a second fireplace. The kitchen has a gas range, a double oven, an island, a walk in pantry, and ENERGY STAR dishwasher and refrigerator. Heat is forced air natural gas, with a smart thermostat and ENERGY STAR washer and dryer.

There is a bonus room, configured at the time of sale as extra sleeping space. It could work as an office, a gym, or a playroom.

Outside: covered patio, drip irrigation, landscaped yard, two car garage. The listing described the lot as backing to forest with mountain views. That is the listing's description of the setting, not an independent verification, and no specific peak is named here.

The house was sold fully furnished. Pets are allowed. Neighborhood playgrounds, BBQ areas, and a dog park sit within the subdivision, which is a normal part of the Presidio in the Pines community layout.

One $26,000 correction, then three days to contract

The price path is short. Listed May 7 at $675,000. Open houses through May. Correction taken May 23 to $649,000. Under contract May 26. Closed June 25 at $649,000.

The cut was $26,000, or about 3.9% of the original ask. Three days later the home was under contract. It then closed at the corrected number, with no second reduction and no further price concession recorded in the sale price.

Read that carefully, because there are two lessons in it and only one of them is flattering.

The good one: a single, well judged correction taken early can restore momentum. This seller did not drip out $10,000 at a time over 90 days. One move, matched to what buyers in that window would actually pay, and the listing transacted.

The honest one: the correction was not free. The seller collected 96.1% of the original ask. The first $675,000 number was close, but it was not the market's number, and the gap showed up as $26,000 of real money.

Both list-to-sale ratios for 2816 W Pico Del Monte Circle

Sold price divided by list price is only meaningful when you say which list price.

• $649,000 sold against the $649,000 adjusted ask is 100.0%.

• $649,000 sold against the $675,000 original ask is 96.1%.

Quoting only the first makes the pricing look flawless. Quoting only the second makes it look like a discount sale. Publishing both is the only defensible version, and it is house style here.

For neighborhood context, Realtor.com reported homes in Presidio in the Pines selling about 1.65% below asking on average with a 98% sale-to-list ratio as of June 2026, on its Presidio in the Pines market page. Measured against the adjusted ask this sale beat that. Measured against the original ask it did not.

Four day counts, and why a Presidio seller should ask which one

Most sellers quote a days on market figure without knowing whether it counts to contract or to closing. On this listing the answer differs by 30 days.

• 19 days from listing on May 7 to going under contract on May 26. This is the number that describes how fast buyers responded.

• 30 days from contract on May 26 to closing on June 25. This is financing, appraisal, inspection, and title.

• 49 days from listing to closing, calendar math. This is what the source's "total on market" figure of 49 actually measures.

• 48 days cumulative days on market as published by the MLS.

The MLS figure of 48 and the calendar figure of 49 differ by one day. Both are reported here as published rather than reconciled, and none of these four numbers are averaged together.

One caution on the 19 days: it is fast, and it followed a price cut. It is also one sale. It is not evidence about how quickly Presidio in the Pines is moving in general. For that, look at a neighborhood sample rather than a single close.

What $331.79 a foot means in Presidio in the Pines

$649,000 divided by 1,956 square feet is $331.79 per square foot. That is where this house landed after one correction, on a 0.09 acre lot, with these finishes, sold furnished, in a June 2026 closing.

It is a reference point, not a valuation, and it is not a pricing recommendation for any other home. Finishes, lot, updates, configuration, and product type move that number in both directions.

The other verified Presidio closes from JBRE's own records sit above it, and they are different products:

• 2816 W Pico Del Monte Circle: $649,000 on June 25, 2026, 1,956 square feet, $331.79 per foot.

• 2938 S Tex Lane: $660,000 on July 15, 2026, 1,640 square feet, $402.44 per foot.

• 2950 W Presidio Drive #204: $525,000 on July 15, 2026, a condo rather than a single family home.

• 2860 W Pico Del Monte Circle: $750,000 on April 24, 2026, a separate sale a few doors down on the same circle, covered in its own post on what 2860 W Pico Del Monte Circle sold for.

Smaller floor plans usually carry a higher price per foot, which is most of the spread between this sale and the Tex Lane close. Do not read the gap as a quality gap.

Citywide the numbers disagree by source, and they should not be blended. Redfin put the Flagstaff median sale price at $700,619, down 4.0% year over year, with a median sold price of $394 per square foot, up 5.3%, for the three months ending June 2026 on its Flagstaff housing market page. Zillow published a $674,367 median sale price through July 31, 2026 in its Flagstaff home values data. Best Flagstaff Homes counted 69 single family sales at a $763,700 median and 76 average days on market in its July 2026 market update. The Flagstaff metro median listing price per square foot was $399 in July 2026, per the FRED series MEDLISPRIPERSQUFEE22380, and that is an asking-price figure rather than a sold one. Those are several different definitions of "the market," which is exactly why a single parcel's $/sqft is the more useful anchor for a Presidio owner.

The furnished sale, and why turnkey mattered here

Selling fully furnished removes two frictions at once. There is no separate furniture negotiation riding alongside the purchase contract, and there is no gap between closing and the day the buyer can actually live in the house.

For a buyer relocating to Flagstaff from out of state, that is worth real attention. It compresses a move that otherwise involves a truck, a delivery window, and weeks of half empty rooms.

What it does not do is produce a measurable premium in this dataset. There is no paired sale here isolating the value of the furniture, and $331.79 per foot is one transaction. Treat the furnished terms as an explanation for buyer appeal, not as a number.

HOA dues at 2816 W Pico Del Monte Circle, and why Presidio dues vary by parcel

Dues on this home are $99 per quarter, which is $396 a year.

Presidio in the Pines contains more than one association, and dues are parcel specific. Prior verified JBRE work on the subdivision documented dues around $92 per quarter on other parcels, which is close to this home's figure but not identical. That is not a dues increase and it is not evidence that the two parcels share an association. It is simply what each parcel's governing documents say.

Before you assume a Presidio home's carrying cost, confirm which association the specific address belongs to. The full breakdown lives in Presidio in the Pines HOA dues explained.

The short-term rental claim on this listing, and how to verify it in Presidio

The listing indicated that the property was approved for short-term rental use. That is a listing representation, reported here as such.

It is not a statement that this property is currently licensed or approved, and it is not a statement that a Presidio home can be short-term rented. Two separate layers have to permit it:

• The City of Flagstaff licensing regime. The city's short-term rental FAQ sets out the steps: a Transaction Privilege Tax license from the Arizona Department of Revenue, neighbor notifications, and then licensing the rental itself. Arizona's framework for municipal regulation sits in A.R.S. 9-500.39.

• The applicable homeowners association's governing documents. The city is explicit that it does not enforce or hold copies of HOA rules, and that a home may be used as a short-term rental if the association's rules allow rentals of fewer than 30 days. Association authority over rentals in Arizona is addressed in A.R.S. 33-1806.01.

Approval is also parcel specific and can change with ownership or with a rules amendment. And the city updated its ordinance in 2026: under Ordinance 2026-11 and the city's ordinance update page, most requirements take effect at a license's next renewal, the annual license fee moves to the state maximum of $250, and updated posting language applies to licenses issued on or after July 1, 2026.

So any approval that predates July 1, 2026 should be re-verified. Verify current status directly with the City of Flagstaff and with the association before relying on it. No nightly rate, occupancy, or income figure appears anywhere in this post, because none of that is knowable from this transaction. The full framework is in Presidio in the Pines short-term rental rules.

How this sale differs from the 2860 W Pico Del Monte Circle sale

Same circle, different house, different story. 2860 W Pico Del Monte Circle closed at $750,000 on April 24, 2026, roughly 3% under a $770,000 ask. That post is about a price cut that got absorbed inside escrow.

2816 W Pico Del Monte Circle is the opposite sequence: the correction happened in the open market, before the contract, and the contract then held at the corrected number. Two neighbors, two mechanics, two different lessons.

Anyone pulling comps on this circle should treat them as separate sales, because a $101,000 spread between two addresses a few doors apart is a product and condition story, not a market swing.

What a Presidio in the Pines seller should take from this sale

Three things, and no more than three.

First, the initial list price does most of the work. A $675,000 ask that missed by $26,000 cost the seller real money even though the eventual sale was clean. Getting the first number right is cheaper than correcting it.

Second, if the first number is wrong, correct it once and correct it properly. A decisive move on day 16 produced a contract on day 19. A series of small trims usually produces a longer listing and a worse ratio.

Third, know which day count you are quoting. 19, 30, 48, and 49 all describe this listing. Only one of them tells a seller how fast buyers actually responded.

None of that is a valuation of your home. It is one close, documented and sourced, added to the Presidio sold archive alongside 2925 S Pais Del Norte so owners can see the full range rather than a single headline.

Thinking about buying or selling in Presidio in the Pines?

Samantha works Presidio in the Pines specifically: pricing, comps, association documents, and the local details that decide whether a deal pencils. If you own on Pico Del Monte or anywhere in the subdivision, get a straight read on what your home would actually transact at, and what list price would get you there without a correction.

Samantha Landress, REALTOR®, JBRE & Co., brokered by Real Broker 928-978-2044 · samantha@jbreandco.com

Equal Housing Opportunity.

Figures from Northern Arizona MLS and Coconino County records, deemed reliable but not guaranteed. Not an appraisal. Nothing here is a projection of future value, rental income, or appreciation.