Presidio in the Pines Home Sold: 2938 S Tex Lane

A Presidio in the Pines home sold on July 15, 2026 for $660,000. It was a 1,640 square foot, three bedroom, three bath multi-level house at 2938 S Tex Lane in west Flagstaff, built in 2014 on a 4,047 square foot lot off Patio Del Presidio. The headline number is easy. What makes this closing worth reading is that the same sale supports three different list-to-sale percentages, all of them defensible, and four major real estate websites published four different versions of the house while it was on the market.

This is a sold archive. Every figure below carries a source and a date so you can check it yourself.

The short version:

• Sold price: $660,000 on July 15, 2026, Northern Arizona MLS #204380

• Original ask: $679,000 when public marketing opened April 16, 2026

• Price per square foot: $402.43 on 1,640 square feet

• Seller concession: a $10,000 rate buydown, which puts net proceeds at $650,000

• Financing: conventional

• HOA dues: $92.70 quarterly, roughly $31 a month

• 2025 property taxes: $2,835 on APN 11262058

• The first owner bought it new from Miramonte in 2014 for $330,985

Presidio in the Pines Home Sold: What Was Actually on the Market

Lot 58 of Presidio in the Pines sits in the southwest quarter of the southeast quarter of Section 19, Township 21 North, Range 07 East. In plain terms: take Route 66 west out of downtown Flagstaff, turn south on Woody Mountain Road, and you are in the neighborhood. S Tex Lane branches off Patio Del Presidio.

The house is a frame-wood multi-level with a two-car attached garage and a private rear patio. The floor plan puts one bedroom and a full bath on the main level, a large secondary bedroom and a second full bath upstairs, and the third bedroom with its own full bath downstairs. That distribution matters more than the bedroom count does. A main-level bedroom and bath is the single most requested feature we field from buyers who plan to age in a Flagstaff house or who host parents at 7,000 feet, and very few 2014-era Presidio floor plans deliver it.

The listing reported a gas fireplace, an air conditioner installed in 2023, quartz counters, a gas range, hardwood floors through the living areas and new carpet in the bedrooms. Most of the furniture was offered on a separate bill of sale, which is a strong signal the seller was exiting a part-time or investment use rather than a primary residence.

Two site details did real pricing work. The front yard looks at the San Francisco Peaks. And the lot borders an empty parcel, so the house has no neighbor on one side. In a subdivision built at 4,047 square foot lot sizes, an open flank is a scarce commodity, and it is the kind of thing an automated valuation model cannot see at all.

The listing was held by West USA Realty and closed with conventional financing.

Why This Presidio Sale Has Three Different List-to-Sale Numbers

Public marketing opened April 16, 2026 at $679,000, which Redfin's listing record for 2938 S Tex Ln still shows, along with the $414 per square foot that price implied. By the time the home went under contract the list price had been reduced to $660,000, which is the figure published in the MLS record as reported by Flagstaff MLS Search. It then closed at exactly that reduced price.

So which is it?

• Measured against the original ask of $679,000, the home sold for 97.2% of list.

• Measured against the final list price of $660,000, it sold for 100% of list.

• Measured against the original ask and net of the $10,000 concession, the seller kept 95.7%.

All three are arithmetically correct. Only one of them is useful to you, and which one depends on the question you are asking. If you are a seller deciding whether to price at your number or the market's number, the 97.2% figure is the honest one, because it measures the full distance between hope and the closing table. If you are a buyer being told that homes in this neighborhood sell at full price, ask whether that 100% is measured against a price that was already cut.

This is not a Presidio quirk. It is how every published sale-to-list statistic works. Zillow reports a Flagstaff sale-to-list ratio of 0.986 through July 31, 2026, and Realtor.com reports that homes in Presidio in the Pines sold 1.65% below asking on average in June 2026. Neither number tells you how many of those asking prices had already been reduced.

What a $10,000 Rate Buydown Actually Does

The seller here paid $10,000 toward buying down the buyer's interest rate. That is not a discount on the house. It is cash applied at closing to lower the buyer's monthly payment, either permanently or for the first year or two of the loan.

The distinction is not academic. The recorded sale price stays at $660,000, which is what shows up in every future comparable sales report on this street. The seller's actual proceeds were $650,000. Two Presidio homes could close at the identical $660,000 and one seller could walk away with $10,000 less, and no public record would tell you which.

Concessions are running at a meaningful share of Flagstaff closings right now, and we broke down the mechanics of how they get structured and negotiated in our look at a NoHo sale where the concession decided the deal. The short lesson for a Presidio seller: if you are going to give money, giving it as a rate buydown often buys more purchasing power for the buyer than the same dollars taken off the price, and it protects your neighborhood's comparable sales at the same time.

Why 1,640 Square Feet Sold for $402 a Foot

At $660,000 on 1,640 square feet, this home closed at $402.43 per square foot. Set that against the closest verified Presidio single-family comparable we could confirm: 2816 W Pico Del Monte Circle, a 1,956 square foot home that sold for $649,000 on June 25, 2026, per its MLS record. That is $331.79 per square foot.

The larger house sold for less money and for $70 a foot less. That is not a contradiction, it is the single most reliable pattern in Flagstaff pricing, and we have documented it repeatedly. Smaller floor plans carry higher price per square foot because the expensive parts of a house do not scale with size. The lot, the foundation, the roof, the mechanical systems, the kitchen and the baths cost roughly what they cost whether you wrap 1,600 or 2,000 square feet of drywall around them. We ran the same analysis across a different Flagstaff neighborhood in our breakdown of what actually drives Upper Greenlaw home values, and the shape of the curve was identical.

Against the broader market, $402.43 sits above every published citywide sold figure we could verify. Redfin puts the Flagstaff median sold price per square foot at $394 for the three months ending June 2026, up 5.3% year over year. The Federal Reserve Bank of St. Louis publishes a median listing price per square foot for the Flagstaff metro of $399 for July 2026. Realtor.com's Flagstaff market trends page reports a ZIP 86001 median listing price per square foot of $436, but that is an asking-price figure, not a sold one, and asking prices in this market are running above closings.

If you own a compact Presidio floor plan and someone has told you it will appraise low because it is small, that is backwards. Small is the reason the per-foot number is high.

How Long It Took, and Why Two Day Counts Exist

Here is the timeline as recorded: public marketing April 16, 2026. Under contract May 12, 2026. Closed July 15, 2026.

That is 26 days from launch to contract and 64 days from contract to closing. But the transaction record reports 90 active days on market and 70 cumulative days on market, and neither number reconciles with a 26-day run to contract. Two published day counts for one listing, and both are larger than the gap between the marketing date and the contract date.

We are not going to guess at the reason. What we will tell you is what it means practically: if you are evaluating a Flagstaff listing and the days-on-market figure matters to your read on seller motivation, ask the listing agent to reconcile the marketing date, the contract date and both day counts before you draw a conclusion. Automated portals will not do that for you, and the two counts measure different things in most MLS systems.

For context, Realtor.com reports an average of 48 days on market across 21 recent Presidio in the Pines sales, and Best Flagstaff Homes reported a citywide average of 76 days across 69 single-family sales in July 2026. Both of this home's published counts sit above the neighborhood figure.

The 64-day escrow is the more interesting half of the timeline. Two months between contract and closing is long for a conventional purchase. Long escrows in Flagstaff usually trace to one of four things: a rate lock or buydown being structured, an appraisal that needed a second look, a buyer selling something first, or a seller who needed time to move. The $10,000 buydown in this file makes the first explanation the most likely one.

What the First Owner Paid Miramonte in 2014

Public records published by Homes.com show the original builder sale closing on June 2, 2014, from Miramonte Presidio LLC to the first owner, at $330,985, through Pioneer Title Agency. The MLS record lists the builder as Mirimonte, a spelling variant of the same company.

From $330,985 in 2014 to $660,000 in 2026 is a gain of 99.4% over twelve years, or about 5.9% a year compounded. The house very nearly doubled.

That is a useful reference point in both directions. For a seller sitting on a 2014-vintage Presidio purchase, it says the equity is real and large. For a buyer being pitched Flagstaff as a runaway appreciation story, 5.9% a year is solid and unremarkable, roughly in line with what a diversified investor would expect from any long-hold asset, and it came with twelve years of taxes, dues, insurance and maintenance attached.

It also puts the current market in perspective. Trulia's monthly value index for Presidio in the Pines shows the typical neighborhood value drifting from about $650,000 in May 2025 to about $639,000 in April 2026, and Redfin reports the Flagstaff median sale price down 4.0% year over year for the three months ending June 2026. Twelve years of doubling does not mean the last twelve months went up.

What the Property Taxes Have Done Since 2015

The 2025 tax bill on this parcel was $2,835, a figure that appears identically in the MLS record and in the Coconino County assessment history published by Homes.com. In 2015 the same parcel paid $1,777.

That is a 59.5% increase over ten years. Meaningful, but well behind the house itself. Most of the jump came in a single step between 2020 and 2021, when the bill went from $1,886 to $2,415, and the climb since then has been steady and modest.

For a buyer running numbers on a Presidio in the Pines home, $2,835 a year is roughly $236 a month. Add $31 a month in association dues and your fixed carrying cost outside principal, interest and insurance is under $270. That is low by the standards of any Arizona master-planned community, and it is one of the quieter reasons Presidio holds its value.

What Presidio in the Pines HOA Dues Cost on a Single-Family Home

The MLS record puts dues on this home at $92.70 quarterly, paid to Presidio in the Pines. Redfin publishes the same obligation as $31 a month. Those are the same number expressed two ways, and the discrepancy in how portals report it is a small example of a much larger problem in this neighborhood.

Presidio has more than one association obligation depending on what you buy, and the gap between the single-family dues and the condominium dues is large enough that a buyer comparing two Presidio listings on price alone will misread their real monthly cost. We laid out the full structure, the amounts, and the Arizona rules on transfer and disclosure fees in our explainer on Presidio in the Pines HOA dues. If you are shopping the neighborhood, read that before you compare payments.

The dues buy real amenities. The listing called out the neighborhood park with a basketball court, a playground and a fenced dog park, and the location puts you close to Northern Arizona University, downtown Flagstaff, and the trail network on the west side of town.

If your interest in Presidio is partly rental income, the rules are more complicated than the dues are. Flagstaff cannot ban a short-term rental, but a recorded declaration can, and both layers have to say yes. We walked through both in our guide to Presidio in the Pines rental rules.

What the Empty Lot Next Door Is Worth to a Presidio Buyer

The listing described no neighbors on one side. On a 4,047 square foot lot in a neighborhood of 4,047 square foot lots, that is not a minor feature.

Be clear-eyed about it, though. An empty lot is not a permanent view easement. Unless the parcel is a designated common area or open space, it can be built on, and the buyer who paid a premium for the open flank is the one who absorbs that. Before you pay for a vacant neighbor in Presidio or anywhere else in Flagstaff, confirm three things: who owns the parcel, what the plat designates it as, and whether it is a buildable lot under current zoning. The first two are answerable at the Coconino County Assessor and Recorder. The third is a call to the City of Flagstaff.

We cover the neighborhood as a whole, including the lot pattern and how the sections were phased, in our Presidio in the Pines community guide.

Why Four Websites Published Four Different Versions of This House

While this home was on the market, four major sources published data about the same parcel. Here is what each one said.

The MLS record reported 1,640 square feet, a $660,000 sale and $402.43 per square foot. Usable.

Redfin reported the same 1,640 square feet and the original $679,000 list price, and declined to publish an estimate of value at all. Honest, but incomplete.

Homes.com published the house at 304 square feet, at $2,136 per square foot, with an estimated value of $649,477. The size field is wrong by a factor of five, which means the per-foot figure is meaningless. The estimate, oddly, was within $10,523 of the actual closing.

Realtor.com's recently sold page for the neighborhood returned price-per-square-foot values inside its square footage column for most listings, and its page summary and its page description published two different medians for the same set of sales.

Three of four were unusable as published. That is the practical case for pulling the MLS record before you price anything in Presidio in the Pines, and it is the reason we source and date every number in these archives. We took the same approach with a Presidio condominium closing in our sold archive for 2950 W Presidio Drive #204 and with a larger single-family sale in our archive for 2860 W Pico Del Monte Circle.

What This Sale Means If You Own in Presidio in the Pines

Four takeaways from this file.

Price to the market, not to the ceiling. The $19,000 reduction between April and the contract cost less than the extra weeks on market did. A listing that launches correctly and closes at 100% of a realistic price nets more than one that launches high and grinds down.

Structure the concession, do not cut the price. The $10,000 buydown moved the buyer's payment without moving the recorded sale price. Your neighbors' comparable sales stay intact, and so does the appraisal on the next house that sells on your street.

Small floor plans are an asset here, not a liability. At $402.43 a foot this compact plan outperformed a larger neighbor by $70 a foot. If your Presidio home is under 1,800 square feet, price it on the per-foot strength, not on the total-size weakness.

Sell the things the algorithms cannot see. The main-level bedroom and bath, the Peaks view from the front, the open side yard, the 2023 air conditioner. None of those appear in any automated valuation. All of them were part of why this house cleared $400 a foot.

What This Sale Means If You Are Buying in Presidio in the Pines

Ask for the original list price, not just the current one, on every Presidio listing you tour. Ask whether the seller is open to a rate buydown rather than a price reduction, because in a market where Flagstaff rates have been sitting in the upper 6% range, the buydown usually buys you more house. Verify the dues obligation for the specific product type you are buying, not the neighborhood average. And if a vacant lot is part of what you love, find out who owns it before you pay for it.

Presidio in the Pines is still transacting at 98% of asking on average, per Realtor.com's June 2026 neighborhood data. That is a functioning market with room to negotiate on terms, not a market where you have to win a bidding war to buy a house.

Talk to a Presidio in the Pines Specialist

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

Samantha works Presidio in the Pines directly and tracks every closing in the subdivision. If you want a written opinion of value on your Presidio home, or a full comparable sales file before you make an offer on one, reach out and she will pull the MLS record rather than a portal estimate.

Equal Housing Opportunity. All information in this article is sourced and dated as published; verify all figures independently before relying on them for a transaction. This article is not an appraisal and does not constitute legal, tax or lending advice.