Presidio in the Pines Single Family Home Sells for $750,000

2860 W Pico Del Monte Circle · Flagstaff, AZ 86001 · Closed April 24, 2026

A four-bedroom Presidio in the Pines single family home closed on April 24, 2026 for $750,000 after 130 days from list to closing (Compass). The headline number is not the interesting part. What makes this closing worth reading is where the $20,000 discount actually happened, because it did not happen on the list price.

This home went under contract at the full $770,000 asking price, then closed 59 days later for $20,000 less. That is a different transaction than a price cut, and it points to a different lesson for anyone who owns a single-family home in Presidio.

Here is the full record on what sold, what the numbers mean, and what to do with them.

The takeaways

• $750,000 closing price on a 4-bed, 2.5-bath, 1,878 sq ft single-family home built in 2016, roughly $399 per square foot (Compass, Homes.com)

• Listed December 15, 2025 at $770,000, went under contract February 24, 2026 at that same $770,000, and closed April 24 at $750,000. No reduced list price ever appeared in the listing history (ClearSky Professionals)

• That is 71 days on the market and 59 days in escrow, which is where the entire $20,000 was negotiated

• The same house sold in March 2022 for $740,000 against a $694,000 asking price, meaning it went $46,000 over ask four years ago and $20,000 under ask this time (Homes.com)

• Four years apart, the price moved $10,000, or about 1.4%

• This is a detached single-family home on a master HOA of $90 a quarter, which is a completely different animal from the Presidio condos paying $275 a month

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

What sold at 2860 W Pico Del Monte Circle

2860 W Pico Del Monte Circle is a two-story detached single-family home, 4 bedrooms, 2.5 bathrooms, 1,878 square feet, built in 2016 (Compass). Four independent sources confirm the square footage and the property type, which matters more than it sounds like it should, and I will come back to that.

The MLS record is NAZMLS #202890, and the parcel number is 112-62-213A (ClearSky Professionals). Annual property taxes ran $2,827 for the 2025 tax year (Silverleaf Realty).

The finish list is the reason this home attracted a full-price contract. Wide-plank wood floors, granite counters, a breakfast bar, vaulted ceilings in the great room with a gas fireplace, plantation shutters, double-pane windows, a main-level primary bedroom with dual sinks, a split floor plan, and dual-zone air conditioning. Outside, a covered paver porch, a fenced yard backing to ponderosa pine, a gas fire pit, drip and sprinkler irrigation, and a two-car attached garage (Compass).

To find it from town, the MLS directions run west on Route 66, left onto S Woody Mountain Road, left on West Patio Del Presidio, then left on Pico Del Monte Circle. Presidio in the Pines sits on 91 acres northeast of Woody Mountain Road and I-40, about four miles from downtown Flagstaff.

The $20,000 came off in escrow, not off the list price

This is the part most automated home-value pages will never tell you.

The listing history is clean and short. Active at $770,000 on December 15, 2025. In contract on February 24, 2026, still at $770,000. Closed April 24, 2026 at $750,000. The MLS logs a single $770,000 to $750,000 adjustment dated April 25, 2026, the day after closing, which is how a closing differential gets recorded (ClearSky Professionals, Compass).

There was no public price reduction. The seller held $770,000 for 71 days and got a contract at it. The concession was negotiated during the 59 days between contract and closing, which in practice almost always means inspection, appraisal, or repair negotiation.

That distinction changes the advice. If a home lists high and cuts twice before selling, the lesson is about pricing. If a home holds its price, gets a full-ask contract, and then gives up 2.6% in escrow, the lesson is about condition, documentation, and how well the seller prepared for inspection. Those are two entirely different problems and they get solved before a listing ever goes live.

How long this Presidio in the Pines home actually took to sell

You will see two different day counts for this property depending on which site you land on, and both are correct. They are measuring different things.

Seventy-one days is list to contract. One hundred thirty days is list to closing. The 59-day gap between them is escrow. Most portal "days on market" fields report the first number, most sold archives report the second, and nobody labels which one they are showing you.

Either way, this home took longer than the neighborhood. The Presidio in the Pines median is 48 days, up 60% year over year (Realtor.com), and Flagstaff citywide runs a 61-day median (Houzeo). Note that the Presidio median blends single-family homes, townhomes, and condominiums together, so it is a rough yardstick rather than a true peer comparison.

Worth knowing about the calendar: this home was listed on December 15. Listing a Flagstaff home in mid-December means the first eight weeks of exposure land in the slowest showing stretch of the year. Some of that 71 days is a season, not a market.

The same Presidio home sold over ask in 2022 and under ask in 2026

This property has a public sale record from four years earlier, and putting the two side by side is the single most useful thing in this article.

In March 2022 the home listed at $694,000 on March 3, went pending on March 6, and closed March 28 for $740,000 (Homes.com). That is three days to contract and a closing $46,000 above the asking price, or 106.6% of ask. That is what a bidding war looks like in the record.

In 2026 the same house listed at $770,000, took 71 days to find a contract, and closed at 97.4% of ask.

The price barely moved. Four years, $10,000, about 1.4% total. On a per-square-foot basis, calculated on the confirmed 1,878 square feet, that is roughly $394 in 2022 against $399 in 2026.

Two things follow from that. First, if you bought a Presidio single-family home in 2021 or 2022 near the top, your equity story is mostly whatever you have paid down, not appreciation. Second, the negotiating position moved about nine percentage points on the identical property, which is a much bigger change than the price. That is the real market shift, and it does not show up in a median.

Where $399 a foot lands in Presidio in the Pines

At $750,000 across 1,878 square feet, this sale works out to $399.36 per square foot. The original $770,000 asking price was $410.01 per square foot.

Presidio in the Pines active listings are averaging $374 per square foot, down 4.39% year over year, while the wider 86001 ZIP code sits at $436 and Flagstaff citywide runs about $395 (Realtor.com, Realtor.com Flagstaff).

One caveat that matters: the neighborhood and ZIP figures above are asking prices on active inventory, not closed sales. Comparing a closed sale to an asking-price average is apples to slightly different apples. The honest read is that $399 a foot is a solid, mid-pack west Flagstaff number, above where Presidio inventory is currently priced and below the broader 86001 average.

Why this is a single-family comp, not a Presidio condo comp

Presidio in the Pines contains at least three distinct products behind one neighborhood name: detached single-family homes built from roughly 2014 onward by Capstone, Miramonte, and Doucette, attached townhomes, and the newest condominium phase at 2950 W Presidio Drive.

This home is a detached single-family residence, confirmed across four separate listing sources. It is not a townhome on W Josselyn Drive or W Clement Circle, and it is not one of the Three Peaks condominium units.

That is not a technicality. A single-family home, a townhome, and a condo inside the same neighborhood boundary carry different dues, different financing, and different buyer pools. If you own a four-bedroom detached home in Presidio and someone hands you a comp set that includes a 1,295-square-foot condo, the resulting number is not usable. I covered that in detail in the Presidio condo closing at Three Peaks, and the same logic runs in reverse here.

One honest limitation on this article: across all the public records I could verify, only two Presidio in the Pines single-family sales could be confirmed with both an exact 2026 closing date and a verified price from a primary listing feed, including this one. The other is 2913 W Paz De Avenida, which closed June 19, 2026 for $630,000, roughly $377 per square foot (Scottsdale Brett). That is a thin data set, and I would rather say so than pad it out with sales I cannot date.

What the two Presidio in the Pines associations actually cost

This is the fastest way to price a Presidio property wrong.

2860 W Pico Del Monte Circle carries Presidio on the Pines HOA dues of $90 a quarter, which is $360 a year, managed by Sterling Real Estate Management at 928-773-0690. The listed amenity is trail access (Compass).

Neighboring single-family homes run in the same band. 2816 W Pico Del Monte Circle is listed at $24 a month (Redfin), and 2913 W Paz De Avenida is $30 a quarter (Scottsdale Brett).

The Presidio in the Pines Condominium Association is a separate legal entity charging $275 a month, or $3,300 a year, and it governs only the condominium units at 2950 W Presidio Drive. That is about nine times the dues on this house, and roughly $2,940 a year in difference.

For a buyer running a monthly payment, $2,940 a year of dues is worth something in the low tens of thousands of purchase price at current rates. If you pull "Presidio HOA" off a search result without checking which association applies to your address, you can misprice a property badly in either direction.

Presidio in the Pines values while this home sat listed

Zooming out from the single closing, the neighborhood was not rising while this home was on the market.

Trulia's monthly median value estimate for Presidio in the Pines went from $650,000 in May 2025 to $639,000 in April 2026, the month this sale closed. It peaked at $651,000 in November 2025 and drifted down each month after that (Trulia).

Two important caveats. That figure is an automated estimate, not a record of closed sales, and it blends single-family homes with townhomes and condos, so it sits well below what a four-bedroom detached home in Presidio actually trades for. Use it for direction, not for pricing.

The direction lines up with the rest of Flagstaff. Citywide, 70.27% of listings recorded a price drop in July 2026, up from 54.92% a year earlier, with a 97.46% sale-to-list ratio and 2.97 months of supply (Houzeo). Single-family median price sat at $792,500 at mid-year, essentially flat year over year (Best Flagstaff Homes). The same pattern of flat prices and stretched timelines is showing up in the Upper Greenlaw market report and out in the Railroad Springs report, so this is a citywide condition and not a Presidio problem.

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

Four things I would take away from this closing.

Your list price is not your only negotiation. This seller won the pricing argument and still gave up $20,000. Pre-listing inspection, documented maintenance, and a plan for what you will and will not fix are worth as much as the number on the sign.

Watch the calendar. Going live in mid-December put this listing into the slowest showing window in Flagstaff. If you are not in a hurry, that is a real variable you control.

Compare like to like. Four-bedroom detached homes in Presidio compete with four-bedroom detached homes in Presidio. Not townhomes, not Three Peaks condos, and not a blended neighborhood median from an automated tool.

Do not assume appreciation. This home gained about 1.4% across four years. Deciding whether to sell now or wait should be built on your own timeline and cost of carry, not on an assumption that another year adds value.

If you want the wider picture on the neighborhood, the schools, and what the different Presidio products actually are, start with the Presidio in the Pines community guide.

Two records that disagree, and what to trust

Full transparency on where the public record is messy for this address, because these are the sort of discrepancies that make a homeowner distrust every number they see.

Lot size is unresolved. Compass, Homes.com, and Silverleaf all report 4,270 square feet, which is about 0.098 acres. Realtor.com reports 3,920 square feet, about 0.09 acres. Both are plausible for a Presidio lot, since the community's lots run roughly 0.08 to 0.15 acres. I have not averaged them, because averaging two conflicting records produces a third number that is wrong. Pull the Coconino County Assessor record for the parcel if the exact figure matters to you.

Two portals are displaying stale or broken data for this address. Realtor.com currently shows a $770,000 sold figure, which is the original list price rather than the closing price, on a page that also lists the home at 620 square feet and tags it as new construction. Zillow shows 1,948 square feet, four full bathrooms, and a last sale of $740,000 in March 2022. The confirmed figures are 1,878 square feet, 2.5 bathrooms, and a $750,000 closing in April 2026. If you have been checking your own estimate on either site, that is worth knowing.

One more thing on the earlier record. The deed history for this parcel includes a $383,641 special warranty deed, which is almost certainly the original builder sale, and a $450,000 deed through Lawyers Title. I could not confirm dates on either, so I am not going to build a price history chart on them.

The practical stuff

Schools in this part of west Flagstaff are Manuel De Miguel Elementary, Mount Elden Middle, and Flagstaff High School. That assignment is documented for Presidio in the Pines generally rather than for this specific address, and Flagstaff Unified boundaries do shift, so confirm yours through the FUSD school boundary locator before you rely on it.

On risk, Redfin's model puts a 45% chance of wildfire exposure for this property over the next 30 years and rates flood risk as unlikely (Redfin). That is normal for a home backing to ponderosa pine in Coconino County, and it is a conversation to have with your insurance carrier early rather than during escrow.

The listing was held by Victoria Oehlbaum of Russ Lyon Sotheby's International Realty, with eXp Realty on the buy side.

The one-line takeaway

A well-finished Presidio in the Pines single family home held $770,000 for 71 days, got a full-price contract, and still closed $20,000 lower. Read that as a condition-and-preparation story, not a pricing story.

Important note: I did not represent the buyer or the seller in this transaction. This sale is published in the Presidio Sold Archive as a market example so local homeowners and buyers can see what is actually closing inside the neighborhood.

Sources: NAZMLS #202890, Coconino County parcel 112-62-213A, and the public listing records cited throughout. Sale closed April 24, 2026. Market figures retrieved August 13, 2026.

Thinking about buying or selling in Presidio in the Pines?

If you own a single-family home in Presidio and you want to know what your specific product would bring today, that is a conversation worth having before you list, not after. I will walk you through the comps that actually apply to your address, what the current escrow-stage negotiations look like, and what to fix ahead of an inspection so you are not giving money back at the closing table.

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

928-978-2044 · samantha@jbreandco.com

Equal Housing Opportunity.