Presidio in the Pines Single-Family Home Sold for $608,000

A Presidio in the Pines single-family home sold on August 23, 2026 for $608,000 after 207 days on the market. It launched at $700,000. That is a $92,000 gap between the number the seller started with and the number that funded, and it is the most instructive Presidio closing of the summer for anyone in west Flagstaff who is about to pick a list price.

The address is 2925 S Pais Del Norte, a four-bedroom, 2.5-bath house of 2,060 square feet on a 3,920 square foot lot, carried on Northern Arizona MLS #203019 (Redfin listing record).

Read this first. This article is analysis of public MLS and county records. JBRE & Co. and Samantha Landress did not represent the seller or the buyer, and we have no firsthand knowledge of what happened inside the deal. Everything below is drawn from the MLS record, Coconino County public records, and published portal data, each cited where it appears. Nothing here should be read as a claim of representation.

The short version of this Presidio in the Pines single-family home sold record

• Original list price: $700,000. List price carried at close: $649,000. Recorded sale price: $608,000.

• Days on market: 207. Listing first entered the MLS on January 9, 2026 (Redfin).

• 86.9% of the original ask. 93.7% of the final list price. Both are true, and they describe two very different sales.

• $295.15 per square foot on 2,060 square feet, the lowest per-foot figure of any Presidio single-family closing we could verify this year.

• Source of record: Northern Arizona MLS #203019 and Coconino County public records, reviewed August 24, 2026.

What 207 days on market actually cost

Presidio in the Pines is not a slow neighborhood. Realtor.com puts recent Presidio sales at an average of 48 days on market across 21 closings, and calls the neighborhood a seller's market as of June 2026 (Realtor.com Presidio in the Pines market trends). Citywide, Flagstaff single-family homes averaged 76 days on market across 69 July closings (Best Flagstaff Homes, July 2026 update).

This listing ran 207 days. That is more than four times the Presidio average and nearly three times the citywide figure.

The record does not tell us why. Condition, floor plan, photography, showing access, the rate environment in the upper 6% range through the winter, and the launch price all sit in the same bucket of possible explanations, and the MLS does not separate them. What the record does show is the sequence: list at $700,000 in January, reprice to $649,000, close in late August at $608,000.

The honest lesson is narrow and it is about arithmetic, not blame. A listing that opens above what buyers will pay does not stay still. It ages, it collects a price-cut history that every buyer's agent can read, and it eventually transacts against a shorter list of buyers than the one it had in week one.

Two list-to-sale ratios, and the one the portals will show you

Run the same closing two ways and you get two defensible percentages.

Measured against the $649,000 price the home carried into contract, it sold at 93.7% of list. Measured against the $700,000 it launched at, it sold at 86.9%.

Portals and aggregate market reports almost always compute the first one. A sale-to-list ratio is built from the list price in effect at contract, which means every price cut before that moment quietly disappears from the statistic. Zillow reports a Flagstaff sale-to-list ratio of 0.986 through July 31, 2026 (Zillow Flagstaff home values). Realtor.com reports Presidio homes selling 1.65% below asking with a 98% sale-to-list ratio in June 2026 (Realtor.com). Neither number is wrong. Neither one would have warned this seller.

If you are interviewing agents, the ratio worth asking about is the original-list one. It is the only version that prices in the cost of guessing high at launch.

How this compares to other Presidio in the Pines closings

The contrast inside the same neighborhood, in the same season, is the whole argument.

• 2938 S Tex Ln closed at $660,000 on July 15, 2026, 1,640 square feet, $402.44 per foot, MLS #204380, at 97.2% of its original ask. Full breakdown in our 2938 S Tex Lane sold analysis.

• 2860 W Pico Del Monte Cir closed at $750,000 on April 24, 2026, 1,878 square feet, MLS #202890, roughly 3% under a $770,000 ask (Silverleaf Realty MLS record). See the 2860 W Pico Del Monte Circle write-up.

• 2816 W Pico Del Monte Cir closed at $649,000 on June 25, 2026, 1,956 square feet, $331.79 per foot, MLS #204323.

• 2950 W Presidio Dr #204, a 2025-built condo, closed at $525,000 on July 15, 2026 against a $534,900 list, 45 days on market, MLS #204726 (Compass record). We covered that one in the 2950 W Presidio Drive condo sale.

Two of those closed within four weeks of each other at 97% or better of their original asks. The Pais Del Norte sale landed a full ten points below that, in the same subdivision, on the same HOA, off the same road.

Per square foot the spread is just as wide. At $295.15 per foot, this closing sits below every other Presidio single-family sale we verified in 2026, and well below Redfin's citywide median sold figure of $394 per square foot for the three months ending June 2026 (Redfin Flagstaff housing market).

Presidio in the Pines is not one market, it is three

Here is the structural point behind the $92,000. Presidio in the Pines is a single subdivision name covering at least three distinct products: detached single-family houses, attached townhomes, and a newer condominium association on W Presidio Drive. They do not share buyers, they do not share carrying costs, and they do not share a price per foot.

Flagstaff-wide, Best Flagstaff Homes measured Q1 2026 average price per square foot at $415.40 for single-family homes, $361.60 for townhomes, and $452.99 for condos (Best Flagstaff Homes, Q1 2026 recap). Those three lines move independently. A blended neighborhood estimate averages them into a number that describes none of them.

The active inventory shows the same split. Of the 25 Presidio listings Realtor.com published on August 24, 2026, 11 were townhouses, 10 were houses, and 3 were condos (Realtor.com Presidio listings). Townhome asks ran from $545,000 to $750,000. House asks ran from $594,900 to $799,000. Condo asks ran from $414,900 to $508,900.

A seller who prices a detached four-bedroom off a blended "Presidio" estimate is anchoring to a pool that includes 1,072 square foot condos and 1,519 square foot townhomes. That is how a $700,000 launch price survives a pricing conversation it should not have survived.

The dues gap proves the products are different

If the product types were interchangeable, the carrying costs would be too. They are not, and the difference is large enough to move a monthly payment.

• Detached single-family in Presidio: HOA dues of $30 per quarter, about $120 a year, per the MLS record for 2860 W Pico Del Monte Cir (Silverleaf Realty).

• Townhome in Presidio: $92 per month, about $1,104 a year, per the active MLS record for 2470 W Clement Cir, MLS #205311 (listing record).

• Condo at 2950 W Presidio Dr: $3,300 a year, or $275 a month, per the MLS record for unit 204 (Compass).

That is a 27x spread from the cheapest product to the most expensive one inside a single subdivision name. We break the structures down further in our guide to Presidio in the Pines HOA dues.

Dues buy different things at each tier, so the comparison is not about value. It is about the fact that an algorithm blending all three into one neighborhood estimate is blending three different cost structures as well as three different buyer pools.

Four sources, one Presidio in the Pines house, four numbers

We pulled every published figure for this address on August 24, 2026, the day after it closed.

• Northern Arizona MLS #203019: recorded sale of $608,000, closed August 23, 2026.

• Northern Arizona MLS #203019: final list price of $649,000 carried into closing.

• Realtor.com: still showing the home as Contingent at $644,000 (Realtor.com Presidio listings).

• Trulia: still showing the home at $665,000 (Trulia Presidio in the Pines).

Three of those four are asking prices, and two of them were already out of date when we read them. Only one is a transaction. If a seller opened those tabs to sanity-check a list price, the spread between the highest published number and the actual close is $57,000.

Trulia also publishes a neighborhood typical value for Presidio, which drifted from about $650,000 in May 2025 to about $639,000 in April 2026 (Trulia). This home closed 4.8% below even that blended figure.

What this means if you are selling in Presidio in the Pines

Price to the product type, not the subdivision name. A detached house on S Pais Del Norte or Pepita competes with detached houses, and its comp set should exclude every townhome on Mission Timber and every condo on W Presidio Drive.

Then look at the first three weeks honestly. Showing volume and saved-search activity in the opening window is the cheapest information a seller will ever get, and it arrives long before day 207. A repricing decision made in February is a different transaction than one made in July.

Finally, ask what percentage of the original ask recent comparable sales achieved, not what percentage of final list. Those two questions produced 86.9% and 93.7% for the same house.

What this means if you are buying in Presidio in the Pines

Aged inventory in Presidio is worth a second look precisely because the neighborhood usually moves in about 48 days (Realtor.com). A listing sitting well past that is either mispriced or has a condition or layout issue the photos are hiding. Both are answerable questions, and both create negotiating room.

Understand the product you are buying, too. Presidio sits west of downtown off West Route 66 and South Woody Mountain Road, roughly a five minute drive to the Route 66 corridor and about ten minutes to downtown Flagstaff, with Fort Tuthill County Park and the Flagstaff Urban Trail System close by. The single-family lots run around 3,900 to 4,500 square feet, which is why the dues stay low and why the townhome and condo tiers exist at all. For a full walkthrough of the community, start with our Presidio in the Pines neighborhood guide.

Where the citywide numbers disagree, and why that matters

Flagstaff's published medians do not agree with each other, and any seller shopping estimates online should know that before anchoring to one.

• Best Flagstaff Homes: median single-family sale price of $763,700 across 69 July 2026 closings (July 2026 update).

• Redfin: median sale price of $700,619 for all home types, down 4.0% year over year, three months ending June 2026 (Redfin).

• Zillow: median sale price of $674,367 through July 31, 2026 (Zillow).

• Realtor.com: ZIP 86001 median listing price of $746,402 at $436 per square foot, an asking figure rather than a sold one (Realtor.com Flagstaff market trends).

• FRED: Flagstaff metro median listing price per square foot of $399 in July 2026 (FRED series MEDLISPRIPERSQUFEE22380).

Those are five different methodologies, three different geographies, and a mix of asking and closed data. They are not interchangeable, and none of them is a substitute for product-type-specific, dated, sourced closings inside your own subdivision. That is the whole reason we keep this Presidio sold archive.

Thinking about buying or selling in Presidio in the Pines?

Samantha works Presidio in the Pines specifically, by product type, so the pricing conversation starts with the right comp set instead of a blended neighborhood estimate. Get a straight read on what your home would actually close for, and what it would take to get there without spending 207 days finding out.

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

Equal Housing Opportunity. Sale details reflect Northern Arizona MLS and Coconino County public records reviewed August 24, 2026, and are subject to correction by the MLS and the county. JBRE & Co. and Samantha Landress were not parties to this transaction.