A Railroad Springs home sold for $430,000 on April 30, 2026, which is exactly what it asked. No price cut, no concession noted in the record, and cash at the closing table. The address is 1314 S Burlington St, Flagstaff, AZ 86001, carried on Northern Arizona MLS #203801 (NAZ MLS / FlexMLS sold record for 1314 S Burlington St, MLS #203801, compiled September 7, 2026).

It is a 2002 double wide manufactured home on land in Railroad Springs 66 Unit 02, Lot 179: three bedrooms, two baths, 1,094 square feet, a 6,098 square foot lot, and a two car garage (Redfin record for 1314 S Burlington St).

Read this first. JBRE & Co. was not a party to this transaction. The listing brokerage of record was Best Flagstaff Homes Realty (Homes.com record). Everything below is neighborhood market analysis built from Tyler's MLS sold sheet and the public syndicated record, cited where it appears.

Two things in this file are worth more than the price. The MLS sheet says short term rental allowed, and the recorded Railroad Springs 66 CC&Rs say twelve month minimum lease. And the home carries a recorded Affidavit of Affixture, which is the filing that makes a manufactured home real property in Arizona, yet it still closed cash.

The short version of this Railroad Springs sale

List price $430,000. Sold price $430,000. That is 100% of ask (NAZ MLS #203801, compiled September 7, 2026).
Public marketing began March 26, 2026. Under contract March 31, 2026, five days later. Closed April 30, 2026.
The MLS record publishes DOM 35 and CDOM 35, which matches list to close rather than list to contract. Both numbers are in the file. Treat the MLS record as controlling and ask for the raw status history if the day count matters to your analysis.
1,094 square feet at $430,000 works out to $393.05 per square foot. That is $430,000 divided by 1,094.
Financing: cash. Affidavit of Affixture: yes.
HOA: Railroad Springs 66 HOA. Published dues figures differ by source, covered below.

Why full ask matters in Railroad Springs right now

Full ask is not the Flagstaff norm at the moment. Zillow puts the citywide sale to list ratio at 0.986 through July 31, 2026, meaning the typical Flagstaff closing lands slightly under its asking price (Zillow Flagstaff home values). Redfin reports a median sale price of $700,619 for the three months ending June 2026, down 4.0% year over year (Redfin Flagstaff housing market).

So the backdrop is a softening citywide median and sellers giving up a little at the table. This seller gave up nothing.

The entry price band is doing the work. At $430,000 in a market where 69 single family sales in July 2026 carried a median of $763,700 and averaged 76 days on market (Best Flagstaff Homes July 2026 market update), a clean three bedroom under $450,000 has a different buyer pool than a $760,000 house. That pool is deeper, it moves faster, and it is far less patient about negotiating.

The listing copy read like it knew that. It opened with "Don't miss your chance to own a home in Flagstaff at this price point" and pointed at the community park and proximity to NAU (Homes.com). Price point was the pitch, and the price point closed it.

Five days to contract, 35 days on market: two timelines for one sale

The record contains a real tension and we are not going to smooth it over. Public marketing started March 26, 2026. The property went under contract March 31, 2026. That is five days. The same record publishes DOM 35 and CDOM 35, and 35 days is the span from March 26 to the April 30 closing (NAZ MLS #203801, compiled September 7, 2026).

Days on market fields and contract dates get maintained differently. Depending on how an agent sets status dates, a day count can run to contract, to close, or across a status change that was entered late. None of that is misconduct, it is data entry.

What it means for you is simple. When a day count decides your pricing strategy or your negotiating posture, do not read it off a portal or a summary line. Pull the status history from the MLS record and look at the actual date stamps. For this sale, the five day figure is the market signal and the 35 day figure is the published field.

$393.05 a foot on a Railroad Springs manufactured home

Here is the number that should make you sit up. This 1,094 square foot manufactured home traded at $393.05 per square foot. Redfin's median sold price per square foot for all of Flagstaff is $394 for the three months ending June 2026, up 5.3% year over year (Redfin). FRED's median listing price per square foot for the Flagstaff metro was $399 in July 2026 (FRED series MEDLISPRIPERSQUFEE22380).

A small manufactured home in Railroad Springs sold at essentially the citywide median rate per foot. Within a dollar of Redfin's sold figure and six dollars under the metro listing figure.

That is a Flagstaff land and location story, not a construction story. Per foot pricing rewards small square footage because the lot, the garage, the utilities, and the address do not shrink with the floor plan. Any buyer comparing a 1,094 square foot plan to a 1,800 square foot plan on a per foot basis is comparing the wrong metric.

For context on the asking side, Realtor.com publishes a median listing price of $746,402 and $436 per square foot for ZIP 86001 (Realtor.com Flagstaff market trends). That is an asking price figure, not a sold figure, and it should never be used as one.

Short term rental rules in Railroad Springs 66 sit in three layers

This is the most important paragraph in the article. The MLS sheet for 1314 S Burlington St carries the field "Short Term Rental Allowed: Yes" (NAZ MLS #203801, compiled September 7, 2026). That is a listing input field. It is not a legal opinion, it is not a title search, and it does not override anything.

The recorded Railroad Springs 66 Declaration of Covenants, Conditions and Restrictions requires a twelve month minimum lease at section 14.13 (Railroad Springs 66 CC&Rs, RRS-66-HOA-CCR.pdf, page 16 of 37, supplied to JBRE & Co.). A twelve month minimum lease and a short term rental cannot both be true on the same parcel.

The City of Flagstaff adds its own layer. City ordinance has required a short term rental license since November 2023, licenses run one year, and the annual fee is $250 (City of Flagstaff STR property owners). Flagstaff City Code 3-12-001-0002 defines transient use as lodging for less than thirty consecutive days, and 3-12-001-0003 makes it unlawful to rent or offer to rent without a valid license (Flagstaff City Code Chapter 3-12). Updates adopted for Chapter 3-12 also require a minimum of $500,000 in liability insurance before renting, effective July 1, 2026 (City of Flagstaff short term rental ordinance updates).

Say it plainly: the MLS field and the recorded CC&R point in opposite directions, and the recorded documents plus the City rules control. A checkbox in a listing database does not.

If short term rental income is part of why a Railroad Springs property works for you, order the current CC&Rs and the HOA rules package in escrow, read the lease minimum yourself, and confirm licensing with the City before you write the offer. We cover the neighborhood side of this in our Railroad Springs homes for sale guide.

Affidavit of Affixture: why this Railroad Springs home is real property

The MLS record shows Affidavit of Affixture: yes (NAZ MLS #203801, compiled September 7, 2026). In plain language, that is the Arizona filing that converts a manufactured home from titled personal property, closer to how a vehicle is treated, into real property that is part of the land.

The statute is A.R.S. 42-15203. An owner of a mobile home permanently affixed to real property may record an affidavit of affixture with the county recorder, and the filing must carry the vehicle identification numbers, the legal description of the real property, and the tax history of the unit (A.R.S. 42-15203, Arizona Legislature). The Arizona Department of Revenue's manufactured housing guidance explains the effect: an owner may file the affidavit to permanently affix the unit, which allows it to be assessed as real property under A.R.S. 42-15202, while the separate A.R.S. 33-1501 route covers units on leased land in a land lease community, where the home is treated as real property mainly for financing and still assessed as personal property (Arizona Department of Revenue Manufactured Housing Manual).

That distinction is the whole ballgame in Railroad Springs. This is owned land, not a leased lot in a land lease community, so the affixture puts the home on the real property roll rather than parking it in a financing workaround.

Why it matters to a buyer: real property classification is what lets conventional, FHA, and VA financing treat the home like any other house, and it is what keeps the annual tax bill on the real property roll instead of a personal property assessment.

And then this one closed cash anyway. We do not know why, and we are not going to invent a reason. Cash closings happen for appraisal risk, for speed, for lender appetite on manufactured collateral, for investor preference, or simply because the buyer had cash. The record shows the outcome, not the motive.

Four published numbers for one Railroad Springs floor plan

If you shop this address across portals, you will get four different readings of the same 1,094 square feet. We are publishing them side by side and we are not averaging them.

1,094 square feet at $393 per square foot. Homes.com, matching the MLS record (Homes.com).
1,094 square feet, sold for $430,000 on April 30, 2026. Redfin, also matching (Redfin).
393.05 square feet of interior livable area, at $1,094 per square foot. Zillow, which has the size and the per foot figures in each other's fields (Zillow).
A 393 square foot mobile home. Realtor.com's sold summary for the address, carrying the same swap (Realtor.com).

The HOA field does the same thing. Redfin and Homes.com publish $22 monthly, Zillow publishes $66 quarterly, and Tyler's own Railroad Springs guide reports $65 per quarter, roughly $22 a month, across multiple listing sheets (Redfin; Zillow; Railroad Springs homes for sale guide). Zillow also publishes an ARMLS number for a property carried on Northern Arizona MLS #203801. Verify dues with the association in escrow rather than off a listing card.

What this means if you are selling in Railroad Springs

Price is the strategy in the entry band. This sale did not get to full ask by being negotiated well, it got there by opening at a number the market accepted in five days. An accurate launch price in a deep buyer pool converts faster than an aspirational one plus a cut.

Get your paperwork answers ready before you list. If your buyer or their lender asks whether an Affidavit of Affixture is recorded and you do not know, you have introduced doubt into an offer you already earned. Pull the recorded document and have it in the file.

Do not let the MLS short term rental checkbox write a promise you cannot keep. If the recorded CC&Rs require a twelve month minimum lease, marketing the property on rental income invites a cancellation later in escrow. Our Railroad Springs market report tracks how this segment is pricing.

What this means if you are buying in Railroad Springs

Check the affixture status first on any manufactured home on owned land. It drives your financing options and your tax treatment, and it is a recorded document, not an opinion.

Then read the CC&Rs before you underwrite any rental plan. Section 14.13 of the Railroad Springs 66 declaration sets a twelve month minimum lease (RRS-66-HOA-CCR.pdf, page 16 of 37). Confirm the current version through the HOA in escrow, because governing documents get amended.

Do your own per foot math. At $393.05 a foot, this home sold at the citywide rate, which means efficient square footage in Railroad Springs is not a discount play. Compare total price and total usable space, not just the ratio. For a second verified example in this same subdivision, see what one Railroad Springs manufactured home sold for.

Railroad Springs basics behind the numbers

Railroad Springs sits on the west side of Flagstaff, just off Historic Route 66 near Woody Mountain Road, with quick access to downtown Flagstaff and NAU and direct connections to the Flagstaff Urban Trail System (Railroad Springs community overview). The housing mix runs townhomes and single family detached, plus manufactured homes on owned lots like this one.

For neighborhood scale, Homes.com publishes a Railroad Springs median sale price of $490,000 over the last 12 months, down 1% from the prior 12 months, across 12 sales, with a median year built of 2006 and an average of 82 days on market (Homes.com Railroad Springs neighborhood guide). NeighborhoodScout publishes a Railroad Springs median real estate price of $544,533 with no reporting date attached (NeighborhoodScout). Those are different measures of different things, so do not blend them.

Against that $490,000 neighborhood median, a $430,000 close on a 2002 manufactured home is an entry level number in an entry level band, and it still cleared the citywide rate per square foot.

Thinking about buying or selling in Railroad Springs?

Lucas works Railroad Springs specifically: the 66 subdivision, the HOA structure, the affixture questions on manufactured homes, and what actually closes here. Get a straight read on your home's value or a shortlist of what is worth seeing.

Lucas Cowan · REALTOR®, JBRE & Co., brokered by Real Broker 619-847-3811 · lucas@jbreandco.com

Equal Housing Opportunity.

Railroad Springs Home Sold at Full Ask: $430,000