Sedona Real Estate Market Stats

From Will’s Desk · April 2026

What I’m seeing in the Sedona market right now.

April was definitely an interesting month. Median sales price dropped down to $988,750 (the lowest in over a year) while the median price per square foot rose from $486 to $508. When I look at both of those numbers it tells me one thing: buyers are still willing to pay premium prices, they’re just buying smaller homes. The shift to a buyer’s market is starting to show on the luxury side ($1.5M+). Homes are sitting longer than usual and sellers are starting to recalibrate.

The really interesting trend we’re noticing is who is actually buying. My team and I are seeing an unusual concentration of out of area buyers. Engineers and executives from Apple, Google, Nvidia, OpenAI, TSMC, plus a steady stream of doctors and high earners specifically seeking bonus depreciation opportunities. These buyers have a lot of cash but are often still opting to stay leveraged at 6–7% DSCR (Debt Service Coverage Ratio) loans that are for buying income producing property like STRs (Short Term Rentals). They’re sold on Sedona, but many are first time real estate investors seeking a tax strategy that may change with a new administration. They behave very differently from the typical second home buyer. They’re looking “at the numbers” more than other amenities.

Are we in a buyer’s market? Absolutely. The news from VOCA, the biggest HOA in the Village of Oak Creek, that they will no longer enforce short term rental restrictions (less than 30 days), is one buyers are jumping on. I have yet to see any substantial shift in the 86351 market since the news broke on April 18, but either way, buyers have more leverage than they’ve had in 18 months without sellers panicking yet. That’s a window worth paying attention to.

I’ve lived in Sedona since 1988. My family started buying and developing land here in the 1950s. I’ve watched countless cycles in this market and I’ll tell you what’s true in all of them: the people who do well in Sedona real estate are the ones who pay attention to what’s actually happening, not what the headlines say. Right now, the data is interesting. The buyers are changing. But the beauty of those red rocks remains the same.