Week of November 16th, 2025
The weekly pulse on McDowell Mountain Ranch. Market shifts, hyper-local insights, and what actually matters for homeowners right now.
THE NUMBERS.
New listings this week: 1 (Avg. $750K)
Under contract: 3 (Avg. DOM: 23)
Closed sales: (Avg. $1.72M)
Inventory trend: Down 3.1% week-over-week (tight supply holding prices steady)
NEIGHBORHOOD SPOTLIGHT
Views
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Privacy
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Proximity
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Views • Privacy • Proximity •
MONTECITO
Average sale price (12 mo): $1.149M | Sold $/SQFT: $424
Highest sale: $1.179M | Lowest Sale: $945K
Average DOM: 33 Days
What’s selling best in Montecito:
• Cul-de-sac homes
• Homes with mountain or city views
• Updated kitchens + open layouts
• 3-car garages
• Private yards backing wash or greenbelt
• Pools + low-maintenance landscaping
Most common buyers:
Move-up Scottsdale families looking for privacy, views, and proximity to 104th Street trailhead.
MATT’S MARKET TAKE
Homes in MMR are seeing a ~18% increase in days on market compared to this time last year.
New listings this month are sitting noticeably above anything we’ve seen in the last 24 months.
More homeowners are choosing to test the market right now than at any point in the past two years.
Taken together, the market is shifting into a more balanced environment — with a little more inventory, slightly slower pace, and more options for buyers heading into the new year.
DEAL OF THE WEEK
10255 E Acacia Dr
$999,995
Listing Courtesy of: Steele Notarpole-Mercer - Citiea Realty Group, LLC
Major Updates
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Cul-de-sac
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Resort-Style Backyard
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Major Updates • Cul-de-sac • Resort-Style Backyard •
Why It’s the Deal.
This is one of the most complete, move-in-ready homes under $1M in all of McDowell Mountain Ranch right now. Almost every major interior component has been updated between 2019–2025 — floors, kitchen, baths, pool, HVAC — eliminating the biggest unknown for Scottsdale buyers: renovation costs.
It’s also priced roughly $50/Sqft below the average active list price and ~$60/Sqft below the average sold price in MMR, giving it a meaningful value edge relative to nearby comps.
Combine that with a resort-style backyard, a heated PebbleTec pool, sunset exposure, and updated systems, and you’re getting a ton of value relative to the comps around $1.05M–$1.15M.
My Take
If you want turnkey without paying the typical $1.1M+ “fully remodeled” premium, this one should be on your list.
The interior has a warm, polished feel, the kitchen is genuinely sharp, and the glass-enclosed mahogany office adds a luxury touch you almost never see at this price point in MMR.
The drawback: it backs up to Thompson Peak Pkwy. But MMR buyers know the truth — if the interior + backyard are A-grade and the cul-de-sac is private, road adjacency becomes negotiable. And in this price band, updated homes with this level of finish rarely land under $1M.
What Stands Out.
Fully updated interior (2023–2025)
Kitchen remodel (2025): custom cabinetry, granite/corian, premium appliances
Bathrooms refreshed (2025) w/ spa-style finishes
Glass-enclosed mahogany office w/ built-ins
Saltwater heated PebbleTec pool + new cool decking (2024)
Sunset-facing backyard with mountain glow
Brand new hickory floors throughout
Updated HVAC (2019)
3-car garage
Cul-de-sac lot — rare under $1M
Full access to all MMR amenities
The Bottom Line.
If you value updates, design, and lifestyle over the absolute quietest lot, this is easily one of the strongest turnkey buys in MMR this week — especially at below-market price per sqft.
LEARN SOMETHING NEW
How Interest Rates Actually Affect MMR
Mortgage rates are still elevated compared to the 3–4% era, so monthly payments matter more than ever for MMR buyers. That’s cooled the frenzy a bit, but it hasn’t killed demand—well-priced homes here still move because people are buying the lifestyle (views, trails, schools), not just the house. Higher rates have kept some would-be sellers “locked in” to their old loans, which is why inventory feels tight even though days-on-market are creeping up.
COMING SOON
COMING SOON
As of this morning’s MLS update:
Panorama Point — 11475 E HELM DR ~$950,000
3 BED / 2 BATH | 2,088 SQFT | 0.192 ACRE LOT
The Overlook — 10572 E TIERRA BUENA LN ~$825,000
3 BED / 2 BATH | 1,679 SQFT | 0.150 ACRE LOT
Panorama Point — 10306 E MORNING STAR DR ~$810,000
4 BED / 2 BATH | 1,963 SQFT | 0.128 ACRE LOT
Sunset Point — 10453 E ACOMA DR ~$1,180,000
3 BED / 2 BATH | 1,908 SQFT | 0.139 ACRE LOT
COMMUNITY UPDATES
The McDowell Mountain Ranch Community Center is currently closed from November 24th through March for a full pool resurfacing project. This affects several programs and amenities in the meantime:
Aquatic Programs (Temporarily Relocated):
All swim lessons, lap swimming, water exercise, and youth aquatic programs are being held at:
Chaparral Aquatic Center — 5401 N Hayden Rd, Scottsdale, AZ 85250
Fitness Center Access (Temporary Options):
During the closure, MMR gym users are welcome to use any of the following Scottsdale facilities at no additional cost:
Cactus Aquatic & Fitness Center
Eldorado Aquatic & Fitness Center
Club SAR Fitness Center
If you normally use the Community Center pool or gym, this will be the setup until March.
UPCOMING EVENTS
Scottsdazzle
Nov 29 – Dec 31, 2025 in Old Town Scottsdale — Month-long holiday celebration with tree lighting, pop-up markets & live music.
Kick-off: Nov 29 | Jingle & Jazz Tree Lighting 7–9 pm
Stroll & Shop Saturdays Dec 6, 13, 20 (6–9 pm) on Scottsdale Waterfront
Light Up the Town - Holiday Tour
Dec 15 – Dec 31, 2025 in Fountain Hills — Home-decoration tour + community voting on best holiday displays.
3rd Thursday Concert Series at Centennial Pavilion
Recurring monthly event (Nov 20, 2025 – Apr 16, 2026) at Centennial Pavilion, Fountain Hills — Live music outdoors (6:00–7:30 pm).
Breakfast with Santa / Sensitive Santa
Nov 29, 2025 at Fountain Hills — Pancake breakfast, crafts & Santa (and a “sensitive Santa” session for families with special needs).
Thinking about selling in 2025?
I’ll run a free, hyper-local valuation for your exact section of McDowell Mountain Ranch (not a generic online estimate)