Week of January 11th, 2026
The weekly pulse on McDowell Mountain Ranch. Market shifts, hyper-local insights, and what actually matters for homeowners right now.
THE NUMBERS.
New Listings: 3 (Avg. $2.594M)
Under contract: 3 (Avg. DOM: 14)
Closed sales: 5 (Avg. $1.271M, DOM: 54)
NEIGHBORHOOD SPOTLIGHT
Experience-Driven
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Functional
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Gated-Community
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Experience-Driven • Functional • Gated-Community •
DISCOVERY TRAILS
Average sale price (12 mo): $739K | Average Sold $/SQFT: $452.41
Highest sale: $839K | Lowest Sale: $579K
Average DOM: 49 Days
What’s selling best in Troves:
In Discovery Trails, buyers are paying for balance, not extremes. Pricing strength is being driven by condition, layout efficiency, and livability, rather than size, luxury finishes, or lot premiums alone.
Recent sales show that homes performing best are those that feel move-in ready, sensibly updated, and correctly sized for their price point. Buyers here are practical, not speculative, and they reward homes that remove friction rather than promise upside.
Key drivers behind top-performing sales:
Updated but not overbuilt interiors. Homes with refreshed kitchens, baths, flooring, and systems outperform those relying on original condition or excessive renovations that push price sensitivity.
Functional floor plans win. Single-level layouts and efficient two-story plans with usable living space outperform larger homes with wasted square footage.
Condition over features. Buyers prioritize cleanliness, maintenance, and cohesion over pools, views, or novelty upgrades.
Price discipline matters. Homes priced cleanly within neighborhood norms move decisively; aspirational pricing is quickly punished.
Low buyer friction converts faster. Properties that feel “easy”, no obvious projects, no layout compromise, capture the strongest demand.
Discovery Trails is not a premium-lot neighborhood. It’s a livability-first market, and buyers behave accordingly.
Most Common Buyers:
Discovery Trails buyers are intentional, value-conscious owner-occupants, not short-term investors or speculative players.
The typical buyer profile reflects:
Primary-residence buyers seeking stability, functionality, and long-term livability.
Young families and professionals prioritizing layout, school access, and neighborhood consistency over luxury signaling.
Move-up buyers from within MMR or nearby North Scottsdale, already familiar with the community and seeking a smart, low-maintenance step forward.
Buyers who care about condition more than flash, and who expect pricing to align logically with updates and size.
These buyers move decisively when a home feels complete and fairly positioned, and they disengage quickly when it doesn’t.
Bottom line:
Discovery Trails rewards well-maintained, realistically priced homes that deliver clean layouts and minimal buyer friction.
Sellers who combine cohesive updates, functional floor plans, and disciplined pricing are capturing the strongest results. Size alone does not drive value here, condition, usability, and price alignment do.
For buyers, Discovery Trails remains one of the most rational sub-markets in McDowell Mountain Ranch, where quality and restraint outperform ambition.
For sellers, success hinges on presenting the home as a finished product, not a future opportunity
MATT’S MARKET TAKE
This week shows a market that’s active, but highly selective.
While new listings are coming on at ambitious price points, buyers are only engaging with homes that are priced and positioned correctly. Properties that check the right boxes are moving quickly. Everything else is being passed over without much hesitation.
Days on market remain elevated on closed sales, a sign that sellers anchored to older pricing expectations are still working through the system. Meanwhile, homes aligned with current buyer behavior are finding traction without drama.
Bottom line: buyers are present and decisive, but only when the opportunity is clear. Precision, not optimism, is what’s getting deals done right now.
HOME OF THE WEEK
11075 E ACACIA DR $1,899,000
Single-Level
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Stunning View
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Gate Community
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Single-Level • Stunning View • Gate Community •
Listing Courtesy Of: Christine M Espinoza - RETSY
Why This One Matters.
This week’s selection is a rare single-level estate in the gated Trovas enclave of McDowell Mountain Ranch, where views, elevation, and privacy converge.
Set on a 10,440 sq ft lot at elevation, the home captures mountain, desert, and city light views while maintaining a sense of openness that’s increasingly hard to find. The layout is deliberate: 3 bedrooms + a dedicated office, split-bedroom configuration, and expansive living areas designed for both everyday use and entertaining.
The interior leans modern without being trendy, clean cabinetry, quartz counters, Sub-Zero refrigeration, gas cooking, dual ovens, and a kitchen that opens directly to the family room. The primary suite is properly scaled and positioned for privacy, with a soaking tub and walk-in shower that feel aligned with the price point.
Out back, the property delivers where it counts: heated pool and spa, built-in BBQ, and unobstructed views, creating a true indoor–outdoor living experience without sacrificing privacy.
At roughly $548 per sq ft, this home sits at the upper end of the MMR spectrum, but justifiably so. Single-level inventory at this elevation, with this combination of views, lot quality, and gated privacy, is thin. This isn’t about flash, it’s about scarcity and positioning.
The Bottom Line
This is a property aimed at buyers who value certainty over speculation, and who understand that in McDowell Mountain Ranch, homes like this don’t need to rush to prove their worth.
LEARN SOMETHING NEW
Why Homes Don’t Compete With the Market, They Compete With Time
One thing most homeowners and renters don’t realize is how important the first 10–14 days of a home’s time on the market really are.
When a home is newly listed, buyers pay attention differently. They assume the price, condition, and positioning have been thought through, so the focus is on fit rather than negotiation. This is when showings, feedback, and early offers are most likely to happen.
After that initial window, buyer behavior tends to change. Even if nothing about the home itself is different, buyers start to ask practical questions:
Has there been much interest?
Is the seller open to adjustments?
Is this home likely to sit?
This shift doesn’t mean the home isn’t good, it just means expectations change. That’s why pricing and presentation decisions made at the start often matter more than adjustments made later.
For homeowners, this is why getting the launch right, price, photos, condition, and exposure, can make a meaningful difference in both timing and outcome.
For renters and buyers, it helps explain why the most competitive homes are often the ones that move quickly and why waiting can sometimes mean missing the best opportunities.
Understanding how timing affects buyer behavior helps everyone make more informed decisions in today’s market.
COMING SOON
COMING SOON
As of this morning’s MLS update (subject to change):
Sonoran Estates — High-$4s
5 BED / 5 BATH | ~4,000 SQFT
Source: ARMLS. Listing entered by William Lall - Fathom Realty Elite
Details and pricing subject to change. Information based on current MLS data and market expectations.
Discovery Canyon — Mid-$800s
3 BED / 2 BATH | ~1,500 SQFT
Source: ARMLS. Listing entered by Janet Sharp - HomeSmart
Details and pricing subject to change. Information based on current MLS data and market expectations.
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
Scottsdale Western Week
Jan 24th – Feb 1st | Old Town Scottsdale
A celebration of Western heritage with multiple events throughout the week, including art walks, historic films, lasso classes, and community activities. Western Week culminates in cultural highlights and family-friendly experiences.
Scottsdale Book Festival 2026
Jan 24th, 10am-5pm | Scottsdale Civic Center
Free, community-focused literary festival with author talks, interactive storytelling, food, and activities for all ages.
Arizona Concours d’Elegance
Jan 18th | Scottsdale Civic Center
Annual showcase of classic, rare, and luxury automobiles. A must-see for car enthusiasts and collectors.
Barrett-Jackson Collector Car Auction
Jan 17th-25th | WestWorld of Scottsdale
One of the world’s premier collector car auctions, featuring rare vehicles, VIP experiences, and special events throughout the week.
Arizona Musicfest 2025-26 Concert Series
Various dates | 2025-2026 Season
A season of live concerts across venues, including spirited performances and Broadway-style shows in the greater Scottsdale area.
Family Fun Festivals at Arizona Boardwalk
Ongoing in January | Arizona Boardwalk Courtyard
Free family-friendly events including bubble fess, winter carnival themes, interactive characters, and more throughout the month.
Thinking about selling in 2026?
I’ll run a free, hyper-local valuation for your exact section of McDowell Mountain Ranch (not a generic online estimate)
Committed to McDowell Mountain Ranch.
Here as a resource. Always.