Week of January 4th, 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: 4 (Avg. $840K)
Under contract: 5 (Avg. DOM: 35)
Closed sales: 3 (Avg. $1.808M, DOM: 113)
NEIGHBORHOOD SPOTLIGHT
Experience-Driven
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Functional
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Gated-Community
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Experience-Driven • Functional • Gated-Community •
TROVAS
Average sale price (12 mo): $2.030M | Average Sold $/SQFT: $572.48
Highest sale: $2.9M | Lowest Sale: $1.475M
Average DOM: 64 Days
What’s selling best in Troves:
In Trovas, buyers are paying premiums for privacy, elevation, and complete homes, not just square footage.
Recent sales show that pricing strength is driven by how the home lives and where it sits within the community, rather than raw size alone. Homes that combine quiet interior streets, elevated or view-oriented lots, and thoughtful interior updates consistently outperform.
Key drivers behind top-performing sales:
Lot position is king. Elevated lots, cul-de-sacs, and properties with open desert or mountain backdrops command stronger buyer confidence and pricing.
Move-in-ready interiors outperform partial renovations. Homes with cohesive, modern updates across kitchens, baths, flooring, and systems outperform those relying on size or location alone.
Outdoor livability matters. Pools, covered patios, and resort-style backyards materially influence buyer decisions and pricing.
Functional layouts beat excess space. Open-concept living areas, split-bedroom plans, and usable bonus spaces outperform larger but inefficient floor plans.
Privacy and quiet streets add value. Buyers consistently favor homes removed from through-traffic, gates, or busy corridors.
Most Common Buyers:
Trovas buyers are intentional, lifestyle-driven purchasers, not speculative or short-term players.
The typical buyer profile reflects:
Established owner-occupants seeking a primary or long-term secondary residence.
Professionals and empty nesters prioritizing privacy, quality construction, and livability over constant renovation.
Buyers upgrading within North Scottsdale, already familiar with McDowell Mountain Ranch but seeking a more refined, private enclave.
View- and experience-driven decision-makers, willing to pay premiums for homes that feel complete and effortless from day one.
These buyers value confidence, clarity, and completeness, they move decisively when a home checks the right boxes.
Bottom line:
Trovas rewards well-positioned, fully realized homes.
Sellers who combine strong lot positioning, cohesive interior updates, and functional outdoor living are capturing the highest values and strongest buyer engagement. Size alone does not drive pricing, livability, privacy, and finish quality do.
For buyers, Trovas remains a neighborhood where quality wins and patience pays off. For sellers, success hinges on pricing with precision and presenting the home as a finished product, not a project.
MATT’S MARKET TAKE
This week marks the true re-entry point for the McDowell Mountain Ranch market after the holiday lull. Activity is picking back up, not explosively, but deliberately. What’s returning first isn’t urgency, it’s intent. Buyers are back in motion, but they’re operating with clarity, not emotion.
The data continues to reinforce a theme we’ve been seeing for months: selectivity rules this market. Homes that align on price, condition, layout, and location are moving. Homes that miss on even one of those levers are sitting, regardless of broader inventory levels. This isn’t hesitation, it’s discipline.
Under the surface, buyer behavior is methodical. Many are coming in well-prepared, having spent the past several weeks watching, comparing, and recalibrating expectations. As a result, when the right opportunity appears, decisions are decisive. When it doesn’t, buyers are perfectly comfortable waiting.
For sellers, the message is straightforward but critical: January rewards preparation, not optimism. The market is giving clear feedback in real time. Properties that are positioned realistically are being absorbed. Those anchored to outdated pricing narratives are quickly exposed.
The takeaway for this week is momentum with conditions. Activity is normalizing, but it’s doing so on the buyer’s terms. This is a market that respects precision.
HOME OF THE WEEK
10453 E ACOMA DR $1,125,000
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: Angela R Wipperfurth - West USA Realty
Why This One Matters.
10453 E Acoma Dr is a pure McDowell Mountain Ranch play, and that matters more than ever in today’s Scottsdale market.
This home sits in one of the most consistently demanded master-planned communities in North Scottsdale, where school quality, trail access, elevation, and long-term value retention do the heavy lifting. Buyers who understand MMR aren’t shopping headlines, they’re buying certainty.
What separates this property is how many high-priority buyer boxes it checks simultaneously: single-level living, north–south exposure, preserve-level views, gated privacy, and a layout that works without apology.
The Property, Broken Down.
Built by Engle Homes in 1999, this 1,908 sq ft single-level residence delivers a functional 4-bedroom layout (plus bonus flexibility) that still holds up against modern expectations. The floor plan emphasizes separation and flow, something newer builds often miss despite larger square footage.
The home sits on a premium north–south lot with a south-facing backyard, capturing abundant natural light while maximizing winter sun and minimizing harsh summer exposure, a quiet but meaningful advantage in desert living.
Backing to golf course and mountain views, the property benefits from elevation, openness, and visual breathing room, reinforced by a raised view balcony and two patio spaces that extend livability outdoors without sacrificing privacy.
Interior & Functional Strengths.
Inside, the layout is clean and intentional:
Open great room concept connecting kitchen, living, and dining, ideal for everyday living and entertaining
Updated kitchen with quartz counters, gas cooking, built-in oven, and breakfast bar
Primary suite with walk-in closet and renovated bath, featuring dual vanities and a walk-in shower
Separate guest/secondary bedrooms, preserving privacy and flexibility
Dedicated den/office option, increasingly non-negotiable for today’s buyers
The updates here are meaningful, not cosmetic. This is not a surface-level refresh, it’s a home that has been kept current where it counts.
My Take
At $1,125,000, this home is positioned where real buyers are still acting, not hesitating.
The pricing aligns with recent single-level sales offering similar views and condition, landing at roughly $590/sq ft, which is competitive for MMR when factoring in lot quality, orientation, and privacy. In a market where buyers are selective and over-improvement is punished, this property avoids both traps.
This isn’t a speculative swing. It’s a defensible value.
What Stands Out Most
Single-level living in a community where it’s increasingly scarce
North–south exposure, one of the most underrated drivers of long-term livability
Golf course + mountain views without backing to busy corridors
Two outdoor living areas offering flexibility and privacy
Gated McDowell Mountain Ranch location with proven demand durability
Updated systems and finishes that reduce buyer friction
The Bottom Line
10453 E Acoma Dr is the kind of home buyers quietly compete for, not because it’s flashy, but because it’s right.
In today’s Scottsdale market, homes that combine layout, location, exposure, and restraint are the ones converting. This property doesn’t ask buyers to compromise, and that’s exactly why it works.
LEARN SOMETHING NEW
Why Homes Don’t Compete With the Market, They Compete With Time
Most people think homes compete against other homes. They don’t. They compete against the buyer’s internal timeline. That distinction matters, because pricing, staging, marketing, and even negotiation outcomes are all downstream of one question buyers rarely articulate but always answer: “Do I need to make a decision now, or can I wait?”
Homes that sell quickly aren’t just attractive, they collapse time. Homes that sit don’t necessarily lack value, they invite delay.
The Real Enemy: Optionality
Buyers love options in theory. In practice, optionality kills momentum. When a home presents too many paths forward, remodel later, adjust layout, revisit pricing, compare again next weekend, the brain defaults to the safest choice: inaction. This is why two nearly identical homes can perform very differently:
One feels decided
The other feels pending
Not pending contract, pending resolution. Buyers don’t move forward when they feel like the decision is unfinished.
How Buyers Actually Experience a Showing
Forget the checklist. Here’s what’s really happening cognitively during a showing:
Time compression
Buyers subconsciously decide how “urgent” the home is within the first few minutes. This has nothing to do with list price and everything to do with perceived completeness.
Risk scanning
The brain looks for future friction: repairs, layout regrets, resale uncertainty, neighborhood doubt.
Narrative formation
If the home makes sense quickly, the buyer begins telling themselves a story about ownership. If not, the story stalls.
Once that narrative stalls, buyers rarely restart it later, even after price reductions.
Why Price Reductions Often Don’t Work the Way Sellers Expect
A price reduction doesn’t rewind the clock. It confirms the wait. By the time a home reduces, buyers who already saw it aren’t thinking: “Now it’s a deal.”
They’re thinking: “Good, my instinct to wait was right.”
At that point, the home is no longer competing on value. It’s competing on justification, and justification is always harder than conviction. This is why well-positioned homes often sell with fewer concessions, even at higher prices than “fairly priced” competitors. They never gave buyers time to disengage.
The Concept of “Decision Density”
High-performing listings share one trait that isn’t talked about enough: low decision density. They reduce the number of questions a buyer has to answer.
The layout explains itself
The condition doesn’t require mental budgeting
The pricing aligns cleanly with expectations
The photos match reality
The home “lands” the same in person as it does online
Each unanswered question consumes mental bandwidth. Homes that ask buyers to solve too many problems don’t lose on price, they lose on energy.
Why “Good” Homes Stall in Strong Markets
When markets slow, people assume demand disappeared. More often, tolerance disappeared. Buyers still exist, they’re just unwilling to work as hard to justify a purchase. That’s why we see this pattern repeatedly:
Well-located, well-presented homes still move
Average homes linger longer than expected
Compromises that were ignored in hot markets become deal-breakers
The market didn’t turn harsh. It turned honest.
The Real Job of a Listing
A listing’s job is not to impress.
It is to:
Collapse time
Remove ambiguity
Eliminate future “what ifs”
Make waiting feel riskier than acting
When that happens, pricing becomes a confirmation, not a negotiation.
The Takeaway
If you’re buying, don’t ask whether a home is “worth the price.” Ask whether it’s giving you reasons to delay.
If you’re selling, understand this: Homes don’t lose because they’re overpriced. They lose because they invite waiting. And the market always rewards the listings that don’t.
COMING SOON
COMING SOON
As of this morning’s MLS update (subject to change):
Discovery Canyon — High-$700s
3 BED / 2 BATH | ~1,600 SQFT
Source: ARMLS. Listing entered by Michelle Hodges - Russ Lyon Sotheby’s International Realty
Details and pricing subject to change. Information based on current MLS data and market expectations.
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.
Sonoran Fairways — Mid-$1s
4 BED / 4 BATH | ~3,500 SQFT
Source: ARMLS. Listing entered by Robert Mattisinko - Berkshire Hathaway HomeServices Arizona Properties
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.