Week of November 23rd, 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. $950K)
Under contract: 1 (Avg. DOM: 30)
Closed sales: 3 (Avg. $2.035M)
Inventory trend: Flat week-over-week (supply holding steady).
NEIGHBORHOOD SPOTLIGHT
Quiet
•
Turnkey
•
Open-concept
•
Quiet • Turnkey • Open-concept •
SUMMIT II
Average sale price (12 mo): $1.655M | Sold $/SQFT: $617
Highest sale: $1.655M | Lowest Sale: $1.655M
Average DOM: 69 Days
What’s selling best in Summit II:
• Remodel homes with modern finishes
• Large, entertainer-style kitchens
• Open-concept living
• Homes backing natural open space
• Updated flooring, bathrooms, and fixtures throughout
• Pools + usable backyard space
Most common buyers:
Move-up Scottsdale families looking for privacy, quiet, proximity to the McDowells, and low maintenance living
MATT’S MARKET TAKE
MMR is holding steady this week with another consistent pace of buyer activity, mirroring what we saw last week.
One new listing, and days on market holding flat at 26-27 days. Three homes closed in the $1.5M-$2.5M range, all without real concessions, which shows buyers are still paying up for quality.
Overall the market isn’t tightening or cooling this week, just moving at a consistent, healthy pace with serious buyers still active.
DEAL OF THE WEEK
10559 E Sheena Dr $1,129,000
Renovated
•
Gated
•
Move-In Ready
•
Renovated • Gated • Move-In Ready •
Listing Courtesy Of: Stephanie Femino Boudreau - Russ Lyon Sotheby's International Realty
Why It’s the Deal.
This is one of the strongest turnkey, move-in-ready homes in all of McDowell Mountain Ranch under $1.2M, a fully remodeled single-level in gated Sonoran Fairways, with nearly every major component updated in the last 1–2 years.
The kitchen is a complete showpiece: custom cabinetry, quartz counters, waterfall island, built-in coffee bar, and seamless SWISS KRONO waterproof flooring throughout, the exact modern finishes Scottsdale buyers are paying premiums for right now. Both bathrooms are fully upgraded with spa-style finishes, and the home features new AC + furnace, updated lighting, smart irrigation, new pool equipment, and fresh landscaping front and back.
Outside, you get a private, mature-tree lot with grass, a variable-speed pump pool, covered patio with new fans, and a super functional indoor-outdoor flow, rare at this price point.
It’s also sitting at just 25 DOM, which is materially below the MMR average for this price band, showing strong buyer interest.
From a value standpoint, this home competes directly with $1.3M–$1.4M remodels in nearby pockets, but it’s priced at $1,129,000, giving buyers a meaningful discount for an almost fully updated home in a gated section of the Ranch.
My Take
This is one of the cleanest, most dialed-in remodels under $1.2M in all of McDowell Mountain Ranch. Almost every major system and finish in this home has been touched in the last 18–24 months, kitchen, floors, baths, HVAC, landscaping, pool equipment, lighting, all done with taste, not trend-chasing. The home shows like something in the $1.3M–$1.4M range, but it’s priced aggressively in the low $1.1M’s. For a gated MMR pocket? Strong. Really strong.
What Stands Out.
• Fully remodeled (2023–2025 across all major systems)
• Gated Sonoran Fairways
• Custom kitchen + waterfall island + built-in coffee bar
• Updated flooring, baths, lighting, HVAC, irrigation
• Large private backyard w/ mature trees + pool (updated 2023)
• Turnkey + move-in-ready (Lock. Leave. Live.)
• Priced well below comparable remodels in the area
The Bottom Line.
If you want a fully remodeled, move-in-ready home in McDowell Mountain Ranch, not a project, not a “maybe we can update it later”, this is the cleanest option in the entire sub-$1.2M range. The finishes are modern, the systems are updated, the community is gated, and the home checks every box for Scottsdale’s move-up buyer. At $1.129M, you’re getting the features of a $1.3M+ remodel at a meaningful discount.
LEARN SOMETHING NEW
Why the First 2 Weeks Matter Most
The first 10–14 days of a listing determine everything.
This is when your home gets the most exposure, the most qualified eyes, and the highest buyer urgency.
Here’s what actually happens in that window:
Buyer alerts fire instantly — every serious buyer sees your home the moment it hits the market.
Agents prioritize new listings — they share them with clients, team chats, and office meetings.
Perceived value peaks early — low days-on-market signal “fresh,” “competitive,” and “worth seeing.”
After that window closes, momentum drops fast.
At 30+ DOM, buyers start asking:
“What’s wrong with it?”, even when nothing is.
Why this matters for homeowners:
You get more showings in the first two weeks than the next six combined.
You get better offers because buyers compete with each other, not with you.
You get stronger terms (cleaner inspections, fewer concessions, faster closings).
You protect your final price — avoiding the slow bleed that comes with sitting.
The truth most sellers never hear:
If you misprice or launch weakly in Week 1, you can’t recreate Day-1 momentum later. Price cuts won’t resurrect it. Reposting won’t recreate it. The algorithm won’t push it the same way.
The bottom line:
Day 1 isn’t just the start, it’s the peak. That’s why launch strategy, pricing accuracy, and first impressions matter more than anything else you do. If you want top-tier results, you have to treat the first two weeks like a premiere, not a soft opening.
COMING SOON
COMING SOON
As of this morning’s MLS update:
The Overlook — 10531 E SALT BUSH DR ~$1,249,000
5 BED / 3 BATH | 2,814 SQFT | 0.142 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)