Rim Country Real Estate Gains National Spotlight in the Wall Street Journal
By Dennis Riccio, President, Central Arizona Association of REALTORS®
As we close another dynamic year in Rim Country real estate, I’m pleased to present this detailed analysis of the luxury market, I am defining as homes valued at $850,000 and above across our unique communities. This report provides a comprehensive view of trends, performance, and buyer activity over the past 12 months, highlighting key insights for real estate professionals. By examining both the broader market and the nuances of our most prestigious neighborhoods, Chaparral Pines, The Rim Club, The Knolls, Rim Ranch, and luxury homes in Pine-Strawberry, my goal is to equip our brokers and agents with actionable knowledge to navigate the evolving high-end sector with confidence and precision.
Over the past 12 months, the Rim Country’s luxury housing market (homes listed at $850,000 and above) recorded 99 closed transactions. As of early Q4 2025, inventory remains ample with 59 high-end homes active on the market and 14 pending sales in escrow. This represents a slight softening in volume from the prior year, as several upscale submarkets saw fewer sales in 2025. Despite the dip in transactions, sale prices have generally held firm. Median sold values even inched up in some communities indicating resilient demand for quality luxury properties. Sellers on average achieved about 95% of their asking prices in this segment, underscoring that well-priced luxury listings are still finding buyers with only modest negotiation.
However, the data also reflect longer marketing times and rising inventory in certain areas. The absorption rate for high-end homes has increased (e.g. 6.8 months in Oct 2025 vs 5.7 months a year prior for the overall market), and several communities now have more luxury listings available than last year. For example, Chaparral Pines saw active luxury inventory grow from 28 to 34 listings year-over-year (a 21% increase). This supply buildup, combined with higher interest rates, has tempered price acceleration at the top end. As a result, marketing times have expanded in some segments, Chaparral Pines’ median days-on-market (DOM) rose to 105 days YTD, from 78 last year, though other areas bucked this trend (The Rim Club’s median DOM dropped to 66 from 106 as only the most market-ready homes sold).
In terms of pricing, median sale prices vary widely by neighborhood, reflecting each community’s unique appeal and home offerings. As shown in the chart below, The Rim Club commands the highest median sold price (roughly $1.68 million), whereas communities like The Knolls, Rim Ranch, and Pine-Strawberry cluster closer to the $900k range. Chaparral Pines sits in between at just under $1.0M median.
The luxury market across Rim Country, encompassing Payson, Pine, Strawberry, and high-end properties in the surrounding communities, shows a healthy yet balanced environment as of late 2025.
The data suggests a steady but slowing pace in the upper tier. With 59 active and 14 pending listings, the luxury segment has 6–7 months of supply, indicating a market leaning slightly toward buyers. Homes are taking longer to sell (average 148 days), but pricing has held strong. The median sale price of $995,000 represents a stable trend compared to 2024.
Sellers are typically conceding about 5–9% from list to final sale price, consistent with a market where buyers are deliberate and discerning. Notably, the average size of homes sold was just over 3,300 sq. ft., confirming that larger, feature-rich properties dominate this segment.
Overall, Rim Country’s high-end market remains healthy but has cooled slightly compared to the frenzy of the prior year. Luxury buyers are still active, especially in certain pockets, yet they are also price-sensitive, evidenced by the roughly 9% average price reductions from original list to final sale in many cases. The following sections break down performance in five key luxury submarkets: Chaparral Pines, The Rim Club, The Knolls, Rim Ranch, and Pine-Strawberry.
Median sale price (in $ thousands) by submarket for luxury homes (last 12 months). Chaparral Pines and The Rim Club lead in price points, while The Knolls, Rim Ranch, and Pine-Strawberry have more sales in the ~$850–$950k range.
For homes that owners still occupy, many of the above maintenance tips still apply, homeowners should protect their pipes, heat, and exterior. In addition, Realtors can help their sellers make the home comfortable and inviting to buyers despite the season:
Chaparral Pines, a gated golf community in Payson, remains the volume leader in Rim Country luxury real estate. In the past 12 months it logged 53 closed sales in the $850K+ bracket, by far the most of any submarket. These sales averaged about $1.08 million with a median of $995,000. The price per square foot here typically hovered around $350 (median ~$348/SF) for sold homes, reflecting the upscale custom builds and amenities (clubhouse, golf course) that Chaparral Pines offers. Notably, the highest sale reached $2.6M (for a ~5,900 sq ft estate), while the lowest sale in this luxury tier was around $475K (indicating a few smaller cabins traded below our $850K focus, though they were originally listed high).
Market conditions in Chaparral Pines show a slight shift toward a buyer’s favor compared to last year. The 44 luxury homes sold year-to-date 2025 is about a 18% drop from 54 sold in the same period 2024. Despite fewer transactions, pricing has been resilient, the YTD median sale price ($995K) is up ~2% from last year’s $972K. Inventory is higher: currently 31 active listings over $850K are on market, up from the mid-20s previously. This has extended selling times (average DOM 124 days YTD). Still, well-priced homes continue to move: sellers are achieving 96% of list price on average and about 94% of original list after any price cuts. Absorption rate stands around 6–7 months, roughly on par with last year, indicating a balanced market. Professional Insight: For listing agents in Chaparral Pines, the key is realistic pricing. With more competition on the market, buyers have choices. Homes priced near fair market value (around ~$350/SF for typical quality) are still selling relatively quickly, often within ~3–4 months. Overpricing, however, may lead to extended DOM and necessary reductions (as evidenced by an average $107K price drop on sold listings here). Emphasizing the community’s golf lifestyle and upgrades (outdoor living spaces, views, etc.) in marketing can help justify premium pricing in this highly desirable enclave.
The Rim Golf Club experienced a notable slowdown at the top end this past year. Only 6 luxury homes sold in The Rim Club over the last 12 months, a stark contrast to the 14 sales in the prior year’s equivalent period (–64%). Fewer closings were due in part to limited buyer demand at the high price points here and a buildup of inventory. As of this report there are 6 active listings and 4 pendings in The Rim Club over $850K, indicating some recent pickup in contract activity after a slow summer.
Despite the drop in volume, prices in The Rim Club remain the highest in Rim Country. The median sale price came in at approximately $1.55–$1.67 million, and the average sale was about $1.57M. Homes here also boast the top price-per-foot in the region: roughly $400+/SqFt on completed sales (median ~$408/SF). Buyers are clearly willing to pay a premium for Rim Club’s combination of luxury builds and panoramic golf course views. However, the trend was slightly downward on pricing. The YTD median sale price is off about 13% from last year (was $1.79M). This softening may be due to sellers becoming more flexible to get deals done; indeed, the average sold-to-list ratio was ~95.6%, but relative to original list, it was ~94%, implying some price reductions on those that sold. The highest sale this year was around $2.05M, and nothing closed below ~$1.19M, keeping the range firmly in seven-figures.
From a market health standpoint, The Rim Club has seen absorption slow significantly. Only 5 homes over $500K sold YTD (vs 14 last year), while active high-end listings (17) remain substantial (though down from 24 a year ago). Interestingly, the few buyers in this segment acted relatively quickly, median DOM was just 66 days for 2025 sales, as the handful of well-priced, desirable listings found buyers. Many other listings linger unsold, inflating the absorption rate to ~5.5 months (down from 8.7 last year due to fewer listings now). Professional Insight: Realtors should note that the ultra-high-end market is thinner here – patience is required to find the right buyer. Positioning and presentation are critical: listings must show tremendous value (through staging, upgrades, golf membership incentives, etc.) to justify their price. With buyers scarce, competitive pricing is essential – the data shows luxury homes that sold often underwent price improvements, averaging ~$215K off original list by closing. Encouraging sellers to price within market range (and not chase last year’s peak values) will be key to turning the current pendings into closed deals in this exclusive community.
The Knolls is a boutique luxury neighborhood in Star Valley that saw very limited activity in the past year. Only 2 homes above $850K sold in The Knolls in the last 12 months. This is down sharply from 6 high-end sales the year before (–66%), highlighting the volatility that can occur in a small submarket. With so few transactions, statistics should be interpreted cautiously; however, we can glean that the typical Knolls luxury sale is around the $850–$960K mark. In fact, one sale closed at $960,000 and the other at $739,000, yielding a median of $849,500. (Notably, $739K is slightly below our $850K threshold, but that home was likely included as it had been listed higher.) The average sale price likewise was ~$849.5K. Homes in The Knolls tended to be 3–4 bedrooms, ~2,600–2,700 sq ft, and sold at roughly $313/SF (median), a bit lower price per foot than the golf communities, but consistent with a neighborhood of custom homes on larger town lots.
Current luxury inventory in The Knolls is minimal: as of this writing only 1 active listing is on the market and 1 pending sale is in escrow. This low supply has at times constrained sales volume (buyers have few options), but it also means when a high-end Knolls home does hit the market at a reasonable price, it often finds interest. The two sales this year took an average of ~142 days on market (about 4–5 months). The sale-to-list ratio averaged ~95%, indicating sellers got pretty close to asking when a deal was made, though one home did require a significant price cut from an initial ambitious list (the largest price change was –$150K, –12%). For context, the median sale price of ~$850K is down ~15% from the median $1.00M for last year’s sales, but again with so few data points this can swing with the mix of homes sold. Professional Insight: The Knolls’ luxury segment is niche and requires targeted marketing. Its buyer pool may often be locals or Phoenix-area second-home seekers who want an in-town location with views. Agents should highlight unique selling points of available Knolls homes (e.g. rim views, new remodels) to create urgency. With virtually no competition on the market, a well-presented listing can still command a premium, but setting a realistic initial price is vital. Luxury buyers here are value-conscious and won’t typically engage with an overpriced offering given alternate options in nearby communities.
Rim Ranch, a smaller high-end enclave, had a quiet but steady year. In the last 12 months two luxury properties sold in Rim Ranch. The same number as the total active and pending listings combined (currently 1 active, 0 pending, indicating a fairly balanced situation of low supply matching low demand). The closed sales were around the mid-$900Ks: one home sold for approximately $910K and another around $985K, yielding an average and median sale price of roughly $947,500. These homes averaged about 2,600–2,700 sq. ft. with 3-4 bedrooms, similar in size to The Knolls, but sold at a higher $409/SF on average. The higher price per foot hints that Rim Ranch properties may offer desirable land or features (such as acreage or horse facilities) that command a premium despite comparable house size.
Market dynamics in Rim Ranch showed a small uptick in the luxury segment year-over-year – essentially 2 sales this year vs 1 last year. With such low volume, trends are hard to generalize, but it appears buyer interest in this rural luxury niche has been modestly positive. Homes that did sell were on the market for ~2–3 months only (median DOM 78 days), significantly faster than many other areas. This quick turnover suggests that when a suitable property hits the market in Rim Ranch, there are ready buyers (perhaps those specifically seeking ranchette-style luxury). Both sold listings went for about 95% of list price on average, so negotiations have been reasonable. Professional Insight: For brokers, Rim Ranch’s takeaway is that demand, while thin, is very targeted. Buyers looking here often have specific requirements (land, privacy, etc.). Ensure that any listing’s unique features are well advertised (e.g. “1 acre of usable land”) to capture those niche buyers. Pricing should reflect the limited buyer pool; although recent sales achieved strong pricing (only ~5% below ask), an overpriced listing could stagnate given there might be only a handful of interested buyers in the market at any time. With virtually no inventory backlog (only one active listing), a properly priced Rim Ranch luxury home can sell briskly even in a cooler market, but the key is reaching that one right buyer with targeted marketing.
The adjacent communities of Pine and Strawberry have emerged as an important high-end submarket in Rim Country, especially for cabin-style and mountain retreat properties. Over the past 12 months, 14 homes listed at $850K+ sold across Pine–Strawberry. These combined sales had an average price of about $916K and a median price around $912,000, indicating a fairly tight clustering of values just under the $1M mark. In general, luxury homes in Pine/Strawberry tend to be spacious mountain cabins or lodge-style residences. The average sold home here was ~3,000 sq. ft. with 3-4 bedrooms often on wooded lots that appeal to second-home buyers. The price per square foot for sold properties averaged about $343/SF (median $360/SF), which is on par with or slightly above Payson in-town neighborhoods, reflecting the premium buyers place on the cooler elevations and tall pines of these communities.
Pine–Strawberry’s luxury segment actually strengthened year-over-year, bucking the wider trend. In Strawberry alone, 15 homes over $500K sold YTD 2025 vs 7 last year (+114%), and while many of those were in the lower end of “high-end,” it signals growing demand. Pine saw 37 sales over $500K YTD vs 40 last year (–7.5%), a slight dip, but combined the two towns notched a gain in upscale transactions. This increased absorption led to some inventory tightening by late 2025 – 10 active luxury listings in Pine–Strawberry now, down from earlier in the year (though up from 22 to 32 listings YOY in Strawberry’s $500K+ range). Properties have also been selling a bit faster: the median DOM is ~100 days, and the fastest sale closed in just 2 days (likely a turnkey cabin that hit the sweet spot). Sellers in Pine–Strawberry received on average 94% of their list price, with some needing price adjustments (average reduction ~9% off original price) to find the market. The highest sale in the past year was about $1.05M, one of the few to break the $1M barrier, and the low end (for this $850K+ cohort) was a home that sold at $730K after initially listing at $850K.
Professional Insight: Pine and Strawberry are increasingly popular for luxury buyers seeking a forest getaway, and 2025 saw robust activity in this segment. Realtors should note that demand is especially strong for newer or fully remodeled cabins with mountain-modern finishes. These tend to command top dollar and move quickly. Marketing should highlight lifestyle features (proximity to trailheads, cool summer temps, rustic charm with upscale comforts). Pricing is crucial: while buyer interest is solid, it’s concentrated around the ~$900K tier. Pushing prices well above $1M in Pine/Strawberry can be challenging unless the property is truly exceptional, as evidenced by relatively few sales above that mark. The good news for brokers is that inventory has thinned and competition from new listings is limited, so a correctly priced luxury cabin in Pine or Strawberry can attract multiple interested parties. Keep an eye on the list-to-sale price gap – at ~94-95%, it suggests there’s room for negotiation, but sellers who start near fair value are likely to close deals without drastic cuts. Overall, Pine–Strawberry’s luxury market is on the upswing, offering opportunities for both sellers (to capitalize on increased interest) and buyers (to invest in a high-country retreat before prices climb further).
Across these five premier Rim Country submarkets, we see a diverse yet interconnected picture. Table 1 compares key metrics side-by-side, highlighting the range in inventory, sales, and prices:
Submarket | Active Listings | Sold (12 mo) | Median Sale Price | Avg DOM | SP/LP Ratio |
Chaparral Pines | 31 | 53 | $995K | 124 days | 96% |
The Rim Club | 6 | 6 | $1.67M | 79 days | 95% |
The Knolls | 1 | 2 | $850K | 130 days | 95% |
Rim Ranch | 1 | 2 | $948K | 85 days | 95% |
Pine–Strawberry | 10 | 14 | $912K | 100 days | 94% |
Table 1: Comparison of luxury market metrics by submarket (properties $850K+; last 12 months). SP/LP = sale price to list price ratio.
Looking ahead, Rim Country’s luxury segment is expected to remain stable with pockets of growth. The data indicates that demand is most robust in areas offering lifestyle amenities – e.g. gated golf communities and scenic high-country retreats – but even those markets are discerning. The slower sales in 2025 (especially in The Rim Club and The Knolls) suggest that buyers are taking their time and negotiating harder on top-tier homes. At the same time, inventory levels, while up in some areas, are not excessive, which should prevent any steep price corrections. Many luxury sellers have the financial ability to wait for acceptable offers rather than slash prices, contributing to the relatively steady price points observed.
For realtors and brokers, the professional takeaway is to pay close attention to micro-market trends. Each of these submarkets has its own rhythm: for instance, Chaparral Pines can absorb a higher volume of listings but buyers there have choices, so product differentiation and pricing strategy are key. In Pine/Strawberry, capitalizing on momentum with aggressive marketing can yield quick sales, whereas in The Rim Club, patience and finding creative value-adds (e.g. including club memberships or upgrades) might be necessary to spur action. Across the board, accurate pricing remains the cornerstone – with sale-to-list ratios in the mid-90% range, it’s clear that properties launched at a realistic price end up closing near that price, while those that start too high tend to stagnate and eventually sell after reductions (often ~5–10% below original list).
In summary, the Rim Country luxury market in the past year has been a story of normalization. After a frenzied post-pandemic boom, the high-end sector is settling into a more sustainable pace. Price appreciation has leveled off, and buyers have a bit more leverage, yet desirable homes are absolutely still selling. As 2026 approaches, expect continued strong interest in Rim Country’s luxury lifestyle (especially as remote-work and second-home trends persist), but also anticipate that success in this market will demand sharper analytics and marketing. Leveraging detailed comps, highlighting each property’s unique selling points, and keeping sellers educated on current market conditions will be essential. By doing so, Rim Country brokers can navigate the nuanced luxury landscape ensuring that both buyers and sellers achieve their goals in this magnificent high-altitude real estate market.
Sincerely,
Dennis Riccio
President, Central Arizona Association of Realtors
Source: CAAR MLS Market Summary and Market Stats
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