AVAILABLE HOMES
2One active · one new listingRESERVE AT BLACK MOUNTAIN · SCOTTSDALE
34781 N
83rd Way.
Prepared exclusively for
Pat & Linda Cannon
COMPARATIVE MARKET ANALYSIS
October 3, 2026Explore your market
October 3, 2026Explore your market
YOUR HOME. YOUR NEIGHBORHOOD.
A clear view of
where you stand.
A focused look at all neighborhood sales over the past year-plus and the two available listings in Reserve at Black Mountain—what has sold, what buyers can choose today, and what those differences mean for your home. Your beautiful pool and spa, together with a nicely finished interior, are key strengths in this comparison.
4,139sq ft*0.75acres*2022built*
*Public-record figures via Redfin. Confirm living area, bedroom and bathroom counts against owner records before selecting a list price.
01 / THE MARKET AT A GLANCE
The neighborhood,
by the numbers.
Ten selected records in Reserve at Black Mountain: two available listings and eight closed transactions across seven sold homes. This includes every neighborhood sale over the past year-plus, along with the two available listings.
MEDIAN SOLD PRICE
$2.948MEight sales · median $2,947,500SOLD PRICE / SQ FT
$658Median · rounded · eight salesAVAILABLE ASKING RANGE
$2.990–2.995MAsking prices, not closed salesCLOSED SALES
Size changes the picture.
Five sales in the smaller group; three in the larger group, including two transactions for 8222 E Old Paint Trail. Bars compare price bands against the highest sale, $3.725M.
THE MOST USEFUL CONTEXT
Look beyond the overall median.
The two closest-size sales without private pools closed at $2.35M and $2.40M. Pool-equipped 34749 N 83rd Way sold for $2.595M; 8332 E Sand Flower Drive, at 4,297 sq ft, sold for $3.3M.
Your beautiful pool, spa, and nicely finished interior make the pool-home sales especially useful. The eight-sale median includes both the January 2025 and March 2026 sales of 8222 E Old Paint Trail.
SOLD COMPS / PRICE & SELLING TIME
What sold.
How long it took.
Explore each completed sale by price and the time from listing to contract. Each numbered point matches a property below. Hover or tap a point to see its selling time, price, and dates.
Eight closed transactionsChoose a numbered point to explore
Days are calculated from each MLS list date to its reported under-contract date, excluding escrow time. This elapsed-calendar measure may include inactive periods and differs from official MLS DOM, which is not shown in the shared records. The line connects transactions from lowest to highest sale price; it is not a timeline or a forecast. Both sales of 8222 E Old Paint Trail are included.
02 / DIRECT NEIGHBORHOOD COMPARABLES
The homes behind
the comparison.
Every property below is in Reserve at Black Mountain. Open its MLS record for full photographs, features, and current information.
03 / SIZE & NEIGHBORHOOD CONTEXT
More living space.
A useful market watch.
At a reported 4,139 sq ft, your home is larger than both available listings in this selection. Their asking prices offer context, while their eventual sale prices will provide new evidence of what buyers are paying in Reserve at Black Mountain.
34765 N 83RD WAY
Your home offers
355 more square feet.
Your home: 4,139 sq ft
Available listing: 3,784 sq ft
- Your home has approximately 9% more reported living space.
- The listing is asking $2,990,000, or approximately $790 per sq ft.
- Both homes have a pool and spa. Differences in finishes, layout, views, and lot setting also matter.
8366 E OLD PAINT TRAIL
Your home offers
801 more square feet.
Your home: 4,139 sq ft
Available listing: 3,338 sq ft
- Your home has approximately 24% more reported living space.
- The listing is asking $2,995,000, or approximately $897 per sq ft.
- Its pool, spa, and upgraded outdoor spaces add context, but its smaller size makes it a different offering.
What we’ll watch as these homes sell.
We’ll keep an eye on both listings for price changes, contract activity, and their final closing prices. Once they close, we’ll compare the actual sold price per square foot with the asking figures above, along with any reported seller concessions. That will give us fresh neighborhood evidence to discuss—not a direct per-square-foot valuation of your larger home.
Size comparisons use the subject’s reported 4,139 sq ft and the selected MLS listing sizes. Asking prices reflect the October 2, 2026 snapshot. Price per square foot does not account for differences in condition, amenities, lot value, or concessions.
04 / THE PRICING CONVERSATION
Start with the evidence.
Then position the home.
Your beautiful pool and spa and nicely finished interior should be central to the home’s presentation and pricing position.
CLOSEST-SIZE SALES WITHOUT POOLS
$2.35–2.40M4,155–4,365 sq ft · two closed homes
SELECTED SMALLER / SIMILAR-SIZE POOL SALES
$2.595–3.30M34749 N 83rd Way · 8332 E Sand Flower Drive
3,627–4,297 sq ft · closed sales
TODAY’S AVAILABLE POOL HOMES
$2.990–2.995M3,338–3,784 sq ft · asking prices
Observed comparable price bands, not an adjusted valuation or recommended list-price range for your home.
Your pool, spa, and interior help set the home apart.
At a reported 4,139 sq ft, your home is close in size to 8332 E Sand Flower Drive, a 4,297 sq ft pool home that closed at $3.3M in August 2025. The same-street sale at 34749 N 83rd Way closed at $2.595M in December 2025 with a private pool and 3,627 sq ft.
Your beautiful pool and spa and nicely finished interior deserve a central place in the comparison. These completed sales provide stronger context alongside the two available pool homes asking approximately $3 million. Floor plan, finishes, lot setting, and transaction timing explain why the full range should not be treated as interchangeable.
Discuss pricing with Max & NickPREPARED FOR PAT & LINDA CANNON
Your home.
Our personal attention.
Sources & notes
Prepared October 3, 2026. Ten ARMLS listing records covering all neighborhood sales over the past year-plus and two available listings, as confirmed by Max Strietzel from Max Strietzel’s supplied MLS share. Closed dates and prices are taken from the MLS records and transaction-specific status details. The selling-time graph uses the elapsed calendar days between each record’s list date and under-contract date; it does not use the date of closing or the MLS agent-DOM field. Summary medians include all eight closed transactions; 8222 E Old Paint Trail appears twice, with separate sales in January 2025 and March 2026. Per-square-foot figures use the reported MLS living area; no concessions or condition adjustments are applied. Available status includes the listing labeled “New Listing.”
Subject size, lot area, and year built: public property record via Redfin. Cover video, logo, and confirmation of the subject’s pool, spa, and interior quality provided by Max Strietzel. Contact and Arizona license information: APEX Residential.
MLS information is not guaranteed and should be independently confirmed. This analysis is a pricing discussion, not an appraisal. Prices and availability can change. Bathroom counts are expressed as full plus half baths where available. Some MLS summaries count a half bath as one bathroom. The September 2025 record for 8366 E Old Paint Trail reports 3,236 sq ft versus 3,338 sq ft in its current listing; its remarks describe a pool while the structured pool field says no. It is included as a sale record but excluded from the stated confirmed pool-sale band.