Green Valley Park and the Mogollon Rim in Payson, Arizona.
Prepared by Dennis R. Riccio
Updated August 11, 2026
MARKET SNAPSHOT
Rim Country Residential Market at a Glance
| 859 | $447.1M | $437,000 | 7.4 |
| Residential sales | Sales volume | Median price | Months inventory |
The number of homes sold from August 1, 2025, to July 31, 2026, was 859, with a total sales volume of $447,126,694. The median selling price is $437,000. But the mean selling price is $520,520. This difference is due to the variety of housing (manufactured homes, cabins, in-town residences, golf-community homes, and luxury properties) that exists in the Rim Country.
LOCAL MARKET OBSERVATION Showing activity is down. But the buyers who remain active are serious. Fewer showings mean sellers may need more patience. But qualified buyers are still making decisions when price, condition, and location are to their liking. |
VIDEO UPDATE
Watch the August 2026 Rim Country Market Update
THE CENTRAL STORY
More Inventory Has Changed the Negotiating Environment
The number of properties available for sale increased from 314 homes in January to 535 homes in July in the selected Rim Country areas, representing an increase of about 70%. Months of inventory were estimated at 4.6 months in January and 7.4 months in July.
This doesn’t mean buyers have vanished; it simply means supply has recently outpaced sales, giving buyers room to evaluate houses. Compare this to the June 2026 market report and the spring 2026 buyer and seller update.
Active residential inventory by month. Selected areas only; Heber and obsolete directional areas are excluded.
Estimated months of residential inventory. Higher readings generally mean buyers have more choices.
SALES ACTIVITY
Homes are Still Selling Across Rim Country
A buyer-friendly market doesn’t mean an inactive market. During the reporting period, there were 859 residential closings. There were 70 closings in July in the chosen regions.
On average, homes sold for $20,676 below list price. Overall, properties sold at an average of 96.2% of the final listing price and 92.5% of the initial listing price. Homes that are correctly priced will sell near asking prices, whereas overpriced homes will have bigger reductions.
Residential sales by closing month, August 2025 through July 2026.
PROPERTY MIX
What Types of Residential Properties Were Sold?
Although most of the homes sold were site-built, manufactured homes still make up an important part of the Rim Country housing market. Other housing types, including condos, mobile homes, park model homes, and modular homes, also give buyers options across a wider range of price points.
Closed sales by MLS residential property type.
| Property type | Sales | Share | Median price | Avg. DOM |
|---|---|---|---|---|
| Site-built | 661 | 76.9% | $499,000 | 121 |
| Manufactured, post-1976 | 150 | 17.5% | $292,000 | 118 |
| Condo/townhouse/patio | 22 | 2.6% | $290,750 | 137 |
| Mobile home, pre-1976 | 13 | 1.5% | $195,000 | 117 |
| Park model | 9 | 1.0% | $93,000 | 167 |
| Modular/kit | 3 | 0.3% | $620,000 | 69 |
| Park model with additions | 1 | 0.1% | $22,500 | 170 |
LOCAL DIFFERENCES
Rim Country is Not One Market
Cabin among tall ponderosa pines in Pine or Strawberry, Arizona.
Payson’s four quadrants do not act like Pine, Strawberry, Star Valley, or Happy Jack. Price, property type, seasonality, and buyer demographics all have an effect on the number of sales and selling times. Smaller areas will see more variance when just a few sales occur.
The 12 highest-volume Rim Country areas during the reporting period.
| Area | Sales | Median price | Average price | Avg. DOM |
|---|---|---|---|---|
| Payson Northeast | 152 | $461,200 | $627,955 | 129 |
| Payson Northwest | 132 | $422,500 | $445,502 | 111 |
| Pine | 117 | $475,000 | $548,425 | 117 |
| Payson Southeast | 97 | $499,000 | $606,163 | 108 |
| Happy Jack | 57 | $559,000 | $607,581 | 160 |
| Star Valley | 50 | $292,500 | $392,534 | 110 |
| Strawberry | 46 | $408,500 | $497,733 | 124 |
| Tonto Basin | 44 | $312,000 | $308,955 | 156 |
| Payson Southwest | 38 | $416,250 | $492,704 | 112 |
| Christopher Creek | 35 | $455,000 | $547,826 | 105 |
| Houston Mesa | 28 | $343,250 | $422,134 | 111 |
| Control Road | 22 | $344,000 | $379,837 | 129 |
| Forest Lakes | 10 | $541,000 | $709,400 | 126 |
| Round Valley/Oxbow | 9 | $450,000 | $501,944 | 89 |
| Deer Creek | 8 | $426,250 | $391,925 | 154 |
| Young | 8 | $374,500 | $647,500 | 134 |
| Rye/Gisela | 6 | $200,500 | $193,242 | 82 |
FOR BUYERS
What this Market Means for Buyers
More inventory generally gives buyers time to compare properties and investigate condition, insurance, and long-term ownership costs.
- Compare each property with the present competition and not just past sales.
- Consider the maintenance requirements, utilities, septic systems, wells, and wildfire insurance concerns.
- Consider asking for repairs, closing cost help, or a rate buydown if appropriate for the property.
- Be ready to move quickly on unique, good-value, or hard-to-replace properties.
Move-in-ready Rim Country home with natural light and mountain styling.
FOR SELLERS
What this Market Means for Sellers
Serious buyers are active. But they have more alternatives. Pricing and presentation need to show that competition.
- Price relative to the houses that can be purchased now.
- Review showing activity and feedback within the first two or three weeks.
- Fix any visible issues prior to photographing and listing.
- Use professional photographs, videos, and property descriptions to garner attention online.
Professionally presented home exterior in Payson, Arizona.
PRICE CONTEXT
Average Price and Median Price Tell Different Stories
The average sale price of residential real estate in Rim Country was $520,520, while the median was $437,000. A small number of high-end sales may cause the average to be skewed upwards. Median sale price refers to the midpoint of all sales and usually makes a good starting point.
Neither of these determines the worth of a particular property. An appropriate analysis involves comparing properties that are similar in terms of location, condition, price, and property type— contact Dennis for a property-specific valuation.
FREQUENTLY ASKED QUESTIONS
Payson and Rim Country Market Questions
Is Payson currently a buyer’s market?
The market has become more buyer-friendly as inventory rose, although conditions vary by neighborhood, price, property type, and condition.
Are Rim Country home prices falling?
The regional median was $437,000, but monthly changes can reflect which properties happened to sell. A property-specific valuation requires comparable sales.
How long does it take to sell?
Residential properties averaged 121 days on market, while the median was 93 days.
Do homes sell below asking price?
In aggregate, sales closed at 96.2% of final list price and 92.5% of original list price.
See more on the Payson real estate FAQ page.
ABOUT THE DATA
Methodology and Geographic Scope
Closed sales numbers will be based on MLS sales occurring in the residential area of Payson from August 1, 2025, to July 31, 2026. The geographic breakdown includes Payson’s four quadrants in addition to Pine, Strawberry, Star Valley, Happy Jack, Christopher Creek, Control Road, Forest Lakes, Houston Mesa, Jakes Corner, Round Valley/Oxbow, Rye/Gisela, Tonto Basin, Young, and Deer Creek.
Heber/Overgaard is excluded because much of that market is reported through another MLS. Legacy North, South, East, and West areas are excluded. The 85544 combined report and separate Rim Club and Chaparral Pines reports are not added to regional totals. This is because they overlap with included areas. MLS information is deemed reliable but is not guaranteed.
Water Wheel Falls and the Ellison Creek swimming hole near Payson and Pine, Arizona.
Related: see the full Rim Country market update archive for prior reports.
Water Wheel Falls and the Ellison Creek swimming hole near Payson and Pine, Arizona.
