Sedona Christian - Real Estate!

Neighborhoods!

Goodness, where to buy? Each neighborhood has its pluses and minuses. Decisions, decisions! If you're looking at internet listings, we're HOPING this will help you a little. Each yellow 'button' below is keyed to an (opinionated) description below the map. Click on each.

SPECIFIC DESCRIPTIONS BELOW

OVERALL SEDONA AREAS:

UPTOWN This is the older area of town where most of the tourist shopping is. Views include Ship Rock and Snoopy Rock area. Streets and lots tend to be smaller, but the views both on the ridges and below can be outstanding, due to the close distance to the cliffs. Nice area to go walking though trailheads are not close by. Primary issues: older houses tend to be single story with re-developed two-story residences likely to begin blocking views.

WEST SEDONA Also known as 'Grasshopper Flats', this is where most of the commercial areas are located along SH89A. Views mainly involve Thunder Mountain and Coffeepot Rock. Developments near SH89A tend to be older with smaller lots and tight streets. Developments closer to the cliffs are more recent and generally more expensive. Primary issues: SH89A traffic is becoming a real issue, with few alternative routes. Older neighborhoods will likely become 'victims' of city planning re-development dreams, especially where near commercial areas.

LITTLE HORSE PARK Technically LHP is in the chapel area, but on real estate listings, it's anything south along SH179 to the city limits! After crossing the creek, these areas have older neighborhoods, but excellent views toward Lee Mountain and the canyon. Streets tend to be narrow but lots vary from small to quite large depending on the specific location. If you like astronomy, this side of airport mesa is darker due to less commercial and street lighting. Residential creek-side housing is available. Primary issues: SH179 is the primary tourist entrance to Sedona and thus traffic during holiday periods backs up.

CHAPEL AREA This area is more accurately known as 'Little Horse Park', and includes the older residences near the chapel as well as Sky Mountain and Back O' Beyond. 'Flat' areas tend to be older, having smaller lots, while the higher areas tend to be more exclusive. Both generally have gorgeous views of either Cathedral Rock or Twin Buttes and the chapel. Primary issues: the flat areas periodically have drainage issues, as well as the potential for re-developed two-story homes that block views. Visit the Chapel for a graphic example!

RED ROCK LOOP AREA This is a tremendously unique area just south and west of Sedona, outside the city limits but still within 'hailing' distance. If you visit Crescent Moon Recreational Area (famous picture of Cathedral Rock), or Red Rock State Park, it's this area. Much if it is older development, and you can find some excellent 'buys' ... both land and residences. Primary Issues: It's outside the city limits, so you and your neighbors will have to 'duke it out' concerning designs etc. More recently, new large development proposed near the creek has the potential to impact wells in the area, plus a large septic system near the same aquifer.

SPECIFIC NEIGHBORHOOD AREAS:

BB BACK O BEYOND AREA. Includes: Back-O-Beyond, Yavapai Estates, Red Rock Estates, Sky Mountain. This general area was one of Sedona's first 'land-trades' with the forest service. Otherwise you wouldn't see those houses 'hanging' off of Sky Mountain! If you ever think a piece of property is too steep to develop, obviously you haven't seen Sky Mountain! VERY nice area, with a portion facing Twin Buttes and the creek, and the other side Cathedral Rock and south. Primary issues: if 'ever' Sedona creates an alternate route, this area is a candidate for good roadside viewing. Also you might want to chat with the fire marshal. He's nice, and does care about you!

BA BROKEN ARROW AREA. Includes: Broken Arrow Heights, Broken Arrow, Broken Arrow Vista, and Doodlebug Estates (SH179 from Red Rock Church to Poco Diablo Resort). Broken Arrow was one of the earlier developments and is now in the process of being re-developed. Views are generally quite good. Nice walking areas, with the FS Broken Arrow trailhead towards the east. Primary issues: jeep travel along Broken Arrow can be heavy, a couple of neighborhoods using low-water crossings get isolated during flooding for weeks, and of course SH179 is backed-up during tourist holidays.

BR BREWER ROAD AREA. Includes: Palisades, Oak Creek Cliffs, Juniper Hills. Fabulous views higher up and beautiful riperian areas near the creek. Most of the new development is near the end and high above Brewer Road. Re-development is closer to the creek along older streets. Quiet area with good walking, as well as an FS trailhead. Primary issues: abuts an expanding time-share area, as well as a troubled connection to SH89A.

CH CHAPEL AREA. Includes: Chapel View, Chapel Hills and Chapel Vista. Plus the Chapel! This is an older area, with narrow tight streets and limited planning for heavy rains. It has really nice views of Twin Buttes (not Twin Peaks), and the sculptured chapel rocks. Plus the Chapel! Indeed, several great religious institutions are nearby! Quiet area for night-sky viewing. Primary issues: water drainage, and a few remaining empty areas are being developed (potential for view-blocking).

CP CULTURE PARK AREA. Includes: Bristlecone and new developments near the medical center on SH89A. This area is one of the last major areas to be developed, with some great views of the Boynton Canyon area. As a result, however, it's not always clear exactly what's viewable at any point in time! As the name suggests, it's near Sedona's Culture Park, which is presently being 'negotiated', plus Yavapai College and Red Rock High School. So, there's a potential for something really good. Or not. Primary issues: includes some empty state land and dense condos / time-shares, competes with SH89A traffic and if you were going to imagine future land-trades, this area would likely qualify.

FN FOOTHILLS NORTH AREA. Includes: Kachina Heights, Color Cove, Distant Drums, and Foothills North. This area almost 'begs' to be called 'rural'. You definitely feel 'out in the country', but a close drive to stores. Lot sizes tend to be 'tastefully large' (ie more than you need!) and it's not likely you'll know your neighbors. Some of it is zoned for horse ownership. Some views toward Boynton Canyon are post-card quality and don't merit private ownership (joking). Primary issues: about the only visible one is Dry Creek Road, which promises to increase in visitor traffic over time.

FS FOOTHILLS SOUTH AREA. Includes: Foothills South and Juniper Knolls. Kind of interesting area, since it faces (distant) Cathedral Rock in one direction and Boynton Canyon in the other. Much of it is 'gated', though not necessarily unbelievably expensive. It's one of the few developments near the medical center, which can be handy (also the highly discussed aromatic mancover on SH89A!). Primary issues: not much. About the only one is new development next to SH89A which can block some views but also block much of the highway noise.

GF GRASSHOPPER FLATS AREA. Includes: Valley Shadows, North View, Saddlerock, and Grasshopper Flats. In older 50s pictures, not much of West Sedona is viewable, but those long parellel streets abutting SH89A are there, ready for excited lot purchasing! This is Sedona's work-a-day world and if re-development 'goes right', it might turn out to be a very 'cosmopolitan' and enjoyable area. In flatter areas, lots tend to be smaller, and great views up toward Airport Mesa. For affordable opportunities, this area is one of the better. Primary issues: since the area is likely to be in transition for some time and it's near SH89A, you need to get out your glass-ball concerning the future!

HH HARMONY HILLS AREA. Includes: Goodrow, Madole, Harmony Hills and Harmony Park. This area has some of West Sedona's earliest developments, and you can still see a great selection of manufactured housing there (most quite cute!). Lots tend to be smaller and so this area is one of the more affordable in Sedona (plus walking-distance to stores). Primary issues: since it is pretty affordable, it's also a potential play-ground for Sedona's famous team of urban-planners. Also several drainage issues.

IN INDUSTRIAL AREAS. Sedona's industrial area tends to straddle Sunset on the south, and Coffeepot going north. There's really not that much, but this is 'it'. So if someone has a 'shop' that you're looking for, it's likely in this area.

MH MYSTIC HILLS AREA. Includes: Casa Manana and Mystic Hills. This is near that famous waterfall along Mystic Hills Creek that visitors like to photograph ... one of the few creeks in Sedona that doesn't often flood. (smile) Mystic Hills straddles SH179 and depending on the lot, may have some nice views. Not too much unlike northern Scottdale. Casa Manana is easy to miss, being well above Poco Diablo. And that gives you some idea of the views they have. Few remaining lots are available there; certainly not flat! Potential issues: both developments are initimate neighbors of SH179, and related traffic / construction.

OC OAK CREEK CANYON. Includes: small chunks of private land along the creek, going north up to the switchbacks. If you love riparian areas, and the sweet smells of summertime, Oak Creek is for you (and your pocketbook). This area is catching up with land prices in Sedona. It's outside corporate Sedona and is 'managed' by Coconino County, who wants to limit water polution. Septic systems can be 'touch and go' here. So if you build here, be prepared for discussion. Also, remember in the winter, sunlight hours are short due to the canyon walls. And with forest fires, they're difficult to fight here. Primary issues (besides the above!): heavy visitor traffic.

RH ROLLING HILLS AREA. Includes: Rolling Hills and development around hill towards SH179. Not much left to build, but oh so beautiful views; some of the best in Sedona. Primary issues: likely increased commercial development down towards Airport Rd, across SH89A in both directions, and along Brewer Rd up to Ranger. Plus, it's near/under the east end of the Sedona airport runway (do the math).

RR RED ROCK LOOP AREA. Includes: Red Rock Crossing, Cathedral Vista, Smoke Trail, Cup O' Gold, and famous Elmersville (smile). See general discussion above. This whole area is just incredible, but best described as 'in-transition' and not inside 'Sedona development guidelines'. So 'nuff said.

SH SCHNEBLY HILL AREA. Includes: Schnebly Hill Rd, Red Rock Heights, and Oak Creek Knolls. This general area has a lot of hidden and unique residences and lots. Since it's 'up above', not much traffic reaches it (beyond Schnebly Hill Rd traffic). Some of it is older, with tight streets and small lots. Others are quite new, undeveloped and waiting for a large bank-account! Folks tend to know each other and watch out for each other. Really good views in several directions, and wilderness nearby. Primary issues: commercial and road-expansion along SH179 and new developments near SH Rd merit 'consternation'.

SM SEDONA MEADOWS AREA. Includes: Arroyo Pinon, Azule Celeste, Settler's Rest, Thunderbird and Sedona Meadows (of course!). This general area still has quite a bit of spread out open land, including quite old development (the Old Settler's Rest). Great new homes popping up as well. Quite mixed. Primary issues: you really need to keep an eye on zoning in this area, and the interface with commercial on SH89A. Holds potential for some surprises. Additionally the city has some drainage issues in this area.

SP SOLDIERS PASS AREA. Includes: Casa Contenta, Vista Montana, San Patricio, Vacation Holidays, Shadow Rock, Rim Shadows, and Canyon Shadows. Surprisingly much of this area wasn't developed until 'recently' (in 'Sedona-time'). You really should drive up Soldiers Pass Road and then turn around and drive back down. The views can really be outstanding, even for some quite affordable homes (for Sedona). Has a wide range of price points. Primary issues: popular trailhead near the end of Soldier's Pass Road, attracting quite a bit of hikers and jeep tours.

TM THUNDER MOUNTAIN AREA. This is one of Sedona's most recent developments aimed at the higher-end of the market; CC&Rs are tight as a result. Unlike other high-end areas, however, it doesn't have the incredible views that you'd probably expect. Primary issues: Thunder Mountain Road runs east/west right in the middle, and represents the primary 'alternative' to traffic congestion on SH89A. Read 'speeding'.

UT UPTOWN AREA. Includes: Sedona Subdivision, Sierra Vista, Mountain Villa, Orchards, Mogollon Homes, Sunset Homes Indian Trails, Cibola Hills, Lazy Bear, Manzanita Hills and Jordan Park. This is 'old' Sedona, previously being a large orchard (thus 'Jordan Rd). Homes/lots on the heights have great views, hands-down. Lower down, streets tend to be 'tighter' and lots smaller. Here, you're within easy walking distance of Sedona's historical museum, plus those great visitor giftshops! Primary issues: re-development and 2nd-story homes in the lower areas have potential for 'view-blocking'. Additionally the interface with the commercial area on SH89A is not clear, as business expands especially near the Hyatt.

WH WESTERN HILLS AREA. Includes: Western Hills, Coffeepot, Sedona West and Mission Hills. This area can be quite interesting, having quite a bit of earlier development. This is the famous home of old movie-named streets and it's fun to drive around there. Since it sits in-between Soldier's Pass and Harmony Hills further west, it's sort of a 'transition area' with commercial and high-density on the south toward SH89A. Primary Issues: Re-development has potential for blocking previously great views.