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 2, 2026Explore your market
October 2, 2026Explore your market
YOUR HOME. YOUR NEIGHBORHOOD.
A clear view of
where you stand.
A focused look at ten direct neighborhood listing records 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 is a selected comparison set, not the full neighborhood market.
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 / TODAY’S COMPETITION
What buyers will
compare next.
Your pool, spa, and nicely finished interior make these available pool homes relevant competition. The expanded sold set adds useful context for what buyers have paid.
34765 N 83RD WAY
Same street.
$2,990,000 asking.
3,784 sq ft · built 2023 · 3 bedrooms · 3.5 baths
- Private pool and heated spa; approximately 0.74 acres.
- MLS remarks describe a desert-wash backdrop, courtyard, and three-car garage.
- Reduced to $2.99M on September 29, 2026.
8366 E OLD PAINT TRAIL
Resort-style finish.
$2,995,000 asking.
3,338 sq ft · built 2024 · 4 bedrooms · 4.5 baths
- Private pool and heated spa; approximately 0.759 acres.
- MLS remarks describe an outdoor kitchen, bocce court, and designer enhancements.
- New-listing status in the supplied October 2 snapshot.
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 2, 2026. Ten selected ARMLS listing records 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.