If you are searching for a home in Sedona, it can sometimes feel as though there are plenty of homes for sale.

Technically, there are.

But that doesn't mean there is plenty of inventory at every price point.

One of the more interesting things about the Sedona market is how dramatically your choices change depending on your budget. A buyer searching at $700,000 is experiencing a very different market from someone searching at $1.5 million — even though both are looking in the same relatively small community.

A Snapshot of Sedona Inventory in August 2026

When I reviewed current ARMLS single-family inventory in Sedona in August 2026, there were 142 active homes in the data set.

The distribution was striking:

• 43 homes were listed at $2 million or more
• 42 homes were listed below $1 million
• 21 homes were priced at $3 million or more
• Only 20 homes were priced below $800,000
• Just 7 active homes were priced below $700,000

In other words, there were actually more Sedona homes available above $3 million than below $800,000.

That doesn't necessarily mean Sedona has become entirely a luxury market. It does show why looking only at the total number of homes for sale can be misleading.

The more useful question is:

How much inventory exists in the price range where you are actually shopping?

Why Sedona's Housing Stock Is Unusual

Sedona isn't a large, uniform suburban housing market.

Homes were built over many decades, on dramatically different lots and in neighborhoods that can feel completely different even when they're only a few miles apart.

You may find an older ranch-style home in West Sedona, a contemporary home designed around red-rock views, a golf-course property in the Village of Oak Creek, an acreage property near Red Rock Loop or a multi-million-dollar home tucked against National Forest land.

That variety is part of Sedona's appeal.

It also means there isn't a large supply of interchangeable homes being built at similar price points.

When a particular segment of the market has limited inventory, buyers may have relatively few realistic alternatives.

Buying Below $1 Million in Sedona

There are absolutely homes available below $1 million, but buyers should expect to make tradeoffs.

Depending on the property, those tradeoffs might involve:

• Square footage
• Updates
• Lot size
• View
• Garage space
• Location
• Proximity to busy roads or trailheads
• Age of the home
• HOA restrictions
• Type of property

That doesn't mean a lower-priced Sedona home is necessarily a compromise.

Sometimes the best value is an older home in an excellent location, or a smaller property with a view that would be difficult to duplicate.

This is where comparing homes by price per square foot alone can become particularly misleading.

A beautifully remodeled home with an ordinary setting and a dated home with an exceptional lot may appeal to completely different buyers.

What This Means for Sellers

Sellers also need to understand which part of the market they are entering.

A home priced at $775,000 isn't competing with every other home in Sedona.

It is primarily competing with the relatively small number of properties a buyer with that budget can realistically purchase.

Likewise, a seller at $2.5 million may be entering a segment with considerably more active competition.

That distinction matters when setting a launch price.

A low inventory count doesn't automatically justify an aggressive price, and a high inventory count doesn't automatically mean a home will struggle to sell.

Condition, location, presentation, views and pricing still matter.

But knowing the amount of competition within the home's actual price range gives sellers much better context.

Sedona Is Really Several Small Markets

This is one of the reasons I rarely describe the Sedona market with one number.

A single median price can't tell you what is happening in:

• West Sedona
• Uptown
• Chapel
• Red Rock Loop
• Village of Oak Creek
• Seven Canyons
• Sedona Golf Resort
• Individual subdivisions and price ranges

The market also changes substantially depending on whether you're looking at a $650,000 home, a $1.2 million property or a $3 million luxury residence.

It's more accurate to think of Sedona as a collection of small markets that happen to share the same spectacular landscape.

The Better Question for Buyers

Instead of asking:

“How many homes are for sale in Sedona?”

I think buyers are better served by asking:

“How many homes that actually meet my needs and budget are available right now?”

Those are two very different questions.

And once we know the answer to the second one, we can make much better decisions about how quickly to act, how much negotiating room may exist and whether expanding the search to another part of the Sedona area makes sense.

Market data note: Statistics referenced above are based on an ARMLS single-family inventory snapshot reviewed in August 2026. Real estate inventory changes continuously, so current figures will vary.

Lauren DePoe
Coldwell Banker Realty
Sedona & Village of Oak Creek Real Estate
LaurenDePoe.com