3008 Hotevilla Trail · Sold Feb 2026 · Kachina Village

What sold it

A 37-year-old, 1,346 sqft, three-bedroom cabin on a 7,070 sqft lot in Kachina Village closed on February 17, 2026 for $603,000 — $3,100 over its $599,900 asking price. That result is worth pausing on for three reasons that have nothing to do with the house itself.

First, the timing. February is the off-season in Flagstaff. Buyers who show up in the middle of winter to look at Kachina cabins are not casual. They are prepared, financed, and decided. The listing agent priced this correctly for that buyer pool — $445 per square foot, right at the top of the Kachina range but not above it — and let winter do the filtering.

Second, the product fit. Kachina Village's inventory is a mix of aging seasonal cabins, expanded permanent residences, and a handful of short-term rentals. This home threaded the needle: original 1989 footprint, but with the kitchen and both bathrooms updated recently enough that MLS photos read as move-in ready. That combination — small footprint, low taxes ($2,905/year), no HOA, updated interior — is the exact profile a Flagstaff second-home buyer or a working professional wanting a Kachina full-time residence looks for. There is very little of it available at any given moment.

Third, the terms. The listing accepted Cash or Conventional only. FHA and VA were declined on the seller's option. That is not unusual for Kachina — private water and private septic make FHA appraisals harder — but it narrowed the buyer pool to people with real capital. A narrower pool that closes at 100.5% of ask is a stronger buyer pool than a wider one that closes at 96%.

What almost didn't

The MLS field for ADOM (Agent Days on Market) is 39 while CDOM (Cumulative Days on Market) is 27. That gap of twelve days matters. It usually indicates the listing was withdrawn and relisted, or the status was reset — most commonly after either a price signal that did not land or a photo/description refresh. Whatever happened in that window between the original list and the 27-day countdown that ultimately produced the sale, it was decisive. The house did not sit on the market for 39 days and then get an offer — it sat, was recalibrated, and then closed inside a month.

The other quiet friction point on any Kachina sale is the water and septic setup. Private water through the Kachina Village Water Co. and an on-site septic tank each require inspections and, in most conventional loan scenarios, escrow holdbacks or seller-paid pump-outs. Those items rarely kill a deal but they cost time and, if the septic is aging on a 1989 build, sometimes cost money at close. This one closed clean enough that neither item shows up in the sold record.

What this means for Kachina

A single sale is not a trend. But this one is a marker.

Kachina's trailing 12-month median sits around $636,000–$699,000 depending on which data source you trust, with the neighborhood typically selling at roughly 98% of list and averaging 47 to 53 days on market. 3008 Hotevilla beat all three benchmarks: it sold at 100.5% of list, in 27 counted days on market, in February. If you own a Kachina home in the 1,300–1,700 sqft range with updates, that is your comparable. Not $410 per square foot. $448.

If you own a Kachina home in the same range without updates, this sale is the case study for what a kitchen and bathroom refresh does to your ceiling: roughly $40 per square foot of pricing power, in the current market, at the current buyer profile.

If you are watching Kachina from the sidelines — waiting to buy, waiting to sell, or waiting for the market to "come down" — this sale is data. Winter cabins with updates and clean water/septic paperwork are still trading above list to buyers who are not price-shopping. That will not last forever. But it is where we are on July 27, 2026, and it is what happened on February 17.

Reported here because Kachina homeowners deserve to see the full picture of what is selling in their neighborhood, regardless of who represents the deal.