A quick note before we dig in: this month we will dig into Sedona market numbers worth knowing, what I'm seeing on the ground, and an occasional listing or piece of news worth knowing about. Once a month, no more, easy unsubscribe at the bottom of each email.

Let's get into it.

If you own (or are considering buying) a short-term rental property in the Village of Oak Creek, this matters.

The Village of Oak Association (VOCA) 2016 short-term rental ban, which has loomed over investor decisions in the area for years has been confirmed legally unenforceable. The full breakdown of what this means and why is here:

https://owninsedona.com/voca-short-term-rental-ban-unenforceable/

What this practically means for buyers and owners:

For owners currently operating STRs in VOC: the legal cloud may be gone.

For buyers who'd written off VOC because of the restrictions: the area is back on the table. VOC pricing has been suppressed relative to comparable Sedona properties partly because of perceived STR risk. That gap may close as the news circulates.

For investors comparing VOC vs Sedona proper for STR strategy: VOC is now competitive on regulatory risk in addition to its existing advantages on price-per-square-foot.

If you've been on the fence about a VOC investment because of the STR question, I'd want to talk before the broader market processes this news.

Median sale price: $988,750 ↓ -26.8% vs March

Days on market (median): 48 ↓ -4.0% vs March

Active inventory: 186

Price per sq.ft. (median): $508 ↑ +4.5% vs March

Closed sales: 47

Inventory is tight at the top end. Sub-$1.5M homes are moving within 30 days when priced correctly. Above $2M is where price discovery is happening — sellers anchored to 2022 peaks are sitting; sellers willing to meet the current market are closing.

Out-of-state buyer mix is shifting. California is still dominant, but I'm fielding more calls from Texas and Pacific Northwest in the past 60 days than in all of Q1. The bonus depreciation conversation is driving most of it.

Location is starting to matter more in pricing strategy. Comparable properties in different parts of Sedona are seeing different absorption rates. If you're considering listing, neighborhood-specific pricing matters more right now than it has in two years.

The 100% bonus depreciation window under the One Big Beautiful Bill closes faster than most buyers realize (December 31, 2026). If you're considering purchasing an investment property in Sedona and want to capture year-one tax savings under the current rules, the math works now in a way that may not work in 2027.

Full strategy breakdown:

https://owninsedona.com/sedona-bonus-depreciation/

Quick estimator for your specific numbers:

https://owninsedona.com/sedona-str-tax-savings-estimator/

Or just hit reply and I'll walk through it with you.

That's it for May. See you next month.

Will Hamburg
Associate Broker
Realty ONE Group Mountain Desert
Dyanna Nichols Real Estate Professionals
928-300-8277