When you’re buying a home, it’s easy to focus on what you can see—layout, finishes, neighborhood, and curb appeal. But one of the most important factors affecting a home’s safety is something you can’t see, smell, or taste: radon gas.

Understanding radon and testing for it before you buy can help protect your health and give you peace of mind in your new home.

What Is Radon?

Radon is a naturally occurring radioactive gas that comes from the breakdown of uranium in soil and rock. It rises from the ground and can enter homes through small cracks in the foundation, gaps around pipes, crawl spaces, sump pumps, and even through well water.

Because radon is invisible and odorless, the only way to know if a home has elevated radon levels is to test for it.

Why Is Radon a Health Concern?

According to the U.S. Environmental Protection Agency (EPA), radon is the second leading cause of lung cancer and the leading cause among non-smokers. Long-term exposure to high radon levels increases cancer risk over time.

The EPA recommends taking action if a home’s radon level is 4.0 picocuries per liter (pCi/L) or higher.

Can Any Home Have Radon?

Yes. Any home can have radon, regardless of:

• Age or style
• Whether it has a basement, crawl space, or slab foundation
• How well it is maintained
• Whether nearby homes have tested low

Even newly built or energy-efficient homes can have elevated radon levels. Two houses next door to each other can have very different readings.

Why Test for Radon When Buying a Home?

Radon testing is one of the simplest and most affordable steps you can take during the home-buying process.

Testing allows you to:

• Understand potential health risks before you move in
• Make informed decisions during inspections
• Avoid surprises after closing
• Negotiate mitigation or credits if needed

Most radon tests take 2–4 days and are non-invasive.

What Happens If Radon Levels Are High?

A high radon result does not mean you should walk away from a home.

Radon is highly fixable. A radon mitigation system:

• Vents radon safely out of the home
• Typically reduces levels by up to 99%
• Often costs between $800 and $2,500
• Is usually installed in one day

Many homeowners live safely and comfortably in homes with mitigation systems already in place.

Should You Be Worried?

Concern is understandable, but radon should be viewed as a manageable issue, not a deal-breaker. Knowing a home’s radon level gives you control and clarity.

In fact, discovering radon before you buy is a positive—it means you can address it properly rather than unknowingly living with elevated levels.

How to Protect Yourself as a Buyer

If you’re purchasing a home, consider these steps:

• Request a radon test during the inspection period
• Review the results with your inspector or real estate professional
• Ask about prior radon tests or mitigation systemsIf levels are high, discuss mitigation options or negotiation strategies

Your real estate agent can help guide you through this process and connect you with qualified professionals if needed.

The Bottom Line

Radon is a common, invisible gas that can pose serious health risks—but it’s also one of the easiest environmental issues to identify and fix in a home.

By testing for radon before you buy, you’re taking an important step toward protecting your health, your investment, and your peace of mind.

It looks like Spring has finally sprung in Flagstaff! Warmer weather is on the horizon and it might be safe to plant flowers in the coming weeks. Our real estate market has also seen some changes.

The first quarter of 2026 highlights a market in transition. While prices have softened slightly and sales activity has slowed, a key change is shaping the landscape: more active listings compared to 2025, giving buyers increased options and creating a more balanced environment overall.

Here are a few key market highlights:

• Home Prices Ease Slightly
  The median sold price landed at $663,250, a 4.3% decrease year-over-year. Price per square foot also dipped 2.6% to $371, reflecting a modest cooling while still holding strong relative to historical norms.
• Inventory on the Rise
  One of the most notable shifts this quarter is an increase in active listings compared to Q1 2025. More inventory means less competition among buyers and more opportunity to find the right property without the urgency of past markets.
• Sales Activity Slows
  A total of 206 homes sold, down 9.3% from last year, suggests some buyers are taking a more cautious approach amid changing conditions.
• More Room to Negotiate
  Homes sold for 94.9% of original list price, compared to 96.9% in Q1 2025. This indicates a growing willingness among sellers to negotiate as buyers gain leverage.
• Cash Sales Decline
  Cash transactions made up 28.6% of sales, down 13.3% year-over-year, pointing to a shift away from investor-heavy activity and toward traditional financed buyers.
• Longer Time on Market
  Median days on market increased to 80 days, a 19.5% rise, reinforcing the trend toward a more normalized pace.

What does this all mean for you? If you are a seller with more competition on the market, pricing and presentation matter more than ever. Homes that are well-prepared and accurately priced are still selling—but patience and strategy are key. If you are a buyer, this is a more favorable environment than we’ve seen in recent years. Increased inventory, longer market times, and improved negotiating power provide a window of opportunity.

The bottom line is that 2026 is shaping up to be a more balanced and sustainable market. With increased inventory and shifting dynamics, both buyers and sellers can find opportunity—if they approach the market with the right strategy.

If you’d like a customized market analysis or want to explore your options, feel free to connect anytime. Your continued trust and referrals are so appreciated. 

Wishing you and yours many blessings,

Kim

Discover Flagstaff has mobilized with plans to support the city’s restaurants, accommodations and attractions for Route 66’s 100-year anniversary in 2026, which will celebrate the highway’s history, lore and nostalgia. There is a special day-long celebration scheduled for June 6, 2026 from 10am-5pm. It will be focused on Aspen Avenue near Heritage Square.

Route 66 continues to inspire people to visit the highway corridor where it once crossed northern Arizona on its 2,400-mile journey across eight states from Chicago to Santa Monica.

Flagstaff has about 14 miles of the historic road, along with buildings that date to the highway’s heyday that now welcome guests as hotels, restaurants, breweries and other amenities.

Flagstaff also boasts the most national parks and monuments for visitors to see on a side trip from the their Route 66 vacation, including Grand Canyon National Park. The city can expect people from around the world to visit during the more than year-long Centennial celebration.

Throughout the town, locals and visitors are likely to find Route 66 experiences on display during the Centennial. For example, the Museum of Northern Arizona will share stories about the hardships people faced during their early travels on the Mother Road. The Museum already hosted an exhibition called “Selling the Southwest” that focused on artwork used by Santa Fe Railway and Fred Harvey Co. to inspire people to buy train tickets on the route from Chicago to Los Angeles, and shop at Harvey Co. stores along the way. The Route 66 exhibition planned to open in May 2026 will offer a broader context of how each route through the region-wagon train, railroad and paved highway-changed the area.

That exhibition will be called “Route 66: Wagon Road to Mother Road” and will trace the progression of the road from the Beale Wagon Road and its effects on the landscape and cultures of northern Arizona. Based on research by Museum of Northern Arizona archaeologists, it will include hair-raising tales of littering, drinking and driving, car crashes, and suspect repair shops along the 'Bloody 66.'

Other historical sites around Flagstaff will have similar offerings. 

Riordan Mansion State Historic Park, where visitors can see the 1904 home built by the family that ran a lumber mill in Flagstaff, is planning a Route 66 exhibition that will include documents, maps, photos, and a special tour called “Riordan Roads and Travels in Northern Arizona.” The Riordan family was involved in the creation of Route 66. The lumber mill formerly sat near the site of the current High Country Motor Lodge, and the highway ran through the property.

Northern Arizona University’s Cline Library Special Collections and Archives is planning an on-site and virtual Route 66 exhibition for one year starting in fall 2026. The facility is open to the public and is the designated home to archival documents on Route 66.

The Flagstaff Visitor center will have special Route 66 merchandise available in addition to refurbishing the iconic mural where visitors can take photographs at the center. Already, the center offers a self-guided, audio walking tour introduced by actor Ted Danson, who grew up in Flagstaff. The tour is called “Walk this Talk” and highlights historical sites downtown.

The Visitor Center will have additional offerings for the Centennial, including a digital passport visitors can use to check off various Route 66 attractions around the city to earn prizes.

The celebration on June 6 ends at 5pm, but the fun doesn't end there. There will be more live music at Heritage Square until the annual Movies on the Square begins, featuring the Disney movie Cars.

For more information about the 66 Things To Do on Route 66, click here for a guide and map.

As the longest-running brokerage in Northern Arizona, Realty Executives of Northern Arizona is proud to have our office in historic downtown Flagstaff, and to be actively involved in local events, history, and knowledge of the region's real estate. When you are ready to find out more about the area from the Realtors® that have won the Best of Flagstaff Award for the past five years, call, click, or come by the office!

~Excerpts taken from Randazzo, Ryan. “Route 66 Centennial: Flagstaff gears up to celebrate the highway’s 100-year anniversary.” Progress Report 2024. Arizona Daily Sun. April 2024.

~Other information found at Discover Flagstaff

Today’s sellers are facing a new wave of buyers. This younger demographic has a unique set of priorities, shaped by a digital-first world, a passion for sustainability and new work-life dynamics. The key to making your property stand out is to invest in strategic upgrades that align with the values and lifestyle of younger homebuyers. Explore four upgrades that will attract young buyers and help you secure a faster, more profitable sale.

What Young Buyers Are Looking for in a Home

Millennials make up 29% of recent homebuyers. While Gen Z accounts for only 3% of buyers, considering what they’re looking for now will help you future-proof. These generations are facing a challenging market with high home prices and interest rates, which heavily influence what they look for in a property.

According to 76% of agents, a move-in-ready property is the biggest selling point for today’s buyers. Many young buyers prefer turnkey houses because they often have limited funds for immediate, large-scale renovations.

Beyond finances, the values of younger buyers play a huge role. They are environmentally conscious and seek spaces that reflect this. Millennials, in particular, find energy-efficient appliances and features most appealing.

Similarly, with a large portion of the workforce now working remotely or on a hybrid schedule, versatile living spaces are essential, with multipurpose rooms being one of the most valuable features in today’s listings. Today’s young buyers are looking for a home that aligns with their sustainable, technologically current, and adaptable lifestyle.

Upgrades to Impress Millennial and Gen Z Buyers 

To maximize your home’s appeal, focus on these high-impact upgrades that resonate with younger buyers.

Smart Technology for Modern Living

Today, 48% of all U.S. houses have at least one smart home device. In addition to offering convenience, smart home features can provide energy savings and peace of mind, which are key selling points for a younger demographic.

For instance, smart front door security systems with video doorbells and remote-locking capabilities offer safety and provide a new level of convenience for a generation accustomed to frequent package deliveries. The ability to see who is at the door, grant access remotely and monitor packages from a smartphone are practical, everyday benefits that resonate with tech-savvy buyers.

A smart home goes beyond the front door. The garage is an often-overlooked area for tech integration. With around 918,000 electric vehicles purchased in 2022, adding an electric charging station to a garage can appeal to younger, eco-conscious buyers. Incorporating smart technology allows potential buyers to monitor their charging remotely.

These interconnected features work together to present a house that’s both convenient and secure. This integrated approach to technology is a powerful signal to young buyers that a listing is truly future-ready.

Sustainable and Energy-Efficient Upgrades

Millennials and Gen Z buyers are increasingly environmentally aware. More than just an ethical choice, they see sustainability as a sign of a modern and cost-effective home. While big-ticket items like solar panels are attractive, you can still make an impact with accessible upgrades.

High-performance, energy-efficient windows and upgraded attic or wall insulation create a tight thermal envelope, preventing heating and air conditioning from escaping. This reduces power consumption and creates a more comfortable, quiet, and draft-free living environment.

Another way you can enhance sustainability is through drought-tolerant landscaping. Replacing a thirsty lawn with attractive, native, low-water plants demonstrates environmental responsibility. Buyers will gain long-term savings on water bills and reduced weekend maintenance. These upgrades are beneficial for both the planet and your wallet.

Flexible Spaces for Working from Home

Millennials have a strong attachment to the flexibility of remote work, whereas Gen Z prefers hybrid work arrangements. With the shift to hybrid and remote work, younger homebuyers are seeking versatile living spaces that accommodate the numerous ways they use their houses. The key is to showcase a space’s potential, demonstrating how different areas can serve multiple functions.

Instead of leaving a spare room empty, stage it as a dedicated office. A simple desk, a comfortable chair and good lighting help buyers visualize a productive work-from-home setup. For houses without a spare bedroom, you can create a functional closet office or a defined work nook in a larger living area.

Highlight other adaptable spaces. A finished basement or a converted garage can serve as a multipurpose area for a gym, a media room or a creative studio.

Enhanced Outdoor Living

As an ideal place for relaxation and entertainment, the backyard or patio is an extension of the living space. Young buyers want a functional and stylish outdoor area for relaxing, entertaining, and even working. Consider:

• Refreshing your deck or patio: Use composite decking for a modern, low-maintenance finish.
• Adding an outdoor kitchenette: A built-in grill, some counter space and a mini fridge can make a space ready for entertaining.
• Building a fire pit or adding an outdoor heater: These features extend the usability of the outdoor space into the cooler seasons.
• Installing soft lighting: String lights or lanterns create ambience for hosting or simply enjoying a relaxing night after the workday.

Upgrading a home’s outdoor space creates an Instagram-worthy space buyers can immediately envision themselves using, adding significant perceived value and emotional appeal.

Connecting with the Modern Homebuyer

Attracting the next generation of buyers is about making targeted improvements that demonstrate your understanding of what they value most. From the convenience of a smart home to the appeal of a ready-to-enjoy outdoor space, these upgrades make your property future ready.

~Alysia Heun, REI

Winter has a way of dulling a home’s exterior charm. Bare trees, gray skies, and layers of frost can make even the most beautiful houses fade into the background. Yet, with a few thoughtful updates, you can make your property stand out in the colder months. Winter curb appeal is about adding warmth, light, and texture that welcomes visitors and makes your home feel inviting despite the chill.

Refresh the Front Door

The front door naturally draws attention, making it one of the simplest ways to enhance curb appeal. A fresh coat of paint in deep red, navy, or forest green instantly revives the space. If painting isn’t an option, polish the hardware, replace the doormat, or add a decorative wreath with evergreen clippings and pinecones. A welcoming door makes a lasting first impression even before guests step inside.

Layer in Warm Lighting

Lighting can transform the mood of your exterior during shorter winter days. Swap out cold white bulbs for soft golden ones that create a cozy glow. Pathway lights or small lanterns by the entryway make the space feel safe and cheerful. For a festive touch, string simple white lights around porch railings or shrubs. The right lighting highlights your home’s architecture and helps guide guests during darker evenings.

Add Texture with Evergreens

Greenery is essential in winter when most plants are dormant. Planters filled with evergreen branches, berries, and twigs add life and structure to your porch or walkway. Choose varieties like cedar, pine, or boxwood that hold their color throughout the season. If your space allows, plant small shrubs or dwarf pines near the entrance. These details create depth and break up the monotony of a winter landscape.

Keep Walkways Clear and Welcoming

A tidy walkway shows care and makes your home more inviting. Regularly shovel snow, sweep leaves, and add a layer of sand or salt to prevent ice buildup. If you have stone or brick paths, consider sealing them before winter to protect against damage. Add a runner rug on your porch to provide traction and style. Clean, safe walkways signal that your home is well maintained and comfortable to approach.

Upgrade the Mailbox and House Numbers

Small features often make the biggest difference. Replace faded or rusted house numbers with modern ones in brushed metal or black matte finish. Paint or polish your mailbox and surround it with winter-hardy plants like ornamental cabbage or heather. These subtle changes add polish and personality without major expense or effort.

Decorate with Natural Accents

Nature offers an endless supply of materials that add warmth to your home’s exterior. Gather pinecones, branches, and berries to fill baskets or window boxes. Stack neatly cut firewood by the door or display a few birch logs in a decorative holder. Even a simple garland of cedar or eucalyptus draped along the porch railing can create a clean, classic winter look that feels both rustic and refined.

Add a Pop of Color

Winter landscapes often lean toward neutrals, so a splash of color can instantly brighten your home’s exterior. Consider a bold doormat, colorful planters, or even painted shutters in a rich hue. Deep tones like burgundy, dark teal, or mustard pair well with natural materials and make your house stand out against the winter backdrop.

Pay Attention to the Details

Little touches go a long way in creating charm. Clean the windows, repair peeling paint, and wipe down the light fixtures. Replace tired porch furniture with a small bench topped with cozy cushions or plaid blankets. Even if you’re not expecting guests, these details convey a sense of pride and warmth that people notice.

A home that looks cared for during winter radiates comfort and charm. When you focus on small upgrades, you can make your property look alive and inviting even in the coldest months. From the glow of soft lights to the freshness of greenery, each element plays a part in creating a welcoming atmosphere. With a bit of effort, your home can shine all season long and greet the new year with beauty and warmth.