James BurbankLicense ID:SA681164000- +1(623) 398-9095 james@soldbyburbank.com
Seller Price Analysis · Prepared September 27, 2026
11201 N El Mirage Rd F79
El Mirage, AZ 85335 · The Fairways at Pueblo El Mirage RV & Golf Resort (55+ gated golf community)
The Property
Features: single-story · 3-car garage · open den · covered patio with built-in BBQ · vaulted ceilings and tile flooring throughout · kitchen with granite counters, subway tile backsplash, prep island, breakfast bar and gas range/oven · primary suite with double-door entry, walk-in closet and glass step-in shower. This is the newest home in the community's active or recently sold inventory, and the only one with a 3-car garage.
Pricing Summary
Active Competition
Two of the four other active listings in the community are close matches in age or features to this home, and both are priced at or above our list price – the clearest current evidence supporting where this listing is positioned.
11201 N El Mirage Rd – 1261
The Fairways · 0.42 mi away
Compared with subject: The only other home in the community built after 2020, priced within $99 of this list price despite being 383 sq ft smaller, on a premium waterfront lot with golf-course and lake views. Directly supports pricing this home at the top of the market – and this one is 3,080 sq ft larger and has the bigger garage.
11201 N El Mirage Rd F39
The Fairways · 0.35 mi away
Compared with subject: Nearly identical footprint with an extra bedroom, golf-course lot and owned solar (7.8kW) – and still asking $15,000 more than this listing despite being 13 years older. Reinforces that well-equipped homes in this community command pricing above what the older closed sales alone would suggest.
11201 N El Mirage Rd F76
The Fairways · 0.03 mi away
Compared with subject: Smaller and 4 years older, updated with newer flooring and a heated pool/spa. Sits in a different price tier after 234 days and a $60,000 adjustment from its original list – a different marketing timeline than this listing, which has needed no adjustment.
11201 N El Mirage Rd F88
The Fairways · 0.10 mi away
Compared with subject: Larger and nearly as new, but has needed $129,000 in cuts over 575 days to generate interest. A useful reminder that presentation and initial pricing both matter – this listing's steady 112 days at one price is a stronger position.
Recent Closed Sales
These four sales carry real weight because they show what buyers have actually paid in this community. Every one is a 2005–2008 build, 12 to 21 years older than this home, with a smaller garage – so we treat them as establishing a value floor, and look to the community's newest active listings above to gauge where the ceiling sits today.
11201 N El Mirage Rd F2
The Fairways · 0.31 mi away
Compared with subject: The most upgraded and highest-priced closed sale in the community – new roof and AC (2023), owned solar, golf-course lot. Still 15 years older than this home with a smaller garage, which is exactly why we treat this as the floor for value, not the ceiling.
11201 N El Mirage Rd F16
The Fairways · 0.07 mi away (closest)
Compared with subject: Sold at 100% of list price – a clean signal that accurately priced homes in this community do move. 19 years older than this home with no community pool access noted.
11201 N El Mirage Rd F1
The Fairways · 0.32 mi away
Compared with subject: Sold for cash in just 17 days as a furnished former model home with a den and golf-course view. 20 years older than this home and its lowest sale relative to size.
11201 N El Mirage Rd 55
The Fairways · 0.14 mi away
Compared with subject: The smallest and most dated home in the comp set, sold furnished with a golf cart included after 354 days. Illustrates the wide range this community can produce depending on size, age and marketing time – and why age-matched comps carry more weight than this one.
Side-by-Side Comparison
| Property | Status | Price | Sq Ft | $ / Sq Ft | Beds / Baths | Lot | Built | DOM |
|---|---|---|---|---|---|---|---|---|
| 11201 N El Mirage Rd F79 (Subject) | Active | $249,999 | 1,553 | $160.98 | 2 / 2 | 5,414 | 2020 | 112 |
| 11201 N El Mirage Rd F39 | Active | $265,000 | 1,500 | $176.67 | 3 / 2 | — | 2007 | 87 |
| 11201 N El Mirage Rd – 1261 | Active | $249,900 | 1,170 | $213.59 | 2 / 2 | 3,080 | 2023 | 12 |
| 11201 N El Mirage Rd F2 | Closed 1/12 | $215,000 | 1,620 | $132.72 | 3 / 2 | 4,956 | 2005 | 230 |
| 11201 N El Mirage Rd F76 | Active | $210,000 | 1,431 | $146.75 | 2 / 2 | 4,320 | 2016 | 234 |
| 11201 N El Mirage Rd F16 | Closed 5/29 | $190,000 | 1,680 | $113.10 | 3 / 2 | 8,327 | 2007 | 94 |
| 11201 N El Mirage Rd F88 | Active | $199,999 | 2,008 | $99.60 | 2 / 2 | 4,320 | 2022 | 575 |
| 11201 N El Mirage Rd F1 | Closed 5/4 | $170,000 | 1,680 | $101.19 | 2 / 2 | 4,942 | 2006 | 17 |
| 11201 N El Mirage Rd 55 | Closed 4/15 | $156,500 | 1,400 | $111.79 | 2 / 2 | — | 2008 | 354 |
Pricing Analysis
What the newest inventory is telling us. Two of the four other active homes in this community are the closest match in age and features to this one – a 2023-built home on a premium lot asking $249,900, and a 2007-built home with owned solar asking $265,000. Both are priced at or above this $249,999 list price, even though one is significantly smaller. That's the clearest real-time signal that buyers here pay a premium for the newest, best-equipped homes – exactly this listing's position.
What closed sales tell us. Four homes have closed in this community this year, ranging from $156,500 to $215,000. Every one was built between 2005 and 2008, 12 to 21 years older than this home, and none has a 3-car garage. The highest of these, at $215,000, is a useful floor for value, but understates this home's worth because it doesn't carry the age or garage premium.
Why we don't just average $/sq ft. Straight-averaging the $114.70 closed $/sq ft across 1,553 sq ft would suggest about $178,000 – far too low, since it ignores that this is the only home in the closed set built after 2008. The two comparable-vintage active listings are a better guide to where the newest segment of this market is pricing today.
Where that leaves the list price. At $249,999, this home sits at the top of a $230,000–$250,000 range, in line with the community's other newest listings and well above the closed-sale floor set by older inventory. It has held that price for 112 days without a reduction, which is reasonable for a small, seasonal 55+ resort community where buyer traffic can be uneven.
What to watch. Neither comparable-vintage active listing has closed yet, so the top of this market is still being tested rather than confirmed by a closed sale. As Lot 1261 or F39 move toward pending or closed status, they'll be the clearest evidence yet of where the newest-construction ceiling in this community really sits – worth revisiting this analysis once either sells.
Listing Strategy
This home is already positioned at the top of a well-supported range. Here's how the current price compares with the alternatives.
Would likely accelerate showings and offers while still pricing confidently above every closed sale to date.
Keeps this listing aligned with the two comparable-vintage active listings and reflects the full value of the 2020 build and 3-car garage. The current $249,999 price sits comfortably in this range.
Would position this home just under F39's $265,000 ask. Best considered only after Lot 1261 or F39 close near their current asking prices, confirming the market will support it.
Key Observations
- Newest, best-equipped home in its class. Built 2020 with a 3-car garage, this is the newest and best-appointed home among both the active and closed comps in this exact community.
- The two closest age matches back up this price. Lot 1261 (2023) and F39 (2007, updated with owned solar) – the only two homes near this one in age or feature set – are asking $249,900 and $265,000, both at or above this list price.
- Closed sales set a floor, not a ceiling. All four closed sales are 12–21 years older, so the $215,000 high-water mark understates value for a 2020-built home with a 3-car garage.
- Steady pricing for 112 days. Unlike two other active listings in the community that needed 20–39% price cuts to generate interest, this home's price has held without adjustment – a sign it was set thoughtfully from the start.
- The real test is still ahead. Once Lot 1261 or F39 close, they'll be the first true closed-sale evidence for this newer segment of the market – worth revisiting this analysis at that point.
Our Take
11201 N El Mirage Rd F2 – Closed at $215,000 (strongest closed sale / value floor)
Questions About This Property?
James Burbank · eXp Realty · Listing Agent · 16165 N 83rd Ave, Ste 200, Peoria, AZ 85382 · License #SA681164000
About the data: Property facts, prices, dates and days on market come from ARMLS as of 9/27/2026. Price per square foot, averages and percentages are calculated from that data. The value range and pricing levels are our professional estimates based on the comparable sales and active listings above.
This Comparable Market Analysis is not an appraisal and is not intended to meet the requirements of the Uniform Standards of Professional Appraisal Practice. If an appraisal is desired, the services of a licensed appraiser should be obtained. All information should be verified by the recipient and none is guaranteed as accurate by ARMLS.