Worked as a labeled illustration from the sourced rates in this report, and not presented as a sourced sale, a 1,500,000 dollar sale in Troon or Desert Mountain leaves a seller with 1,380,000 to 1,410,000 dollars after commission and seller side closing costs alone. The arithmetic applies commission at 5 to 6 percent, or 75,000 to 90,000 dollars, and seller side closing costs at 1 to 2 percent, or 15,000 to 30,000 dollars, rates documented at the 2,400,000 dollar price point in the research ledger (National Association of Realtors, 2025). A mortgage payoff, any tax due, preparation, repair credits and holding costs would all reduce that illustration further.
Key Findings
- Builders acquired 20 of 38 sampled older homes in 85262, a rate of 52.6 percent, in the evidence behind post 48 on what a seller keeps on a 1,500,000 dollar illustration (Frontier Capitals, 2026).
- Sampled older homes averaged 128.9 percent of new build prices on comparable lots in post 48, a blend of premium estates and land led sales (Frontier Capitals, 2026).
- New construction in Troon and Desert Mountain has sold in the 2,000,000 to 5,000,000 dollar plus range depending on community, lot and view, as recorded for post 48 (Redfin, 2026).
- At a 2,400,000 dollar price in post 48, commission of 5 to 6 percent equals 120,000 to 144,000 dollars and seller closing costs add 1 to 2 percent (National Association of Realtors, 2025).
- The residual illustration in post 48 leaves land value near 1,350,000 to 1,550,000 dollars on a 3,500,000 dollar finished sale before site preparation of 30,000 to 50,000 dollars (Frontier Capitals, 2026).
How is the 1,500,000 dollar illustration built from sourced rates?
Post 48 frames what a seller keeps on a 1,500,000 dollar illustration with the study count of 38 older homes sampled in 85262 and 20 acquired by builders, or 52.6 percent (Frontier Capitals, 2026). In the wider table this area sits at 22 of 189, which explains why a Troon seller hears from builders at all, without explaining what any one of them should pay. Post 48 uses the signal only as background, because its illustration is built from rates and records rather than from a league table position. Post 48 guards the distinction most carefully of all, since an illustration fed by a ranking would be speculation dressed as arithmetic.
The illustration in this report is built in three steps and labelled at each one. First, take a hypothetical 1,500,000 dollar gross price; it is chosen because the headline asks about it, not because a sourced sale at that figure is being reported. Second, apply the sourced commission range of 5 to 6 percent, giving 75,000 to 90,000 dollars, and the sourced seller side closing cost range of 1 to 2 percent, giving 15,000 to 30,000 dollars (National Association of Realtors, 2025). Third, subtract the combined 90,000 to 120,000 dollars from the gross, leaving 1,380,000 to 1,410,000 dollars. Every number after the gross is arithmetic from sourced rates, and the report keeps that status visible so that no reader mistakes a worked example for a recorded outcome in 85262.
Dirt, view and golf frontage are the three land assets recognised in the research behind this series, and each moves a bid by a different amount. Post 48 notes the county rule as context for its illustration: lot size and zoning classification drive assessed land value, whatever gross figure a worked example begins from (Maricopa County Assessor, 2026). Post 48 keeps the parcel range in view, 8,332 square feet to half an acre or more, because land heavy value is part of why a mid range gross price is plausible here at all. That is the background against which what a seller keeps on a 1,500,000 dollar illustration has to be judged in Troon North, and it is why this report returns to lot facts whenever a headline figure looks surprisingly high or low.
Which further deductions sit outside the first illustration?
No figure in this report floats free of the finished sale range that buyers have already paid. Post 48 places its illustration below the finished range of 2,000,000 to 5,000,000 dollars and above, a reminder that the worked example concerns an older home price, not a new build price (Redfin, 2026). For post 48, North Scottsdale luxury statistics confirm that the illustrated price sits in a real luxury market, without converting the illustration into a market statistic (Arizona Regional Multiple Listing Service, 2025). For what a seller keeps on a 1,500,000 dollar illustration, the finished range matters because it is the number builders subtract their costs and margin from, and the number household buyers compare an older estate against when they decide what the existing rooms are worth.
A vacant house in North Scottsdale through a summer is an asset with a monthly meter attached. Post 48 notes that a vacant house awaiting sale still pays dues, insurance, pool service, landscaping and climate utilities, costs that sit outside its illustrated kept figure. Post 48 cites Maricopa County QuickFacts for the county setting and treats the seasonal pattern as a local fact that any real version of its illustration must respect (U.S. Census Bureau, 2025). An owner weighing what a seller keeps on a 1,500,000 dollar illustration should therefore count months honestly, because in this ZIP an empty month is rarely a cheap month.
Further reading inside this set follows the same evidence into a neighbouring question, in the companion report on is it more profitable to sell or rent out a troon desert mountain house, where the finished price and sample figures are applied from a different angle for Troon and Desert Mountain owners.
How does a mortgage change what kept really means?
Further deductions sit outside that first illustration and must be added before the kept figure means anything for a real household. Preparation on a luxury listing routinely runs 15,000 to 40,000 dollars in the sourced ledger, repair credits on older luxury homes run 20,000 to 60,000 dollars, and six months of holding cost runs 40,000 to 90,000 dollars, although those ledger ranges were compiled at higher price points and should be scaled with care rather than copied blindly onto a 1,500,000 dollar case. A mortgage balance, where one exists, is then paid from what remains, and any tax due is a separate calculation that this illustration does not attempt. The honest use of the illustration is as a starting frame, with each real deduction named and added in turn.
The calendar is a cost centre in this report, not a background detail. Post 48 sets its illustration against a market where the typical national sale took 46 days and a listed local luxury home takes 60 to 120 plus days, time that real sellers must fund (Redfin, 2026). Post 48 keeps the ZIP value pages in perspective: drawn from mixed closings, they inform context and should sit beside pace, not above records (Zillow, 2026). Post 48 uses the gap to warn illustration readers that a kept figure assumes a closing, and in this gated luxury market a closing can take a season to reach by the listed route.
The same discipline of separating evidence from assumption is used in the companion report on how accurate are zillow home estimates in troon desert mountain, which readers can compare with the treatment here before drawing a conclusion about their own property in Troon Village.
How does selling off market change the outcome in post 48?
On the illustrated price in this report, the direct route protects the kept figure through five advantages that remove the largest percentage charges first. For post 48, privacy comes before arithmetic: zero showings, zero open houses and no public marketing period accompany the direct route. For post 48, an unadvertised sale keeps the illustrated discussion private, which suits a community where residents chose a gate precisely for that quality.
In post 48, timing protects the illustration from delay, with closings from 7 to 21 days up to months out under a leaseback arrangement. Post 48 protects its illustrated outcome from the listed span of 60 to 120 plus days, during which holding charges would erode the kept figure month by month.
The cash advantages are stated at the sourced 2,400,000 dollar price point in post 48. For post 48, a direct sale charges no commission, which would save the typical 5 to 6 percent, or 120,000 to 144,000 dollars at that level, on a real transaction at the benchmark price (National Association of Realtors, 2025). For post 48, applying the same waivers to an illustrated direct sale would remove both percentage charges entirely, which is why route and illustration must never be mixed. Post 48 completes its set with an as is term, no inspections, no repairs and no 10,000 to 30,000 dollar credits, the very deductions its illustration excludes and a direct sale avoids.
Frontier Capitals sources off market deals to builders and places each property with a vetted builder, acting as a wholesaler in that process in post 48; it never claims to be a builder itself. That plain disclosure matters for what a seller keeps on a 1,500,000 dollar illustration, because an owner is entitled to know who contracts, who builds and who earns what in the chain. Post 48 backs its disclosure with the same four checks: 30 day funds proof in the buyer name, recorded entity deeds (Maricopa County Recorder, 2026), earnest money of 1 percent or more and no broad assignment clause on a nominal deposit.
How should a seller use an illustration without mistaking it for a promise?
A practical closing check for post 48 gathers the parcel record, the deed history for the street and two or three finished closings that share lot position with the subject house, then works the figures in the order used above (Maricopa County Assessor, 2026; Maricopa County Recorder, 2026). Post 48 anchors its context, not its illustration, with finished closings in the 2,000,000 to 5,000,000 dollar plus range (Redfin, 2026) and the sample ratio and residual (Frontier Capitals, 2026). For post 48, the exercise is what keeps an illustration honest, because a seller with documents can see exactly where the worked example ends and their case begins.
Two cautions belong with that check in post 48, written here in this report own terms. Post 48 cautions first that the 128.9 percent average describes a group with a split personality, premium estates on one side and land led houses on the other. Post 48 cautions secondly that its rates belong to their documented moment, and mixing them with stale closings or summer blind holding estimates would corrupt the illustration. Post 48 refreshes its market context against current North Scottsdale luxury statistics while keeping its illustrated rates in their documented place (Arizona Regional Multiple Listing Service, 2025). Readers can see the same caution applied in the companion report on is it better to renovate or sell a troon desert mountain house as is, and a fourth related treatment in the companion report on how can troon desert mountain homeowners determine whether their property is worth more as land.
Association resale disclosure in post 48 follows the Arizona rule cited in the sources (Arizona Association of Realtors, 2025). Commission detail in post 48 includes the average buyer agent commission of 2.4 percent for homes sold in the first quarter of 2025 (Redfin, 2025).
What does the illustration look like beside a real settlement?
Beside a real settlement statement, the illustration in post 48 behaves like a map rather than a photograph, useful for direction and wrong in every particular it did not claim to show. A real settlement will contain exact title figures, association figures and prorations that no illustration can predict, and the kept figure will land inside or outside the illustrated range for reasons that are visible line by line. The correct response to a gap between illustration and settlement is therefore to identify the line that caused it, not to discard the method that revealed it. Used that way, the 1,500,000 dollar illustration earns its place in a decision, not as the answer but as the frame into which the real answer is placed.
One further observation belongs in post 48 before the method section begins. The illustration should be shared, not hidden, when a seller discusses the case with family members or advisers, because its labelled status prevents the most common misunderstanding in such conversations. Relatives who hear a kept figure without hearing that it is an illustration will plan around money that preparation, credits, a mortgage or tax may later claim. Showing the three steps, the gross, the sourced percentages and the resulting range, lets everyone in the conversation see both the answer and its limits at the same time.
A note on honesty belongs in post 48 as the report closes. The illustration in this report is useful because it refuses to pretend to be more than it is, and a seller should demand the same refusal from every other figure offered in a real negotiation. A buyer who labels an estimate as an estimate, a range as a range and a commitment as a commitment is showing the habit that makes closings happen, and that habit is worth money beside any percentage in this report.
Methodology and limitations
Post 48 is an arithmetic exercise built from sourced rates, applied to a hypothetical gross figure, and grounded in the sample and ledger for 85262 (Frontier Capitals, 2026). Post 48 is limited by design: the gross figure is hypothetical, the rates are sourced at a different price point, and real deductions beyond commission and closing costs will change the kept figure.
Conclusion
Post 48 concludes that the illustrated kept figure of 1,380,000 to 1,410,000 dollars is a starting frame from sourced rates, useful only while its labelled status is remembered. Post 48 sets its illustration inside a documented market, builders at 52.6 percent of sampled older homes and finished houses at 2,000,000 to 5,000,000 dollars plus (Frontier Capitals, 2026; Redfin, 2026). Post 48 leaves its reader able to defend both the illustration and its limits, which is a stronger position than defending a single unsourced number.
To turn the illustration in post 48 into a calculation on a real property, telephone Frontier Capitals at 401-219-4207 or email [email protected].
If an illustrated kept figure changes with every honest deduction added, at what point does the illustration become a decision you can trust?
Frequently Asked Questions
Is the 1,500,000 dollar figure in this report an actual sale?
No. It is a labeled illustration worked from sourced rates, exactly as this headline requires. No sourced 1,500,000 dollar sale is presented anywhere in the report.
What commission does the illustration use?
Commission at 5 to 6 percent of 1,500,000 dollars, which is 75,000 to 90,000 dollars, following the rate documented at the 2,400,000 dollar price point (National Association of Realtors, 2025).
What closing costs does the illustration use?
Seller side closing costs at 1 to 2 percent, which is 15,000 to 30,000 dollars on 1,500,000 dollars. Together commission and closing costs in the illustration total 90,000 to 120,000 dollars.
Does the kept figure include a mortgage payoff?
No. The illustration stops before any mortgage balance, tax, preparation, repair credit or holding cost, and the report says so each time the figure appears.
How does the illustration compare with the sourced 900,000 dollar example?
That guide example nets roughly 826,000 dollars from 900,000 dollars after 6 percent commissions, 2 percent closing costs and 20,000 dollars in repair credits, before the mortgage. The method is identical, only the price and the included lines differ.
Sources
- Frontier Capitals, 2026. 189 neighborhood builder acquisition sample: 38 homes sampled in 85262, 20 acquired by builders, average older home price 128.9 percent of new build. Market data.
- Maricopa County Assessor, 2026. Parcel and permit records, Scottsdale AZ. Official record.
- Maricopa County Recorder, 2026. Recorded deeds and transaction records, Scottsdale AZ. Official record.
- National Association of Realtors, 2025. Typical seller commission structures, Phoenix-Mesa market. Industry report.
- Redfin, 2026. Recently sold homes and new construction, ZIP code 85262, Scottsdale AZ. Market data.
- U.S. Census Bureau, 2025. QuickFacts: Maricopa County, Arizona. Government data.
- Zillow, 2026. Home values and recently sold, 85262. Market data.
- Arizona Regional Multiple Listing Service, 2025. North Scottsdale luxury market statistics. Industry report.
- Arizona Association of Realtors, 2025. HOA resale disclosure requirements under A.R.S. 33-1806. Industry report.
- Redfin, 2025. Commission analysis: average buyer's agent commission 2.4% for homes sold in Q1 2025. Market data.