NEIGHBORHOOD
Amberwood
East end of Butler Avenue, inside city limits. MLS data as of September 2026
Home›Flagstaff Neighborhoods›Amberwood
Amberwood is a community of 178 custom homes at the far east end of Butler Avenue, backing onto Arizona State Trust land. Lots run larger than most of the east side, the homes date mostly from 1996 to the early 2000s, and it's inside the city limits with its own HOA, separate from Continental.
Highlights
Amberwood, at a glance
City or county
Inside Flagstaff city limits
Typical lot size
0.33 acre (about 14,500 sq ft); last year's sales ran 0.25 to 1.5 acre
Water and sewer
City of Flagstaff
HOA
Amberwood Community Association (Sterling); separate from Continental; about $200 a year
Wildfire setting
Ponderosa pine next to State Trust land; HOA thinned common areas
Build-out
Built out: 178 custom homes, mostly 1996 to 2003
Snow and plowing
City of Flagstaff plows; no street parking overnight in winter
Homes sold, last 12 months
5 (5 single-family)
Short-term rentals: city license; HOA does not prohibit
City of Flagstaff (inside city limits, single-family residential)
The Amberwood association has said its documents do not prohibit short-term rentals, and its restated Declaration requires leases to be in writing and to follow the association rules. The City's annual license still applies. Owners recently recorded an amended Declaration, and only the proposed version is public, so anyone planning to rent should read the recorded version.
Getting around
Butler Avenue to town; I-40 via Country Club Drive
Walmart on Huntington Drive is about 7 minutes away and Safeway on Highway 89 about 9; Whole Foods and Sam's Club are 10 minutes; Target, Sprouts, Bashas', and Natural Grocers are 12 to 14 minutes. Flagstaff Medical Center is about 6 miles and NAU about 5 miles via Butler Avenue. State Trust land and the Campbell Mesa trails are out the back door.
Amberwood is a community of 178 custom homes at the far east end of Butler Avenue, past the Continental golf course and the former Lake Elaine, backing up to Arizona State Trust land. It is inside the city limits, on lots that run larger than the rest of the east side, and the homes were built mostly between 1996 and the early 2000s. Because you drive past Continental to reach it, buyers sometimes assume it is part of that association. It has its own.
Amberwood is the east side's best-kept secret, and it is one of the neighborhoods where our relationships matter as much as the MLS.
This is a small, quiet market, and the data says so. Over the last twelve months the MLS shows just 5 single-family closings, from $981,500 to $1,700,000, with a median of $1,075,000. The middle three sales clustered between about $1,050,000 and $1,100,000. Homes are larger here, with a typical sale around 2,630 square feet, built in 1999. Five sales is a thin sample, so we treat every Amberwood comp individually rather than leaning on the median.
The trail and forest access is why people choose it. You can walk out the back and into open State Trust land, and the Campbell Mesa trail system is close. The HOA finished a multi-year round of fire-safety tree work in the common areas and has moved to ongoing maintenance, which buyers who know the forest appreciate.
Questions buyers ask us most about Amberwood
Is Amberwood part of the Continental Country Club HOA?
No. Amberwood has its own association, the Amberwood Community Association, covering 178 custom-home lots and managed by Sterling Real Estate Management. Its documents never mention Continental. Continental does let outside homes deed-restrict into its HOA, so a specific lot could have opted in; the title report will show it.
What do homes in Amberwood sell for?
What are the HOA dues?
How big are the lots?
Terrain & Access
The neighborhood, mapped
Amberwood sits at the far east end of Butler Avenue, past the Continental golf course, with State Trust forest behind it. Zoom out to see the drive back into town along Butler; switch to satellite to see how many homes back onto open forest.
In the Area
What's changing around Amberwood
Owners record a restated Declaration merging two associations
Owners approved and recorded an Amended and Restated Declaration that merges the Unit 1 and Unit 2 associations into a single HOA. It was still gathering signatures in spring 2024, and the HOA now lists it as passed and recorded. Buyers should read the recorded version, since it governs leases and exterior changes.
amberwoodhoaaz.comButler Avenue widening planned from 2027
The City's Butler-Fourth Improvements Project would widen Butler Avenue, Amberwood's route into town, to four lanes from Little America to the Sinagua Heights subdivision, with roundabouts, bike and walking paths, flood fixes, and I-40 ramp changes. Construction is expected to start in 2027.
connect.flagstaffaz.govNeighborhood
Areas within Amberwood
Amberwood Unit 1
Lots 1 to 76 of the original plat. It had its own association until the restated Declaration combined it with Unit 2.
Amberwood Unit 2
Lots 77 to 178, custom homes on roughly a quarter to a half acre, several backing onto State Trust forest. Most were built in the mid-to-late 1990s.
Recent Sales in Amberwood
Listing Provided By RE/MAX Fine Properties
Listing Provided By Realty Executives of Northern Arizona
Currently Available in Amberwood
Request Off-Market Access
Love Amberwood? Let's find your dream home!
What makes this neighborhood unique
Amberwood gives you a custom home on a bigger lot with the forest behind you, and you are still inside the city limits with city water, sewer, and plowing. There are only 178 homes, and only a handful sell in a year, so the right one may not be listed when you are ready. That is where our network earns its keep. For sellers, it means pricing against the few true comps and marketing to buyers who search by lifestyle, not by neighborhood name.
Compare
Compare with similar neighborhoods
Neighborhood
Continental Country Club
Continental is right next door and far bigger. Choose Continental for more options and the club; Amberwood for larger custom homes and a quieter street.
Neighborhood
Pine Canyon
Pine Canyon is the gated golf community on the south side. Choose Pine Canyon for newer luxury homes and the club; Amberwood for custom homes at well under half the price and no membership.
Neighborhood
Cheshire
Cheshire is the northwest neighborhood toward Snowbowl. Choose Cheshire for a lower price and the ski-town feel; Amberwood for bigger homes and bigger lots.
Neighborhood
Doney Park and Timberline
Doney Park is acreage northeast of town. Choose Doney Park for an acre or more and horse property; Amberwood for city services with the forest out back.
Ready to look closer at Amberwood?
A private consultation: the handful of true comps, the recorded HOA documents, and a heads-up when an Amberwood home is about to come up.
Request a Neighborhood Briefing