NEIGHBORHOOD
Kachina Village
South of Flagstaff off I-17, forest village with district water and sewer. MLS data as of September 2026
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Kachina Village is a forest village just west of I-17, about six miles south of Flagstaff in unincorporated Coconino County. It has district water and sewer, a spring-fed wetland trail through the middle of town, no HOA in the original village, and some of the most approachable prices near Flagstaff.
Highlights
Kachina Village, at a glance
City or county
Unincorporated Coconino County; Highlands Fire District
Typical lot size
0.24 acre (about 10,400 sq ft); most 0.18 to 0.36 acre, a few over an acre
Water and sewer
Kachina Village Improvement District (KVID) water and sewer
HOA
None in the original village; The Highlands at Tovar Springs has its own HOA
Wildfire setting
Ponderosa pine and oak; community Firewise clean-up each spring
Build-out
Established village of 1,327 housing units (2020 Census); new homes at Tovar Springs
Snow and plowing
Check the specific street on Coconino County's maintained-roads map
Homes sold, last 12 months
76 (59 single-family, 14 manufactured, 3 mobile)
Short-term rentals: county permit
Unincorporated Coconino County (no HOA in the original village)
In the original village, Coconino County's short-term rental ordinance is the rulebook: a $250 annual permit, an Arizona TPT license, notice to adjacent neighbors with a 24-hour contact, at least $500,000 in liability insurance, and no events. Since January 2026, a newly finished ADU can only be rented short-term if the owner lives on the property. The Highlands at Tovar Springs has its own HOA, so its CC&Rs add a second layer to check.
Getting around
I-17 at Exit 333 (Kachina Boulevard)
Bashas' at Woodlands Village and Target are about 10 minutes away; Walmart and Sprouts about 11; Safeway on Plaza Way about 12; Natural Grocers about 14; Whole Foods and Sam's Club about 15. For quick trips there's a Pic-N-Run and a Subway on Kachina Boulevard and a Dollar General on Kachina Trail. Pulliam Airport is about 5 miles, NAU about 7, downtown about 9, and Flagstaff Medical Center about 10.
Kachina Village sits in the ponderosa pines just west of I-17, about six miles south of Flagstaff at about 6,800 feet. It is unincorporated Coconino County, so there is no city hall: the Kachina Village Improvement District (KVID) provides water and sewer, and the Highlands Fire District covers fire and emergency response. The 2020 Census counted 1,327 housing units and 2,502 residents, and The Highlands at Tovar Springs is adding new construction on the north side, beside I-17.
In Kachina Village the house is only half the decision; the other half is the age of the home and its KVID water and sewer.
The housing is a true mix, from older cabins to manufactured homes and brand-new builds. Over the last twelve months the MLS shows 76 closings: 59 single-family, 14 manufactured, and 3 mobile homes. Single-family homes sold between $280,000 and $950,000, with a median of $580,000 and the middle half between about $476,000 and $709,000. The typical house was about 1,460 square feet, built in 1986. Manufactured and mobile homes ranged from $190,000 to $460,000. Median days on market was 59.
Raymond County Park anchors the village with a ball field, two basketball courts (one striped for pickleball), and a pond with a wildlife-viewing platform. From there, the 128-acre Matt Ryan County Natural Area protects the spring-fed Kachina Wetlands at the headwaters of Oak Creek, with the three-quarter-mile Pumphouse Nature Trail. Every spring a Firewise clean-up hauls away residents' pine needles and yard debris, run by state crews in 2026.
Questions buyers ask us most about Kachina Village
Who provides water and sewer in Kachina Village?
The Kachina Village Improvement District (KVID) provides both, so homes are on district water and sewer unless a listing says otherwise. KVID had several water-main breaks and repair outages in 2025, and its 2017 master plans lay out a 20-year schedule for upgrading aging infrastructure, so current rates and planned work are worth reviewing before you buy.
Is there an HOA?
What do homes cost in Kachina Village?
Can I run a short-term rental here?
Terrain & Access
The neighborhood, mapped
Kachina Village sits just west of I-17 at Exit 333, with Mountainaire across the freeway and Forest Highlands next door. Zoom out to see the drive into town; switch to satellite to see the wetlands winding through the village.
In the Area
What's changing around Kachina Village
Pocket Fire puts Kachina Village on SET status
The Pocket Fire started north of Sedona on June 19, 2026. On June 27, red-flag winds pushed it north, and the Coconino County Sheriff's Office placed all zones of Kachina Village and Forest Highlands in SET status, meaning be ready to leave. Both were lowered to READY on July 1. The fire grew past 27,000 acres and was 83 percent contained by July 14. It is a good reminder to have a defensible-space plan and to know your evacuation routes.
knau.orgState crews take over the spring Firewise clean-up
The Highlands Fire District-based Bear Jaw fire and fuels crew disbanded in March 2026. The Arizona Department of Forestry and Fire Management stepped in to run the annual Firewise clean-up for Kachina Village, Mountainaire, Pine Del, and Munds Park, collecting residents' pine needles and yard debris. Whether it continues past 2026 is worth watching.
knau.orgKVID repairs water mains across the village
KVID made water-main repairs with temporary outages on Toho Trail in February and April 2025, after a main line break in September, and on Canyon Loop and Chof Trail in December. The district's 2017 water and wastewater master plans lay out a 20-year schedule for upgrading aging infrastructure.
kachinawater.comNew homes at The Highlands at Tovar Springs
The Highlands at Tovar Springs, a 40-acre subdivision north of Tovar Trail beside I-17, is selling new construction. Five homes closed there in the last twelve months, from $763,700 to $915,000.
azdailysun.comNeighborhood
Areas within Kachina Village
The original village
Most of Kachina Village: homes from older cabins to newer builds on lots from about a sixth of an acre to over an acre, with no HOA and KVID water and sewer.
The Highlands at Tovar Springs
New construction on the north side beside I-17, with its own HOA. The five homes that closed last year were built in 2025 and 2026, about 1,900 to 2,040 square feet on lots of about 6,800 to 7,700 square feet.
Kachina Wetlands
The 128-acre Matt Ryan County Natural Area, a spring-fed wetland at the headwaters of Oak Creek. Homes near it get the view, and the County flood map is worth checking for any lot near the wash.
Recent Sales in Kachina Village
Listing Provided By Best Flagstaff Homes Realty
Listing Provided By RE/MAX Fine Properties
Currently Available in Kachina Village
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What makes this neighborhood unique
Kachina Village is one of the most approachable forest neighborhoods near Flagstaff: tall pines, a wetland trail through the middle of town, and district water and sewer, with prices that still start well below the city. There is no HOA in the original village, so County rules are the only layer for short-term rentals, shops, and outbuildings. The homework is the age of the housing and KVID's aging water mains, so the inspection and the utility history belong at the front of the plan.
Compare
Compare with similar neighborhoods
Neighborhood
Mountainaire
Mountainaire is right across I-17. Choose Mountainaire for a quieter village and a lower median price; Kachina for district sewer and more homes to choose from.
Neighborhood
Forest Highlands
Forest Highlands is the gated golf community next door. Choose it for the private club; Kachina for a far lower price and no club dues.
Neighborhood
Munds Park
Munds Park is the cabin community farther down I-17. Choose Munds Park for the lake and golf scene; Kachina for a shorter drive to Flagstaff.
Neighborhood
Doney Park and Timberline
Doney Park is acreage northeast of town. Choose Doney Park for an acre or more and big views; Kachina for tall pines and district water and sewer.
Ready to look closer at Kachina Village?
A private consultation: comps by home type and age, the KVID water and sewer history for the address, and County rental rules if income is part of your plan.
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