Listing Analysis · Prepared for Alexander & Diana Kovacs
88 Obsidian Court
A desert contemporary in North Scottsdale, Arizona
$1,295,000
List Price
5 / 4.5
Beds / Baths
4,200
Sq Ft
2016
Year Built
A desert contemporary in North Scottsdale, Arizona
A negative-edge pool aimed straight at Pinnacle Peak, a true theater, a glass wine room, and Savant control of the entire house.
88 Obsidian Court was built in 2016 to make a statement, and it still does. Walls of glass dissolve into the desert. The negative-edge pool reads as a mirror against Pinnacle Peak. Inside, fourteen-foot ceilings, a dedicated theater, and a glass-walled wine room set a standard the comparables simply do not reach.
The Kovacs spared nothing and deferred nothing. This is the rare North Scottsdale contemporary that needs no explanation and no apology.
North Scottsdale trades on views and finish level. A genuinely dramatic, fully integrated home draws a separate, faster-moving buyer.
The buyer wants impact and zero work. They are relocating for the lifestyle or buying a statement second home, and they will pay for views, drama, and integration they cannot easily replicate.
The misconception is that price tracks square footage. Here it tracks the view corridor, the pool, and the finish level. We price to the statement, not the average.
Closed transactions from the last eighteen months frame the range for turnkey contemporaries with view corridors.
| Address | Yr Sold | Bed/Bath | Sq Ft | Sold Price | $/Sq Ft | Notes |
|---|---|---|---|---|---|---|
| 88 Obsidian Court | Subject | 5/4.5 | 4,200 | $1,295,000 | Subject | Neg-edge pool, theater, wine room, Savant |
| 17 Desert Vista Drive | 2024 | 5/5 | 4,400 | $1,340,000 | $305 | Larger, 2020 build, standard pool |
| 9 Pinnacle Vista Court | 2025 | 5/4.5 | 4,150 | $1,310,000 | $316 | Comparable view, recently updated |
| 42 Canyon Ridge Court | 2024 | 5/4 | 4,050 | $1,260,000 | $311 | Similar vintage, less dramatic views |
| 31 Sonoran Hills Drive | 2024 | 4/4 | 3,900 | $1,180,000 | $303 | Smaller, dated finishes |
At about $308 per square foot, 88 Obsidian sits just under the larger Desert Vista trade and above the dated Sonoran Hills sale. The negative-edge pool, theater, and full Savant integration place it at the top of its tier, not the middle.
This number sits just below the larger Desert Vista sale and clearly above the dated comparables, signaling top-tier finish at honest value. It is credible to the buyer who has studied the market, and it positions 88 Obsidian as the statement home in its range rather than the most expensive house on the street.
This home rewards drama. We capture it at its most striking, launch everywhere at once, and let the impact do the work.
Twilight architectural photography, aerial drone over the pool and peak, and a short film, all produced before the first showing is booked.
Go live across the MLS, every major portal, and paid social on the same morning, with the view corridor and pool leading every frame.
Direct outreach to California and Pacific Northwest relocation networks and the top Scottsdale luxury agents, concentrating demand in the first two weeks.
Approve the cinematic media budget, keep the home show-ready for the first two weeks, and let us lead with the pool and the peak. That is how this home sells at the top of its tier.
Marcus has closed more than $600M in North Scottsdale luxury sales, with a focus on architectural and view-corridor homes. His marketing is known for cinematic media, decisive pricing, and an out-of-state buyer network across the West Coast.