Payson, Arizona · Rim Country · 5,000 Feet

The Mountain Home
You've Been Putting Off

13 custom homes in the ponderosa pines. Two hours from Phoenix. A lifetime away from everything else.

5,000ft
Five Thousand Feet

Four seasons. Clean air. Ponderosa pines. Thirty degrees cooler than Phoenix in August.

3,300sf
Single-Level Custom

Three-car garages. Covered outdoor living. Designed for how you actually want to live.

2hrs
Two Hours North

Close enough to keep the job. Far enough to finally exhale. Highway 87 straight shot from the Valley.

The Opportunity

This Is What Flagstaff
Looked Like Twenty Years Ago

Payson is one of the last mountain markets in Arizona where move-up buyers can still afford to build the home they actually want.

Not a condo. Not a tract house with a mountain view painted on the marketing brochure. A real custom home on a real lot, with pine trees in the backyard and red rock cliffs on the horizon.

The buyers who found Flagstaff early are sitting on generational equity. The buyers who found Prescott five years ago are already feeling smart. Payson is the conversation happening right now — and Forest Dells is where it's happening.

Forest Dells home at golden hour with ponderosa pines and red rock mountains
Forest Dells community at dusk with Mogollon Rim in background
The Setting

Rim Country.
Not a Destination.
A Decision.

People used to come to Payson for the weekend. Now they're coming for good.

Remote work changed the math. When you don't have to be in a Scottsdale office on Thursday, the question isn't "can I afford to live up there?" It's "why am I still down here?"

Forest Dells sits on an established street in an established neighborhood — surrounded by finished homes, connected to municipal water and sewer, five minutes from the Payson Golf Course, and ten minutes from everything the town has to offer.

This isn't raw land in the middle of nowhere. This is the right lot in the right neighborhood at the right moment.

The Product

Built the Way
You'd Build It Yourself

Every Forest Dells home starts from the same foundation: a 3,300 square foot single-level plan designed for the way people actually live in the mountains — open, connected to the outdoors, and built to last.

Single-Level Living

No stairs. Wide hallways. Open great room floor plan that flows from the kitchen to the covered porch without a single step.

3-Car Garage

Because you have a truck, a car, and a side-by-side — and up here, all three get used.

Covered Outdoor Living

Deep covered porches designed for Payson's 280 days of sunshine. Outdoor kitchen-ready. Fireplace-ready. The room you'll spend the most time in.

Mountain Modern Exterior

Board and batten siding. Standing seam metal roof. Natural stone accents. Warm wood entry. The style you see in Architectural Digest — built for a neighborhood where it belongs.

Your Selections

Buyers work directly with our design team to choose cabinetry, countertops, flooring, and fixtures from curated packages. Your home, your choices.

Full Municipal Services

Town of Payson water and sewer. No well. No septic. No surprises on a Saturday morning.

Specifications
Total SF3,300 SF (conditioned)
Bedrooms3 bed + optional 4th flex room
Bathrooms2.5 base — 3 full optional
Garage3-car attached
Covered Porch~500 SF
Lot SizeAverage ~0.4 acres
RoofStanding seam metal
ExteriorBoard & batten, natural stone, cedar beams
Forest Dells great room interior with stone fireplace and pine forest views
Great Room
Covered outdoor living area with stone fireplace and Rim Country views
Covered Outdoor Living
Mogollon Rim panoramic landscape with ponderosa pine forest and red rock cliffs
Rim Country · Payson, AZ
The Life

Wake Up Here.
Every Morning.

Coffee on the porch before the pines warm up. Drive to Tonto Natural Bridge on a Tuesday because you can. Golf in the afternoon. Home before the sun hits the cliffs.

Payson has what mountain towns are supposed to have and most have already lost: actual size, real services, a hospital you'd actually go to, restaurants that earn repeat business, and enough room left to feel like you got there before the crowd.

Everything You Need

Payson Has It

Payson Golf Course (Arcis)

10 min

Open membership · No residency requirement

Banner Payson Medical Center

8 min

Full-service hospital

Tonto Natural Bridge

12 min

World's largest natural travertine bridge

Safeway · Walmart · Local Shops

In town

Full grocery and retail

Rim Lakes Recreation Area

20 min

Fishing, hiking, camping on the Mogollon Rim

Phoenix Metro

2 hrs

Highway 87 direct

The Outdoors

Four Seasons.
Zero Excuses.

At 5,000 feet, Payson runs about 30 degrees cooler than Phoenix year-round. If you've spent twenty summers in Scottsdale asking "why do we live here in July," this is your answer.

Spring
Wildflowers and 65° afternoons

Pine needles warming in the sun. The smell of rain on red rock.

Summer
85° max · 50° nights

The season the Valley escapes to. Every year, more of them stay.

Fall
Aspens and silence

Brief and unreasonably beautiful. The best kept secret in Arizona.

Winter
Snow days and wood fires

Mild enough to golf most weeks. Cold enough to feel earned.

Availability

Pre-Selling Now.
Phase 1 from $450/SF.

Forest Dells releases two homes per phase, by invitation, beginning with Phase 1 in late 2026. Pricing starts at $450 per square foot — that's $1.485M for a fully custom 3,300 SF home in the pines — and escalates as phases sell through.

If you've been waiting for the right time, this is it. These won't be available at this price once the first phase closes.

Available Now

Phase 1

Homes2 homes
Starting PriceFrom $1,485,000
DeliveryEst. delivery late 2027
Coming Soon

Phase 2

Homes2 homes
Starting PricePricing TBD
DeliveryEst. delivery 2028
Reservation List Open

Phases 3–7

Homes9 homes
Starting PricePricing TBD
Delivery2028–2030

Pricing, specifications, and availability subject to change.
All information as of March 2026.

Legacy Commercial, LLC

Built by Someone
Who Lives Here.

Forest Dells is a Legacy Commercial, LLC development — a family-owned real estate development firm focused on quality custom residential in markets that matter.

Tim Lyons has spent his career on the development side of Arizona real estate — sourcing sites, running projects, and building homes the way he'd want to live in them. Forest Dells isn't a corporate portfolio project. It's 13 homes that Tim is personally invested in, personally managing, and personally standing behind.

The site is under contract. The civil engineer has stamped the plans. The homes are being designed now. This is real, and it's moving.

Tim Lyons
Managing Member · Legacy Commercial, LLC
Payson, Arizona
For Realtors

Broker Co-Op Welcome

Forest Dells offers co-op commission on all closed transactions brought by licensed Arizona real estate professionals. Reach out for a full project brief, floor plans, and pricing.

Where We Are

Here's Exactly
Where Things Stand

We believe buyers deserve honesty about where a project is in development, not a polished sales pitch that glosses over timeline.

Site under contract
COE June 2026
Civil engineering complete
Tetra Tech PE-stamped site plan
Architecture & engineering underway
Rezio — Phase 1 designs in progress
Pre-selling Phase 1
Reservation list open now
Permitting
Town of Payson — in process
Site development
Begins at close of escrow
Vertical construction — Phase 1
Start targeted Q4 2026
Phase 1 delivery
Est. late 2027
Reserve Your Home

There Are 13 Lots.
This Is the Only Page
You Need to Read.

Reach out. We'll tell you what's available, walk you through the floor plan, and answer the question you're already thinking about.

Starting Price$1,485,000
Phase 1 Homes2 available
Est. DeliveryLate 2027
LocationPayson, AZ 85541

We respond within one business day.
Broker inquiries welcome — co-op available.