Kandis Palmer is a boutique real estate practice representing sales, luxury rentals, and considered advisory across the foothills of Paradise Valley — one client, one property, one season at a time.
A name spoken softly in the foothills — for those who’d rather buy a home than be sold one. Eleven years, three hundred and twelve properties, every one of them walked before it was listed.
Kandis Palmer founded the studio in 2014 after a decade inside large brokerages where volume was the metric and the client was the casualty. We work the opposite way: a small, deliberate list of properties each season, each one walked on foot, each file read cover to cover before it ever reaches the market.
We represent sellers, buyers, and seasonal lessees across Paradise Valley, Scottsdale, and the Phoenix metropolitan area — from the camelback foothills to the desert preserves north of Lincoln Drive. Most of our business arrives by referral. The rest finds us through the work itself.
Every engagement begins with a conversation and a walk-through. From there, the practice narrows to one of four paths — each with its own cadence, its own fee structure, and the same standard of attention.
Listing representation for single-family homes, resort villas, and hillside estates from $1.2M through $12M+. Includes professional photography, drone, a printed monograph, and a 60-day marketing window tuned to the season.
Seasonal and annual leases for furnished resort-style homes across Paradise Valley and North Scottsdale. We handle tenant placement, lease drafting, and concierge handoff — typically for stays of three to twelve months.
A written comparative market analysis for owners considering a sale, buyers evaluating an offer, or estates settling a portfolio. Includes three comparable sales, two active listings, and a 12-month market trajectory.
Discreet buyer representation for clients building a desert portfolio. We source off-market opportunities, coordinate inspections and entitlements, and advise on long-hold strategy across the Phoenix metropolitan area.
A four-step engagement that moves at the speed of the property, not the market. Most sales close inside seventy days; some take a season. We never rush a listing to the MLS before it’s ready.
We meet at the property — always on foot. We listen to the story of the home, the reason for the move, and the timeline you’re working toward. No paperwork, no pitch.
A written valuation, a staging consult, and a short list of pre-inspection items. We price to the comparable sales, not to the aspiration — and we tell you why, line by line.
Photography, drone, a printed monograph, and a 60-day window aligned to the season. We open the house by appointment, never as a weekend tour bus.
Every offer reviewed in writing, every counter signed in person. We attend escrow, we attend signing, and we hand you the keys at the door.
Our commission is quoted in writing before the listing agreement is signed. The tier depends on sale price, scope of marketing, and whether the property is occupied during the showing window. No transaction fees, no admin charges, no surprises at the closing table.
For buyers, our representation is paid by the seller-side commission as disclosed in the MLS — never out of pocket. For valuations and advisory, the fee is a flat retainer, refunded in full if you list with us within twelve months.
All figures represent total commission paid at closing. Buyer-side representation is compensated through the cooperating broker fee as disclosed in the Arizona MLS. Quotes are reviewed and signed before any agreement is executed.
A small, deliberate list — refreshed each season. Every property below has been walked, photographed, and priced by the studio. Inquiries are handled by appointment, never through a portal.
Tell us about the property. We’ll respond within one business day to schedule a 20-minute walk-through and a complimentary written estimate. No obligation, no automated drip campaigns — just a conversation and a number.