Navigating the Shifting East Valley Market
Did I Miss My Window?
I keep hearing the same question lately, so I wanted to share what the recent numbers show.
I've spent more than nine years helping East Valley families buy and sell. A few years ago, homes often sold within days and frequently above asking. Today's market looks different, and it looks different from one city to the next.
Where things stand (August 2026)
City | Median sale price | vs. last year | Median days on market | Sale-to-list | Homes with price drops |
|---|---|---|---|---|---|
Queen Creek | $636,361 | +0.7% | 81 | 98.0% | 42.1% |
Gilbert | $594,507 | +2.5% | 55 | 97.9% | 37.5% |
Scottsdale | $906,900 | +9.3% | 77 | 96.2% | 30.3% |
Mesa | $449,702 | -3.1% | 54 | 98.1% | 36.2% |
Chandler | $519,656 | -4.2% | 49 | 98.2% | 34.0% |
Phoenix (for reference) | $454,699 | +1.0% | 57 | 97.8% | 37.9% |
Days on market reflects the three months ending August. These are city-wide figures, and individual neighborhoods and price points can look quite different.
If you're buying
Across these cities, homes sell for roughly 2% to 4% below list price on average, and a good share of listings have taken a price reduction. That gives buyers room to compare options and negotiate on things like repairs or closing costs. Talking with a lender early helps you understand your budget, and I'm glad to introduce you to someone I trust for any financing questions.
If you're selling
Homes priced in line with current competition and well presented tend to sell more readily. Homes that sit are often priced slightly high or need some attention, and I'd rather we look at that together before listing. I price with my laptop open, comparing your home to active and recently sold properties so we're both looking at the same information.
If you're undecided
I'm happy to pull recent sales in your neighborhood and walk through them with you, no pressure and no obligation. Sometimes the numbers point toward moving now, and sometimes they point toward waiting. Either is a reasonable outcome.
Danytza