East Valley Housing Market Update: Stable Prices, More Inventory
October 19, 2026 | By Brad Daniels, Realtor® | My Home Group
Home prices held steady in September, but the latest numbers show a market that requires careful pricing from sellers and thoughtful comparisons from buyers.
For this East Valley housing market update, I reviewed ARMLS/RapidStats reports covering Maricopa and Pinal counties. September’s median sales price remained at $450,000, unchanged from August. Meanwhile, active inventory increased 8.94%, and listings under contract declined 10.84% month over month.
The takeaway: headline prices can remain stable even as activity softens and competition among sellers grows.
These county-wide figures provide context for Mesa, Gilbert, Chandler, Tempe, Queen Creek, San Tan Valley, Apache Junction, and Scottsdale. Conditions within each neighborhood and price range can differ considerably.
September Housing Market Numbers
Market measure | September 2026 | Change from August |
Median sales price | $450,000 | Unchanged |
Active listings | 21,899 | +8.94% |
New listings | 8,400 | +16.09% |
Listings under contract | 5,362 | −10.84% |
Closed sales | 5,058 | +1.53% |
Months of supply | 4.33 | Up from 4.03 |
Average days on market | 85 | Down 2 days |
Stable Prices, but Less Activity Than Last Year
September’s closed sales increased slightly from August. However, compared with September 2025, closed sales were down 8.02%, and listings under contract were down 11.84%. Active inventory was 3.95% higher than a year earlier.
That combination points to more supply relative to buyer activity.
The unchanged monthly median price does not mean every home maintained its value. A median describes the midpoint of the homes that sold; it is also influenced by the mix of properties closing. Your home’s likely selling price still depends on comparable properties, condition, location, and current competition.
Your Price Range Makes a Difference
September’s overall supply figure was 4.33 months, but the report shows meaningful differences by price range.
Price range | September months of supply | August months of supply |
$250,000–$500,000 | 3.85 | 3.60 |
$500,000–$750,000 | 4.14 | 3.78 |
$750,000–$1 million | 4.49 | 4.50 |
$1.75 million and above | 7.97 | 7.64 |
Months of supply compares available inventory with the pace of closed sales. A higher figure generally indicates more inventory relative to sales activity.
For example, the $250,000–$500,000 segment had considerably less supply relative to sales than the $1.75 million-plus segment. Buyers and sellers should build their strategies around competition in their specific market, such as the East Valley Real Estate Market.
Latest Market Snapshot: October 19
A separate ARMLS/RapidStats dashboard for the same two counties showed:
24,026 active listings
5,471 listings under contract
4,711 closed sales during the latest 30 days
A 7.23% decline in those closed sales compared with the dashboard’s prior period
These figures cover a different reporting window from September’s completed-month results. September’s slight monthly sales increase and the more recent rolling-period decline can both be accurate.
The latest snapshot gives us a reason to watch closing activity closely. It doesn't tell us how October’s full-month results will finish.
What This Means if You Are Selling
With more listings competing for attention, your asking price needs to make sense alongside the homes buyers can tour today.
Start with recent comparable sales, then review competing active listings and properties under contract. Consider differences in condition, updates, lot size, location, and any incentives being offered.
Presentation and access matter, too. Address noticeable maintenance issues, keep the home ready for showings, and make it convenient for buyers to visit. If activity is limited, promptly review feedback and new competition.
September’s average of 85 days on market is useful context, but it doesn't predict an individual listing.
What This Means if You Are Buying or Relocating
Slower activity may create negotiating opportunities, particularly when a property has been sitting or needs improvements. The strength of that opportunity depends on the home and the alternatives available.
Compare the full terms of an offer. Depending on your financing, evaluate seller assistance toward closing costs or a rate buydown alongside a price reduction. Have your lender calculate the benefit and any applicable limits.
For relocation buyers, include taxes, insurance, HOA dues, utilities, maintenance, and any solar obligations in your budget. When comparing new construction with resale homes, review the complete purchase terms and projected payment.
Make the Numbers Relevant to Your Move
The regional picture shows a steady September median price, more inventory, and fewer contracts than a year earlier. Your next step is to narrow that picture to the homes and neighborhoods that matter to you.
Whether you are preparing to sell, purchasing your next home, or relocating to Arizona, I can help you compare the current competition and develop a plan around your goals.
Brad Daniels, Realtor® | My Home Group | 602-679-1025 | RelocateToAZ.com
26+ years of Arizona real estate experience
Sources: ARMLS/RapidStats September 2026 Residential Market Infographic and Market Statistics Summary, plus dashboard figures pulled October 19, 2026. Reports cover Maricopa and Pinal counties and include communities outside the East Valley. Figures reflect the selected filters and reporting periods; neighborhood- and property-specific results may differ. © 2026 ARMLS.
Comments