Scottsdale, Arizona
Updated Monthly.

THE MARKET.

January 2026

KEY NUMBERS.

Active: 2,854

Closed: 476

Pending: 504

New: 1,207

Active: 2,854 Closed: 476 Pending: 504 New: 1,207

SALE/LIST RATIO

AVERAGE DOM

AVERAGE CLOSED $/SQFT

MONTHS OF INVENTORY

MEDIAN SALE PRICE

% OF INVENTORY UNDER CONTRACT

97%

+1% vs. last month

82

+23.17% vs. last month

$498.49

+2.88% vs. last month

5. MO

+6.6% vs. last month

$972,500K

-2.75% vs last month

17.65%

+6.46% vs. last month

Market Snapshot — Scottsdale (January)

January reflects a market that has clearly slowed in pace, though not in structure. Active inventory has risen above five months of supply, days on market have increased meaningfully, and a smaller share of listings are moving into contract. This is not distress, it is digestion. Buyers are deliberate, underwriting risk carefully, and taking advantage of increased choice. Sellers who price with precision are still transacting near asking. Sellers who overreach are experiencing extended exposure. The speed of the market has cooled. The floor has not fallen.

Median Sale Price - 24 Month

After hovering near the $1M mark, the median sale price softened modestly this month. That movement reflects negotiation pressure expanding slightly, particularly in upper price tiers where buyer scrutiny is highest. Importantly, this shift does not represent structural weakness. It represents friction, higher borrowing costs, longer decision cycles, and buyers requiring stronger value alignment before committing. Scottsdale pricing remains resilient. It is simply less automatic.

Active Inventory - 24 Month

Inventory has continued to rebuild from earlier lows, pushing supply into more balanced territory. At just over five months of inventory, we are no longer in a supply-starved environment. Buyers now have time to compare options. Sellers now have visible competition. The dynamic has transitioned from urgency-driven to strategy-driven. Balanced does not mean soft. It means competitive.

% of Inventory Under Contract - 24 Month

The percentage of active listings under contract has declined into the high-teens, reinforcing what the DOM data already shows: absorption has slowed. Demand has not disappeared. It has narrowed. Buyers are focusing on quality, condition, and pricing alignment. The market is selective, not absent. In this environment, the spread between well-positioned homes and aspirational listings has widened.

FOR CONSUMERS - What This Means

For Sellers:

  • This is a market that rewards discipline.

    • Pricing must reflect current absorption, not last spring’s momentum.

    • Presentation and preparation directly impact speed.

    • Negotiation leverage has shifted slightly toward buyers.

    • However, the 97% sale-to-list ratio confirms that aligned pricing still commands strong execution.

    You can sell well. You just cannot price casually.

For Buyers:

  • This is the most balanced negotiating environment Scottsdale has seen in some time.

    • Inventory provides choice.

    • Longer DOM provides leverage.

    • Slight price softening provides entry points.

    The advantage belongs to patient, data-driven buyers willing to act decisively when value appears..

For Investors:

January’s data supports a thesis of stability with selective opportunity.

  • Median pricing remains structurally strong.

  • Inventory expansion introduces selective buying windows.

  • The absence of distress limits downside volatility.

  • Longer hold strategies remain aligned with Scottsdale’s demand fundamentals.

This is not a speculative cycle. It is a strategic one.

Your Home.

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