Phoenix Metro & Scottsdale
Market Intelligence
Report
Cash still commands the luxury corridor while more than half of active listings have already cut their price. New permits are down sharply year over year, and 392 homes sit staged to hit the market.
Buyers: Leverage is real if you know where to look. Rio Verde, Wickenburg, and the far-north zips carry six-plus months of supply and heavy reductions. In cash-heavy Scottsdale corridors, financed buyers wait far longer to close, so a strong pre-approval and clean terms matter more than ever.
Cash Buyer Intelligence
Where cash concentrates, deals move differently. This maps the metro's highest cash-buyer zip codes and what that liquidity does to closing speed.
Building Permit Pipeline
Permits are the earliest read on future supply. Every home permitted today becomes inventory roughly a year and a half out, so the direction here shapes tomorrow's competition.
Absorption Rate
Months of supply is the truest measure of leverage: how long it would take to sell every active listing at the current pace. Under three months favors sellers, over five favors buyers.
| Zip | Area | Active | Sold | MoS | DOM | Signal |
|---|---|---|---|---|---|---|
| 85224 | Chandler | 53 | 42 | 1.3 | 39 | Seller |
| 85302 | Glendale | 58 | 43 | 1.3 | 51 | Seller |
| 85027 | Phoenix | 44 | 31 | 1.4 | 36 | Seller |
| 85258 | Scottsdale | 69 | 48 | 1.4 | 54 | Seller |
| 85033 | Phoenix | 46 | 32 | 1.4 | 44 | Seller |
| 85253 | Paradise Valley | 146 | 29 | 5.0 | 107 | Buyer |
| 85262 | Scottsdale | 252 | 46 | 5.5 | 110 | Buyer |
| 85354 | Tonopah | 94 | 15 | 6.3 | 70 | Buyer |
| 85390 | Wickenburg | 69 | 11 | 6.3 | 106 | Buyer |
| 85263 | Rio Verde | 66 | 10 | 6.6 | 104 | Buyer |
Price Reduction Velocity
How fast and how deep sellers cut reveals real pricing power. A high reduction rate means the market is disciplining ambitious list prices before they ever sell.
| Zip | Area | Active | Reduced | Rate | Med. Cut % | Med. Cut $ |
|---|---|---|---|---|---|---|
| 85303 | Glendale | 59 | 41 | 69% | 3.2% | $15,000 |
| 85050 | Phoenix | 77 | 52 | 68% | 3.4% | $25,000 |
| 85087 | New River | 55 | 37 | 67% | 4.0% | $20,500 |
| 85251 | Scottsdale | 66 | 43 | 65% | 5.2% | $80,450 |
| 85263 | Rio Verde | 66 | 43 | 65% | 4.5% | $49,100 |
| 85016 | Phoenix | 79 | 51 | 65% | 6.2% | $59,001 |
| 85304 | Glendale | 54 | 34 | 63% | 4.0% | $20,000 |
| 85259 | Scottsdale | 75 | 47 | 63% | 4.7% | $100,000 |
Pre-Market Inventory
Coming-soon listings are tomorrow's inventory, visible to agents before they reach public portals. This is the competition buyers can't yet see.
| Zip | Area | Coming Soon | Active | Incoming % | Med. Price |
|---|---|---|---|---|---|
| 85308 | Glendale | 15 | 151 | 9.9% | $589,000 |
| 85296 | Gilbert | 12 | 131 | 9.2% | $612,500 |
| 85298 | Gilbert | 12 | 196 | 6.1% | $782,500 |
| 85383 | Peoria | 11 | 453 | 2.4% | $725,000 |
| 85142 | Queen Creek | 11 | 422 | 2.6% | $800,000 |
| 85207 | Mesa | 9 | 125 | 7.2% | $800,000 |
| 85326 | Buckeye | 8 | 456 | 1.8% | $400,245 |