For Buyers
Affordability is a hot topic, especially when it comes to first time buyers. In 2026 to date, the median size single family home sold in Greater Phoenix is 2,001 square feet, with a median sales price of $450,000. Fewer homes come on the market during the summer, so sellers are under less pressure to reduce their prices.
For Sellers
It’s the summer slog. Homes sit longer, fewer new listings enter the MLS, and supply becomes stale. Lack of activity can leave sellers restless and frustrated.
Reporting
Keeping up with the following reports can provide valuable information to help sellers decide whether to be patient or make a change. While broad Greater Phoenix measures provide some insight, the most useful will be specific to zip code and price point.
Here are just a few basic reports available through the Arizona Regional MLS and The Cromford Report we provide to our sellers:
Aligned showing reports - Sellers should know how many showings were conducted in their price range and zip code within any given time frame such as the last week, month, or since they’ve been listed.
New contracts accepted - Counts how many contracts were accepted in their neighborhood and price range, finding out why those properties were picked over all others could reveal what’s in the buyers’ minds.
Supply counts - Counts how many listings are in seller's neighborhood and price point competing for the number of contracts written every week. If supply is rising and weekly contracts are not, it’s time to consult with the listing agent and discuss strategy. If contracts are rising and supply is dropping, then patience may be appropriate.
Average list price per square foot AT CONTRACT - Identifies a “sweet spot” where listings were priced at the moment a contract was received and accepted. Properties well above this measure need to also be well above average in condition, amenities, and location. For example, a home may be smaller but on a extra large lot or include a separate guest house, which would justify the higher price per square foot.
These reports are just a glimpse of what we share to make recommendations and sell homes.
By late September, new listings will start to increase. Staying on top of what the buyers are saying and doing today will help drive strategy and pricing to win a contract. The goal is for your listing to be a comp, not a competitor, by the end of summer.
OUR TAKE
Tina's numbers line up with what we're seeing in our day-to-day sales activity. A stat we came across this week from another source adds some useful color: 75% of single-family homes that closed in the Valley this July sold for less than the original asking price, almost identical to last July's 76%. Translation: this isn't a fluke summer lull, it's been the pattern for a while now.
For buyers, that negotiating room is real, but it's not unlimited.
For sellers, the math backs up Tina's advice completely: pricing correctly the first time beats starting high and chasing the market down. 14% of homes sold right at asking this July, proof that a well-priced, well-presented home doesn't need to sit and get stale.
If you're feeling the "summer slog" Tina describes, the reports she mentions (showings, weekly contracts, supply, price-per-square-foot at contract) aren't just data for data's sake, they're the difference between guessing and knowing whether patience or a pricing adjustment is the right move for your specific zip code.
Bottom line: We're not back to 2021, and that's not a bad thing. It just means both sides need to come to the table with realistic expectations, and know their specific market, not just the Greater Phoenix headline numbers.
Commentary written by Tina Tamboer, Senior Housing Analyst with The Cromford Report
©2026 Cromford Associates LLC and Tamboer Consulting LLC
