WHAT ARE THE 5 IMPORTANT NUMBERS TO WATCH FOR THE CURRENT SCOTTSDALE REAL ESTATE MARKET?
Quick Answer: Scottsdale's housing market runs on five numbers: inventory, days on market, price reductions, months of supply, and mortgage rates. Right now, Scottsdale has about 2,208 single-family homes for sale, and homes take a median of 73 days to sell. Nearly 52% of active listings have had a price cut. Together, these numbers tell you whether it's a buyer's market or a seller's market, and what to expect if you list or buy this year.
These five number valuations are for any market, anywhere in the United States. The actual numbers in this post reflect Scottsdale real estate.
What's the Current Inventory in the Scottsdale Housing Market?
Inventory is the total number of homes for sale right now. It tells you who has the upper hand at the negotiating table.
Scottsdale currently has around 2,208 homes on the market as of the writing of this blog post. This includes all residential properties with the exception of mobile homes. That's more choices for buyers than Scottsdale saw a while back during the crazy Seller's Market, when inventory ran tight, and homes got multiple offers within days (or as soon as the listing hit the MLS).
However, the current number is slightly lower than the 2,470 active listings back in July of 2025. That might make a seller think it's a better market and they have the edge, but keep reading. There are factors mentioned below that could balance that out, especially today's high mortgage rates.
More inventory changes how you should price a home. If you're selling, your house isn't just competing with the neighborhood anymore; it's competing with every similar home in the city. I have to remind sellers that if your buyer is depending on financing, your house has to appraise. If it doesn't, then someone has to pay the difference, and it usually isn't the buyer unless they have the cash on hand.
If you're buying, more inventory means more room to negotiate on price or ask for repairs. I am seeing more buyers asking for seller concessions. In today's high interest market, that is usually a request for a rate buydown.
A rising inventory count usually means the market is shifting toward buyers. A falling count means the opposite. We're kind of in the middle.
How Long Are Homes Taking to Sell in Scottsdale?
For July stats, homes in Scottsdale are sitting on the market a median of 73 days before going under contract, according to ARMLS. The above photo shows the reality that if you listed your house in August, it could take you into September or October before it actually gets an accepted offer. This doesn't take into consideration that a financed purchase can take an average of 30-45 days to close after contract acceptance.
Days on market is the market's report card on pricing. A home priced right for its condition and location moves faster. A home priced too high sits, and buyers start to wonder what's wrong with it, even if nothing is.
Two months might not sound like a long wait, but it's a big shift from the 30-day or less averages Scottsdale saw during the tightest years of the market. If you're selling, this number tells you to price carefully from day one instead of testing a high number and cutting later. If you're buying, it tells you that you likely have time to think before making an offer, instead of rushing into a bidding war.
I've seen so many sellers over the years price high. Many of these listings either take price reductions and/or they expire. I've seen sellers go from one agent to the next. I've been on listing appointments where the seller didn't like my factual value assessment. One seller ended up listing with 5 different agents. And guess what? The price they accepted was almost exactly what I suggested.
I've also had listings where I told the seller they were asking too high a price, but I thought the house had a chance. I also felt the seller would be open to reducing the price down the road. I had one seller stick with me for a very long time. When it came time for the listing to expire, he chose to keep it with me. Why? Because he trusted me, and he knew I was doing everything possible to get his home sold. Once again, the final price was very close to what I had suggested in the beginning.
How Many Scottsdale Listings Have Had a Price Cut?
About 52% of active Scottsdale listings have dropped their asking price at least once. That's a high number! But I'm seeing it by looking at the history of every listing I show.
A price reduction means the home didn't sell at its original number, and the seller adjusted to match what buyers were willing to pay. This is a lagging indicator, meaning it shows you what already happened rather than what's coming next.
When more than half of listings need a price cut to get moving, it tells sellers that aspirational pricing isn't working right now. Buyers are doing their homework, comparing recent sales, and pushing back on anything that feels overpriced.
Homes priced accurately from the start tend to sell faster and net more than homes that get chased down in price over several weeks - or months - and I've seen years. The homes that were priced correctly now set the standard, especially once they've closed.
If you're a seller, this is the number that should keep you honest during your pricing conversation with your agent. If you're a buyer, it's a sign you have more room to negotiate than you might think.
Is Scottsdale a Buyer's Market or a Seller's Market Right Now?
Months of supply measures how long it would take to sell every home on the market if no new listings came on, and Scottsdale is sitting in balanced territory, somewhere around 4 months according to ARMLS.
Here's how to read that number, which I just posted in my prior blog titled How to Buy a Home in Scottsdale: A Step-by-Step Guide. Those numbers come from Redfin; mine come from ARMLS (Arizona Multiple Listing Service) for the month of July. So there is a bit of a discrepancy between the Redfin website and the factual stats from ARMLS.
Under 3 months of supply means a seller's market. Sellers hold the leverage because demand outpaces what's available.
3 to 6 months of supply means a balanced market. Neither side has a clear edge, and deals get made through fair negotiation. This is where we are in July 2026.
Over 6 months of supply means a buyer's market. Buyers have options, and sellers have to work harder to stand out.
Scottsdale sitting in that 4-month range means we're closer to balanced than to a strong seller's market. That's a real change from a few years ago, when some pockets of the city sat under 2 months of supply. Homeowners who understand that shift price and time their sale accordingly. Homeowners who don't often end up chasing the market down with price cuts.
How Do Mortgage Rates Affect Scottsdale Buyers and Sellers?
Mortgage rates affect both sides of a deal, not just buyers. As of early August 2026, the 30-year fixed rate averaged 6.69%, according to Freddie Mac data tracked by FRED. That's up slightly from 6.58% a year earlier in August 2025 (Freddie Mac). At least that's lower than the 8.86% in the photo above.
Even a small move in rates changes how many buyers can afford your home. A buyer who qualified for a $700,000 loan at 6.58% may only qualify for something closer to $685,000 at 6.69%. That shrinks your buyer pool before your home even hits the market.
Rates matter just as much if you're thinking about selling. If you locked in a rate near 3% a few years ago, moving means giving that up for something in the high 6% range. That's not just a math problem about your home's value. It's a real decision about what payment you're comfortable carrying next.
By the Numbers
Active single-family listings in Scottsdale: approximately 2,208 (ARMLS)
Median days on market: 73 days (ARMLS)
Listings with a recent price reduction: approximately 52% (ARMLS)
Median home price: roughly $922,450 (ARMLS)
Months of supply: approximately 4 months, a balanced market
Current 30-year mortgage rate: 6.69% (FRED/Freddie Mac)
30-year mortgage rate one year ago: 6.58% (Freddie Mac)
The Bottom Line
Scottsdale's market sits in balanced territory right now, not tilted hard toward buyers or sellers. Inventory has grown, homes take a bit longer to sell, and price cuts are common enough that pricing accurately matters more than ever. If you know these five numbers for your specific neighborhood, you can make a confident decision whether you're buying, selling, or just watching from the sidelines this year.
Frequently Asked Questions
Is Scottsdale a buyer's market or a seller's market in 2026? Scottsdale is close to a balanced market right now, with months of supply sitting around 4 months. That's not a strong tilt toward either buyers or sellers.
Why do so many Scottsdale listings have price cuts? About 52% of active listings have dropped their price because buyers are comparing homes carefully and pushing back on prices that don't match recent sales. Homes priced accurately from the start usually avoid this.
How long does it take to sell a home in Scottsdale right now ?The median time is 73 days, or a little over two months. That's longer than the fast-moving market Scottsdale saw several years ago during the robust Seller's Market.
Do mortgage rates really affect home sellers, not just buyers? Yes. Higher rates shrink the pool of buyers who can afford your home at your asking price, and they also affect what payment you'd take on if you buy something new.
Should I wait to sell until the market changes? That depends on your specific neighborhood, your price point, and your next move. I can pull the real numbers for your street and walk through what waiting would actually cost or save you.
Sources
FRED, 30-Year Fixed Rate Mortgage Average - current mortgage rate
Freddie Mac Primary Mortgage Market Survey mortgage rate one year ago
ARMLS is only accessible by licensed Arizona Real Estate Agents and appraisers
Judy Orr, Realtor®
HomeSmart | ADRE #SA689963000
Serving Scottsdale, Cave Creek, Carefree, and North Phoenix, AZ
480-906-1500
✉️ judyorr@judyorr.com
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