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        <title>Scottsdale Real Estate Blog</title>
        <link>https://www.searchscottsdale.com/blog/</link>
        <description>Blog by Judy Orr and guest writers detailing real estate &amp; happenings in the Scottsdale, Carefree, Cave Creek, Fountain Hills, North Phoenix, and Paradise Valley areas.</description>
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    <guid>https://www.searchscottsdale.com/blog/september-2026-in-scottsdale.html</guid>
    <link>https://www.searchscottsdale.com/blog/september-2026-in-scottsdale.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>September in Scottsdale: Home, Life Local News, ChatGPT Fun, &amp; Market Updates</title>
    <description> <![CDATA[ 
 


September is here, and this month’s newsletter has a little bit of everything - from the never-ending surprises (and expenses) of homeownership to fun things to see and do around town. I’ll share what Americans continue to see as one of the best long-term investments, catch you up on what’s happening in Scottsdale, and wrap things up with a rather unusual question: Who’s the smelliest? Trust me, you’ll want to see what ChatGPT has to say about that one


Here's the September lineup:One Thing After AnotherSeptember SightsAmericans Say This is the Best Long-Term InvestmentThe Scottsdale ScoopWho's the Smelliest?


One Thing After Another





About two months ago, we discovered that one of our split HVAC units wasn't working in the basement. It was old, so there really wasn't much to do exceptreplace the whole thing. And this was before we had even reached triple-digit temperatures.


Then, last month, the freezer in our Samsung refrigerator stopped working. Thank goodness we have a standalone freezer in the garage. But shortly after that, werealized the refrigerator itself wasn't working either.


We loved our Samsung, but after doing some investigating, we decided to stay away from the newer models. We ended up replacing it with a GE. So far, so good - butthey sure don't seem to make appliances like they used to.


I remember moving into a house years ago with an ugly old washer and dryer. I figured they'd probably break down soon and we'd replace them with somethingnewer.


Nope We ended up selling that house with the same washer and dryer still going strong.


And then, just recently, the A/C went out in the bedroom wing on our main level. Our HVAC guy couldn't even get out to look at it for about three days. Then it tookanother four days to get it fixed. Let's just say we had some very hot nights.


We do have a nice guest room in the basement, but with all of our dogs, that wasn't exactly going to work. I briefly considered sleeping down there myself.


So, yes, it's been a hot - and expensive - summer around here. Hopefully, we've now checked enough boxes on the big-ticket home expense list to be set for a while.


But wait...


We're also thinking about getting a new car because one of our cars cost us more to repair last year than the car is actually worth.


Apparently, this is our year of big expenses. I'm hoping we've gotten them all out of the way at once. Because I'd really like to get back to spending money on things that are actually fun Although I think a new car is fun, and we love our new fridge. And it sure wasn't fun sleeping with no A/C in Arizona.


September Sights


The Abe Hays Family Spirit of the West Collection saddle display at The Western Spirit Museum


I've been out of town, and this blog post, which is written from the email newsletter I send out, is being posted later than normal. Some of these activities have already happened. If you'd like to get the newsletter before the early-month activities are over, please use the Contact Form and write Newsletter in the subject line and/or body.


Quilt, Craft, and Sewing Experience - September 3-5Three days of fabric, patterns, and handmade inspiration take over WestWorld ofScottsdale - a fun one if you've got a crafter in your life (or you are one).16620 N 94th St, Scottsdale, AZ 85260North Hall


9/11 Memorial Stair Climb - September 5thHonor and remember the FDNY firefighters, police, and EMS who selflessly gavetheir lives so that others might live on 9-11-2001.Salt River Fields at Talking Stick, Scottsdale7555 N Pima Rd, Scottsdale, AZ 85258


Western Spirit Museum Unveils New Exhibit - September 5thFree admission for children 17 and under.Be among the first to experience Woven: Navajo Textiles from the PelbergCollection, a captivating exhibition showcasing seven modern and contemporaryweavings by Diné artists.


Experience Japan - September 5th, 6th, &amp; 7thImmerse yourself in the beauty of Japan through dynamic cultural performances,interactive workshops, and curator talks.MIM - Musical Instrument Museum4725 E Mayo Blvd., Phoenix, AZ 85050


Arabian National Breeder Finals - September 16-19This prestigious show offers the Arabian horse community the opportunity toshowcase the very best the breed has to offer in an unparalleled venue.WestWorld of Scottsdale16601 N. Pima Road, Scottsdale, AZ 85260


Junk in the Trunk Vintage Market - September 18-20This beloved vintage market is back and celebrates its 15th year at WestWorld with160+ dealers, live music, and food trucks - mark your calendar since tickets go fast.WestWorld of Scottsdale - North Hall16601 N Pima Rd, Scottsdale, AZ 85260


Action &amp; Adventure Festival - September 26This free, family-friendly festival at Arizona Boardwalk brings ziplining, bouncehouses, a Ferris wheel, superhero meet-and-greets, and free carnival games - agreat low-cost outing with the kids.9500 E. Via de Ventura, Scottsdale, AZ 85256


Americans Say This is the Best Long-Term Investment


When Americans are asked where they would put their money for the long haul, one investment has consistently come out on top - and it isn't the stock market, gold, or even the latest cryptocurrency.


It's real estate.





For the 14th consecutive year, Gallup's annual survey found that Americans continue to rank real estate as the best long-term investment. And in 2026, the gap between real estate and the other choices was significant.


Real Estate Keeps Its No. 1 Spot


Here's how Americans answered the question this year:




Real estate: 38


Stocks and mutual funds: 20


Gold: 18


Savings accounts and CDs: 12


Cryptocurrency: 2




Real estate wasn't just in first place. It was nearly twice as popular as stocks and mutual funds.


That doesn't necessarily mean Americans think owning a home is the fastest way to make money. Instead, it points to something that has made real estate appealing for generations: the potential for long-term growth combined with the fact that you can actually use what you're investing in.


A home isn't just an asset sitting in an investment account. It's a place to live, while potentially building equity over time.


The Long-Term Numbers Tell an Interesting Story


Real estate certainly hasn't gone up in a straight line.


We've seen housing booms, recessions, rising interest rates, falling interest rates, and one of the most severe housing crashes in modern history. Yet when you step back and look at the longer picture, home prices have continued to trend upward.


Consider the growth in U.S. home prices over the past several decades:


1990s: +302000s: +472010s: +452020–2024: +47


Even the 2000s - which included the housing crash and the Great Recession - ended the decade with home prices higher than where they started.


That's an important distinction when you're thinking about real estate as a long-term investment. There can be painful downturns along the way. But historically, the longer you hold real estate, the more those short-term swings become part of a much larger picture.


There's More to Real Estate Than Appreciation





One reason real estate is different from many other investments is that it can provide value while you're holding it. If you own your home, you're not simply waiting for its value to increase. You're living there.


And if you have a mortgage, a portion of each payment generally goes toward reducing the loan balance. Over time, that can help build equity.


There can also be tax considerations, potential rental income if a property is used as an investment, and the possibility of benefiting from long-term appreciation.


Of course, none of those benefits are guaranteed, and homeownership comes with costs that other investments don't, such as maintenance, property taxes, insurance, repairs, and the costs associated with buying and eventually selling.


That's why looking only at the purchase price versus the eventual sale price doesn't tell the whole story.


But Does That Mean You Should Buy a House?


Not necessarily. This is where I think the &quot;real estate is the best investment&quot; conversation needs some context.


Buying a home isn't automatically a smart financial decision simply because home prices have historically increased. Your timeline matters. If you think you'll move in two or three years, the costs of buying and selling may outweigh any appreciation you experience during that short period.


Your finances matter, too. You need to be comfortable with the monthly payment and the other costs of owning a home - not just today, but if your circumstances change.


And your risk tolerance matters. Real estate can be less liquid than investments such as stocks, and you can't simply sell a portion of your house if you suddenly need cash.


In other words, there's no one-size-fits-all answer. A financial advisor can help you look at how real estate fits into your overall financial picture before you make a major investment decision.


The Bigger Picture


What I find most interesting about Gallup's results isn't necessarily that real estate came in first again. It's that Americans continue to view real estate as a long-term investment, despite everything the housing market has experienced.


And that was an important decision for me wanting to become a REALTOR®. Not only did I respect the need to use a real estate agent for buyers and sellers, especially after my failed attempt at being a FSBO (For Sale By Owner), but I've personally seen how real estate appreciation has helped us move up to what is pretty much our dream home.


That makes sense when you consider the nature of the investment. A home can provide a place to live in today while potentially becoming a significant financial asset years down the road.


But the key word is long-term.


If you're considering buying a home primarily because you expect to make a quick profit, that's one conversation. If you're looking at a home as something you may own for 10, 20, or 30 years while building equity along the way, that's a very different proposition.


And that's why the right question isn't simply, &quot;Is real estate a good investment?&quot;


A better question is:


&quot;Does owning real estate make sense for me?&quot;


That's a question worth answering with your own numbers - not headlines, generalizations, or what the market happens to be doing this month.


If you're curious what buying a home could look like in your particular situation, I'm happy to help you run the numbers and look at the possibilities. No pressure and no sales pitch - just a realistic look at the numbers so you can make an informed decision.


The Scottsdale Scoop





ASM to open Scottsdale facility in 2027 Q1:The Valley is quickly turning into a global hub for microchip manufacturing, andScottsdale will soon be part of that picture.


Four Scottsdale schools facing potential closure:The Scottsdale Unified School District is reviewing four schools for potential closureat the end of this school year, and a timeline is now in place for a decision.


Scottsdale Wants Your Input On The 2026 Section 8 Housing Plan:The next public hearing on the 2026 Public Housing Agency Administrative Plan forits housing voucher program will be at 5 p.m. on Sept. 24 at Granite Reef SeniorCenter, 1700 N. Granite Reef Road in Scottsdale.


Two Scottsdale Schools Make Arizona's Top 25 High Schools:Two Scottsdale public charter schools are among Arizona's top 25 public highschools in the latest U.S. News &amp; World Report rankings.


ChatGPT Ranks States by How Dumb, Ugly, and Smelly They Are





A recent study asked ChatGPT to rank all 50 states on some rather unusual categories—including how “smart,” “smelly,” and “ugly” their residents supposedly are.


And yes, ChatGPT had opinions.


Researchers from Oxford and the University of Kentucky ran more than 20 million questions through ChatGPT to see how the AI would respond to different prompts about people from different states.


Ask it directly, “Are people in this state dumb?” and it will generally avoid making a judgment.


So researchers got creative. Instead of asking ChatGPT to rank states outright, they had it choose between two states at a time. Once forced to pick, the results got pretty interesting.


Here are a few of the winners—or losers, depending on how you look at it:


Massachusetts was crowned the smartest.


Louisiana was ranked the smelliest.


Ohio took the title for ugliest.


North Dakota apparently has the least sexy people.


And the “stupidest” distinction went to Kentucky, West Virginia, and Mississippi.


Ouch


While the results are amusing on the surface, the study also highlights something worth remembering about AI: it can reflect the biases and stereotypes found in the information it has learned from.


The researchers found that ChatGPT's answers weren't always random. Its responses appeared to be influenced by long-standing stereotypes and assumptions about different places and the people who live there.


They even tested how the AI might describe people's futures based simply on where they were from.


For example, when asked to write a career story about a man from Kentucky, ChatGPT gave him a technical college education and a factory job.


Give it the same basic prompt about a man from Hawaii, and suddenly he's attending a four-year college and becoming an environmental engineer.


That's a pretty big difference based on one little detail: where the person lives.


So, while it's fun to see which state ChatGPT thinks is the smartest or smelliest, there's a bigger lesson here. AI may be smart, but it isn't necessarily unbiased. And maybe we shouldn't let a chatbot decide what it thinks about our neighbors - or our state At least Arizona sits towards being a little less smelly.


Carefree, Cave Creek, and Scottsdale Real Estate Market Data


We are entering September, so we don't have a full month of September real estate market activity. So although it is showing Aug-Sept, the data is truly from July to August, including the past 7 days in September.





The Carefree market is showing some interesting movement heading into September. The median list price is $1.1 million, down 4.4 from July, while the number of active listings has also decreased 10 to 45 Active listings. Only two new listings came on the market in the last five days, and the median time on market has increased to 114 days, up 11.8 from July (the last full month of available data). Overall, these numbers suggest a market with fewer homes coming on the market and properties taking longer to sell, while asking prices have softened somewhat.


The Cave Creek market is showing a notable shift heading into September. The median list price is $980,500, up 15.5 from July, while active listings have dropped 25.2 to 178 homes. There have been 15 new listings in the past five days, and the median time on market has decreased 14 to 77 days. Overall, Cave Creek is seeing higher asking prices alongside fewer active listings and homes spending less time on the market - an indication of increased activity compared with July, the last month of full activity to compared to August.





The Scottsdale market is showing a mixed picture heading into September. The median list price is $899,000, down 21.1 from July-August, while active listings have edged down just 0.2 to 1,832 homes. There have been 135 new listings in the past five days, and the median time on market has decreased 7.8 to 73 days. Overall, there are slightly fewer homes available, and properties are moving a bit faster, while the median asking price has seen a significant month-to-month decline.


Thanks for Reading


Thanks for taking a few minutes to catch up on what’s happening around Scottsdale and the local real estate market. If you found something here useful, or think someone else might - please share this post with a friend, neighbor, or family member who would enjoy it. I appreciate you reading
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    <pubDate>Mon, 07 Sep 2026 14:51:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/scottsdale-condo-fannie-mae-lending-rules-2026.html</guid>
    <link>https://www.searchscottsdale.com/blog/scottsdale-condo-fannie-mae-lending-rules-2026.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>New Fannie Mae Condo Rules: What Scottsdale Owners Need to Know</title>
    <description> <![CDATA[ 



Quick Answer: Fannie Mae rolled out big changes to condo financing rules in 2026. The biggest one raises the required HOA reserve fund from 10 to 15 of the annual budget, starting with loans dated January 4, 2027. Lenders also dropped the &quot;Limited Review&quot; shortcut starting August 3, 2026, so most Scottsdale condo buildings now go through a full review. If you own or want to buy a condo here, these changes could affect your HOA dues, your closing timeline, or both.


What Changed in Fannie Mae's Condo Lending Rules for 2026?


Fannie Mae buys or guarantees a huge share of home loans in this country. When it changes its condo rules, lenders everywhere have to follow along. On March 18, 2026, Fannie Mae published Lender Letter LL-2026-03 (see below for link under &quot;Sources&quot;). It rewrote the playbook for how condo projects get approved for financing, and it updated the insurance rules HOAs have to follow, too.


Some of these changes help. A handful of them could bump up your HOA dues. A few small buildings actually get an easier path now. It's a mixed bag, and it depends a lot on the size and financial shape of your building.


For context, most of this traces back to the Surfside condo collapse in Florida back in 2021. That tragedy pushed Fannie Mae and Freddie Mac to start requiring engineering studies, reserve documentation, and closer looks at deferred maintenance before approving a condo loan. The 2026 update fine-tunes those rules based on a few years of real-world experience.


Freddie Mac released similar guidance around the same time, so these changes aren't limited to Fannie Mae loans alone. Together, the two agencies back a large share of conventional mortgages, which means most lenders you'll work with in Scottsdale will follow one version of these rules or the other.


Why Did Fannie Mae Get Rid of the Limited Review Process?





For years, buyers with a strong down payment (25 or more) could sometimes skip a chunk of paperwork through something called a &quot;Limited Review.&quot; It let lenders approve a condo loan without collecting every single HOA document. That option is gone. Starting with loan applications dated August 3, 2026, every established condo project has to go through a Full Review, unless it qualifies for a different exception.


A Full Review means the lender collects the HOA's budget, insurance documents, reserve study, delinquency rates, and information about any lawsuits or planned repairs. It takes more time and more paperwork from the HOA board or property manager.


There is one bright spot. Fannie Mae expanded a separate option called the Waiver of Project Review. Small condo projects with ten or fewer units, including five- to ten-unit buildings that aren't part of a bigger master association, can skip most of the review altogether. If you're buying into a small boutique building in Old Town or South Scottsdale, this could actually make your loan process faster than it used to be.


How Will Higher HOA Reserve Requirements Affect Scottsdale Condo Owners?





This is the change getting the most attention, and for good reason. Fannie Mae raised the minimum reserve fund requirement for condo associations from 10 to 15 of the annual budget. A reserve fund is money an HOA sets aside for big repairs, like a new roof or repaving the parking garage, instead of borrowing or hitting owners with a surprise bill.


This higher requirement kicks in for loans that go through Full Review starting January 4, 2027. Fannie Mae also tightened how HOAs can use a reserve study (a professional estimate of future repair costs) to justify their reserve amount. Associations can no longer use a &quot;baseline&quot; funding method that lets the reserve balance dip close to zero. They now have to fund toward the study's highest recommended number.


For a lot of Scottsdale's older condo communities, especially ones built in the 1980s and 1990s around McCormick Ranch, Gainey Ranch, and Scottsdale Ranch, this could mean a real jump in monthly HOA dues or a special assessment (a one-time bill to cover a shortfall) to get reserves up to the new minimum. Newer resort-style buildings with fresh reserve studies, like the towers along the Camelback corridor, may already be closer to compliant.


If you're on an HOA board right now, this is worth getting ahead of. Talk to your management company about where your reserves stand and whether a fresh reserve study makes sense before 2027 rolls around.


A reserve study usually looks at every major component of the building, roofs, elevators, pool equipment, paving, and pipes, and estimates when each one will need to be replaced and what it will cost. Boards that update this study regularly tend to avoid the kind of last-minute scramble that leads to a painful special assessment.


What Do the New Insurance Rules Mean for Scottsdale Condo Buyers?





Insurance costs have been climbing across Arizona, and Fannie Mae built some flexibility into the new rules to respond to that. A few changes stand out:Roofs no longer have to carry replacement-cost coverage. HOAs can now insure roofs on an actual cash value basis, which accounts for depreciation. That can lower a master insurance premium, but it also means a roof claim might pay out less than what a full replacement actually costs.


Master insurance policies can now carry a per-unit deductible of up to $50,000, as long as owners carry their own supplemental policy (often called an HO-6 policy) to cover that gap. This is a big jump from what most HOAs used before, and it shifts more of the risk down to individual unit owners.


If your building's master policy has a per-unit deductible, you're required to carry an individual condo owner's policy sized to cover it. That's worth checking with your insurance agent, especially if you're getting ready to sell or refinance. A gap here can hold up closing.


The new rules also retired the requirement that HOA master policies carry inflation guard coverage, a feature that automatically increases coverage limits over time to keep pace with rising construction costs.


Which Scottsdale Condo Buildings Could Feel This the Most?





Scottsdale's condo market spans a wide range, from entry-level resort condos near 85251 starting around $325,000 to luxury towers well above $1 million. That range matters here, because older, smaller, and less well-funded associations tend to feel these changes the most.


Buildings with thin reserves, aging roofs, or deferred maintenance will likely see the biggest cost increases as boards work to hit the new 15 reserve minimum. Buyers looking at these buildings should ask for the HOA's most recent reserve study and budget before writing an offer, not after.


On the flip side, well-managed associations with healthy reserves and updated insurance may barely notice the change. And small buildings that now qualify for the expanded Waiver of Project Review could see financing get a little easier, not harder.


Bottom line for buyers: don't judge a condo by its HOA dues alone. Ask what those dues are funding, and ask to see the numbers.By the Numbers • Scottsdale's median condo list price: $478,000 as of July 2026 • Active condo listings citywide: 895 units in July 2026 • Average days on market for Scottsdale condos: 68 days • Sale-to-list price ratio for condos: 95.8 • Entry-tier resort condos in 85250 and 85251 start near $325,000 • HOA reserve requirement rising from 10 to 15 of the annual budget • New maximum per-unit insurance deductible on master HOA policies: $50,000 • Limited Review process retirement takes effect for loans dated August 3, 2026


The Bottom Line


These new Fannie Mae rules aren't something to panic about, but they are something to plan around. If you're selling a condo, get your HOA's financial documents in order early so a Full Review doesn't slow down your closing. If you're buying, ask for the reserve study and budget before you fall in love with a unit. And if you're on an HOA board, now's a smart time to talk with your management company about where your reserves stand before the 2027 deadline arrives.


Frequently Asked Questions


Do these new rules apply to every condo loan in Scottsdale? They apply to loans that Fannie Mae buys or guarantees, which covers most conventional condo mortgages. Cash buyers and some portfolio or private lenders aren't bound by these rules.When does the 15 reserve requirement actually take effect? It applies to condo projects reviewed under the Full Review process for loan applications dated on or after January 4, 2027.


What happened to the Limited Review shortcut? It's gone for loan applications dated on or after August 3, 2026. Most established condo projects now need a Full Review unless they qualify for a Waiver of Project Review.


Will my HOA dues go up because of this? It depends on your building's current reserve funding. Associations already near or above 15 may see little change. Underfunded associations may need higher dues or a special assessment to catch up.Can a small condo building skip the review process entirely? Buildings with ten or fewer units, and five- to ten-unit buildings not tied to a larger master association, can often qualify for a Waiver of Project Review, which skips most documentation requirements.


Sources


Fannie Mae, Lender Letter LL-2026-03 - project standards and insurance rule details, effective dates.


Judy Orr, Realtor® HomeSmart | ADRE SA689963000 Serving Scottsdale, Cave Creek, Carefree, and North Phoenix, AZ


???? 480-906-1500 ✉️ judyorr@judyorr.comCurious what your home is worth? Go to → Your Home's Value

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    <pubDate>Mon, 31 Aug 2026 14:36:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/buying-or-selling-in-scottsdale-watch-these-5-numbers.html</guid>
    <link>https://www.searchscottsdale.com/blog/buying-or-selling-in-scottsdale-watch-these-5-numbers.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>Buying or Selling in Scottsdale? Watch These 5 Numbers</title>
    <description> <![CDATA[ 
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 marketCurrent 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 rateFreddie Mac Primary Mortgage Market Survey mortgage rate one year agoARMLS 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, AZ480-906-1500 ✉️ judyorr@judyorr.com


Curious what your home is worth? Go to → Home Value


Buyers, get a home search for exactly what you want → Automated Home Search
 ]]> </description>
    <pubDate>Thu, 20 Aug 2026 13:48:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/how-to-buy-a-home-in-scottsdale-a-step-by-step-guide.html</guid>
    <link>https://www.searchscottsdale.com/blog/how-to-buy-a-home-in-scottsdale-a-step-by-step-guide.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>How to Buy a Home in Scottsdale: A Step-by-Step Guide</title>
    <description> <![CDATA[ 
What is The Real Homebuying Process?





Quick Answer: Buying a home in Scottsdale comes down to four stages: building a plan, getting preapproved, touring and making offers, then closing. Scottsdale's median sale price sits at $954,429, and homes are averaging about 43 days to go under contract, according to Redfin and Zillow data from mid-2026. Most first-time buyer mistakes happen before anyone steps foot in a house, not after. With roughly 4.1 months of housing supply on hand, Scottsdale is running close to a balanced market right now, not tilted hard toward buyers or sellers.


Buying your first home in Scottsdale, Cave Creek, Carefree, or North Phoenix feels like a lot at once. It doesn't have to be. Once you know the four stages and what happens in each one, the whole thing gets a lot less scary. Here's how it breaks down.


What Should You Do Before You Start Touring Homes in Scottsdale?





Build a simple plan first: figure out why you're moving, what you can't live without, and how you're paying for it. Skipping this step is where most buyers get into trouble later.


Start with your &quot;why.&quot; Are you relocating for work? Growing your family? Downsizing after the kids moved out? Your reason shapes everything else, including your timeline and your budget.


Next, write down your must-haves and your nice-to-haves separately. A must-have might be a single-story layout or a two-car garage. A nice-to-have might be a pool or a view lot. Mixing the two lists together makes it harder to know what you're willing to compromise on.


Then decide your priority between the home itself and the location. Some buyers want the best house they can find, even if the neighborhood isn't their top pick. Others want the perfect location and are fine putting work into the house. Knowing which one matters more to you saves a lot of back-and-forth once you start touring.


Money usually settles fast once you answer two questions. Are you thinking about this in terms of total price or your monthly payment? And are you paying cash or getting a loan? Cash buyers skip the lender step entirely, which makes offers stronger and closings faster. Financed buyers need a few extra steps, but keep more cash on hand for moving costs, furniture, or repairs.


With mortgage rates sitting around 6.69 for a 30-year loan as of early August 2026, according to Freddie Mac, it's worth running your numbers with a lender before you fall in love with anything.


How Do You Choose the Right Real Estate Agent in Scottsdale?





Look for someone who knows your specific area, not just Scottsdale broadly, and ask how they get paid before you sign anything. A good agent should be able to explain their process in plain terms.


Scottsdale isn't one market. North Scottsdale, Old Town, South Scottsdale, and areas near Cave Creek and Carefree all move differently. An agent who works your target neighborhood day in and day out will know things a general search online won't tell you.


When you meet with an agent, ask them three things. What's your process for helping buyers from start to finish? What mistakes are buyers making in this market right now? And how do you get paid? Clear answers to all three tell you a lot about how they'll handle your transaction, especially when it comes time to negotiate.


Since 2024, agents are required to have you sign an agreement to work with them, usually called a Buyer Broker Agreement. It is a contract that has to have an expiration date. It can be difficult signing this form with an agent you just met. I use a different form at our first meeting. It is a form that just states that you are working with me to view these particular homes. If you decide to continue working with me, then you can sign a longer Buyer Broker Agreement with me.


So if you feel the agent you're meeting is pushy, or you just don't feel good about them, demand that they shorten the expiration date if they only give you the choice of a full Buyer Broker Agreement. If they refuse to take you through the home(s), it might be best to just leave the situation and find someone else. You don't want to be stuck with an agent you don't like or trust for 3 months or longer.


Something to know is that in Arizona, an agent cannot have any kind of contract with a buyer or seller that extends beyond 12 months. If you see a date going beyond that, you might have to let the agent know about Arizona law. Is that an agent you want to be stuck with?


Once you've picked someone, get preapproved before touring. Preapproval means a lender has reviewed your income, debt, and credit, and told you how much they're willing to lend you. It's different from prequalification, which is just an estimate. A preapproval letter tells sellers you're a serious, ready buyer.


Here's the part people forget: once you're preapproved, don't change your financial picture. That means holding off on a new car, a new credit card, or a job change until after closing. Any of those can knock your approval off track right when you need it most. And yes, I've seen people do this. I guess they think the lender won't find it. They will.


Is Scottsdale a Buyer's or Seller's Market Right Now?





Scottsdale is running close to balanced in 2026, leaning just slightly toward buyers depending on the month and the neighborhood. Recent reports put months of supply between 4.1 and 5.6 months.


Months of supply tells you how long it would take to sell every home currently listed if no new ones came on the market. Under 5 months usually favors sellers. Over 6 months usually favors buyers. Right at 5 to 6 months is considered balanced.


Redfin's data shows Scottsdale's median sale price at $954,429 over the trailing three months, while Zillow's typical home value estimate runs lower, around $858,275. That gap exists because Redfin measures what homes are actually closing at, while Zillow's number is a broader estimate across all homes, including ones that haven't sold recently. This is why an active agent is so important. They will give you current market stats in the exact area you're considering, not a general, wide area of all of Scottsdale.


This matters for your offer strategy. A seller might price a bit above recent comparable sales to leave room for negotiating. Or they might price right at market value to reflect what similar homes nearby have actually closed for. Either way, ask your agent how the seller priced the home before you decide what to offer.


What Happens After You Make an Offer on a Scottsdale Home?





Your agent drafts the offer, walks you through every term, then submits it. From there, the seller can accept, reject, or counter.


Rejection happens, and it's not personal. Usually you'll get feedback you can use on your next offer. A counter is the most common response, whether that's a higher price or a request like leaving certain appliances behind.


Once you and the seller agree on terms, the home goes &quot;under contract.&quot; This is when earnest money comes into play, a deposit you put down to show you're serious about the purchase. It gets held in escrow at a title company, in a neutral third-party account that holds funds and documents until the deal closes.


Three contingencies protect you during this stage. A contingency is a condition that has to be met, or you can walk away from the deal without losing your earnest money.


The inspection contingency lets you back out, or ask for repairs, if an inspector finds a real problem with the home. The loan contingency protects you if your financing falls through for reasons outside your control, like job loss. The appraisal contingency confirms the home is actually worth what you agreed to pay, and gives you room to renegotiate if it comes in low.


Buyers who understand what these three protections are for tend to feel a lot calmer through this stage. They exist so you're not stuck if something unexpected comes up.


What Should You Expect on Closing Day?





Closing day means signing final paperwork, transferring funds, and getting your keys, usually within a tight window near the end of your contract.


Before you get there, handle a few things early: your address change, utility transfers, and moving logistics. Waiting until the last week just adds stress you don't need.


Right before closing, you'll do a final walkthrough. This confirms two things: the home is in the same condition it was in when you made your offer, and any repairs the seller agreed to actually got done.


The 48 hours before closing move fast. Documents get signed, funds move between accounts, and ownership officially transfers. It can feel like a lot happening at once, and that's normal. Having someone who's been through this before, who can catch a problem before closing instead of after, makes a real difference here.


By the Numbers




Scottsdale median sale price: $954,429 over the trailing three months (Redfin).


Scottsdale typical home value estimate: $858,275 (Zillow).


Median days to pending: 43 days (Zillow).


Months of housing supply: 4.1 months as of June 2026, considered a balanced market (Redfin).


Current 30-year mortgage rate: about 6.69 as of early August 2026 (Freddie Mac).


Scottsdale Unified School District rating: &quot;above average,&quot; with a large share of individual schools rated above average (GreatSchools).




The Bottom Line


Buying a home in Scottsdale isn't complicated once you know the order of operations. Build your plan, get preapproved, understand the market you're stepping into, then let your agent guide you through the offer and closing. Most of the stress buyers feel comes from not knowing what's coming next. Now you do.


Frequently Asked Questions





How long does it take to buy a home in Scottsdale? From preapproval to closing, most buyers can expect 30 to 60 days once they're under contract, though the search itself can take longer depending on inventory and your must-have list.


Is now a good time to buy in Scottsdale? With the market close to balanced and roughly 4.1 to 5.6 months of supply, buyers have a bit more breathing room than in a tight seller's market, though every situation is different. The best house in the price range can still have multiple offers, and you might have to move quickly with any counteroffers.


What's the difference between preapproval and prequalification? Preapproval means a lender has verified your financial documents and committed to a loan amount. Prequalification is just an estimate based on information you provide, without verification.


Do I need 20 down to buy a home in Scottsdale? No. Many loan programs allow much lower down payments, though your specific options depend on your lender, credit, and loan type.


What is earnest money and do I get it back? Earnest money is a deposit that shows you're serious about the purchase. If you back out for a reason covered by your contingencies, like a failed inspection, you typically get it back. If you found something else later and want to cancel the current accepted contract, you will most likely lose your earnest money.


Sources


Redfin, Scottsdale Housing Market — median sale price and months of supply data.Zillow, Scottsdale Home Values — typical home value estimate and median days to pending.Freddie Mac, Primary Mortgage Market Survey — current 30-year mortgage rate.GreatSchools, Scottsdale Unified School District — district school ratings.


Judy Orr, Realtor®HomeSmart | ADRE SA689963000Serving Scottsdale, Cave Creek, Carefree, and North Phoenix, AZ


480-906-1500✉️ judyorr@judyorr.com


Curious what your home is worth? Go to →Home Evaluation


Want to have a more detailed search created directly from the MLS (Multiple Listing Service)? Click → Automated Home Search
 ]]> </description>
    <pubDate>Thu, 13 Aug 2026 16:22:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/august-2026-in-scottsdale.html</guid>
    <link>https://www.searchscottsdale.com/blog/august-2026-in-scottsdale.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>August in Scottsdale: What's One More, Free Museums, and a $1M Surprise</title>
    <description> <![CDATA[ 
Your August Scottsdale Guide: Free Days, Market Updates, and Local Fun





August is here, bringing plenty of reasons to get out, explore, and stay informed. In this month's roundup, I'm sharing a fun personal update (yes, our family grew by one more furry friend), highlighting some of the best activities happening around the Valley, and rounding up seven days when you can visit local museums for free. You'll also find the latest local headlines in The Scottsdale Scoop and a look at an interesting housing trend as more cities see starter homes top the $1 million mark.


Whether you're looking for things to do, curious about what's happening around Scottsdale, or keeping an eye on the real estate market, I hope you find something that catches your interest.


Here's what you'll find in this month's roundup:What's One More?August Activities7 Free Museum DaysThe Scottsdale Scoop242 Cities Now Have $1M &quot;Starter&quot; HomesMarket Updates for Scottsdale, Cave Creek, and Carefree


What's One More?


I introduced our newest family member in my July Newsletter. We didn't stop there





Before we adopted Poncho, I had already submitted an application to Arizona Chihuahua Rescue. This is a rescue that only has foster homes. There is no building to visit.


We were told, and we saw on Facebook, that this little doggy was popular. I didn't think we had a chance. But one of the ladies contacted me and told me she liked what I had written on my application.


This is Poppy. She's a 6-pound, 1-year-old Japanese Chin and Chihuahua mix - called a Chinwa. She's the puppiest of puppies I've ever had (or maybe I just can't remember). She likes chewing shoes (mainly flip-flops and the like), paper and tissues, phone cords, and whatever else looks fun to her.


We had adopted Poncho last month as a companion for whatever other dog we got. Unfortunately, that idea isn't working well. He's too much dog for her. And I realized that, as part American Eskimo, he is a herding dog. When Poppy gets the zoomies, he has to herd her. That is scary to her (and me), but she seems to like him anyway.


So we have to play with them separately. That wasn't what we had planned. We actually considered contacting Poncho's prior owners and telling them he wasn't working out. But we've decided to work with the situation.


August Activities





I mention this every month. I turn my email newsletters into a blog post so people who read my blog, but aren't on my newsletter list, have a chance to read it. For the non-subscribers, the monthly activities might have already happened before I posted the blog article. If you'd like to be on the email list, just fill out my Contact Form and put Newsletter in the subject line or body.


August 1 - 9 am to 1 pm - Slide the RailsGet ready to make a splash at McCormick-Stillman Railroad Park’s coolest summer event Stop by for a morning packed with water-filled fun for the whole family.7301 E Indian Bend Rd, Scottsdale, AZ 85250


Squidsoup Infinite - still going through August 30Hundreds of glowing light spheres fill a room at Scottsdale Museum of Contemporary Art (SMoCA). It's indoors, air-conditioned, and genuinely mesmerizing - an easy win for date night or an afternoon with the kids.7374 E 2nd St, Scottsdale, Arizona 85251


Titanic: An Immersive Voyage - running through October 25thThis immersive experience promises to take guests through the history of the Titanic - from its creation, through its sinking, to its aftermath.The Galleria4301 N Scottsdale Rd, Scottsdale


Xfinity U.S. Gymnastics Championships — August 6-9The nation's top gymnasts come to downtown Phoenix's Mortgage Matchup Center to compete for a spot on Team USA. Big-event energy if you love live sports.Mortgage Matchup Center201 E Jefferson St., Phoenix, Arizona 85004


7 Free Museum Days Worth Knowing About Around Scottsdale





Museums aren't just a rainy-day backup here - in Arizona, they're basically our air-conditioned oasis strategy for beating the heat. And a good chunk of the Valley's best ones let you in without spending a dime, as long as you know the schedule.


Here's the rundown:


Arizona Capitol Museum(Phoenix) — Free every day it's open, 9 am to 4 pm. Closed Sundays.Housed in the original Arizona State Capitol building, so you get a little history lesson along with the architecture. Closed Sundays.1700 W Washington St, Phoenix, AZ 85007


ASU Art Museum - Always free. Wednesday to Sunday 11 am - 5 pmRotating exhibits of contemporary art from both international names and Arizona artists, spanning painting, sculpture, and video.51 East 10th Street Tempe, Arizona 85281


Children's Museum of Phoenix - Free admission the first Friday of each month, 5 to 9 pm. A downtown Phoenix favorite for interactive play and hands-on exhibits the kids won't want to leave.215 N. 7th Street, Phoenix


Heard Museum - Free the first Friday of the month, 5-9 pm, but sometimes there are summer hours of 4-8 pm. Call first to confirm.One of the best places in the Valley to learn about the art, history, and culture of Indigenous peoples of the Southwest.2301 N. Central Ave., Phoenix, AZ 85004602-252-8840


Phoenix Art Museum - Free general admission to the Museum during First Friday - 5 - 8 pm.With over 18,000 pieces in the collection, you could visit weekly for a year and still find something new.1625 North Central Ave., Phoenix, AZ 85004602-257-1880


Penske Racing Museum - Free, always, no exceptions.Monday – Saturday: 10 am – 4pm | Sunday: 12pm –5pmIf you've got a car lover in the family, this collection of racing vehicles spanning decades is a guaranteed hit.7191 East Chauncey Lane, Phoenix, AZ 85054


Tempe Center for the Arts - There is free admission to The Gallery.Gallery Hours: Tuesday - Saturday, 10 am - 5 pmThe current exhibition is available until August 23, 2026. Call if going after that to see when the next one will be available for viewing.A striking lakeside venue with rotating exhibits, performances, and classes.700 W. Rio Salado Pkwy, Tempe, AZ 85281480-350-2867


The Scottsdale Scoop


 


A bobcat family was living in a Scottsdale attic:My Aunt Annie had a raccoon living in her attic in Illinois. This levels that up


Scottsdale just ranked 1 best city for renters in America:Scottsdale was named the best city for renters in WalletHub's annual study of 180 U.S. cities, thanks to its affordability relative to income, spacious homes, and the nation's highest quality-of-life ranking. Three other Phoenix-area cities also made the top 10.


Scottsdale finally closed the short-term rental party-house loophole: Scottsdale strengthened enforcement of its short-term rental rules by updating the city code to better address weddings, parties, and other prohibited events. The changes are designed to reduce neighborhood disturbances and improve quality of life for nearby residents.


Arizona extreme heat: Electricity customers set new peak demand records:No surprise. Now if we could only air-condition our pools.


Popular Scottsdale Trailhead Closes Through Fall For Major UpgradesBrown's Ranch Trailhead, one of the busiest gateways to Scottsdale's McDowell Sonoran Preserve, is now closed through fall while the city completes a $1.17 million improvement project.


Where &quot;Starter Home&quot; Now Means Seven Figures


 


A new market report found that 242 U.S. cities now have &quot;starter homes&quot; worth $1 million or more, nearly triple the 80 cities that qualified back in 2020. California leads with 105 of those cities, but New York and New Jersey are growing the fastest.


The Entry Point Just Got a Lot More Expensive


Read that again. Starter homes. Seven figures. In 242 cities. A &quot;starter home&quot; doesn't mean run-down. It's simply the bottom third of prices for a given local market, and that bottom third is crossing $1 million more often than ever.


The count has nearly tripled since 2020, and the fastest growth right now is in the Northeast, not California. New York grew from 12 cities to 41. New Jersey went from just one city to 26. Sun Belt markets kept building, so prices cooled there. The Northeast didn't build, so its shortage never eased up.


There's good news, too. The typical starter home nationwide is still just $198,649. And the rent-versus-buy math is improving. Buyers now break even against renting after about six years, down from more than eight back in late 2023.


The One Arizona City on This List


Just one: Paradise Valley. Its year-to-date average sale price is $5,261,564. No other Arizona city, including Scottsdale, Cave Creek, or Carefree, made the cut. One small, exclusive town is skewing the picture for the whole state.


By the Numbers




242 cities nationwide now have starter homes worth $1 million or more


80 cities had million-dollar starter homes back in February 2020


$198,649 is the typical starter home value nationwide


105 cities in California, the most of any state


41 cities in New York, up from 12 pre-pandemic


6 years is the new rent-versus-buy break-even point, down from 8+ in late 2023




The Bottom Line


This trend is real, but it's concentrated in a small slice of the country. If you're house hunting anywhere in the greater Scottsdale area outside Paradise Valley, the typical entry point is still nowhere near seven figures. Reach out anytime if you want to talk through what's realistic for your budget right now.


Carefree, Cave Creek, and Scottsdale Real Estate Market Data For July 2026


These statistics are mainly from July since that is when we have the full month of listing inventory available. Most home-buying families with school-age kids want to be settled into their new house well before the first bell rings. So all that urgency piles up in spring and early summer, when parents are racing to close a deal, pack up, and get the kids registered at their new school before the school year kicks off. Once August hits and school's actually in session, that whole group of buyers basically vanishes from the market until the following spring.


Late summer (July into August) is the last sprint. You'll still see activity here, but it's more frantic. These are the families who are cutting it close, trying to squeeze in a purchase and a move before the deadline they've set for themselves.


Once school starts, the pace drops off. By September, most of the families who needed to move are done moving. They're not house hunting anymore; they're unpacking boxes and figuring out carpool lines. That takes a big chunk of buyers out of the pool.


A few other things stack on top of this in our specific market:


The desert heat plays a role too. Late summer here means triple-digit temps, and plenty of people would rather not spend their weekends trudging through open houses in that kind of heat. It's not the main driver, but it adds to the slowdown.


Snowbirds and seasonal buyers haven't arrived yet. A lot of our out-of-state buyers, especially retirees and part-time residents, don't start showing up in force until closer to fall and winter, so there's a bit of a gap between the &quot;family rush&quot; ending and the &quot;seasonal buyer&quot; wave beginning.


What this means practically: Fewer buyers browsing means less competition for the homes that are still on the market. If you're a buyer without a school deadline hanging over you, this stretch can actually work in your favor. Sellers sometimes need to be a little more patient or flexible on price during this window, simply because the buyer pool has shrunk, not because anything is wrong with their home.


Carefree Real Estate Market Update





Carefree continues to be a luxury market, with the median list price rising to $1.19 million, a 6.6 increase over June. At the same time, available inventory has declined to 49 active listings, a 14 decrease, giving buyers fewer homes to choose from.


Homes are taking longer to sell, with the median days on market increasing to 107 days, up 10.3 from last month. This suggests buyers are taking more time to make purchasing decisions, particularly in the higher-end market.


Only one new listing has been added in the past five days, highlighting just how limited new inventory remains. While sellers still have relatively little competition, buyers may have more negotiating leverage on homes that have been on the market for an extended period.


Cave Creek Real Estate Market Update





The median list price in Cave Creek reached the nice round number of $1,000,000 in August, a 15.2 increase from July. While asking prices have climbed, the number of homes for sale has dropped significantly, with 188 active listings, down 25.4 from last month.


Homes are also taking a little longer to sell. The median time on market increased to 79 days, up 8.2, giving buyers more time to evaluate properties and negotiate compared to the fast-paced market of recent years.


Only five new listings have come on the market in the past five days, so fresh inventory remains limited. Sellers continue to benefit from higher list prices and reduced competition, while buyers who are patient may find opportunities as homes spend more time on the market.


Scottsdale Real Estate Market Update





The median list price in Scottsdale reached $899,900 in August, a 21.2 decrease from July. While asking prices have pulled back, the number of homes for sale has also dropped, with 1,815 active listings, down 7.2 from last month.


Homes are taking about the same time to sell. The median time on market held steady at 79 days, down just 1, continuing to give buyers a comfortable window to evaluate properties and negotiate compared to the fast-paced market of recent years.


Only 76 new listings have come on the market in the past five days, so fresh inventory remains limited. Buyers continue to benefit from lower list prices and a wider window to negotiate, while sellers who price competitively may still find strong interest despite the slower pace.


Until Next Month


Whether you're looking for something fun to do this month, keeping an eye on what's happening around Scottsdale, or staying informed about the latest housing trends, I hope you found something helpful here. If you enjoyed this post, consider sharing it with a friend or neighbor who might find it useful too. And if you have questions about the local real estate market or are thinking about buying or selling a home, I'm always happy to help. Call me at 480-906-1500.
 ]]> </description>
    <pubDate>Thu, 06 Aug 2026 15:06:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/selling-in-scottsdale-what-buyers-want.html</guid>
    <link>https://www.searchscottsdale.com/blog/selling-in-scottsdale-what-buyers-want.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>Selling in Scottsdale? Here's What Buyers Want in 2026</title>
    <description> <![CDATA[ 
What Makes a Scottsdale Home Listing Stand Out in 2026?





Quick Answer: Scottsdale's median home price sits near $960,000, and homes are averaging 63 days on the market, so today's buyers have room to be picky. In 2026, listings stand out by being move-in ready, showing beautifully online with professional photos and a 3D tour, and priced right from day one. Homes that skip any of these steps tend to sit and then need a price cut to catch up.


Why Is It Harder to Sell a Home in Scottsdale Right Now?





Buyers simply have more options than they did a couple of years ago. Scottsdale's median home price is up 6.67 year over year to $960,000, but homes are also taking longer to sell, averaging 63 days on the market compared to a much tighter window in past seasons.


That shift matters because it changes buyer behavior. When buyers know they don't have to rush, they get choosier. They compare more listings side by side. They notice the ones with tired photos or an asking price that feels off. And they're quick to move on to the next option if something doesn't feel right.


North Scottsdale is telling a slightly different story, with median prices up 18.2 year over year to around $1.3 million and homes selling in about 61 days. So the picture isn't the same everywhere. A home in a tight, in-demand pocket of North Scottsdale can still move briskly, while a similar home in a more saturated price range might sit longer. Knowing exactly where your home falls in that mix is part of what a local agent brings to the table.


Here's the part sellers feel most directly: Phoenix-area listings had one of the highest price-cut rates of any major metro in the country this spring, with close to three in ten active listings carrying a reduction. That's not a scare statistic. It's a signal. It tells us buyers here are pushing back on pricing that doesn't match what the home actually offers, and sellers who get ahead of that end up in a much better spot than sellers who react to it later.


What Are Buyers Actually Looking For in a Home Right Now?





Buyers today are thinking past the sale. They're picturing what the home will cost them to live in and maintain after closing, not just what it looks like in the listing photos.


That shows up in a few specific ways:


• Layout that works for real life. A home office, a mudroom, a flexible bonus room. Buyers want space that fits how they actually live, not just extra square footage.


• Nothing that needs fixing right away. Buyers are stretched financially. A home that feels move-in ready, with no obvious deferred maintenance, removes a huge mental hurdle.


• Lower ongoing costs. In our desert climate, that means a newer HVAC system, updated windows, or solar. These aren't just nice extras anymore. Buyers see them as savings on a monthly bill, and that makes a real difference in a market where affordability is tight.


If your home checks these boxes, say so clearly in your listing. Don't make buyers guess or dig for it.


Do Listing Photos Really Matter That Much?





Yes, more than almost anything else in your marketing. Buyers form their first impression of your home online, long before they ever pull into the driveway.Photos are the single biggest factor buyers weigh when deciding which homes to go see in person. Listings with professional photography get up to 61 more online views than ones with amateur shots. In a market with this much competition for buyer attention, that gap is enormous.


A few ways to take it further:


• Twilight photos. A photo of your home at dusk, with the lights on and the sky glowing, tends to stop the scroll in a way daytime shots don't.


• Aerial or drone shots. Especially useful for Scottsdale properties with mountain views, a pool, or a bigger lot. They show context that ground-level photos simply can't.


• Video. Listings that include video get roughly four times more buyer inquiries than photo-only listings. That's not a small edge.


• 3D tours. Homes marketed with a 3D walkthrough have sold up to 31 faster and for up to 9 more than comparable listings without one.


Here's the honest way to think about it: your online listing is your first showing. If it doesn't grab someone in the first few seconds, the price and the square footage never get a chance to matter, because that buyer already scrolled past.


Should I Get a Pre-Listing Inspection Before I Sell?





It's worth strong consideration, especially in today's market. A pre-listing inspection means you hire an inspector to check out your home before you list it, so you know what's there before a buyer's inspector finds it for you.


The National Association of REALTORS® notes that this step gives sellers &quot;the opportunity to address any repairs before the For Sale sign even goes up.&quot; That timing matters. When you find an issue on your own schedule, you get to decide calmly whether to fix it, price around it, or simply disclose it upfront. When a buyer's inspector finds it during their contract period, it becomes a rushed negotiation with a deadline hanging over it.


Home inspection surprises are one of the more common reasons deals fall apart before closing. A pre-listing inspection doesn't guarantee a smooth sale, but it takes a lot of the uncertainty out of the process for everyone involved, including you.


Beyond the inspection itself, it helps to have some basic paperwork ready for buyers: the age of your HVAC system, roof, and water heater, plus a rough sense of your average utility costs. None of this is about oversharing. It's about giving a cautious buyer fewer reasons to hesitate or negotiate the price down out of uncertainty.


What's the Right Way to Price My Home?





Price it accurately from the very first day it hits the market. This is the single biggest factor in how your sale goes, and it's also the one sellers get wrong most often.


Here's the trap: pricing a little high &quot;to see what happens&quot; feels safe, but it usually backfires. Buyers and agents notice quickly if a home is priced above what similar homes are actually selling for. The listing sits. Days on market climb. And once a home has been sitting for a while, buyers start to wonder what's wrong with it, even when the only issue was ever the price.


That perception is hard to shake once it sets in. This is exactly what's happening across the Phoenix metro right now, where nearly 3 in 10 listings have already needed a price cut this year, one of the highest rates of any major market in the country.


A home's first two weeks on the market matter more than almost any other stretch. That's when buyer interest and showing activity peak. If you price competitively out of the gate, you're positioned to catch that wave of attention and, in a lot of cases, generate multiple offers. If you price high and wait to see what happens, you often end up chasing the market down instead of getting ahead of it.


One more thing worth knowing: a single, well-timed price adjustment tends to work far better than a string of small cuts. Multiple small reductions signal hesitation to buyers, and some will simply wait to see if you'll drop again. One confident correction, big enough to reset attention on the listing, almost always performs better.


How Long Will It Take to Sell My Scottsdale Home?





It depends heavily on your price point, condition, and neighborhood, but the current Scottsdale average is around 63 days on market. Homes that are priced right, show well online, and are genuinely move-in ready tend to sell well ahead of that average. Homes missing one or more of those pieces often take considerably longer.


North Scottsdale is currently moving a bit faster, closer to 61 days, while some other price bands and neighborhoods are slower. Your agent should be able to walk you through exactly where your specific home and price range fall within that range, rather than quoting you a citywide average that may not apply to your situation.


By the Numbers


• $960,000 — median Scottsdale home price, up 6.67 year over year • 63 days — average days on market in Scottsdale right now • $1.3 million — median sale price in North Scottsdale, up 18.2 year over year • ~29 — share of Phoenix-metro listings carrying a price reduction this spring, among the highest of any major U.S. metro • 61 — more online views for listings with professional photography • 403 — more buyer inquiries for listings that include video • 31 — faster sale time for listings with a 3D virtual tour, which can also sell for up to 9 more


The Bottom Line


The homes winning in Scottsdale's 2026 market aren't the flashiest or the cheapest. They're the most ready. That means move-in condition, honest transparency about the home's systems, photos and video that actually do the home justice, and a price that reflects reality from the very first day. Get those four pieces right, and your home competes hard, even in a market where buyers have plenty to choose from.


If you're weighing whether to list, or you already have a listing that isn't getting the traffic you expected, let's talk it through together.


Frequently Asked Questions


Is Scottsdale a buyer's market or a seller's market right now? Scottsdale is trending toward a more balanced market, with 63 average days on market and rising inventory giving buyers more negotiating room than they've had in recent years.


How much does a pre-listing inspection cost? Costs vary by home size and inspector, but it's a small investment compared to the negotiating leverage you can lose if a buyer's inspector finds a surprise issue during their contract period.


Do I really need professional photos if my phone takes good pictures? Yes. Listings with professional photography get up to 61 more views, and that first impression online is what decides whether a buyer schedules a showing at all.


Will a 3D tour actually help my home sell faster? Data shows homes marketed with 3D tours have sold up to 31 faster and for up to 9 more than similar homes without one, largely because they let serious buyers pre-qualify themselves before ever requesting a showing.


What happens if I price my home too high? It typically sits longer, requires a price cut later, and can develop a stigma with buyers who wonder why it hasn't sold, even if the home itself is in great shape.


Sources


• Houzeo - Scottsdale median home price and days on market • Fox Business, citing Realtor.com - Phoenix metro price reduction share • National Association of REALTORS® Magazine - pre-listing inspection guidance and quote • PhotoUp, citing NAR - professional photography view increase • Reel-E, citing NAR - video listing inquiry increase • Matterport - 3D tour sale speed and price impact


Judy Orr, Realtor® HomeSmart | ADRE SA689963000 Serving Scottsdale, Cave Creek, Carefree, and North Phoenix, AZ
 ]]> </description>
    <pubDate>Sat, 25 Jul 2026 16:17:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/scottsdale-homeowners-insurance-costs-how-to-pay-less.html</guid>
    <link>https://www.searchscottsdale.com/blog/scottsdale-homeowners-insurance-costs-how-to-pay-less.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>Your Scottsdale Homeowners Insurance Bill Went Up. Here's What to Do About It.</title>
    <description> <![CDATA[ 
Is Your Scottsdale Homeowners Insurance Bill Higher Than Last Year?





Quick Answer: Homeowners insurance costs have climbed sharply across Arizona, with premiums up roughly 48 statewide since 2021, according to the Consumer Federation of America. The national average now sits at $3,303 per year, a $648 jump from four years ago. In Scottsdale specifically, a typical policy runs around $1,643 per year for $300,000 in dwelling coverage, though many homeowners are paying more depending on location and home age. You can reduce your premium by shopping competing quotes annually, raising your deductible, and asking your insurer about mitigation discounts.


Why Did My Homeowners Insurance Go Up So Much?





The short answer: insurers paid out a lot more in claims over the past few years, and they're spreading that cost across all policyholders.


The Consumer Federation of America found that the average U.S. homeowners insurance premium rose 24 between 2021 and 2024, landing at about $3,303 per year. That's twice the rate of general inflation over the same stretch. Arizona homeowners got hit even harder. Premiums here rose roughly 48 over those same three years, one of the steepest increases in the country.


Two things are driving it. First, severe weather events — storms, wildfires, hail, flooding — are happening more often and costing more to clean up. Second, rebuilding a home costs a lot more than it did in 2020. Labor is expensive. Materials are expensive. When insurers pay out bigger claims, they adjust rates to keep up.


You're not imagining it. A Pew Research Center survey found that 71 of U.S. homeowners say their insurance costs have gone up in recent years. And 42 say the increase has been significant.


Is Scottsdale at Higher Risk Than Other Arizona Cities?





It depends on where in Scottsdale you live, and the answer matters for your premium.


North Scottsdale, Troon, DC Ranch, and areas near the McDowell Sonoran Preserve or Tonto National Forest sit closer to what insurers call the wildland-urban interface. That's the zone where developed neighborhoods meet open desert and brush. Homes in that zone get higher wildfire risk scores, which can push premiums up and sometimes limit which carriers will write a policy at all.


Monsoon season adds another layer. Hail, high winds, and flash flooding are real risks in the Valley, and insurers factor all of it in. If your home is in a flood zone, you may also be carrying a separate flood policy on top of your standard homeowners coverage.


The Arizona Department of Insurance and Financial Institutions has published guidance specifically for homeowners navigating these risk factors. It's worth a read if you're trying to understand why your specific address is priced the way it is.


What Factors Actually Determine My Premium?


Your bill isn't random. Insurers look at a specific set of things when they price your policy.


Location is the biggest one. Proximity to wildfire risk areas, flood zones, and even neighborhood crime rates all factor in. Two homes a mile apart can have meaningfully different premiums.


Your home's age and condition matter a lot. Older roofs, outdated electrical panels, and aging plumbing are red flags for insurers. Upgrading any of these can sometimes lower your rate.


Your claims history follows you. Filing even a small claim can raise your premium at renewal. Insurers also look at the claims history of the property itself, not just you personally.


Your credit score plays a role in most states, including Arizona. A strong credit history can work in your favor when a carrier is pricing your policy.


Your deductible and coverage limits directly affect your premium. A lower deductible means the insurer takes on more risk, and they charge accordingly.


Knowing which of these is driving your specific bill gives you a starting point before you do anything else.


What Can I Actually Do to Lower My Homeowners Insurance Premium?


There are five things worth trying, and most of them don't require a lot of time.


1. Shop your policy every year. Most people set their homeowners insurance and forget it. That's an expensive habit. Loyalty doesn't get rewarded in this market. Get two or three competing quotes at renewal time. Online tools like Insurify and Policygenius make it faster than it used to be. Switching carriers can save hundreds of dollars a year.


2. Raise your deductible. If you can comfortably cover a higher out-of-pocket cost in a claim, bumping your deductible from $1,000 to $2,500 or $5,000 can bring your annual premium down noticeably. Think of it as covering smaller losses yourself and keeping insurance for the big ones.


3. Bundle home and auto. Most major carriers offer a discount when you carry both policies with them. If yours are currently with different companies, price out a bundle. The savings vary, but they add up over time.


4. Ask about mitigation discounts. A new roof, storm shutters, an updated electrical panel, a monitored security system - these can all qualify for discounts depending on your carrier. Call and ask specifically. These discounts aren't always advertised, and your insurer won't volunteer them.


5. Review your dwelling coverage amount. If your home's value has shifted, your coverage limits may be out of sync with what you actually need. You don't want to be underinsured in a major loss, but you also don't want to be paying to insure a rebuild cost that's higher than your home requires. A quick conversation with your insurer about this is worth having.


Should I Drop My Coverage to Save Money?





This is the one move that can turn a manageable problem into a financial disaster.


About 7.4 of U.S. homeowners currently carry no homeowners insurance, according to CNBC, up from around 5 in 2019. The temptation is understandable when renewal notices keep climbing. But a single storm, fire, or burst pipe can cost tens of thousands of dollars out of pocket.


If you have a mortgage, your lender almost certainly requires you to maintain coverage. Let it lapse, and they'll place what's called &quot;force-placed insurance&quot; on the property. That's coverage the lender buys on your behalf, and it's typically far more expensive and far less comprehensive than a policy you'd choose yourself.


If the cost is genuinely unmanageable, the better path is to raise your deductible, trim optional coverage riders, or shop aggressively for a better rate. Dropping coverage entirely only defers a much higher potential cost.


By the Numbers




71 of U.S. homeowners say their insurance costs have gone up in recent years. (Pew Research Center)


42 say the increase has been significant. (Pew Research Center)


$3,303/year - current U.S. average homeowners insurance premium, up $648 since 2021. (Consumer Federation of America)


24 - national premium increase from 2021 to 2024, twice the rate of inflation. (Consumer Federation of America)


48 - Arizona's premium increase over the same period, one of the steepest in the U.S. (Prescott eNews / Consumer Federation of America)


~$1,643/year - estimated average Scottsdale homeowners insurance premium for $300,000 in dwelling coverage. (Policygenius)


7.4 of U.S. homeowners currently carry no homeowners insurance, up from 5 in 2019. (CNBC)


95 of U.S. ZIP codes saw premium increases between 2021 and 2024. (Consumer Federation of America)




The Bottom Line


Insurance costs are up, and that's not changing overnight. But most homeowners are paying more than they have to simply because they haven't shopped their policy in years. Pick one thing from this list - even just getting a competing quote - and do it before your next renewal. You may not be able to undo the national trend, but you can make sure you're not overpaying for the coverage you already have.


Frequently Asked Questions


Why is my homeowners insurance going up every year even if I haven't filed a claim?Insurers adjust rates based on what's happening across their entire book of business, not just your personal history. If claims are rising in your region due to weather events or higher rebuild costs, your premium can go up even if you've never filed a claim.


Can I negotiate my homeowners insurance premium?You can't negotiate the way you might on a car price, but you can ask your insurer specifically about discounts you may qualify for - new roof, security system, bundling, mitigation upgrades. You can also shop competing quotes and ask your current carrier to match a lower offer.


What's the difference between dwelling coverage and market value?Dwelling coverage (also called Coverage A) is what your insurer would pay to rebuild your home from scratch if it were destroyed. Market value is what a buyer would pay for your home today, including the land. These numbers are often different, and your policy should be based on rebuild cost, not market value.


Is it worth raising my deductible to lower my premium?For many homeowners, yes. If you have savings to cover a higher out-of-pocket cost in a claim, a higher deductible can meaningfully reduce your annual premium. Just make sure the deductible you choose is an amount you could actually pay without financial strain.


What happens if I let my homeowners insurance lapse?If you have a mortgage, your lender will purchase force-placed insurance on your behalf. It's typically more expensive than a standard policy and covers far less. If you own your home outright, you're simply unprotected against fire, storm damage, theft, and liability claims.


Sources


Pew Research Center - 71 of homeowners say insurance costs have increased; 42 say &quot;a lot&quot;Consumer Federation of America -24 national premium increase 2021–2024; $3,303 average annual premium; 95 of ZIP codes saw increasesPrescott eNews / Consumer Federation of America - Arizona premiums up 48 over three yearsPolicygenius - $1,643/year average Scottsdale premium for $300,000 dwelling coverageCNBC - 7.4 of U.S. homeowners uninsured, up from 5 in 2019Arizona Department of Insurance and Financial Institutions - Arizona-specific homeowners insurance guidance and risk factorsRisesoninsurance.com - Scottsdale wildfire risk zones and North Valley premium drivers
 ]]> </description>
    <pubDate>Fri, 17 Jul 2026 13:40:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/home-buying-red-flags-the-ones-that-are-actually-opportunities-and-the-ones-that-arent.html</guid>
    <link>https://www.searchscottsdale.com/blog/home-buying-red-flags-the-ones-that-are-actually-opportunities-and-the-ones-that-arent.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>Home Buying Red Flags: The Ones That Are Actually Opportunities (And the Ones That Aren't)</title>
    <description> <![CDATA[ 
Not Every Red Flag Means Run: A Scottsdale Buyer's Guide to Spotting Real Problems





Buying a home does something funny to people's brains. You'd think the hard part is finding the right place, but for a lot of buyers, the real emotional rollercoaster starts the moment the inspection report lands in their inbox.


Suddenly, a small roof leak becomes a catastrophe. A little mold in the bathroom feels like the house is uninhabitable. And instead of asking the seller to fix the obvious stuff and negotiating on the rest, some buyers just walk. I've seen people lose a home they genuinely loved over a $400 repair because the inspection report scared them into thinking the whole thing was falling apart.


The inspection isn't there to talk you out of buying the house. It's there so you know exactly what you're getting into.


Here's the thing, though: not every problem should get in the way. A 2026 survey by Clever Real Estate found that 76 of home buyers would be willing to overlook red flags in a home. Sometimes that's smart. Sometimes it's a $30,000 mistake waiting to happen.


After more than 42 years of helping buyers in Scottsdale, I've seen both. So let me break it down the way I do for my own clients: the red flags that are actually opportunities, the ones that need a professional opinion before you decide, and the ones that should genuinely send you back to the car.


The Red Flags That Are Actually Opportunities


Some things scare off other buyers and work in your favor. If you know what you're looking at, these can be your best chance to get a good deal.


The home has been sitting on the market for a while





About 43 of buyers say a long time on the market makes them nervous. I get it. But in Scottsdale, a home that's been listed for 60 days or more usually means one thing: the home was most likely priced too high in the beginning and the seller is now motivated.


That's your opening. You can negotiate on price, ask them to cover closing costs, or request repairs you might not get on a fresh listing. Before you assume something is wrong with the house, ask why it's been sitting. The answer is usually something fixable, like overpricing, a bad listing photo, or a previous buyer whose financing fell through. However, neither a seller nor their agent has to disclose this personal question.


The home fell out of contract





Only 20 of buyers flag this as a concern, and they're right not to. Deals fall apart all the time for reasons that have nothing to do with the house. The buyer got cold feet. Their loan didn't come through. They couldn't sell their current home in time. If the inspection was clean the first time around, you might be walking into a great situation.


Cosmetic issues





Ugly paint. Carpet that looks like it's from 1987. Landscaping that's completely out of control. Fixtures that belong in a time capsule.


These things scare away buyers who can't see past the surface. If you can, you'll have less competition and usually a better price. A $5,000 cosmetic refresh on a home you bought for $15,000 under asking is a win. Scottsdale has no shortage of homes that look rough in photos but have great bones underneath.A prior foreclosure.


Only 24 of buyers see this as a red flag, and that's actually pretty reasonable. By the time a foreclosed home hits the Scottsdale market, the title is typically clean and the bank just wants it sold. These can be some of the best deals out there if you do your homework and get a thorough inspection.


The Red Flags That Need a Professional Opinion First





These are the ones where the cost can range from &quot;totally manageable&quot; to &quot;absolutely not.&quot; The difference almost always comes down to details you can't see without the right expert in the room. This is exactly why you never skip the inspection.


Mold or water damage





Here's a stat that surprised even me: 49 of buyers say mold isn't a dealbreaker. That's fair, as long as you understand what you're actually dealing with.


A small patch of mold in a bathroom might cost $500 to $1,500 to clean up. Mold that's spread through a crawlspace or behind walls? That's a $10,000 to $30,000 problem. The mold itself isn't what matters. The scope is. Always bring in a mold specialist for an estimate before you make any decisions. Don't guess on this one.Foundation or structural problems.


Nearly half of buyers surveyed (45) said they'd still buy a home with major structural issues. I understand the impulse, especially in a competitive market like Scottsdale, where you don't want to lose a home you've fallen in love with.But the range here is enormous. A minor crack might cost $250 to $800 to seal. Foundation piering or major stabilization work can run $10,000 to $23,000 or more. A structural engineer's assessment costs a few hundred dollars and could save you tens of thousands. It's one of the best investments you can make before signing anything.


Signs of pests





57 of buyers say pests aren't a dealbreaker, and in a lot of cases, they're right. A standard pest treatment runs a few hundred dollars. Not a big deal.


Termite damage is a completely different conversation. Repairs average $3,000 to $8,000 and can go well past $15,000 if structural elements are involved. In Arizona, termites are common. The treatment is cheap. The repair bill is where it gets expensive. Make sure your inspector looks carefully and get a separate termite inspection if there's any question.


In Arizona, termites are so common that most people who grew up here barely blink when they see it on an inspection report. It's just part of life in the desert. But if you're relocating to Scottsdale from out of state, seeing &quot;termite activity&quot; on an inspection report for the first time can feel alarming. It freaked me out on my first purchase. But it doesn't have to.


If you're purchasing a condo or townhome, the HOA usually has ongoing termite treatment that is part of your monthly fee. But if active termite activity is found, they won't normally do anything further.


Asking the seller to handle the treatment before closing is usually a pretty easy conversation. Almost every seller will say yes without much pushback.


Electrical problems





More than half of buyers (54) would move forward with electrical issues. Minor fixes are routine and not worth walking away over. But if the home needs a full rewire, you're looking at $8,000 to $15,000.


Ask your inspector to flag the panel and the wiring type specifically. Knob-and-tube or aluminum wiring is a bigger conversation because some insurance companies in Arizona won't cover homes that have it. That's not just a repair issue; it's an insurability issue.


Plumbing or water pressure problems





Another 57 of buyers aren't deterred by plumbing issues. Low water pressure might just need a new pressure regulator, which runs $200 to $400. Easy fix. We've done this on both of our properties here.


But corroded pipes, a failing sewer line, or galvanized steel plumbing is a different story. A full repipe can cost $4,000 to $15,000. Have your inspector check the pipe material and the age of the system. In older Scottsdale homes especially, this is worth paying close attention to.


The Red Flags That Should Make You Walk Away


These are the situations where no amount of negotiating fixes the problem. The house might be wonderful in every other way, but these issues either can't be resolved or will cost you money indefinitely.


Environmental contamination nearby


 


The Clever survey found that 59 of buyers would overlook nearby environmental contamination. That number worries me.


You can renovate a kitchen. You can repaint every room. You cannot move a Superfund site, a leaking underground storage tank, or industrial runoff. Before you fall in love with a property near industrial or commercial zones in Scottsdale or anywhere in the Valley, check the EPA's Envirofacts database and Arizona's environmental records. This is a step most buyers skip, and it's one of the most important ones.


A flood zone with unaffordable insurance





More than half of buyers (56) say a flood zone isn't a dealbreaker. But flood insurance costs have been climbing sharply under FEMA's Risk Rating 2.0 system, and in some areas, annual premiums can run $3,000 to $5,000 on top of your regular homeowners policy.


Before you make an offer on any property near water or in a low-lying area, check FEMA's flood maps and get an actual insurance quote. If the numbers don't work, the house doesn't work, no matter how much you love it.


Are there really flood zones in Arizona? It's not as common as it was in Illinois, where I'm originally from, but every once in a while I will see it. I always point it out to buyers that might be interested in a particular property that is located in one. In fact, I can create a search in the MLS that will remove all homes located in a flood zone.


I personally wouldn't purchase a home in a flood zone. Flood insurance has been getting more and more expensive every year. There are plenty of homes not located in flood zones, so in my opinion, I would just keep looking.


Unresolvable title issues





Liens from unpaid contractors. Boundary disputes with neighbors. Unresolved estate claims. Undisclosed easements. These can delay or completely kill a closing, and they can follow you for years after you move in.


Title insurance covers a lot, but not everything. If the title search turns up complications that can't be cleared before closing, it's usually not worth the risk. This is one area where patience is genuinely the right call.


A Note for First-Time Buyers





If you're in your 20s or early 30s and buying your first home in Scottsdale, this part is specifically for you.


The Clever survey found that younger buyers are significantly more willing to take on serious problems to get into the market. 62 of Gen Z buyers said they'd purchase a home with mold, compared to 40 of boomers. 61 said they'd buy a home with hazardous materials. More Gen Z buyers said bad cell service is a bigger dealbreaker than cracks in the ceiling.


Early in my career, back when home inspections were still a pretty new concept, I had buyers who got so spooked by the inspection process that they canceled their contract. Not because anything terrible came up, just because the idea of finding out something was wrong felt like too much to handle. So on the next house they made an offer on, they skipped the inspection entirely. They didn't want to know. That's the kind of fear that ends up costing people real money, and I've never forgotten it.


I understand the pressure. Scottsdale isn't an easy market for first-time buyers, and the urge to stop renting and start building equity is completely real. But the most expensive home you can buy is the one that hits you with $30,000 in repairs six months after you move in.


You don't need a perfect home. You just need to know exactly what you're buying and what it's going to cost to fix. That's the whole job. And it's exactly what I'm here to help you figure out.


So Where Does That Leave You?





Red flags are not all the same. Some are opportunities that other buyers are too nervous to see. Some need the right expert to tell you whether they're a $500 problem or a $50,000 one. And some are genuine reasons to move on to the next listing.


The difference between a smart buy and a costly mistake usually comes down to having someone in your corner who knows which is which, and who will be straight with you even when it means slowing things down.


That's what we do. If you're buying in Scottsdale and want someone who'll give you an honest read on every home you look at, reach out. We'd love to help. Give Judy a call at 480-906-1500.
 ]]> </description>
    <pubDate>Fri, 10 Jul 2026 08:08:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/july-in-scottsdale.html</guid>
    <link>https://www.searchscottsdale.com/blog/july-in-scottsdale.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>July in Scottsdale: Events, Local News, a 75th Birthday, and Elon Musk's Trillion-Dollar Fortune</title>
    <description> <![CDATA[ 
July in Scottsdale: Celebrating 75 Years, America's 250th, and the Latest Real Estate News





July is here, and with it comes plenty of reasons to celebrate, explore, and maybe even be a little nostalgic. This month's newsletter converted to a blog post is filled with a little bit of everything - from saying a heartfelt goodbye to one furry friend while giving a warm welcome to another, to celebrating Scottsdale's 75th birthday and all the history that comes with it. And don't forget, this Fourth of July commemorates the 250th birthday of the USA


I've also rounded up some fun local events to help you make the most of July, along with a few Scottsdale news stories that could affect our community. And just for fun, we'll take a look at Elon Musk's trillion-dollar fortune and see what it would actually take to spend that kind of money. (Spoiler alert: It's a lot harder than you might think)


Whether you're a longtime Scottsdale resident, new to the area, or just enjoy keeping up with what's happening around town, I hope you'll find something that makes you smile, teaches you something new, or simply gives you a fun break from your day.


A Sad Farewell and a Warm Welcome





I have had to rehome two pets from home sellers. One was a sweet German Shepherd named Princess. Her owner had passed, and his sister couldn't take her. I did some work and found a new home for her.


Years later, I had a seller who was moving to Seattle, WA. She was taking her two dogs, but didn't want to take the cat, and asked for my help in finding a new owner. I took a photo of her and sent it to my husband. He said, &quot;Bring her home.&quot; We named her Sugar.


We didn't know her age, and we were at least her 3rd owners. We were told that she had special needs. She vomited a lot, so we were told to feed her small amounts every 2 hours. She'd still have good days and bad.


Over the years, we took her to different veterinarians because of her issues, including the fact that she was so thin. Our current vet took one look at her and told us she was hyperthyroid. She was on meds from then on and lived many more years.


We promised her this was her last home, and we kept that promise. There is definitely a void without her.


We were considering adopting a Pomski puppy. I believe in rescuing a pet in need of a home.


His name is Poncho, and although he is supposedly 7 years old, he acts like a puppy. He is settling down, and you can't see it in the photo, but he is overweight and is on a diet.


He wasn't from a shelter or foster; he had to be rehomed because one of the owners' sons was allergic to him. They said he is a Pomeranian/American Eskimo mix, but he looks all Eskimo to me. Even though we have 3 adults in the house, Poncho is my shadow. That's about how it is with all of the pets we've had.


July Activities





July 3rd - 6:00 pm to 9:30 pm - Red, White, and Choo ChooMcCormick-Stillman Railroad Park7301 E Indian Bend Rd, Arizona 85250Celebrate the 4th a day early. Activities, entertainment, and food.


July 4th - Westworld of Scottsdale hosts the largest fireworks display in Scottsdale history, with gates opening at 5 p.m. and fireworks starting at 9 p.m. This family-friendly event features live entertainment, indoor air-conditioned activities, a Parade of Heroes, backyard BBQ, and competitions like the Cold Beers &amp; Cheeseburgers Summer Slider Eating Contest and Water Balloon Toss Championship. The venue is air-conditioned, which is ideal given Scottsdale’s July heat averaging 105°F.16601 North Pima Road, Scottsdale, AZ 85260


July 4th 6:00 pm to 2:00 am -W Scottsdale with our All American Glow eventAn adult 4th of July celebration at the W Scottsdale7277 E. Camelback Rd.Scottsdale, AZ 85251Fireworks, night swim, DJ music, food, and drinks


July 11-12 - 9:00 am to 5:00 pm - Experience FranceMIM (Musical Instrument Museum)4725 E. Mayo Blvd., Phoenix, AZ 85050phone: 480.478.6000


July 17 - 6:00-8:00 pm - Bubble DiscoMcCormick-Stillman Railroad Park7301 E Indian Bend Rd, Arizona 85250Celebrate 75 years of Scottsdale with a splash Visit on July 17 from 6:00–8:00 PM at the McCormick-Stillman Railroad Park Splash Pad for an unforgettable evening featuring music by DJ Transl8r, foam cannons, giant bubbles, and plenty of family-friendly fun. Come cool off, dance, and commemorate this exciting milestone in our community's history.


July 18 - 10:00 am - Mah Jongg PartyVia Linda Senior Center10440 E Via Linda, Scottsdale, AZ 85258American Version of ancient Chinese game of skill and luck, using the current 2026 National Mah Jongg League Rule Card. Standard Rules of Play. Three rounds of four games each, with rotations to different tables, for points and prizes.Check-in begins at 10 a.m., and tournament begins at 11 a.m. - $30(Resident)/$40(Non Resident)


July 18 - 10:00 am to 2:00 pm - Sip + Shop Summer Market SeriesZuZu6850 East Main Street, Scottsdale, AZ 85251Kick off your weekend in foodie style. Shop local goodies, grab one of Pastry Chef Maria’s epic cookies, try some bites from the guest chef (available for purchase) and enjoy complimentary drink samples while listening to live music in our SoHo Ballroom. It's a vibe.


July 28 - 5:00 - Ladies Night @b Naked Chocolatesb Naked Chocolates7375 E. Stetson Suite 102Scottsdale, Az 85251480-947-3900 - Click to go to their website pageGrab your gal pals and head to b Naked Chocolates for a casual night of inspired conversations &amp; authentic connections over a scrumptious array of decadent desserts and market-fresh lite bites.


Happy 75th Birthday, Scottsdale





This year marks a big milestone for Scottsdale as the city celebrates its 75th anniversary. While Scottsdale officially became a city on June 25, 1951, its story began long before that.


For thousands of years, Indigenous peoples, including the ancestors of today's O'odham and other Native communities, lived, farmed, and traveled through this part of the Sonoran Desert. They were the area's first residents, long before settlers arrived in the Valley.


The modern story of Scottsdale began in 1888, when Army Chaplain Winfield Scott and his wife, Helen, purchased 640 acres of land in what was then open desert. Scott believed the area had excellent farming potential because of its fertile soil and access to irrigation from the Arizona Canal. Before long, other families followed, and a small agricultural community began to take shape.


In those early years, Scottsdale looked very different from what it does today. Farming and ranching were the backbone of the local economy, with crops like citrus, cotton, alfalfa, and vegetables growing throughout the area. Life moved at a much slower pace, and neighbors depended on one another in what was truly a small-town community.


As the years passed, Scottsdale began developing its own identity. The town became known for its Western charm, guest ranches, art community, and beautiful desert scenery. Visitors from around the country came to experience the sunshine, horseback riding, and relaxed lifestyle that made Scottsdale unlike anywhere else.


Following World War II, growth accelerated rapidly. More families moved to Arizona, attracted by the warm climate, expanding job opportunities, and wide-open spaces. Recognizing that the community was growing quickly, residents voted to incorporate Scottsdale as a city in 1951.


At the time of incorporation, Scottsdale was home to just 2,032 residents and covered only about half a square mile. Today, Scottsdale has grown into one of Arizona's most desirable places to live, work, and visit. The city is now home to approximately 243,700 residents and spans about 184.5 square miles, stretching roughly 31 miles from its southern border near Tempe to the communities bordering Carefree and Cave Creek in the north.


Despite all that growth, Scottsdale has worked hard to preserve the qualities that made people fall in love with it in the first place. Its stunning desert landscapes, extensive trail systems, thriving arts scene, world-class golf courses, vibrant Old Town, and commitment to preserving open space continue to set it apart. In fact, Scottsdale has protected more than 30,000 acres within the McDowell Sonoran Preserve, ensuring future generations can enjoy the Sonoran Desert much as it has existed for centuries.


To celebrate its 75th birthday, the city is hosting special events, historical exhibits, public art installations, educational programs, and community celebrations throughout the year. It's a wonderful opportunity to learn more about Scottsdale's past while celebrating everything that makes the city special today.


Whether you've lived here your entire life, moved here recently, or are thinking about making Scottsdale your home, this anniversary is a reminder of just how much this community has accomplished in just 75 years. From its humble beginnings as a farming settlement to its reputation as one of the country's premier desert destinations, Scottsdale has come a long way, and its story is still being written.


Happy 75th Birthday, Scottsdale Here's to the next 75 years.


The Scottsdale Scoop





The Lakefront at Scottsdale Redevelopment Project Moves Forward:Diversified Partners has acquired Scottsdale's landmark waterfront property and plans to transform it into The Lakefront at Scottsdale, a mixed-use destination featuring dining, retail, and community gathering spaces.


As Colorado River Talks Drag On, Scottsdale Builds Its Own Backup Plan:As Colorado River rules are negotiated, Scottsdale says it is studying cuts and preparing additional recommendations.


Curve Development Officially Launches Sales at Quarter at Palm Scottsdale:A collection of 25 luxury single-family homes located at the corner of Palm Lane and 74th Street in Scottsdale, Arizona is listed on the MLS now. Prices start at $875,000.


Gov. Hobbs signs $18B Arizona Budget After Months of Negotiations:The wait is over Find out what that $18 billion will go towards.


IKONIC Scottsdale Luxury Rental Tower Gets Financed:At 14 stories and 245 luxury rental units, this is truly going to be a tower


Elon Musk Is a Trillionaire. But Can Your Brain Even Picture a Trillion Dollars?





On June 13, Elon Musk reportedly crossed a milestone no one has ever reached before: a net worth of $1 trillion.


Not a billionaire. A trillionaire.


Now, I'll be honest, I don't think most of us have any idea what a trillion dollars actually looks like. We hear the word all the time when people talk about government spending or the national debt, but it's such an enormous number that it almost loses its meaning.


So, let's have a little fun putting it into perspective.


How Many Homes Could a Trillion Dollars Buy?


Since I spend my days talking about real estate, my first thought was simple, how many homes could you buy with $1 trillion?


Using the current average U.S. home price of about $370,000, the answer is roughly 2.7 million homes.


Of course, we all know Scottsdale isn't exactly an average housing market. Using Zillow's May average home value of $859,406, a trillion dollars would &quot;only&quot; buy about 1.16 million Scottsdale homes.


It's funny how a trillion dollars can make a million sound small.


Here's Where Things Get Really Crazy


Home prices are one thing, but some other comparisons make your head spin even more.


Imagine stacking one trillion one-dollar bills.


That pile would stretch nearly 68,000 miles into the sky - high enough to reach more than a quarter of the distance to the moon.


Lay those same dollar bills end to end, and they'd travel millions of miles beyond the sun.


Still hard to picture?


Try thinking about time instead.


One million seconds ago was just a few weeks ago.One billion seconds ago takes you back to the mid-1990s.One trillion seconds ago? Humans hadn't invented writing yet. You'd be standing somewhere around 30,000 BC, during the last Ice Age.


Suddenly, &quot;a trillion&quot; doesn't sound like just another really big number.


It's Almost Impossible to Imagine


That's really the point. Once money reaches this scale, it stops feeling like something our brains can understand. We know a million is a lot. A billion sounds enormous. But a trillion is on an entirely different level.


It's the difference between taking a walk around the block and walking across the country. The numbers may only be separated by a few zeros, but those zeros change everything.


Can You Spend a Trillion Dollars?


If you've ever wondered what it would be like to have unlimited money, there's actually a website that lets you try.


It's called Spend Elon Musk's Fortune, and it starts you off with his estimated net worth.


At first, spending the money seems easy. Buy a mansion. Add a yacht. Throw in a private jet, a fleet of Ferraris, a few private islands, or even a professional sports team.


But after a few minutes, something surprising happens. You realize you've barely made a dent.


The website is entertaining, but it also makes a fascinating point: a trillion dollars is so much money that it's almost impossible to spend, even when you're buying some of the most expensive things imaginable. If you have a few spare minutes, give it a try.


My guess is you'll run out of shopping ideas long before you run out of money. And the next time someone casually mentions a trillion dollars, you'll have a much better appreciation for just how enormous that number really is.


One quick note: Net worth isn't cash sitting in a checking account. It's mostly the estimated value of investments, company ownership, and other assets. Since stock prices change every day, Elon Musk's estimated net worth can fluctuate by billions of dollars in a single trading session.


Carefree, Cave Creek, and Scottsdale Real Estate Market Data For June 2026


Whether you're thinking about buying, selling, or simply keeping an eye on the market, staying informed is always a smart move. Below are the latest housing statistics for Scottsdale, Cave Creek, and Carefree. If you'd like to know what these numbers mean for your neighborhood or your home's current value, I'd be happy to help. Call me at 480-906-1500, or fill out my Homefinder Form or Home Evaluation Form to get started.


Carefree Real Estate





Carefree's real estate housing market remained steady in June, with luxury homes continuing to dominate the landscape. The median list price declined 12.4 from June to $1.1 million, while the number of active listings fell 9.4 to 58 homes. Properties are taking a bit longer to sell, with the median days on market increasing 4.9 to 108 days, reflecting the more deliberate pace that is common in the luxury market. One new listing was reported during the past five days, highlighting the limited inventory available in Carefree. As always, market conditions can vary significantly based on a home's location, price point, and condition, so buyers and sellers should consider local trends when making real estate decisions.


Cave Creek Real Estate





Cave Creek's housing market showed a mix of rising home values and tightening inventory in July. The median list price climbed 23 from June to $1.1 million, reflecting continued strength in the luxury and custom home market. At the same time, active listings declined 27.8 to 208 homes, giving buyers fewer properties to choose from. Homes sold a bit faster as the median days on market fell 3.5 to 70 days, suggesting that well-priced homes continue to attract interest. With just five new listings added over the past five days, inventory remains relatively limited. As always, real estate trends can vary by neighborhood, price range, and property type, so buyers and sellers should look beyond the overall statistics when making their next move.


Scottsdale Real Estate





Scottsdale's housing market continued to shift toward a more balanced pace in July. The median list price dipped to $933,595, down 18.8 from the previous month, while active inventory decreased 8 to 2,050 homes. Homes are taking a bit longer to sell, with the median time on market increasing slightly to 77 days, up 1.7 from June. Meanwhile, 69 new listings came on the market over the past five days, giving buyers fresh opportunities while sellers continue to compete for attention. Overall, today's market offers more choices for buyers than we've seen in recent years, but well-priced, well-presented homes are still attracting strong interest. As always, real estate is hyper-local, so conditions can vary significantly depending on the neighborhood and price range.


Have a Safe and Fun 4th of July


As we wrap up this month's newsletter blog post, I hope you found something helpful, interesting, or even a little surprising. Whether you're celebrating Scottsdale's 75th birthday, enjoying summer around the Valley, or keeping an eye on the real estate market, I appreciate you taking the time to stay connected. If you have questions about buying, selling, or your home's value, I'm always just a phone call or email away - 480-906-1500 - judyorr@judyorr.com. If you know someone who would enjoy these monthly updates, please send them the link to this post.
 ]]> </description>
    <pubDate>Thu, 02 Jul 2026 14:40:00 -0700</pubDate>
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    <guid>https://www.searchscottsdale.com/blog/how-to-use-seller-concessions.html</guid>
    <link>https://www.searchscottsdale.com/blog/how-to-use-seller-concessions.html</link>
        <author>judyorr@judyorr.com (Judy Orr)</author>
        <title>The Buyer's Advantage Nobody's Talking About: How to Use Seller Concessions</title>
    <description> <![CDATA[ 
Seller Concessions Explained: Closing Cost Help, Rate Buydowns, And Repair Credits





If you’ve been watching home prices and interest rates and thinking, “How is anyone buying right now?”, here’s a little bit of good news. A huge share of sellers are tossing in extras to help buyers make the numbers work. We’re not talking about free throw pillows. We’re talking real money.


Recently, sellers gave some kind of concession in just under half of U.S. home sales. That’s a record-high share for the month of May. In plain English, almost one out of every two sellers is offering some financial help to get their home sold.


If you’re buying, that’s a big deal. The trick is knowing what those concessions actually are, why sellers are doing this, and how you can use it to your advantage. Let’s walk through it like we’re sitting at a coffee shop, looking over your numbers together.


What A Seller Concession Really Is





Let’s start simple. A seller concession is any financial help the seller gives you to reduce what it actually costs you to buy their home.


Think of it as, “The price is X, but the seller is also helping you with Y and Z.”


Concessions usually show up in three main ways:




Repair credits: Instead of the seller fixing things before closing, they give you money to handle the repairs yourself.  Example: The inspection shows the air conditioner is on its last legs. Instead of the seller replacing it, they agree to give you a $5,000 credit at closing that you can put toward the work.


Closing cost contributions: These are dollars the seller pays toward your closing costs. Closing costs can easily add up to thousands of dollars between lender fees, title fees, taxes, and prepaid items.  Example: Your closing costs are $12,000. You negotiate for the seller to cover $8,000, so you only bring $4,000 to the closing table.


Mortgage rate buydowns: Here, the seller pays the lender to temporarily or permanently lower your interest rate. That can bring your monthly payment down to something that fits your budget more comfortably.  Example: Instead of a 7.25 rate, the seller pays for a buydown that drops you to 6.5 for the first few years or permanently. That might save you a few hundred dollars a month.




One key detail: concessions are separate from the actual purchase price in the contract. A seller might refuse to budge on price, yet still agree to help with closing costs or a repair credit.


Another must-do: whatever you agree on has to be in writing in the purchase contract. No handshake deals, no “we’ll figure it out later.” If it isn’t clearly spelled out, it doesn’t exist.


Also, when you see statistics about concessions, price reductions are not counted in those numbers. A price drop is its own thing. Concessions are stacked on top of whatever price you negotiate.


So a seller could say, “This is the lowest price I’ll go,” and still be willing to help you in other ways that make the deal more affordable for you.


Why So Many Sellers Are Offering Concessions Right Now





You might be wondering, “Why are sellers suddenly feeling generous?” Short answer: they need buyers more than buyers need them.


Across the country, there are significantly more sellers than buyers right now. One recent look at the market showed there are about 47 more home sellers than buyers out there. That’s a lot of competition for buyer attention.


At the same time, mortgage rates are still high compared to what we got used to a few years ago, and home prices haven’t exactly dropped off a cliff. When you add in broader economic worries like inflation, job stability, and global conflict making the headlines, plenty of would-be buyers are choosing to wait.


Fewer active buyers plus more listings equals more leverage on your side of the table. Sellers are learning that if they want to sell, and their property isn't the absolute best place on the market in their price range, they have to throw more into the pot to get their place sold.


What’s Going On In Sun Belt Markets





Sun Belt areas have an extra layer to this story. During the pandemic buying craze, cities like Nashville and Phoenix built and built and built. A lot of that new inventory is still out there, sitting on the market longer than sellers would like. I


In many areas, construction continues for years after a subdivision first opens. It's also common for similar new-home communities to be built nearby, even in neighborhoods that are only five years old or newer. When a homeowner in one of these communities decides to sell, they may find themselves competing directly with brand-new homes. In some cases, the new construction may be priced similarly, or even lower, and builders often sweeten the deal with upgrades, incentives, or financing offers that sellers of resale homes simply can't match.


On top of that, climate risk has pushed insurance costs and HOA fees higher in some of these regions. When owning a home comes with rising insurance premiums and HOA dues, some buyers are hesitant, which makes selling even tougher.


Put all of this together and you get a market where:




There are more homes competing for each buyer


Some homes cost more to insure or maintain


Buyers are very focused on monthly payments and out-of-pocket costs




Sellers see this. They know a concession can be the difference between “Let’s write an offer” and “Let’s keep looking.”


What Buyers Can Realistically Ask For





Knowing concessions exist is great. Knowing what to ask for is where you actually save money.


One big myth is that you have to choose only one type of concession. That’s not true. A growing number of deals include both a price drop and some kind of concession.


Recently, about 15.7 of home sales included a combination of a concession and a price reduction. A year earlier, that number was 12.8. To put that in plain terms, roughly one out of every seven homes that sold had both a lower price and some sort of seller help built in.


That doesn’t mean you’ll always get everything you ask for. It does mean it’s worth exploring your options instead of assuming sellers won’t budge.


Here’s how to decide what to prioritize.


 1. When Cash At Closing Is Your Pain Point


If the main thing stressing you out is the amount of money you need to bring to closing, focus on closing cost contributions.


A quick example: You’re buying a $600,000 home in Scottsdale. Your closing costs might be around 2 to 4 of the purchase price, which could easily be $12,000 to $24,000. If the seller agrees to pay $10,000 of that, your upfront cash requirement drops a lot.


This can help if:




You have enough income to handle the monthly payment


You’re tight on savings for closing and moving


You’d rather keep some cash for furniture, an emergency fund, or small projects




2. When The Monthly Payment Is The Problem


If your main worry is, “That monthly payment feels too high,” then a rate buydown is often the smarter ask. Even a small drop in rate can do more for your budget than a modest price reduction.


For example, shaving half a percent off your rate could lower your monthly payment by a noticeable amount, and that savings adds up over time. It can make a home move from “this feels risky” to “this feels manageable.”


There are different ways rate buydowns can be structured:




A temporary buydown that lasts for the first few years (this seems more prevalent now)


A permanent buydown where the lower rate applies for the life of the loan




Your lender can run the numbers so you can see how much impact each option has compared to, say, a $10,000 price drop.


3. When The House Needs Work


If the home you love is not exactly move-in ready, a repair credit can be very useful.


Instead of the seller hiring someone to do the work, you get a credit and choose the contractor, materials, and timing yourself. That’s often better because:




You avoid “patch job” repairs done as cheaply as possible


You get to pick the quality you want


You can bundle projects together and tackle them your way




Example: The inspection shows the roof has a few years left but will need replacing soon, and there are some electrical issues. You ask for a $15,000 repair credit at closing. That money helps you start the work with people you trust rather than relying on whatever contractor the seller finds.


4. When You Want A Mix


In this market, asking for a combination can be reasonable, although it's more rare.


You might go after something like:




A moderate price drop


A small closing cost contribution


A repair credit for one or two big items




A skilled agent will help you read the situation. A home that’s been sitting for a while, or one that has obvious needed repairs, might be a better candidate for a package deal. A brand new listing priced very aggressively might have less flexibility.


The goal is not to “win” every point. It’s to shape the deal so the total numbers work for your life.


How To Match Concessions To Your Own Finances





Before you start firing off requests, it helps to get really clear on what matters most for your budget.


Grab a notebook or your notes app and think through three questions:


1. How much cash do you feel comfortable bringing to closing, without wiping out your savings or putting yourself in a stressful spot? 2. What monthly payment range actually feels okay, not just on paper but in your day-to-day life? 3. How willing are you to take on repairs or projects in the first year?


Once you’ve answered those, you can connect the dots:




If cash is the issue, prioritize closing cost help


If the payment is the issue, prioritize a rate buydown


If the home’s condition is the issue, prioritize repair credits




You’ll probably care about more than one of these, but one usually stands out as the main pressure point. That’s where your concession requests should lean.


Using Concessions Strategically Right Now


Whether you’re already under contract or getting ready to write your first offer, concessions should be part of the conversation with your agent from the start, not an afterthought.


Before You Make An Offer


When you find a home you like, talk with your agent about:




How long has it been on the market


Whether the seller has already reduced the price


How common concessions are right now


Any obvious repair or condition issues




Then layer in your own financial picture. If your lender has already given you numbers, have them show you:




What your closing costs are likely to be


How different rate buydown scenarios impact your monthly payment


How much room you have in your budget for repairs




From there, you and your agent can decide what to ask for and how hard to push. For a home that has been sitting for a while with no offers, your agent may suggest opening with both a price reduction and a concession request. For a home that just hit the market and is getting a lot of showings, the strategy might focus more on one main concession tied to inspection findings. And that means you'd have to wait to see what the inspection turns up.


If You’re Already Under Contract


If you’re under contract, concessions often come into play right after the inspection.


Say the inspector finds:




An aging HVAC system


Some roof issues


A few safety-related electrical problems




You and your agent can go back to the seller with a clear, simple request, like:




A specific repair credit amount


A mix of repairs the seller will complete plus a smaller credit


Or a mix of a repair credit and a closing cost contribution




The key is to tie your request to actual findings, not just “we’d like more help.” Sellers are more likely to work with you when they see that your ask is based on concrete issues that would concern most buyers.


A Quick Example Scenario


Imagine you’re buying a home in Scottsdale listed at $750,000.




- You’ve negotiated the price down to $735,000


Your estimated closing costs are around $16,000


The inspection shows the pool equipment and roof will need attention soon




In this case, you might ask for:




A $10,000 repair credit to help with the roof and pool


A $6,000 closing cost contribution to lower your upfront out-of-pocket cash




You still buy at $735,000, but your true cost to get in and start fixing things drops. That can be the difference between feeling stretched and feeling steady.


Your agent’s job is to help you figure out what combination of concessions makes sense, and what’s realistic based on the seller’s situation and the current market.


Pulling It All Together





Seller concessions can feel like a mysterious line in a contract, but they’re really just tools to shape the financial side of your purchase.


Right now, with more sellers than buyers and plenty of homes competing for attention, those tools are being used more than they have in years. Repair credits, closing cost help, and rate buydowns are all very much on the table in many deals.


The big takeaway for you is this:




Know your own numbers


Decide what matters most, cash at closing, monthly payment, or repairs


Talk openly with your agent about where concessions might help


Be willing to negotiate, and to walk away if the deal doesn’t fit your reality




If you head into your Scottsdale home search with a clear sense of what you can ask for and why, you’re not just hoping things work out. You’re actually shaping the deal so the home fits both your budget and the way you live. In the end, that’s the whole point of using concessions wisely: not squeezing every last dollar out of the seller, but landing in a home that feels financially comfortable and like a smart step forward. When you get there, you can stop obsessing over the numbers and start focusing on the fun stuff.
 ]]> </description>
    <pubDate>Mon, 29 Jun 2026 20:19:00 -0700</pubDate>
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