February 2026 East Valley Market Update

Chandler • Gilbert • Mesa

Winter is typically a season for slower absorption, with 3 to 5 percent softer pricing or increased buyer concessions. The current data across Chandler, Gilbert, and Mesa reflects that seasonal shift, but it also shows a stable foundation forming as we move toward spring.

Chandler

Chandler is showing improving momentum even within a slower season. Active listings sit at 604 with about 2.8 months of supply, creating buyer leverage without oversupply.

Demand remains steady. There are 143 pending listings and about 170 sales per month. Homes are also selling faster, with days on market for recent sales improving to 61, down from 73 last month.

Pricing is holding. Monthly sales are averaging $289 per square foot, while the annual figure sits near $291, only about 1 percent lower year over year. The median monthly price rose to $573,750, and homes are still closing at 97.69 percent of list price.

This points to a market stabilizing through winter rather than weakening.

Gilbert

Gilbert continues to track as balanced but seasonally slower. Active listings are at 704 with about 3.2 months of supply, giving buyers more options than Chandler but still within a healthy range.

Demand is steady with 164 pending listings and roughly 174 monthly sales. Days on market are holding near 77, consistent with winter norms.

Pricing signals are mixed but stable. Monthly sales rose to about $300 per square foot, up from last month, while annual pricing is down about 1.7 percent year over year. The monthly median sits at $567,500, and homes are selling at 97.56 percent of list price.

The rise in monthly price per square foot alongside a softer median suggests mix shift rather than value decline.

Mesa

Mesa remains the most liquid of the three markets. Active listings are at 1,195 with about 2.7 months of supply, keeping conditions balanced.

Demand is active with 304 pending listings and about 352 sales per month. Days on market for recent sales are 76, slightly slower month over month but still stable.

Pricing improved month to month. Sales averaged $271 per square foot, up from $262 last month, while the annual figure is down about 1.6 percent year over year. The monthly median price rose to $490,000, and homes are closing at 97.54 percent of list price.

Market context heading into spring

Buyer leaning conditions across the East Valley remain typical for winter. Inventory is higher than the last two years, absorption is slower, and concessions are more common.

At the same time, pricing is holding close to list, annual values are only slightly negative, and several pace and price indicators are improving month over month. Together, this suggests a stable winter reset that is setting the stage for a stronger spring market rather than signaling broader softening.

January 2026 East Valley Update

Winter is typically a season of slower absorption, with 3–5% softer pricing or increased buyer concessions, so both markets are currently buyer-leaning—but in a very normal, seasonal way. When paired with improving pace and stable pricing, the data points to a solid setup for the spring market rather than ongoing softening.

Chandler Market Update

Chandler is showing stability with improving momentum. Inventory remains elevated, but homes are selling faster than earlier in the winter, with recent sales averaging about 67 days on market. Months of supply sits near 3.4, giving buyers more options without tipping the market into oversupply.

Demand remains active. Listings under contract are up year over year, and contract ratios in the mid-50s indicate buyers are still engaging when homes are priced correctly. Sales volume has cooled from peak levels but remains consistent on an annual basis.

Pricing continues to hold. Annual price-per-square-foot changes are slightly negative, but median prices remain flat around $565,000, and homes are still selling at roughly 97–98% of list price—a sign that well-positioned homes are performing even in winter conditions.

Gilbert Market Update

Gilbert continues to run a bit slower than Chandler but remains fundamentally stable. Homes are averaging around 82 days on market, consistent with seasonal norms, and months of supply sits near 3.5, creating a buyer-leaning but balanced environment.

Buyer activity is steady beneath the surface. Under-contract activity is up year over year, and pending listings remain healthy, especially in higher price ranges. This reflects a selective but engaged buyer pool.

Pricing in Gilbert mirrors Chandler’s pattern. While annual price-per-square-foot is down modestly, median prices are holding near $595,000, and homes are closing at 97–98% of list price. Values are adjusting in pace, not direction.

Looking ahead

Chandler and Gilbert are both experiencing normal winter slowdowns, not market weakness. Buyers have more leverage, sellers need to price with precision, and the combination of stable pricing, improving days on market, and steady contract activity suggests a healthy foundation heading into a stronger spring market.

December 2025 East Valley Update

Chandler Market Update: What’s Happening Right Now

Chandler’s housing market is settling into a balanced rhythm. Active listings have dropped to 513, down from last month but still higher than this time last year. Homes are taking a little longer to move, averaging 82 days on market, giving buyers more room to compare options.

Demand, however, remains steady. Sales per month (207) and pending contracts (115) are almost unchanged compared to last month and last quarter, and they’re noticeably higher than a year ago. Buyers are still active—they’re just being more selective.

Prices show mild seasonal softening. The median sale price is $540,000, down from last month but generally stable year over year. Price per square foot for recent closings sits at $285/SF, reflecting a normal winter dip rather than a market shift. Homes are selling at 96.75% of list price, indicating that well-priced properties are still moving.

Overall, Chandler remains one of the East Valley’s most stable markets:
More inventory than last year, steady demand, slower pacing, and flat annual pricing. A balanced market heading into the new year.

Here is a concise, blog-ready Gilbert market update written in the same style as the Chandler version:

Gilbert Market Update: A Steady Market with Seasonal Cooling

Gilbert’s housing market remains stable with mild seasonal slowing. Active listings sit at 641, down from last month but nearly identical to last year. Homes are taking a bit longer to move, with 81 days on market for active listings and 73 days for recent sales—slightly slower, but typical for late fall.

Buyer activity is holding steady. Sales per month (220) and pending contracts (136) are almost unchanged month over month and remain stronger than last year. Listings under contract are also up 16% year over year, showing consistent demand even with more cautious pacing.

Prices reflect normal winter softening rather than a market shift. The median sale price is $577,500, down slightly from last month but within Gilbert’s usual seasonal range. Closed sales averaged $284/SF, a small dip but nearly flat compared to last year. Homes are selling at 97.8% of list price, indicating that accurately priced properties are still performing well.

Overall, Gilbert continues to show balanced supply, steady demand, longer market times, and flat annual pricing—a predictable, stable market moving into the new year.