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.
