Is Scottsdale a Buyer's or Seller's Market Right Now? Here's What the Data Actually Says

By Jennifer Keene | REALTOR® | eXp Realty Luxury | Scottsdale, AZ Published: May 3, 2026

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It's the question I get almost every single week — from buyers who are tired of waiting, from sellers who aren't sure if now is the right time, and from homeowners who just want to know what their home is worth in today's market.

Is Scottsdale a buyer's market or a seller's market right now?

The honest answer: neither. And that's actually useful information — if you know how to work with it.

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The Numbers Don't Lie

Right now, Scottsdale is sitting at roughly 4 to 5 months of housing inventory. That puts us squarely in balanced market territory. A true seller's market is typically under 3 months of supply. A buyer's market kicks in above 6 months. We're in the middle — and that has real implications for how you should approach a transaction in 2026.

Homes are averaging 45 to 60 days on market. If you remember 2021 and 2022, when bidding wars were the norm and homes were gone in under 20 days, that number probably feels slow. But slow is relative. Compared to most of the country, Scottsdale is still moving.

Median sale prices are hovering around $830,000 to $860,000 — up roughly 2 to 4% year over year. That's healthy, sustainable appreciation. Not the rocket fuel of a few years ago, but not a decline either.

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What This Means for Luxury Buyers in 85255 and 85260

If you're in the $1M to $3M range — which is where I spend most of my time — the dynamic shifts a bit. The luxury segment in North Scottsdale is still active. We saw a $13.6 million sale close in the 85255 zip code in March of this year. In February, an $11.5 million property in Silverleaf at DC Ranch changed hands.

The demand is there. What's changed is the pace. Luxury buyers have more options than they did two years ago, and sellers who price correctly are still getting strong outcomes. The ones who chase a number that doesn't reflect current market reality? They're sitting.

For buyers, this is the most leverage you've had since before the pandemic. That doesn't mean sellers are desperate — it means there's room to negotiate, room to ask for inspections and repairs, and room to take a breath before making a decision. Use that space wisely.

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What This Means for Sellers

Pricing strategy is everything right now. A balanced market punishes overpricing fast. Buyers are educated, their agents are pulling comps, and if your home hits the market 10% above where it should be, you're going to sit — and sitting creates stigma.

What sells quickly in this market is what always sells: the right price, excellent condition, and a home that photographs and shows like it means business. If you're considering selling in the next 60 to 90 days, the conversation we need to have starts with what the data says, not what your neighbor thinks their house is worth.

The good news? Scottsdale is still appreciating. Analysts are forecasting 4 to 6% annual gains through the rest of 2026, with luxury properties in desirable North Scottsdale corridors potentially outperforming that. If you've been in your home for several years, you have equity. The question is whether now is the right time to use it.

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My Take

I've been doing this for over a decade in this market. I've seen multiple cycles, and what I know is this: the people who make smart real estate decisions aren't the ones who time the market perfectly. They're the ones who make decisions aligned with their actual life and based on real data.

If you're buying — stop waiting for rates to magically fall to 4%. They might not. And if they do, you'll be competing with everyone else who was also waiting. Today's market gives you negotiating room that may disappear when rates shift.

If you're selling — now is not the time for wishful pricing. But it is a good time to sell if you price it right and present it well.

Either way, I'm happy to sit down and walk you through exactly what's happening in your specific neighborhood, your specific price range, and your specific situation. That's the only conversation worth having.

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Ready to talk about your next move?

Reach out at any time — I work with a select group of buyers and sellers at any given time, and I give each one my full attention.

Jennifer Keene | REALTOR® | eXp Realty Luxury Scottsdale · Paradise Valley · Cave Creek · Carefree · Phoenix Metro 📧 jennkeene@gmail.com

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Jennifer Keene is a luxury real estate agent based in Scottsdale, Arizona, specializing in homes priced from $1M to $3M+ across the 85255 and 85260 zip codes and surrounding communities. Her approach is straightforward: market data first, strategy second, results always.

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