August Market Check: Gilbert & Eastside Phoenix

It's August in the Valley, which means the heat is on in more ways than one. But here's the market headline nobody's shouting: Gilbert and Eastside Phoenix have moved out of the desperate seller's frenzy and settled into what I'd call a balanced market. That's good news for buyers who've been waiting, and it means sellers need to be sharper than ever. Here's what the numbers actually say this month.

Gilbert prices are holding, but the market is balanced.

The median single-family sale price in Gilbert is running around $640,000 this summer, up from the low $500s at the start of the year. What's more telling than the price is the ratio: homes are selling at about 97.5% of list price. That's a market that's firm on value but not a frenzy. Buyers still have to be realistic about price, and sellers who overprice get left holding the bag.

Inventory tells the same story. Listings rose about 14% month over month in the spring, and new construction from builders like Toll Brothers keeps adding supply. Compare that to the end of 2025, when we were sitting at a razor-thin 1.6 months of supply, the tightest since 2022. We've come a long way, and that balance is healthy for everyone.

Days on market: the pace is picking back up.

Here's the detail most people miss. Homes in Gilbert spent an average of 77 days on the market back in January. By July, that number had dropped to about 59 days, and it keeps trending down. In plain terms, the market is moving faster as we head into the fall. The buyers who were sitting on the fence through the spring are starting to act, and well-priced, well-marketed homes are getting snapped up sooner.

What that means for you: if you're selling, your first couple of weeks on market still matter more than anything. That's exactly why I built the AI Listing Advantage. A home marketed hard from day one, with a custom website, a cinematic video tour, and targeted ads, does not spend 60 days waiting. It gets found, and it sells on my timeline, not the market's.

Eastside Phoenix is a buyer-friendlier story.

Across the Eastside, the balance tilts a little more toward buyers. Mesa's median is around $498,000 for single-family homes, up modestly year over year, with inventory sitting near 2,800 active listings. Chandler is around $500,000 to $558,000, and Tempe is in the $480,000 to $560,000 range. Homes in these cities are averaging 49 to 52 days on market, and median prices are roughly flat to slightly down from a year ago.

That's the definition of a healthy market. Buyers have real inventory to choose from, and they have room to negotiate on closing costs, repairs, and concessions. For the first time in years, a buyer can write an offer that's competitive without having to waive everything. Sellers who are realistic about price are still moving fast, and the homes that linger are the ones that were priced for 2024.

What I'm telling my clients this week.

To buyers: this is the window. You have more inventory, more negotiating room, and a market that's finally letting you breathe. Rates are not the low 3% everyone remembers, but price has adjusted, and you can refinance rates later. You can't refinance price.

To sellers: the days of listing it and waiting for a bidding war are over. You need a price backed by data, marketing that reaches the right buyers in the first two weeks, and an agent who fights for your bottom line. That's my job, and I'm very good at it.

Want to know what's happening on your specific street, not just the city averages? Reach out to me and I'll pull the real numbers for your neighborhood. That's my job. Nice talking to you.