Mid-Summer Market Check: Gilbert & Eastside Phoenix

July in Arizona is not exactly prime house-hunting season. The heat is oppressive, the kids are out of school, and most people are thinking about vacations, not open houses. But here's the thing about the mid-summer market — it's quieter, which means the buyers who are out there are serious. And the sellers who are on the market are motivated. If you know what you're looking at, July can be a goldmine. Here's what I'm seeing right now.

Inventory is creeping up, but it's not a flood.

Gilbert's active listings are up about 12% compared to this time last year. That sounds like a big jump until you remember how absurdly low inventory was in 2024 and 2025. We're still below what I'd call a truly balanced market. In a healthy market, you'd see about 4 to 6 months of supply. We're sitting closer to 2 months in most Gilbert neighborhoods. That means sellers still have leverage, but they can't be complacent about it. The homes that are moving are the ones that are priced correctly and presented well. The ones that are sitting are the ones where the seller's agent threw a listing on the MLS and called it a day.

Price trends: stable but segmented.

Overall median prices in Gilbert have held steady around the $580,000 range. But when you zoom in on individual neighborhoods, the picture gets more interesting. In 85296, homes under $500,000 are still going fast — we're seeing multiple offers on well-priced starter homes in neighborhoods like Val Vista Lakes and the area around Gilbert Regional Park. In 85295, the higher end of the market ($700,000+) is moving slower, and buyers in that range have more room to negotiate on concessions and closing costs.

Eastside Phoenix is telling a similar story. The $350,000 to $450,000 range is competitive. Anything above $550,000 in the Eastside neighborhoods has more inventory and more negotiating room. The pattern is clear: entry-level and move-up buyers are active. The luxury end of the market is taking a breath.

Days on market: the gap is widening.

The average home in Gilbert is going under contract in about 28 days. But that average hides a split. Well-priced, well-marketed homes are getting offers in 10 to 14 days. Overpriced or poorly presented homes are sitting for 45, 60, even 90 days. There's no middle ground anymore. The market has decided: if you're serious, you come prepared. If you're testing the waters, the waters will test you back.

I've been saying this for years, but it's never been more true than right now: your first two weeks on the market are everything. You need to hit the ground running with professional photography, a marketing plan, and a price that doesn't need a "let's see what happens" adjustment in week three.

What I'm hearing from buyers.

The number one question I'm getting from buyers right now is about interest rates. And I get it — rates are not the low 3% everyone remembers. But here's what I tell my buyers: rates are only half the story. The other half is price, and prices in Gilbert have adjusted. A home that costs $20,000 less at a 6.5% rate can actually be cheaper per month than the same home at $20,000 more with a 5.5% rate. And the best part? You can refinance rates. You can't refinance price.

Buyers are also asking about concessions. And for the first time in years, sellers are actually listening. I'm seeing more sellers willing to contribute to closing costs, buy down rate points, and include home warranties. That's a shift from the 2022 market where buyers had to waive everything to compete.

The bottom line for July.

If you're a seller, this is not a "list it and forget it" market. You need to be strategic. You need to price it right, market it hard, and be ready to negotiate. If you're a buyer, this is a better time to buy than most people realize. Less competition, more negotiating power, and a market that's finally letting you breathe.

If you want to know what's happening on your specific street — not just the city averages — reach out to me. I'll pull the real numbers for your neighborhood. That's my job. Nice talking to you.