Price band
$800K – $2M
- Active
- 3457
- Median PPSF
- $390
- Median DOM
- 52days
Weekly signal
Last 13 weeks
3457 active listings; median days on market 52 days. The bridge tier: luxury-adjacent entry, broadest active pool.
Yong's Weekly Read
September 14 to 20
Phoenix metro · Supply pulse · Yong's read
At a glance
The week, in six numbers.
New listings
2,280
-3.5%WoW
4-week average
2354.8
Smoothed signal
52-week average
2221.8
Long-run baseline
Week-over-week
-3.5%
vs previous week
Year-over-year
n/a
Unavailable — comparable historical entry coverage is incomplete
Months of supply
4.4mo
Trailing 12 · balanced
The read
Week of September 14-20, 2026, in Yong's words.
Phoenix metro recorded 2,280 new listings in the ISO week ending 2026-09-20, a count that pulled back -3.5% versus the prior week. Year-over-year comparison data is not yet available for this calendar week.
The week ran 3.2% below the trailing 4-week average of 2354.8 listings and 2.6% above the 52-week long-run baseline of 2221.8. Across the full 12-week window the supply pulse climbed 27.4%, a directional move the chart picks up below.
Recent absorption pace puts months-of-supply at 4.5 months on the trailing-3-month gauge, with the long-run trailing-12 gauge at 4.4. By that ratio the metro classifies as a balanced market, the gauge below telegraphs where the metro sits on the buyer-to-seller spectrum.
Inside the latest closed cohort, negotiation pressure tilted modestly toward buyers: 13.6% of closings printed above list, 60.3% below. Sellers showed real concession discipline; 54% of closed listings cut their list price before going pending.
Written by
Yong Choi
Global Real Estate Advisor
Luxury bands · price per sqft, days on market, closings
The price arc, band by band.
Active snapshot · 2026-09-24
Price band
$2M – $5M
- Active
- 970
- Median PPSF
- $676
- Median DOM
- 77days
Weekly signal
Last 13 weeks
970 active listings; median days on market 77 days. The most actively transacting luxury band.
Price band
$5M – $10M
- Active
- 244
- Median PPSF
- $1,047
- Median DOM
- 69days
Weekly signal
Last 13 weeks
244 active listings; median days on market 69 days. Selective inventory; representation-driven, longer time horizons.
Price band
$10M+
- Active
- 98
- Median PPSF
- $1,575
- Median DOM
- 100days
Weekly signal
Last 13 weeks
98 active listings; median days on market 100 days. Ultra-luxury; off-market share is meaningful, so the published count understates true activity.
Active ÷ trailing closings · Phoenix metro
Months of supply.
Balanced market
Phoenix metro · 3-month gaugeBuyer-leaningBalancedSeller-leaning
Strong buyers
Buyers
Balanced
Sellers
Strong sellers
↑ 4.47 mo
3-month gauge
4.47mo
Most current. Closings T3M
12-month gauge
4.44mo
Long-run. Closings T12M
Active inventory
23,146
IDX-displayable across the metro
Supply and absorption are matched. Neither side carries structural leverage; negotiation reduces to listing-specific dynamics.
From supply to the deal
What sellers gave.
What buyers paid.
Negotiation pulse
What the gap looked like.
Monthly snapshot · August 2026
Median gap to list
1.3% below
+0.2%+0.2pp YoY
Closed sale ÷ list
Closed over asking
13.6%
Share of closings
Closed below asking
60.3%
Share of closings
Buyers are negotiating a modest gap off list. Selective seller leverage holds.
Sellers blinking
Reductions inside the close pool.
Monthly snapshot · August 2026 · n = 5,881 closings
Closings with a reduction
53.8%
-2.3%-2.3pp YoY
At least one cut from list
Typical reduction depth
5.0%
Median net change from original list
Heavy capitulation. Nearly half of closings carried a recorded reduction; buyer-leaning negotiation climate.
How we read the market
Three inputs.
- 01
Recorded market transactions
ARMLS listing and sale records · refresh cadence varies by dataset
The full set of recorded listing-and-sale transactions across the Valley. Source-of-record for headline volume + closed-price stats.
- 02
Public deed filings
County recorder · weekly cross-reference
Captures recorded transactions that weren’t publicly listed, including off-market trades, intra-family transfers, and entity-to-entity sales.
- 03
Private RLSIR registry
Off-market trades facilitated by the network
Yong’s and the Russ Lyon Sotheby’s International Realty network’s direct knowledge of pocket trades, club-membership-driven transfers, and pre-listing introductions.
Weekly cadence reports the supply pulse (new-listing cadence + rolling averages) at metro granularity. Monthly cadence reports the full stat suite: median price-per-sqft, median days-on-market, transaction volume, and inventory tier breakdown. Adjustments are noted inline where applicable.