2025-12-18 Published: December 23, 2025 • Data as of: December 18, 2025 • Compared to: November 17, 2025 • Source: Cromford® Daily Market Snapshot (Single Family Detached)
Gilbert • Arizona • Market Updates
Gilbert Housing Market — December 2025
Gilbert, AZ (85296, 85297, 85233, 85234, 85295, 85298) — Southeast Valley.
Q: What’s happening in the Gilbert housing market right now?
A: As of December 18, 2025, Gilbert is seller-leaning but negotiable: 2.1 months of supply, median monthly sold price $580,000, median DOM (sold) 71 days,
and an average sale-to-list of 97.66%.
This update is a rolling snapshot (today vs the same date last month) so buyers and sellers can see where leverage is shifting without waiting for end-of-month wrap-ups.
Written by Andrea Scheppe, Phoenix native and REALTOR® with HomeSmart Elite, Valley Solutions Team.
Gilbert reality check: Inventory tightened meaningfully in the last month (3.0 → 2.1 months),
but buyers still have room to negotiate on average (sale-to-list is 97.66%).
Translation: the best listings win, and stale/overpriced homes give buyers the opening.
Median sold price (monthly sales)
$580,000 FLAT/UP (+0.1% vs last month)
Inventory (months of supply, excl. UCB)
2.1 mo TIGHTER (3.0 → 2.1)
Speed (median DOM, sold)
71 days FASTER (74 → 71)
Negotiation (avg sale price % of list)
97.66% MORE GIVE (98.09% → 97.66%)
Market call
Market: SELLER-LEANING (WITH NEGOTIATION)
The signal mix is clear: supply tightened to 2.1 months, while sale-to-list is still 97.66%.
That combination reads as sellers advantaged, but buyers can still get traction on homes that miss the mark on price, condition, or presentation.
Quick pulse shifts vs last month (11/17 → 12/18): active listings 726 → 616, pending 152 → 111, under contract 271 → 217,
and sales/month 205 → 238.
Buyer standings — December 2025
- Negotiation exists: average sale-to-list is 97.66% (not “everyone pays full ask”).
- Move faster on the best homes: supply tightened to 2.1 months and sales/month rose (205 → 238).
- Where leverage lives: stale listings, cosmetic deferred maintenance, and pricing that ignores the comp range.
Seller standings — December 2025
- Still leverage: inventory tightened hard (3.0 → 2.1 months), which supports pricing when you’re aligned to comps.
- But it’s not “automatic”: sale-to-list 97.66% means buyers are extracting credits/repairs/buydowns on average.
- Pricing discipline: listing success rate is 70.4% (most sell, but overpricing still fails).
Notes & FAQ
This is a rolling daily snapshot (today vs the same date last month), using Gilbert single-family detached metrics from the Cromford® Daily Market Snapshot.
It’s designed to answer “where do buyers and sellers stand right now?” without waiting for month-end reporting.
- What is Gilbert’s inventory right now?
- About 2.1 months of supply (excluding UCB/CCBS inventory) as of 12/18/25.
- Are buyers negotiating in Gilbert?
- On average, yes: sale-to-list is 97.66% as of 12/18/25.
- Is Gilbert a buyer’s market?
- No. Supply is tight. It’s seller-leaning, but buyers gain leverage on stale/overpriced listings.
Open: Gilbert daily snapshot table (Today vs last month)
Gilbert Daily Market Snapshot — Single Family Detached
| Metric | Today (12/18/25) | Same day last month (11/17/25) | Same day last year (12/18/24) |
|---|
| Active listings | 616 | 726 | 603 |
| Pending listings | 111 | 152 | 100 |
| Listings under contract | 217 | 271 | 195 |
| Sales per month | 238 | 205 | 194 |
| Days on market (sold) | 71 | 74 | 67 |
| Months of supply (excl. UCB) | 2.1 | 3.0 | 2.6 |
| Avg sale price % list | 97.66% | 98.09% | 97.38% |
| Median price (monthly sales) | $580,000 | $599,000 | $579,500 |
| Listing success rate | 70.4% | 71.2% | 66.4% |
| Cromford® Market Index | 137.3 | 117.0 | 110.4 |
Note: “months of supply” here is reported excluding UCB/CCBS inventory. Use it to gauge leverage, then price/offer off comps and condition.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Gilbert single-family detached homes,
comparing 12/18/25 against the same-day snapshot from 11/17/25 (and 12/18/24 where shown). Numbers can shift as listings status-change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
