Published: • Data as of: • Compared to: • Coverage: Mesa, AZ (city-level) • Source: Cromford® Daily Market Snapshot (Single Family Detached)
Mesa • Arizona • Market Updates
Mesa Housing Market — February 2026
Mesa, AZ — East Valley / Southeast Valley.
Q: What’s happening in the Mesa housing market right now?
A: As of , Mesa is seller-leaning with negotiation: 2.7 months of supply (excluding UCB/CCBS), median monthly sold price $490,000, days on market (sold) 76 days,
and an average sale-to-list of 97.54%.
What this means
- Negotiation: Homes are selling for about 97.54% of list price on average — that’s roughly 2.46% below asking (varies by home).
- How much is for sale: Inventory is about 2.7 months. In simple terms: not a flood of listings, but buyers have more choice than a “red-hot” market.
- How long it takes: Recently-sold homes averaged 76 days on market, and active listings average 78 days. That’s not overnight — expect showings + patience.
- Bottom line: Mesa is still seller-leaning, but buyers have room to negotiate, especially when a home is priced high or has been sitting.
This update is a rolling snapshot (today vs the same date last month) so buyers and sellers can see leverage shifts without waiting for month-end reporting.
Written by Andrea Scheppe, Phoenix native and REALTOR® with HomeSmart Elite, Valley Solutions Team.
Mesa reality check: Supply tightened (3.0 → 2.7 months, excluding UCB/CCBS) while the median monthly sold price increased ($483,000 → $490,000).
Sales/month rose (320 → 352) and pending rose (225 → 304), while sold DOM increased (69 → 76).
Median sold price (monthly sales)
$490,000 UP ($483,000 → $490,000)
Inventory (months of supply, excl. UCB)
2.7 mo TIGHTER (3.0 → 2.7)
Speed (DOM, sold)
76 days SLOWER (69 → 76)
Negotiation (avg sale price % of list)
97.54% FIRMER (97.52% → 97.54%)
Market call
Market: SELLER-LEANING (TIGHTER SUPPLY + ACTIVE NEGOTIATION)
Seller-leaning because Cromford® Market Index is 122.2 (over 100 is seller-leaning).
Negotiation persists because average sale price % of list is 97.54%.
Supply tightened to 2.7 months (excluding UCB/CCBS).
Quick pulse vs last month ( → ):
active listings 1,110 → 1,195, pending 225 → 304,
under contract 385 → 544, and sales/month 320 → 352.
Buyer standings — February 2026 (what to do)
- How much you can negotiate: The average sale-to-list is 97.54%, so offers are typically landing a couple percent under ask (home-by-home varies).
- If it’s been sitting: With sold DOM at 76 days and active DOM at 78 days, time is leverage—stale listings are where terms improve.
- Is there a lot for sale? Inventory is 2.7 months (excluding UCB/CCBS). That’s not “tons,” but it’s enough that buyers can be selective.
- How to win: Be aggressive on value when the home is overpriced or sitting; be clean/fast on the best homes because Mesa is still seller-leaning (CMI 122.2).
Seller standings — February 2026 (what matters)
- Are sellers still in control? Yes overall: Cromford® Market Index is 122.2 (seller-leaning).
- But buyers are negotiating: Homes are selling around 97.54% of list on average — pricing and condition decide whether you give up more.
- How long should you expect? Recent sold DOM is 76 days. Plan for weeks, not days unless you’re priced perfectly and show well.
- What’s working right now: The listing success rate is 79.6% — the market is rewarding listings that are positioned correctly.
Notes & FAQ
This is a rolling daily snapshot (today vs the same date last month), using Mesa 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.
Quick definitions: Months of supply = “how much is for sale,” DOM = “how long it takes,” and sale-to-list = “how much people negotiate.”
What is Mesa’s inventory right now?
About 2.7 months of supply (excluding UCB/CCBS) as of .
Are buyers negotiating in Mesa?
On average, yes: sale-to-list is 97.54% as of .
Is Mesa a buyer’s market?
No by Cromford® Market Index: it’s 122.2 as of .
Open: Mesa daily snapshot table (Today vs last month vs last year)
Mesa Daily Market Snapshot — Single Family Detached
| Metric | Today () | Same day last month () | Same day last year () |
|---|
| Active listings | 1,195 | 1,110 | 1,276 |
| Pending listings | 304 | 225 | 313 |
| Listings under contract | 544 | 385 | 554 |
| Sales per month | 352 | 320 | 311 |
| Days on market (sold) | 76 | 69 | 75 |
| Days on market (active) | 78 | 85 | 78 |
| Months of supply (excl. UCB) | 2.7 | 3.0 | 3.3 |
| Avg sale price % of list | 97.54% | 97.52% | 98.54% |
| Median price (monthly sales) | $490,000 | $483,000 | $480,000 |
| Listing success rate | 79.6% | 72.9% | 78.1% |
| Cromford® Market Index | 122.2 | 129.9 | 106.8 |
Note: “months of supply” here is reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Mesa single-family detached homes,
comparing against the same-day snapshot from (and where shown). Numbers can shift as listings status-change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
