Published : July 8, 2026 Data as of : July 2, 2026 Compared to : June 2, 2026 Coverage : Gilbert, AZ (city-level) • Source : Cromford® Daily Market Snapshot (Single Family Detached)
Gilbert • Arizona • Market Updates
Gilbert Housing Market July 2026 Gilbert, AZ – city-level snapshot for single-family detached homes.
Q: What’s happening in the Gilbert housing market right now?
A: As of July 2, 2026 balanced market, just below the seller-leaning line : 2.7 months of supply (excluding UCB/CCBS), median monthly sold price $630,000 , days on market (sold) 61 days, and an average sale-to-list of 97.89% . The Cromford® Market Index is 108.7 , down from 116.7 and now just under the line that separates a seller-leaning market from a balanced one.
What this means Negotiation: Homes are selling for about 97.89% of list price – roughly 2.1% under asking on average. That is flat from last month, so buyers have limited room but not a wide discount window.How much is for sale: 2.7 months of supply (excluding UCB/CCBS). That is up from 2.4 last month and even with last July – the most breathing room buyers have had this year.How long it takes: Recently sold homes averaged 61 days , up from 54; active listings average 73 days . Sales are taking longer than they did last month.Pricing reality ($/SF): Monthly sold $/SF is $302.06 while active list $/SF is $325.75 . That spread is where overpriced listings get tested.This 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.
Gilbert reality check: The Cromford® Market Index dropped from 116.7 to 108.7 , moving Gilbert under the line between a seller-leaning and a balanced market for the first time in this snapshot’s recent history. Both sides moved against sellers again: the Demand Index eased (88.9 → 84.6 ) while the Supply Index edged up (76.2 → 77.9 ). On the ground, closings fell hard (320 → 270 ), pending eased (187 → 171 ), under-contract listings dropped (324 → 299 ), and supply loosened (2.4 → 2.7 months , excluding UCB/CCBS). The median monthly sold price jumped from $590,000 to $630,000 , but average sold size rose with it (2,423 → 2,531 SF ) while monthly sold $/SF moved only modestly ($299.35 → $302.06 ) – so much of the median lift is larger homes selling, not a market-wide price surge. Sold DOM slowed to 61 days and under-contract $/SF fell from $323.66 to $301.27 .
Median sold price (monthly sales)
$630,000 UP ($590K → $630K)
Inventory (months of supply, excl. UCB)
2.7 mo MORE SUPPLY (2.4 → 2.7)
Speed (DOM, sold)
61 days SLOWER (54 → 61)
Negotiation (avg sale price % of list)
97.89% FLAT (97.87% → 97.89%)
Market call Market: BALANCED – DEMAND KEEPS COOLING
Balanced because Cromford® Market Index is 108.7 – just under the 110 line where seller-leaning territory starts. The 8.0-point drop from 116.7 came from both sides for the second month running: the Demand Index eased from 88.9 to 84.6 while the Supply Index edged up from 76.2 to 77.9. Buyers are closing at 97.89% of list price, so negotiation is present but modest. The clearest signals this month are slower sold DOM, a sharp drop in closings, a softer pending and under-contract count, and an under-contract $/SF that fell to $301.27 – while the median pushed to $630,000 on larger homes selling.
Pulse vs last month (6/2/26 → 7/2/26 890 → 868 , pending 187 → 171 , under contract 324 → 299 , and sales/month 320 → 270 .
Pricing per sq ft: Active list $/SF $319.88 → $325.75; Monthly sold $/SF $299.35 → $302.06; Under contract $/SF $323.66 → $301.27.
Buyer standings – July 2026 (what to do) You have more time this month: Sold DOM is 61 days , up from 54, and closings fell to 270 . The pressure to waive protections is easing.Read the supply signal: Months of supply rose to 2.7 from 2.4 – more choices than last month, and the first real loosening this year.Watch the $/SF gap: Active listings average $325.75/SF ; monthly sold is $302.06/SF , and buyers going under contract right now are at $301.27/SF – down sharply from $323.66. Serious buyers are contracting at closed-comp levels, not asking levels.Read the median jump in context: Median sold price rose to $630,000 , but average sale size rose to 2,531 SF with it. Much of the lift is larger homes selling – anchor offers to $/SF comps, not the headline median.For the full local breakdown, bookmark the Gilbert market hub and come back when you’re ready to move.
Seller standings – July 2026 (what matters) Gilbert slipped to balanced: CMI is 108.7 and supply is 2.7 months . Neither side holds clear leverage now – pricing precision decides outcomes.Sale-to-list is steady: 97.89% means buyers are still paying close to ask. But with the market at balanced, testing a high price costs more time than it did in the spring.Listing success rate slipped: 77.6% , down from 81.0% – more than one in five listings does not sell. Presentation and launch pricing are doing real work.The pipeline cooled on every measure: Sales/month fell 320 → 270 , pending 187 → 171 , and under contract 324 → 299 . Price to this month’s closings, not to the spring market.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. 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, sale-to-list = how much people negotiate, and $/SF = price per square foot.
What is Gilbert’s housing inventory right now?
About 2.7 months of supply (excluding UCB/CCBS) as of 7/2/26
Are buyers negotiating in Gilbert?
Slightly – average sale-to-list is 97.89% as of 7/2/26
Is Gilbert a buyer’s market or seller’s market right now?
Balanced, just below the seller-leaning line. Cromford® Market Index is 108.7 as of 7/2/26 2.7 months .
What is the median home price in Gilbert AZ in 2026?
Median monthly sold price for single-family detached homes in Gilbert is $630,000 as of July 2, 2026
Open: Gilbert daily snapshot table (Today vs last month vs last quarter vs last year vs 2 years ago) Gilbert Daily Market Snapshot – Single Family Detached Metric Today (7/2/26 ) Last month (6/2/26 ) Last quarter (4/2/26 ) Last year (7/2/25 ) 2 years ago (7/2/24 ) Active listings 868 890 830 906 613 UCB & CCBS listings 128 137 163 142 115 Active listings excl. UCB 740 753 667 764 498 Pending listings 171 187 171 162 139 Listings under contract 299 324 334 304 254 Sales per month 270 320 272 288 270 Sales per year 3,040 3,041 3,004 2,776 2,681 Days on market (sold) 61 54 63 62 45 Days on market (active) 73 69 65 74 54 Days inventory excl. UCB 89 91 81 101 68 Months of supply (excl. UCB) 2.7 2.4 2.5 2.7 1.8 Active listings $/SF $325.75 $319.88 $321.80 $311.64 $324.07 Under contract $/SF $301.27 $323.66 $301.94 $298.35 $297.90 Monthly sales $/SF $302.06 $299.35 $296.09 $292.48 $300.49 Annual sales $/SF $289.78 $288.86 $288.02 $291.44 $286.88 Appreciation – monthly $/SF 3.3% 5.2% 0.6% -2.7% 12.0% Appreciation – annual $/SF -0.6% -1.2% -1.9% 1.6% 4.8% Appreciation – monthly median 5.1% -3.4% 0.8% -4.5% 7.6% Appreciation – annual median -1.7% -2.1% -1.7% 0.8% 4.9% Avg sale price % of list 97.89% 97.87% 98.18% 98.08% 98.17% Annual change supply -3.1% -9.5% -2.5% 53.4% 88.6% Annual change sales rate 2.7% 6.0% -9.9% -6.6% -5.8% Annual change under contract -1.6% 0.9% 3.4% 19.7% -1.6% Listing success rate 77.6% 81.0% 78.4% 72.4% 83.3% Monthly dollar volume $206M $232M $193M $210M $205M Annual dollar volume $2,110M $2,102M $2,069M $1,960M $1,850M Average price (monthly sales) $764,658 $725,464 $709,179 $730,795 $759,304 Average price (annual sales) $694,157 $691,069 $688,780 $705,949 $690,198 Median price (monthly sales) $630,000 $590,000 $617,500 $599,500 $627,500 Median price (annual sales) $590,000 $589,000 $590,000 $600,000 $595,000 Average SF (monthly sales) 2,531 2,423 2,395 2,499 2,527 Average SF (annual sales) 2,395 2,392 2,391 2,422 2,406 Contract ratio 40.4 43.0 50.1 39.8 51.0 Cromford® Supply Index 77.9 76.2 66.0 81.8 47.3 Cromford® Demand Index 84.6 88.9 81.5 73.8 63.1 Cromford® Market Index 108.7 116.7 123.4 90.3 133.6
Note: “months of supply” is reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Gilbert single-family detached homes, comparing July 2, 2026 June 2, 2026
