2025-12-01 2025-11-01 12/1/2511/1/2512/1/24 51445241 494.197.91% $552,00075%1.88 12/1/2511/1/2512/1/24 34262921 784.796.57% $580,00070%1.62 12/1/2511/1/2512/1/24 95434659 813.297.65% $625,00081%0.94 As of: December 1, 2025 • Compared to: November 1, 2025 • Coverage: 85044, 85045, 85048 • Source: Cromford® Daily Market Snapshot (Single Family Detached)
Ahwatukee • Phoenix • Arizona • Market Updates
Ahwatukee Housing Market — December 2025
Q: What’s happening in the Ahwatukee housing market right now?
A: As of December 1, 2025, Ahwatukee is balanced and ZIP-dependent.
Inventory (months of supply, excl. UCB) ranges from about 3.2 (tighter) to 4.7 (looser),
median DOM ranges from about 49 to 81 days, and sale-to-list ranges from about 96.57% to 97.91%.
Anchor ZIP 85048 shows 3.2 months of supply with a median annual sold price of $625,000, median DOM 81, and avg sale-to-list 97.65%.
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 wrap-ups.
Written by Andrea Scheppe, Phoenix native and REALTOR® with HomeSmart Elite, Valley Solutions Team.
Ahwatukee reality check: it’s three different tempos. 85048 is the tightest inventory read right now (more “seller-lean”), while 85045 reads looser (more “balanced”).
Use the ZIP you actually live in (or are buying in) as the baseline, then price/offer off comps + condition tier.
Anchor ZIP (85048) median sold price Annual sales median
$625,000 FLAT (625,000 → 625,000)
Inventory (months of supply, excl. UCB) 85048
3.2 mo LOOSER (2.5 → 3.2)
Speed (median DOM, sales) 85048
81 days SLOWER (80 → 81)
Negotiation (avg sale price % of list) 85048
97.65% TIGHTER (97.09% → 97.65%)
Market call
Market: BALANCED (ZIP-DEPENDENT)
Inventory is the cleanest leverage read: 85048 is tighter at 3.2 months (excl. UCB), while 85045 is looser at 4.7.
Sale-to-list also splits: 85045 is averaging 96.57% (more give), while 85044 is averaging 97.91% (tighter).
Pulse shifts vs last month (11/1 → 12/1) by ZIP:
85048 actives 79 → 95, pendings 54 → 43, sales/month 44 → 59;
85044 actives 55 → 51, pendings 35 → 44, sales/month 36 → 41;
85045 actives 27 → 34, pendings 23 → 26, sales/month 19 → 21.
Buyer standings — December 2025
- Leverage exists, but it’s ZIP + listing dependent: the loosest read is 85045 at 4.7 months of supply.
- Negotiation is real: sale-to-list is running about 96.57%–97.91%, so credits/price cuts show up most on “reach priced” homes.
- Timing advantage: DOM (sales) ranges 49–81 days; the best terms show up when a home sits and the seller resets to comps.
Seller standings — December 2025
- Still not a buyer’s market overall: the tightest read is 85048 at 3.2 months (excl. UCB).
- Price-to-comp is everything: sale-to-list under 98% means buyers will punish condition, layout, noise, or stale pricing.
- Prep wins: clean condition + realistic list price beats “hope pricing,” especially in the higher-DOM pockets.
Notes & FAQ
This is a rolling daily snapshot (today vs the same date last month) using Ahwatukee ZIP-level single-family detached metrics from the Cromford® Daily Market Snapshot.
It’s built to answer: “where do buyers and sellers stand right now?” without waiting for end-of-month reporting.
Is Ahwatukee a buyer’s market right now?
No overall. It reads balanced, with 85048 tighter and 85045 looser as of 12/1/25.
Are buyers negotiating in Ahwatukee?
Yes, but it depends on ZIP and the listing. Sale-to-list ranges about 96.57%–97.91% as of 12/1/25.
What ZIPs are included?
85044, 85045, 85048.
Open: Ahwatukee ZIP daily snapshot tables (Today vs last month vs last year)
Ahwatukee Daily Market Snapshot — Single Family Detached (by ZIP)
Dates shown are the snapshot cut: 12/1/25 vs 11/1/25 vs 12/1/24.
85048 (Ahwatukee Foothills) — anchor
| Metric | Today (12/1/25) | Same day last month (11/1/25) | Same day last year (12/1/24) |
|---|
| Active listings | 95 | 79 | 70 |
| Pending listings | 43 | 54 | 39 |
| Listings under contract | 46 | 57 | 43 |
| Sales per month | 59 | 44 | 48 |
| Days on market (sales) | 81 | 80 | 62 |
| Months of supply (excl. UCB) | 3.2 | 2.5 | 1.9 |
| Avg sale price % of list | 97.65% | 97.09% | 97.61% |
| Median sold price (annual sales) | $625,000 | $625,000 | $615,000 |
| Listing success rate | 81% | 81% | 83% |
| Contract ratio | 0.94 | 1.07 | 1.00 |
85044 (The Lakes / Legacy-side pockets)
| Metric | Today (12/1/25) | Same day last month (11/1/25) | Same day last year (12/1/24) |
|---|
| Active listings | 51 | 55 | 50 |
| Pending listings | 44 | 35 | 31 |
| Listings under contract | 52 | 41 | 46 |
| Sales per month | 41 | 36 | 44 |
| Days on market (sales) | 49 | 36 | 44 |
| Months of supply (excl. UCB) | 4.1 | 4.4 | 3.4 |
| Avg sale price % of list | 97.91% | 97.46% | 97.49% |
| Median sold price (annual sales) | $552,000 | $575,000 | $520,000 |
| Listing success rate | 75% | 77% | 80% |
| Contract ratio | 1.88 | 1.40 | 1.54 |
85045 (Club West / west foothills)
| Metric | Today (12/1/25) | Same day last month (11/1/25) | Same day last year (12/1/24) |
|---|
| Active listings | 34 | 27 | 18 |
| Pending listings | 26 | 23 | 28 |
| Listings under contract | 29 | 25 | 32 |
| Sales per month | 21 | 19 | 31 |
| Days on market (sales) | 78 | 58 | 38 |
| Months of supply (excl. UCB) | 4.7 | 3.1 | 2.6 |
| Avg sale price % of list | 96.57% | 97.25% | 97.77% |
| Median sold price (annual sales) | $580,000 | $573,000 | $555,000 |
| Listing success rate | 70% | 71% | 87% |
| Contract ratio | 1.62 | 1.77 | 2.44 |
Note: “months of supply” here is reported excluding UCB/CCBS inventory. Use it to gauge leverage, then price/offer off comps + condition.
Disclaimer (method): This post uses Cromford® Daily Market Snapshot ZIP metrics for Ahwatukee single-family detached homes,
comparing 12/1/25 against the same-day snapshot from 11/1/25 (and 12/1/24 where shown). Numbers can shift as listings status-change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
