Ahwatukee • Arizona • Market Updates Ahwatukee Housing Market September 2026 Ahwatukee, AZ — a three-ZIP composite (85044, 85045, 85048) for single-family detached homes, refreshed against the same date last month.
What’s happening in the Ahwatukee housing market right now? As of September 1, 2026 , Ahwatukee is seller-leaning : 1.7 months of supply (excluding UCB/CCBS) across the three ZIPs, a blended median sold price of $580,000 , days on market (sold) 70 days, and an average sale-to-list of 97.77% . Cromford® does not publish a Market Index at the ZIP level, so this call comes from the combined supply, demand and pricing figures rather than a single index number.
$580,000
DOWN
Blended median price
1.7 mo
TIGHTER
Months of supply (excl. UCB)
70 days
SLOWER
Days on market (sold)
97.77%
SOFTER
Avg sale price % of list
Written by Andrea Scheppe , Phoenix native and full-time, award-winning REALTOR® with HomeSmart Elite, Valley Solutions Team.
Ahwatukee reality check: Supply went from 2.1 to 1.7 months , and it was not because listings disappeared. Active listings excluding UCB barely moved (178 → 174 ). Closings did the work: sales per month rose from 85 to 100 , and from 76 a year ago. All three ZIPs tightened, 85048 hardest (2.4 → 1.7 ). The number pulling the other way is the pipeline. Listings under contract fell from 96 to 74 and pending from 45 to 34 , so the pace that produced those 100 closings is not currently being replaced. Sold $/SF jumped to $304.12 from $279.05 and now sits fractionally above the active-listing average of $303.36 — buyers in September paid slightly more per foot than the homes currently for sale are asking. Sold days on market rose to 70 from 61 and sale-to-list eased to 97.77% .
What this means Negotiation Homes are selling for about 97.77% of list price, roughly 2.23% under asking on average, or about $12,944 on a $580,000 Ahwatukee home. That is softer than last month’s 98.45% and softer than last September’s 98.21%.
How much is for sale Inventory is 1.7 months (excluding UCB/CCBS) across the three ZIPs, tighter than last month’s 2.1 and much tighter than last September’s 2.7. There are 174 active listings excluding UCB against 100 sales per month.
How long it takes Recently-sold homes averaged 70 days on market, up from 61 last month; active listings average 67 days . Sold time now exceeds active time, which means the homes closing are the ones that waited longest.
Pricing reality ($/SF) Monthly sold $/SF is $304.12 while active list $/SF is $303.36 . Closings came in fractionally above asking on a per-foot basis, which is unusual and worth watching. Last month that gap ran $32 the other way.
Market call: seller-leaning, supply tightened sharply Seller-leaning on the combined numbers. 1.7 months of supply is tight by any Valley standard, and it got there through demand rather than scarcity: closings rose 17.6% in a month and 31.6% year over year while active listings excluding UCB fell only from 178 to 174 . The listing success rate improved to 82.2% from 80.5% last month and 74.7% a year ago, so more Ahwatukee listings are finishing than at any point in the periods below.
The honest caveat is that the leading indicators disagree with the closing figures. Listings under contract dropped from 96 to 74 and pending from 45 to 34 , both well below a year ago (92 and 47 ). Closings reflect contracts written in July and August; the contracts being written now are fewer. Sale-to-list easing to 97.77% and sold days on market rising to 70 point the same direction.
Quick pulse vs last month (8/1 → 9/1): active listings 229 → 214 , active excl. UCB 178 → 174 , pending 45 → 34 , under contract 96 → 74 , sales/month 85 → 100 .
Pricing per sq ft: active list $/SF $311.11 → $303.36 ; monthly sold $/SF $279.05 → $304.12 ; under contract $/SF $307.92 → $293.07 .
ZIP-by-ZIP snapshot — September 1, 2026 Ahwatukee is not one market. The three ZIPs differ by more than $100,000 at the median, and they did not move together this month.
85044 — the entry point Annual median $515,000 , unchanged from last month and unchanged from a year ago. Supply 1.7 months (from 1.8), 61 active excluding UCB, 36 sales per month. Sold days on market rose to 64 from 52 and sale-to-list fell to 97.36% from 98.58%, the softest of the three. Sold $/SF $302.46 against active list $/SF $291.61 . Listing success 78.3% .
85045 — the priciest and the smallest Annual median $660,000 , down from $667,500. Supply 1.9 months (from 2.3), 35 active excluding UCB, 18 sales per month. Sale-to-list 98.41% , the strongest of the three, and listing success 94.7% . Sold $/SF $280.34 against active list $/SF $306.68 , the widest asking-to-closing gap here. With only 18 sales in the month, treat a single month in 85045 as a signal rather than a trend.
85048 — the busiest Annual median $624,000 , down from $631,000. Supply tightened hardest, 2.4 to 1.7 months , on 46 sales per month against 78 active excluding UCB. Sold days on market 77 , the slowest of the three. Sold $/SF $314.67 , the highest here, essentially level with active list $/SF $315.51 . Listing success jumped to 82.1% from 73.9%, but listings under contract fell from 43 to 28 .
Buyer standings — September 2026 Here is the buyer takeaway for September 2026.
This is a tight market and it got tighter. 1.7 months of supply on 174 active listings excluding UCB. Come pre-approved with clean terms.Do not assume a per-foot discount. Buyers closed at $304.12/sf against an active-listing average of $303.36/sf . September closings landed fractionally above what is currently being asked, which is the opposite of the pattern in most Valley markets this month.Negotiation did open slightly. Sale-to-list eased to 97.77% , about 2.23% under ask, or roughly $12,944 on a $580,000 home. That is softer than August and softer than a year ago.Pick your ZIP deliberately. 85044 has the lowest median ($515,000 ) and the softest sale-to-list (97.36% ). 85045 asks the most per foot relative to what closes there. 85048 has the most listings (78 ) but the slowest sold time (77 days ).Seller standings — September 2026 More than four in five listings close. The blended listing success rate is 82.2% , up from 80.5% last month and 74.7% a year ago.September was a strong closing month. Sales per month rose from 85 to 100 , up 31.6% year over year, and that alone pulled supply from 2.1 to 1.7 months.Watch the pipeline before you price off September. Listings under contract fell from 96 to 74 and pending from 45 to 34 . Those closings came from contracts written earlier; fewer are being written now.Plan for about ten weeks. Sold days on market is 70 , up from 61, and active listings average 67 days . When sold time passes active time it usually means the backlog is clearing rather than new listings moving fast.Per-foot pricing moved in your favor. Sold $/SF rose to $304.12 from $279.05 while the active-listing average fell to $303.36 . What actually closed in September was priced better than what is sitting.Ahwatukee daily market snapshot by ZIP — single family detached Each ZIP shown today, the same date last month, and the same date last year. Cromford® publishes no Market Index at ZIP level, so there is no index row.
Metric 85044 Today 85044 Last Mth 85044 Last Yr 85045 Today 85045 Last Mth 85045 Last Yr 85048 Today 85048 Last Mth 85048 Last Yr Active listings 80 85 104 41 35 52 93 109 97 UCB & CCBS 19 15 19 6 10 10 15 26 16 Active excl. UCB 61 70 85 35 25 42 78 83 81 Pending listings 13 19 18 8 9 5 13 17 24 Listings under contract 32 34 37 14 19 15 28 43 40 Sales per month 36 40 28 18 11 9 46 34 39 Sales per year 409 401 359 131 122 93 360 353 361 Days on market – sales 64 52 60 68 64 87 77 70 74 Days on market – active 61 65 61 48 57 59 81 78 73 Months of supply excl. UCB 1.7 1.8 3.0 1.9 2.3 4.7 1.7 2.4 2.1 Active listings $/SF $291.61 $303.93 $295.39 $306.68 $294.24 $309.30 $315.51 $325.10 $304.94 Under contract $/SF $304.47 $306.30 $295.49 $277.29 $282.53 $273.91 $285.87 $318.53 $299.04 Monthly sales $/SF $302.46 $283.19 $298.95 $280.34 $256.01 $282.65 $314.67 $282.29 $295.49 Annual sales $/SF $296.46 $296.04 $296.50 $283.79 $284.24 $280.68 $289.32 $286.43 $295.94 Average sale price % list 97.36% 98.58% 98.37% 98.41% 97.87% 98.97% 98.00% 98.49% 97.85% Listing success rate 78.3% 85.1% 75.7% 94.7% 84.6% 75.0% 82.1% 73.9% 73.6% Annual dollar volume $237M $233M $217M $96M $89M $65M $251M $242M $258M Average price – annual sales $580,035 $580,217 $604,385 $734,326 $727,405 $698,457 $698,610 $686,521 $715,013 Median price – annual sales $515,000 $515,000 $515,000 $660,000 $667,500 $645,000 $624,000 $631,000 $623,000 Contract ratio 52.5 48.6 43.5 40.0 76.0 35.7 35.9 51.8 49.4
Notes & FAQ What is the median home price in Ahwatukee right now? The blended median is $580,000 as of September 1, 2026, across 85044, 85045 and 85048. That figure weights each ZIP’s annual median by its annual sales volume, which smooths out month-to-month size mix. By ZIP the annual medians are $515,000 in 85044, $660,000 in 85045 and $624,000 in 85048, based on Cromford® Daily Market Snapshot data.
Is Ahwatukee a buyer’s market or seller’s market right now? A seller’s market on the combined numbers: 1.7 months of supply as of 9/1/26, down from 2.1 last month, with 174 active listings excluding UCB against 100 sales per month. Cromford® publishes no Market Index at ZIP level, so this call comes from the combined supply, demand and pricing figures rather than a single index.
Is Ahwatukee a city? No. Ahwatukee is a village of Phoenix, not a separate municipality, which is why it is tracked here by its three ZIP codes — 85044, 85045 and 85048 — rather than as a city in the Cromford® city snapshot.
Which Ahwatukee ZIP has the most inventory? 85048, with 78 active listings excluding UCB as of 9/1/26, against 61 in 85044 and 35 in 85045. It also has the most sales per month at 46, so its months of supply is 1.7 — the same as 85044 despite carrying more listings.
Sources and method This is a rolling daily snapshot (today vs the same date last month), using single-family detached resale activity in the Arizona Regional MLS across ZIP codes 85044 , 85045 and 85048 . Blended figures weight each ZIP by its annual sales volume. ZIP-level snapshots carry their own data date, which runs a few days behind the city snapshots.
Disclaimer & source: The Cromford® Report daily market snapshot and commentary. Andrea Scheppe is licensed in Arizona. This update is information, not advice for a specific property.
Thinking of buying or selling in Ahwatukee? I can walk you through what these numbers mean for your budget, your street and your timeline — as a Phoenix native and full-time, award-winning REALTOR®.
