Published : August 9, 2026 Data as of : August 6, 2026 Compared to : July 6, 2026 Coverage : Gilbert, AZ (city-level) • Source : Cromford® Daily Market Snapshot (Single Family Detached)
Gilbert • Arizona • Market Updates
Gilbert Housing Market August 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 August 6, 2026 balanced : 2.6 months of supply (excluding UCB/CCBS), median monthly sold price $600,000 , days on market (sold) 68 days, and an average sale-to-list of 97.56% . The Cromford® Market Index is 109.2 – up from 107.3 last month on tightening supply, not on new demand.
What this means Negotiation: Homes are selling for about 97.56% of list price – roughly 2.44% under asking on average. That softened from last month’s 97.98%, so buyers picked up a little room.How much is for sale: Inventory is 2.6 months (excluding UCB/CCBS) – tighter than last month’s 3.0 and tighter than last August’s 2.8.How long it takes: Recently-sold homes averaged 68 days on market, up from 62 last month; active listings average 76 days .Pricing reality ($/SF): Monthly sold $/SF is $287.35 while active list $/SF is $323.01 . That is a $35.66/SF gap between what sellers are asking and what buyers are paying – and that spread is where negotiations happen.This is a rolling snapshot (today vs the same date last month ) so buyers and sellers can track 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 index and the price both moved, in opposite directions. Supply tightened (3.0 → 2.6 months , excluding UCB/CCBS) on the back of more closings (246 → 273 ) rather than fewer listings – active inventory barely moved (858 → 854 ). That is what pushed the Cromford® Market Index up to 109.2 from 107.3. Everything a buyer or seller actually feels went the other way: the median fell ($630,000 → $600,000 ), monthly sold $/SF fell ($301.07 → $287.35 ), sold DOM slowed (62 → 68 days ), and sale-to-list softened (97.98% → 97.56% ). Average sold size dropped hard (2,555 → 2,386 SF ), so smaller homes explain part of the median drop – but per-foot pricing fell too, so it is not only mix. The pipeline thinned as well: pending fell (179 → 155 ) and the listing success rate slipped (74.5% → 73.0% ). A tighter market on paper and a softer one at the closing table.
Median sold price (monthly sales)
$600,000 DOWN ($630K → $600K)
Inventory (months of supply, excl. UCB)
2.6 mo TIGHTER (3.0 → 2.6)
Speed (DOM, sold)
68 days SLOWER (62 → 68)
Negotiation (avg sale price % of list)
97.56% SOFTER (97.98% → 97.56%)
Market call Market: BALANCED – SUPPLY IS TIGHTENING
Balanced because Cromford® Market Index is 109.2 , just under the 110 line that separates balanced from seller-leaning. The 1.9-point rise came from the supply side: the Supply Index tightened from 77.8 to 75.5 while the Demand Index barely moved (83.5 → 82.5). Fewer months of inventory, not more buyers. Sale-to-list softened to 97.56% , so buyers are keeping a little more at the table than they did last month – about 2.44% under ask on average. The signals that cut against the headline are the ones buyers and sellers feel first: the median dropped to $600,000 , sold $/SF fell to $287.35 , and sold DOM slowed to 68 days . Gilbert is close enough to the seller-leaning line that next month could put it on either side.
Quick pulse vs last month (7/6 → 8/6 858 → 854 , pending 179 → 155 ,
under contract 306 → 297 , and sales/month 246 → 273 .
Pricing per sq ft: Active list $/SF $324.44 → $323.01 ; Monthly sold $/SF $301.07 → $287.35 ; Under contract $/SF $307.61 → $311.98 .
Buyer standings – August 2026 (what to do) You have real room on the right listing: Sale-to-list is 97.56% – about 2.44% under ask on average, softer than last month.Use the $/SF spread: Active list is $323.01/sf against monthly sold $287.35/sf , a $35.66 gap. Listings priced near the asking average are where credits and reductions show up.Time is on your side on stale inventory: Sold DOM is 68 days and active DOM is 76 days . Anything past that active average has a reason it has not sold.But inventory is tightening: Supply fell to 2.6 months from 3.0 and closings rose to 273 . The window on the well-priced homes is narrower than the price data suggests.Seller standings – August 2026 (what matters) The index favors you more than the price does: CMI is 109.2 , up from 107.3, but the median fell to $600,000 and sold $/SF to $287.35 .Price to the closing market: Buyers closed around $287.35/sf . Active listings average $323.01/sf . That gap is the single biggest reason listings sit here.Expect to negotiate: Sale-to-list is 97.56% , down from 97.98%. Build a little room into the number rather than defending it later.Watch the pipeline: Pending fell to 155 and under-contract to 297 even though closings rose to 273 . This month cleared a backlog; next month depends on what replaces it.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,” $/SF = “price per square foot.”
What is Gilbert’s housing inventory right now?
About 2.6 months of supply (excluding UCB/CCBS) as of 8/6/26
Are buyers negotiating in Gilbert?
Modestly: sale-to-list is 97.56% as of 8/6/26
Is Gilbert a buyer’s market or seller’s market right now?
Balanced by Cromford® Market Index: it is 109.2 as of 8/6/26
What is the median home price in Gilbert AZ in 2026?
The median monthly sold price for Gilbert single-family detached homes is $600,000 as of August 6, 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 (8/6/26 ) Last month (7/6/26 ) Last quarter (5/6/26 ) Last year (8/6/25 ) 2 years ago (8/6/24 ) Active listings 854 858 894 856 610 UCB & CCBS listings 142 127 167 130 106 Active listings excl. UCB 712 731 727 726 504 Pending listings 155 179 205 167 157 Listings under contract 297 306 372 297 263 Sales per month 273 246 321 261 213 Sales per year 3,051 3,039 3,052 2,825 2,653 Days on market (sold) 68 62 56 68 52 Days on market (active) 76 75 67 78 61 Days inventory excl. UCB 85 88 87 94 70 Months of supply (excl. UCB) 2.6 3.0 2.3 2.8 2.4 Active listings $/SF $323.01 $324.44 $322.83 $316.75 $318.87 Under contract $/SF $311.98 $307.61 $320.03 $295.53 $298.71 Monthly sales $/SF $287.35 $301.07 $284.10 $292.23 $289.70 Annual sales $/SF $289.33 $289.76 $287.03 $291.77 $288.17 Appreciation – monthly $/SF -1.7% 3.1% -3.4% 0.9% 5.1% Appreciation – annual $/SF -0.8% -0.6% -2.3% 1.2% 6.3% Appreciation – monthly median 1.9% 3.9% -2.6% -8.0% 8.3% Appreciation – annual median -1.5% -1.7% -1.7% -0.1% 6.1% Avg sale price % of list 97.56% 97.98% 98.06% 97.47% 97.90% Annual change supply -1.9% -6.0% -5.2% 44.0% 111.8% Annual change sales rate 3.9% -1.4% 14.3% 22.6% -11.7% Annual change under contract 0.0% 8.1% -1.6% 12.9% 4.4% Listing success rate 73.0% 74.5% 82.1% 68.7% 79.2% Monthly dollar volume $187M $189M $219M $184M $159M Annual dollar volume $2,115M $2,112M $2,097M $1,986M $1,851M Average price (monthly sales) $685,566 $769,231 $681,332 $703,106 $744,970 Average price (annual sales) $693,275 $694,812 $686,971 $703,072 $697,531 Median price (monthly sales) $600,000 $630,000 $585,000 $589,000 $640,000 Median price (annual sales) $590,000 $590,000 $590,000 $599,000 $599,500 Average SF (monthly sales) 2,386 2,555 2,398 2,406 2,572 Average SF (annual sales) 2,396 2,398 2,393 2,410 2,421 Contract ratio 41.7 41.9 51.2 40.9 52.2 Cromford® Supply Index 75.5 77.8 73.8 76.9 50.5 Cromford® Demand Index 82.5 83.5 88.9 72.3 57.1 Cromford® Market Index 109.2 107.3 120.4 94.1 113.0
Note: “months of supply” reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Gilbert single-family detached homes, comparing 8/6/26 7/6/26
