2026-01-29 Published: February 3, 2026 • Data as of: January 29, 2026 • Compared to: December 29, 2025 • Source: Cromford® Daily Market Snapshot (Single Family Detached)
Gilbert • Arizona • Market Updates
Gilbert Housing Market — Feb 2026
Gilbert, AZ (85296, 85297, 85233, 85234, 85295, 85298) — Southeast Valley.
Q: What’s happening in the Gilbert housing market right now?
A: As of January 29, 2026, Gilbert is seller-leaning, but slower and more supply-heavy than last month: 3.5 months of supply (excluding UCB/CCBS), median monthly sold price $566,000, median DOM (sold) 82 days,
and an average sale-to-list of 97.93%.
This update is a rolling snapshot (today vs the same date last month) so buyers and sellers can see where leverage is shifting without waiting for end-of-month wrap-ups.
Written by Andrea Scheppe, Phoenix native and REALTOR® with HomeSmart Elite, Valley Solutions Team.
Gilbert reality check: Supply expanded (2.4 → 3.5 months) and sold DOM slowed (75 → 82).
Median sold price moved down ($585,500 → $566,000).
Even with a seller-leaning market index (145.8), this is not “automatic.”
Median sold price (monthly sales)
$566,000 DOWN (-$19,500 vs last month)
Inventory (months of supply, excl. UCB)
3.5 mo LOOSER (2.4 → 3.5)
Speed (median DOM, sold)
82 days SLOWER (75 → 82)
Negotiation (avg sale price % of list)
97.93% FIRMER (97.07% → 97.93%)
Market call
Market: SELLER-LEANING (SLOWER + MORE SUPPLY)
The leverage mix is split: the Cromford® Market Index is 145.8 (seller-leaning), but months of supply increased to 3.5 and sold DOM is 82 days. That supports negotiation on the margins (especially on stale listings), while well-positioned homes can still hold value.
Quick pulse shifts vs last month (12/29 → 1/29): active listings 595 → 643, homes under contract 184 → 281, pending 88 → 146,
and sales/month 208 → 147.
Buyer standings — Feb 2026
- More selection than last month: months of supply increased to 3.5 (from 2.4).
- Time is a tool: median sold DOM is 82 days (up from 75), which can create openings on stale listings.
- Still not a deep-discount market: average sale-to-list is 97.93% (buyers are negotiating, but not “fire sale” pricing).
Seller standings — Feb 2026
- Competition increased: active listings rose (595 → 643) and supply expanded (2.4 → 3.5 months).
- Pricing discipline matters: listing success rate is 67.1% (down from 71.7% last month).
- Demand is active, but closings slowed: under contract and pending rose (184 → 281, 88 → 146) while sales/month fell (208 → 147).
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.
It’s designed to answer “where do buyers and sellers stand right now?” without waiting for month-end reporting.
- What is Gilbert’s inventory right now?
- About 3.5 months of supply (excluding UCB/CCBS inventory) as of 1/29/26.
- Are buyers negotiating in Gilbert?
- On average, yes: sale-to-list is 97.93% as of 1/29/26.
- Is Gilbert a buyer’s market?
- Not by Cromford® Market Index (145.8). It reads seller-leaning, but with more supply and slower timelines than last month.
Open: Gilbert daily snapshot table (Today vs last month)
Gilbert Daily Market Snapshot — Single Family Detached
| Metric | Today (1/29/26) | Same day last month (12/29/25) | Same day last year (1/29/25) |
|---|
| Active listings | 643 | 595 | 643 |
| Pending listings | 146 | 88 | 145 |
| Listings under contract | 281 | 184 | 257 |
| Sales per month | 147 | 208 | 147 |
| Days on market (sold) | 82 | 75 | 75 |
| Months of supply (excl. UCB) | 3.5 | 2.4 | 3.6 |
| Avg sale price % list | 97.93% | 97.07% | 97.42% |
| Median price (monthly sales) | $566,000 | $585,500 | $565,000 |
| Listing success rate | 67.1% | 71.7% | 66.5% |
| Cromford® Market Index | 145.8 | 144.2 | 130.8 |
Note: “months of supply” here is reported excluding UCB/CCBS inventory. Use it to gauge leverage, then price/offer off comps and condition.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Gilbert single-family detached homes,
comparing 1/29/26 against the same-day snapshot from 12/29/25 (and 1/29/25 where shown). Numbers can shift as listings status-change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
