Published : August 9, 2026 Data as of : August 6, 2026 Compared to : July 6, 2026 Coverage : Mesa, AZ (city-level) • Source : Cromford® Daily Market Snapshot (Single Family Detached)
Mesa • Arizona • Market Updates
Mesa Housing Market August 2026 Mesa, AZ – city-level snapshot for single-family detached homes.
Q: What’s happening in the Mesa housing market right now?
A: As of August 6, 2026 moderately seller-leaning : 2.5 months of supply (excluding UCB/CCBS), median monthly sold price $475,000 , days on market (sold) 67 days, and an average sale-to-list of 98.19% . The Cromford® Market Index is 116.5 – down from 119.5 last month, and the drop came from the demand side.
What this means Negotiation: Homes are selling for about 98.19% of list price – roughly 1.81% under asking on average, a touch firmer than last month’s 98.04%.How much is for sale: Inventory is 2.5 months (excluding UCB/CCBS), essentially flat against last month’s 2.4 and below last August’s 2.7.How long it takes: Recently-sold homes averaged 67 days on market, up from 63 last month; active listings average 78 days .Pricing reality ($/SF): Monthly sold $/SF is $267.93 while active list $/SF is $284.75 . That is a $16.82/SF gap between asking and closing – 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.
Mesa reality check: Demand cooled and the median fell, but the per-foot price did not. Closings dropped (408 → 381 ) and active listings fell (1,188 → 1,124 ), leaving months of supply about where it was (2.4 → 2.5 , excluding UCB/CCBS). The median monthly sold price fell ($490,000 → $475,000 ) while monthly sold $/SF rose ($265.48 → $267.93 ) and average sold size was flat (2,049 → 2,053 SF ). Size mix does not explain this one – the sales simply landed in lower price tiers this month. Sale-to-list firmed (98.04% → 98.19% ) and sold DOM slowed (63 → 67 days ). The pipeline is split: pending rose (229 → 256 ) while listings under contract fell (431 → 414 ). A softer median against firmer negotiation and a rebuilding pending count.
Median sold price (monthly sales)
$475,000 DOWN ($490,000 → $475,000)
Inventory (months of supply, excl. UCB)
2.5 mo FLAT (2.4 → 2.5)
Speed (DOM, sold)
67 days SLOWER (63 → 67)
Negotiation (avg sale price % of list)
98.19% STRONGER (98.04% → 98.19%)
Market call Market: SELLER-LEANING – DEMAND IS COOLING
Moderately seller-leaning because Cromford® Market Index is 116.5 , comfortably above 100. The 3.0-point drop from 119.5 was demand-led: the Demand Index fell from 83.8 to 80.5 while the Supply Index tightened only slightly (70.1 → 69.1). Buyers eased off; supply did not flood in. Sale-to-list firmed to 98.19% , so what buyers gained in selection they did not gain at the negotiating table – about 1.81% under ask on average. The fastest-moving signals cut both ways: the median fell to $475,000 and closings dropped to 381 , while sold $/SF rose to $267.93 and pending listings climbed to 256 . The pending build is the one to watch – it is the first sign of demand returning.
Quick pulse vs last month (7/6 → 8/6 1,188 → 1,124 , pending 229 → 256 ,
under contract 431 → 414 , and sales/month 408 → 381 .
Pricing per sq ft: Active list $/SF $287.88 → $284.75 ; Monthly sold $/SF $265.48 → $267.93 ; Under contract $/SF $269.88 → $265.58 .
Buyer standings – August 2026 (what to do) Here is the buyer takeaway for August 2026.
Expect limited negotiation: Sale-to-list is 98.19% – about 1.81% under ask, firmer than last month.Use the $/SF spread: Active list is $284.75/sf against monthly sold $267.93/sf , a $16.82 gap. Listings priced well above closed comps are where reductions show up.The median moved, the price per foot did not: The median fell to $475,000 but sold $/SF rose to $267.93 on flat average size. Do not read the median drop as homes getting cheaper.Watch the sitting listings: Sold DOM is 67 days against active DOM of 78 days . The gap is where the overpriced inventory lives.Competition is rebuilding: Pending rose to 256 from 229. If that carries into closings, the room you have now narrows.Seller standings – August 2026 (what matters) Leverage is intact: CMI is 116.5 with 2.5 months of supply, and sale-to-list firmed to 98.19% .Price per foot, not by the median: Buyers closed around $267.93/sf , up from $265.48. Active listings average $284.75/sf .The median drop is a mix story: Average sold size was flat at 2,053 SF while the median fell to $475,000 . Lower price tiers carried the month; that does not tell you what your home is worth.Overpricing costs time: Active DOM is 78 days against a sold DOM of 67 .Roughly 3 in 4 listings close: The listing success rate is 75.1% , close to last month’s 75.6%. Prep and pricing decide which group you land in.Notes & FAQ This is a rolling daily snapshot (today vs the same date last month), using Mesa 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 Mesa’s inventory right now?
About 2.5 months of supply (excluding UCB/CCBS) as of 8/6/26
Are buyers negotiating in Mesa?
Minimally: sale-to-list is 98.19% as of 8/6/26
Is Mesa a buyer’s market right now?
No by Cromford® Market Index: it is 116.5 as of 8/6/26
What is the median home price in Mesa right now?
The median monthly sold price for Mesa single-family detached homes is $475,000 as of August 6, 2026
Open: Mesa daily snapshot table (Today vs last month vs last quarter vs last year vs 2 years ago) Mesa Daily Market Snapshot – Single Family Detached Metric Today (8/6/26 ) Same day last month (7/6/26 ) Last quarter (5/6/26 ) Same day last year (8/6/25 ) 2 years ago (8/6/24 ) Active listings 1,124 1,188 1,302 1,251 934 UCB & CCBS listings 158 202 268 197 155 Active listings excl. UCB 966 986 1,034 1,054 779 Pending listings 256 229 307 241 243 Listings under contract 414 431 575 438 398 Sales per month 381 408 477 394 355 Sales per year 4,854 4,867 4,802 4,565 4,473 Days on market (sold) 67 63 64 78 54 Days on market (active) 78 77 74 82 65 Days inventory excl. UCB 73 74 79 85 64 Months of supply (excl. UCB) 2.5 2.4 2.2 2.7 2.2 Active listings $/SF $284.75 $287.88 $289.38 $287.03 $289.84 Under contract $/SF $265.58 $269.88 $278.73 $272.04 $277.83 Monthly sales $/SF $267.93 $265.48 $271.37 $266.85 $274.89 Annual sales $/SF $267.64 $267.56 $268.10 $271.97 $271.82 Appreciation – monthly $/SF 0.4% -0.9% -0.7% -2.9% 3.8% Appreciation – annual $/SF -1.6% -1.9% -1.8% 0.1% 5.6% Appreciation – monthly median -4.0% -1.3% 0.0% 3.1% -2.0% Appreciation – annual median -0.8% -0.1% 0.6% 1.3% 3.7% Avg sale price % of list 98.19% 98.04% 98.30% 97.73% 98.79% Annual change supply -8.3% -13.1% -11.7% 35.3% 73.1% Annual change sales rate -4.7% 8.9% 2.7% 4.8% -2.1% Annual change under contract -5.5% 0.9% 15.2% 10.1% -9.5% Listing success rate 75.1% 75.6% 86.1% 72.7% 75.5% Monthly dollar volume $210M $222M $266M $217M $203M Annual dollar volume $2,699M $2,707M $2,687M $2,561M $2,507M Average price (monthly sales) $550,083 $544,103 $557,873 $550,943 $572,009 Average price (annual sales) $556,132 $556,186 $559,520 $560,954 $560,473 Median price (monthly sales) $475,000 $490,000 $490,000 $495,000 $479,900 Median price (annual sales) $490,000 $490,000 $495,000 $494,000 $487,500 Average SF – monthly sales 2,053 2,049 2,056 2,065 2,081 Average SF – annual sales 2,078 2,079 2,087 2,063 2,062 Contract ratio 42.9 43.7 55.6 41.6 51.1 Cromford® Supply Index 69.1 70.1 73.6 75.9 55.2 Cromford® Demand Index 80.5 83.8 88.8 72.3 66.7 Cromford® Market Index 116.5 119.5 120.7 95.3 121.0
Note: “months of supply” reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Mesa single-family detached homes, comparing 8/6/26 7/6/26
