Published : February 23, 2026 Data as of : February 19, 2026 Compared to : January 19, 2026 Coverage : Mesa, AZ (city-level) • Source : Cromford® Daily Market Snapshot (Single Family Detached)
Mesa • Arizona • Market Updates
Mesa Housing Market — February 2026 Mesa, AZ — East Valley / Southeast Valley.
Q: What’s happening in the Mesa housing market right now?
A: As of February 19, 2026 seller-leaning with negotiation : 2.7 months of supply (excluding UCB/CCBS), median monthly sold price $490,000 , days on market (sold) 76 days,
and an average sale-to-list of 97.54% .
What this means Negotiation: Homes are selling for about 97.54% of list price on average — that’s roughly 2.46% below asking (varies by home).How much is for sale: Inventory is about 2.7 months . In simple terms: not a flood of listings , but buyers have more choice than a “red-hot” market.How long it takes: Recently-sold homes averaged 76 days on market, and active listings average 78 days . That’s not overnight — expect showings + patience.Bottom line: Mesa is still seller-leaning , but buyers have room to negotiate, especially when a home is priced high or has been sitting. This update is a rolling snapshot (today vs the same date last month ) so buyers and sellers can see 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: Supply tightened (3.0 → 2.7 months , excluding UCB/CCBS) while the median monthly sold price increased ($483,000 → $490,000 ).
Sales/month rose (320 → 352 ) and pending rose (225 → 304 ), while sold DOM increased (69 → 76 ).
Median sold price (monthly sales)
$490,000 UP ($483,000 → $490,000)
Inventory (months of supply, excl. UCB)
2.7 mo TIGHTER (3.0 → 2.7)
Speed (DOM, sold)
76 days SLOWER (69 → 76)
Negotiation (avg sale price % of list)
97.54% FIRMER (97.52% → 97.54%)
Market call Market: SELLER-LEANING (TIGHTER SUPPLY + ACTIVE NEGOTIATION)
Seller-leaning because Cromford® Market Index is 122.2 (over 100 is seller-leaning).
Negotiation persists because average sale price % of list is 97.54% .
Supply tightened to 2.7 months (excluding UCB/CCBS).
Quick pulse vs last month (1/19 → 2/19 1,110 → 1,195 , pending 225 → 304 ,
under contract 385 → 544 , and sales/month 320 → 352 .
Buyer standings — February 2026 (what to do) How much you can negotiate: The average sale-to-list is 97.54% , so offers are typically landing a couple percent under ask (home-by-home varies).If it’s been sitting: With sold DOM at 76 days and active DOM at 78 days, time is leverage —stale listings are where terms improve.Is there a lot for sale? Inventory is 2.7 months (excluding UCB/CCBS). That’s not “tons,” but it’s enough that buyers can be selective.How to win: Be aggressive on value when the home is overpriced or sitting; be clean/fast on the best homes because Mesa is still seller-leaning (CMI 122.2 ).Seller standings — February 2026 (what matters) Are sellers still in control? Yes overall: Cromford® Market Index is 122.2 (seller-leaning).But buyers are negotiating: Homes are selling around 97.54% of list on average — pricing and condition decide whether you give up more.How long should you expect? Recent sold DOM is 76 days. Plan for weeks, not days unless you’re priced perfectly and show well.What’s working right now: The listing success rate is 79.6% — the market is rewarding listings that are positioned correctly .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.
It’s 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,” and sale-to-list = “how much people negotiate.”
What is Mesa’s inventory right now?
About 2.7 months of supply (excluding UCB/CCBS) as of 2/19/26
Are buyers negotiating in Mesa?
On average, yes: sale-to-list is 97.54% as of 2/19/26
Is Mesa a buyer’s market?
No by Cromford® Market Index: it’s 122.2 as of 2/19/26
Open: Mesa daily snapshot table (Today vs last month vs last year) Mesa Daily Market Snapshot — Single Family Detached Metric Today (2/19/26 ) Same day last month (1/19/26 ) Same day last year (2/19/25 ) Active listings 1,195 1,110 1,276 Pending listings 304 225 313 Listings under contract 544 385 554 Sales per month 352 320 311 Days on market (sold) 76 69 75 Days on market (active) 78 85 78 Months of supply (excl. UCB) 2.7 3.0 3.3 Avg sale price % of list 97.54% 97.52% 98.54% Median price (monthly sales) $490,000 $483,000 $480,000 Listing success rate 79.6% 72.9% 78.1% Cromford® Market Index 122.2 129.9 106.8
Note: “months of supply” here is reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Mesa single-family detached homes,
comparing 2/19/26 1/19/26 2/19/25
