Published : August 9, 2026 Data as of : August 6, 2026 Compared to : July 6, 2026 Coverage : San Tan Valley, AZ (city-level) • Source : Cromford® Daily Market Snapshot (Single Family Detached)
San Tan Valley • Arizona • Market Updates
San Tan Valley Housing Market August 2026 San Tan Valley, AZ – city-level snapshot for single-family detached homes.
Q: What’s happening in the San Tan Valley housing market right now?
A: As of August 6, 2026 a buyer’s market : 3.9 months of supply (excluding UCB/CCBS), median monthly sold price $440,000 , days on market (sold) 80 days, and an average sale-to-list of 99.40% . The Cromford® Market Index is 58.6 – down from 62.1 last month on a demand pullback.
What this means Negotiation: Homes are selling for about 99.40% of list price – roughly 0.60% under asking. That firmed from last month’s 98.77% and is the tightest sale-to-list of the Valley markets I track.How much is for sale: Inventory is 3.9 months (excluding UCB/CCBS), flat against last month and up from last August’s 3.2.How long it takes: Recently-sold homes averaged 80 days on market, down from 83; active listings average 87 days .Pricing reality ($/SF): Monthly sold $/SF is $226.36 while active list $/SF is $236.95 . That is a $10.59/SF gap – one of the narrowest in the Valley, so asking prices are close to where homes actually close.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.
San Tan Valley reality check: The index says buyers hold the advantage and the closing table says the opposite. The Cromford® Market Index fell to 58.6 from 62.1, driven by demand: the Demand Index dropped from 94.2 to 89.5 while the Supply Index barely moved (151.7 → 152.7). Yet sale-to-list firmed to 99.40% from 98.77% – homes are closing within 0.60% of ask, the tightest of the Valley markets I track. The median rose ($435,000 → $440,000 ) and average sold size rose with it (2,116 → 2,173 SF ), so part of that is larger homes selling. Volume held steady (closings 240 → 242 ) and sold DOM improved slightly (83 → 80 days ). The one clear negative: the listing success rate dropped to 67.2% from 72.5%. Two in three listings close, down from nearly three in four.
Median sold price (monthly sales)
$440,000 UP ($435,000 → $440,000)
Inventory (months of supply, excl. UCB)
3.9 mo FLAT (3.9 → 3.9)
Speed (DOM, sold)
80 days FASTER (83 → 80)
Negotiation (avg sale price % of list)
99.40% STRONGER (98.77% → 99.40%)
Market call Market: BUYER’S MARKET – PRICING IS FIRMING
Buyer-leaning because Cromford® Market Index is 58.6 , well under the 90 line. The 3.5-point drop from 62.1 came from the demand side: the Demand Index fell from 94.2 to 89.5 while the Supply Index was close to flat (151.7 → 152.7). Fewer buyers, not more listings. The negotiation picture does not match the index. Sale-to-list firmed to 99.40% , which is bidding-pressure territory – the homes that do sell here are selling at almost full ask. What buyers get in San Tan Valley is selection and time, not a discount. The signals that cut against the buyer read: the median rose to $440,000 , sold $/SF rose to $226.36 , and sold DOM improved to 80 days . The signal that supports it: the listing success rate fell to 67.2% , so a third of listings still fail to close.
Quick pulse vs last month (7/6 → 8/6 1,029 → 1,033 , pending 194 → 198 ,
under contract 290 → 280 , and sales/month 240 → 242 .
Pricing per sq ft: Active list $/SF $235.88 → $236.95 ; Monthly sold $/SF $223.73 → $226.36 ; Under contract $/SF $228.35 → $222.47 .
Buyer standings – August 2026 (what to do) Here is the buyer takeaway for August 2026.
Do not expect a discount on the right home: Sale-to-list is 99.40% – about 0.60% under ask. Well-priced homes here go at close to full price.What you get instead is choice: 3.9 months of supply and 1,033 active listings, with a CMI of 58.6 . Take the time to compare.The $/SF spread is narrow: Active list is $236.95/sf against monthly sold $226.36/sf , a $10.59 gap. Asking prices are realistic, so a lowball read of this market will cost you the house.A third of listings never close: The listing success rate is 67.2% . Sellers who have already failed once are where the negotiation is.Seller standings – August 2026 (what matters) Priced right, you get close to ask: Sale-to-list is 99.40% , up from 98.77%, and the median rose to $440,000 .Priced wrong, you join the third that never sell: The listing success rate fell to 67.2% from 72.5%.The market is patient, not hot: CMI is 58.6 with 3.9 months of supply. Buyers can wait you out; the sale-to-list number reflects only the homes that closed.Price near the comps: Buyers closed around $226.36/sf and active listings average $236.95/sf . That $10.59 gap is small – there is almost no room to test a high number.Timing is steady: Sold DOM improved to 80 days from 83, and active DOM is 87 days . Plan on roughly three months.Notes & FAQ This is a rolling daily snapshot (today vs the same date last month), using San Tan Valley 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 San Tan Valley’s inventory right now?
About 3.9 months of supply (excluding UCB/CCBS) as of 8/6/26
Are buyers negotiating in San Tan Valley?
Barely: sale-to-list is 99.40% as of 8/6/26
Is San Tan Valley a buyer’s market right now?
Yes by Cromford® Market Index: it is 58.6 as of 8/6/26
What is the median home price in San Tan Valley in 2026?
The median monthly sold price for San Tan Valley single-family detached homes is $440,000 as of August 6, 2026
Open: San Tan Valley daily snapshot table (Today vs last month vs last quarter vs last year vs 2 years ago) San Tan Valley 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 1,033 1,029 1,047 921 730 UCB & CCBS listings 82 96 119 106 107 Active listings excl. UCB 951 933 928 815 623 Pending listings 198 194 281 227 237 Listings under contract 280 290 400 333 344 Sales per month 242 240 285 254 232 Sales per year 3,057 3,069 3,066 2,921 2,428 Days on market (sold) 80 83 81 79 56 Days on market (active) 87 93 86 86 75 Days inventory excl. UCB 114 111 111 102 94 Months of supply (excl. UCB) 3.9 3.9 3.3 3.2 2.7 Active listings $/SF $236.95 $235.88 $234.02 $240.84 $248.12 Under contract $/SF $222.47 $228.35 $226.65 $233.94 $237.77 Monthly sales $/SF $226.36 $223.73 $227.91 $218.26 $222.69 Annual sales $/SF $226.81 $226.15 $226.83 $227.67 $227.41 Appreciation – monthly $/SF 3.7% -2.1% -0.9% -2.0% -0.7% Appreciation – annual $/SF -0.4% -0.9% -0.6% 0.1% 3.3% Appreciation – monthly median 2.9% 0.5% 0.0% 2.8% -3.2% Appreciation – annual median 0.7% 0.4% 0.8% -0.9% 4.0% Avg sale price % of list 99.40% 98.77% 99.04% 98.89% 99.07% Annual change supply 16.7% 10.4% 5.3% 30.8% 76.5% Annual change under contract -15.9% -9.4% 5.3% -3.2% 7.5% Listing success rate 67.2% 72.5% 80.7% 71.3% 74.8% Monthly dollar volume $119M $114M $135M $117M $103M Annual dollar volume $1,489M $1,487M $1,484M $1,390M $1,161M Average price (monthly sales) $491,789 $473,425 $474,726 $461,798 $445,977 Average price (annual sales) $486,970 $484,507 $484,126 $475,781 $478,012 Median price (monthly sales) $440,000 $435,000 $424,990 $427,750 $416,250 Median price (annual sales) $432,990 $430,000 $430,000 $429,990 $434,000 Average SF (monthly sales) 2,173 2,116 2,083 2,116 2,003 Average SF (annual sales) 2,147 2,142 2,134 2,090 2,102 Contract ratio 29.4 31.1 43.1 40.9 55.2 Cromford® Supply Index 152.7 151.7 149.4 137.7 107.8 Cromford® Demand Index 89.5 94.2 101.2 91.2 88.9 Cromford® Market Index (CMI) 58.6 62.1 67.7 66.3 82.4
Note: “months of supply” reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for San Tan Valley single-family detached homes, comparing 8/6/26 7/6/26
