Published: → Data as of: | Compared to: | 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 May 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 , San Tan Valley is a buyer-leaning market that is tightening: 3.1 months of supply (excluding UCB/CCBS), median monthly sold price $425,000, days on market (sold) 80 days,
and an average sale-to-list of 98.79%. The Cromford® Market Index sits at 68.1, up from 66.0 last month - still in buyer-leaning territory, but the trend is moving toward sellers.
What this means
- Negotiation: Homes are selling for about 98.79% of list price - roughly 1.2% under asking on average. That gap narrowed from last month's 1.5%, meaning sellers are holding firmer.
- How much is for sale: Inventory dropped to 3.1 months of supply (excluding UCB/CCBS), down from 4.0 last month. That's a meaningful shift - buyers have fewer choices than they did in April.
- How long it takes: Recently sold homes averaged 80 days on market; active listings are averaging 87 days. Sold DOM is essentially flat month over month.
- Pricing reality ($/SF): Monthly sold $/SF is $224.85 while active list $/SF is $235.45. That spread - about $10.60/SF - tells you where the pricing conversation is happening on homes that have not moved yet.
This 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.
San Tan Valley reality check: The headline number looks like a price drop - median monthly sold fell from $434,900 to $425,000 - but the story underneath is more specific. Supply tightened sharply (4.0 → 3.1 months), pending listings jumped (259 → 283), listings under contract climbed (386 → 402), and sales per month surged (235 → 289). The CMI moved up (66.0 → 68.1) and listing success rate hit 81.2% - the strongest reading in this data window. Spring activity is real here. The median dip looks like a mix shift, not a trend.
Median sold price (monthly sales)
$425,000 DOWN ($434,900 → $425,000)
Inventory (months of supply, excl. UCB)
3.1 mo TIGHTER (4.0 → 3.1)
Speed (DOM, sold)
80 days FLAT (77 → 80)
Negotiation (avg sale price % of list)
98.79% STRONGER (98.50% → 98.79%)
Market call
Market: BUYER-LEANING (BUT TIGHTENING FAST)
Buyer-leaning because the Cromford® Market Index is 68.1 - anything under 100 tilts toward buyers. But the direction matters: the CMI rose from 66.0 last month, supply dropped a full month, and sales volume hit 289 per month - the highest reading in this data window. Buyers still have a little leverage, but the market is absorbing inventory faster than it is adding it.
Quick pulse vs last month ( → ):
active listings 1,061 → 1,028, pending 259 → 283,
under contract 386 → 402, and sales/month 235 → 289.
Pricing per sq ft: Active list $/SF $235.78 → $235.45; Monthly sold $/SF $235.47 → $224.85; Under contract $/SF $229.44 → $225.09.
The sold and under-contract $/SF both eased while active list $/SF held - that spread is worth watching as spring sales close out.
Buyer standings - May 2026 (what to do)
Here is the buyer takeaway for May 2026.
- The CMI still leans your direction: At 68.1, this market is buyer-leaning. You have negotiating room - just less of it than you did two months ago.
- Supply dropped hard: Months of supply went from 4.0 to 3.1 in a single month. The window where buyers had the most options may be narrowing. If you have been watching a home, do not assume it will still be there.
- Sale-to-list tightened: Buyers are closing at 98.79% of list - up from 98.50% last month. Strong offers are getting rewarded.
- The $/SF gap is your leverage on stale listings: Active listings are asking $235.45/SF; sold homes came in at $224.85/SF. Homes that have been sitting are priced above where deals are actually closing - that is your conversation starter.
Seller standings - May 2026 (what matters)
- Listing success rate jumped to 81.2%: Up from 72.8% last month - that is a real shift. More listings are closing, which means the market is rewarding well-prepared sellers right now.
- Sales volume is up sharply: 289 homes sold last month, up from 235. More buyers are pulling the trigger - if your home is priced right, this spring market has depth.
- Supply tightened in your favor: With months of supply dropping from 4.0 to 3.1, there is less competition on the shelf. If you are priced correctly, you are not fighting as many other homes for attention.
- The CMI says buyers still have some leverage: 68.1 means this is not a bidding-war market. Prep and pricing still decide outcomes - overpriced homes are still sitting at 87 days active DOM.
- Annual sales volume is up year over year: 3,069 homes sold in the trailing 12 months vs 2,798 last year at this time. The buyer pool is real and growing.
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.
It is built 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 to sell, sale-to-list = how much buyers negotiate, $/SF = price per square foot.
What is San Tan Valley's inventory right now?
About 3.1 months of supply (excluding UCB/CCBS) as of - down from 4.0 months last month.
Are buyers negotiating in San Tan Valley?
Some, yes - sale-to-list is 98.79% as of , which means buyers are closing about 1.2% under list on average. That gap is narrowing.
Is San Tan Valley a buyer's market right now?
By Cromford® Market Index, yes - it is 68.1 as of , which is below the 100 threshold that separates buyer-leaning from seller-leaning markets. The index is trending upward, though.
What is the median home price in San Tan Valley in 2026?
The median monthly sold price for single-family detached homes in San Tan Valley was $425,000 as of .
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 () | Same day last month () | Last quarter () | Same day last year () | 2 years ago () |
|---|
| Active listings | 1,028 | 1,061 | 990 | 1,002 | 729 |
| UCB & CCBS listings | 119 | 127 | 130 | 120 | 124 |
| Active listings excl. UCB | 909 | 934 | 860 | 882 | 605 |
| Pending listings | 283 | 259 | 218 | 273 | 233 |
| Listings under contract | 402 | 386 | 348 | 393 | 357 |
| Sales per month | 289 | 235 | 218 | 307 | 214 |
| Sales per year | 3,069 | 3,076 | 3,070 | 2,798 | 2,426 |
| Days on market (sold) | 80 | 77 | 96 | 75 | 51 |
| Days on market (active) | 87 | 85 | 88 | 79 | 68 |
| Days inventory excl. UCB | 108 | 111 | 103 | 115 | 91 |
| Months of supply (excl. UCB) | 3.1 | 4.0 | 3.9 | 2.9 | 2.8 |
| Active listings $/SF | $235.45 | $235.78 | $240.76 | $243.73 | $251.30 |
| Under contract $/SF | $225.09 | $229.44 | $236.77 | $230.90 | $236.83 |
| Monthly sales $/SF | $224.85 | $235.47 | $225.87 | $231.85 | $233.62 |
| Annual sales $/SF | $226.56 | $227.21 | $226.45 | $228.48 | $224.93 |
| Appreciation - monthly $/SF | -3.0% | 4.4% | -2.4% | -0.8% | 6.0% |
| Appreciation - annual $/SF | -0.8% | -0.6% | -1.3% | 1.6% | -1.6% |
| Appreciation - monthly median | -1.2% | 5.3% | -1.1% | -2.5% | 8.8% |
| Appreciation - annual median | 0.7% | 0.6% | -0.1% | -1.2% | -0.7% |
| Avg sale price % of list | 98.79% | 98.50% | 97.80% | 98.65% | 98.74% |
| Annual change supply | 3.1% | 0.6% | 14.1% | 45.8% | 51.2% |
| Annual change under contract | 2.3% | -4.7% | 3.9% | 10.1% | -12.5% |
| Listing success rate | 81.2% | 72.8% | 77.6% | 73.6% | 80.8% |
| Monthly dollar volume | $136M | $115M | $107M | $145M | $107M |
| Annual dollar volume | $1,483M | $1,487M | $1,469M | $1,332M | $1,152M |
| Average price (monthly sales) | $470,156 | $490,975 | $489,585 | $471,956 | $498,091 |
| Average price (annual sales) | $483,303 | $483,563 | $478,613 | $475,961 | $474,995 |
| Median price (monthly sales) | $425,000 | $434,900 | $430,000 | $430,000 | $441,000 |
| Median price (annual sales) | $430,000 | $430,000 | $429,595 | $426,990 | $431,995 |
| Average SF (monthly sales) | 2,091 | 2,085 | 2,168 | 2,036 | 2,132 |
| Average SF (annual sales) | 2,133 | 2,128 | 2,114 | 2,083 | 2,112 |
| Contract ratio | 44.2 | 41.3 | 40.5 | 44.6 | 59.0 |
| Cromford® Supply Index | 149.9 | 145.7 | 133.1 | 150.1 | 99.1 |
| Cromford® Demand Index | 102.1 | 96.2 | 96.6 | 100.0 | 82.8 |
| Cromford® Market Index (CMI) | 68.1 | 66.0 | 72.5 | 66.6 | 83.6 |
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 against the same-day snapshot from (and prior periods where shown). Numbers can shift as listing statuses change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
