2026-01-01 As of: January 1, 2026 • Compared to: December 1, 2025 • Source: Cromford® Daily Market Snapshot (Single Family Detached)
San Tan Valley • Arizona • Market Updates
San Tan Valley Housing Market — January 2026
Q: What’s happening in the San Tan Valley housing market right now?
A: As of January 1, 2026, San Tan Valley is buyer-leaning on the Cromford® Market Index (72.6, where 100 is roughly balanced).
Inventory is 3.4 months of supply (excl. UCB/CCBS), median DOM (sold) is 82 days,
and average sale-to-list is 98.64%. Median sold price is $425,500 (monthly sales) and $428,525 (annual sales).
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 wrap-ups.
Written by Andrea Scheppe, Phoenix native and REALTOR® with HomeSmart Elite, Valley Solutions Team.
San Tan Valley reality check: supply tightened (3.9 → 3.4 months) and sales/month rose (216 → 228),
but DOM (sold) moved slower (73 → 82 days) and the market index is still below 100 (72.6), which is why this reads buyer-leaning right now.
Median sold price (monthly sales)
$425,500 DOWN (429,640 → 425,500)
Inventory (months of supply, excl. UCB)
3.4 mo TIGHTER (3.9 → 3.4)
Speed (median DOM, sold)
82 days SLOWER (73 → 82)
Negotiation (avg sale price % of list)
98.64% LOOSER (99.00% → 98.64%)
Market call
Market: BUYER-LEANING
Cromford® Market Index is 72.6 (below 100), with 82 median DOM (sold).
Even with tighter supply (3.4 months), that speed + index combo is why buyers have more leverage than a “seller-leaning” market.
Quick pulse shifts vs last month (12/1 → 1/1):
actives 920 → 853, pending 206 → 161, under contract 284 → 248, sales/month 216 → 228.
Buyer standings — January 2026
- Time is leverage: median DOM (sold) is 82 days.
- Still watch the supply: months of supply tightened to 3.4 (excl. UCB/CCBS), so the best listings can still move.
- Negotiate strategically: average sale-to-list is 98.64% (discounts/credits exist, usually tied to price band + condition).
Seller standings — January 2026
- Pricing discipline matters: median monthly sold price moved $429,640 → $425,500.
- Condition matters: listing success rate is 68.7% (not everything closes).
- Speed is slower: median DOM (sold) is 82; “hope pricing” usually turns into concessions.
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.
What is San Tan Valley’s inventory right now?
About 3.4 months of supply (excluding UCB/CCBS) as of 1/1/26.
Are buyers negotiating in San Tan Valley?
On average, yes: sale-to-list is 98.64% as of 1/1/26.
Is San Tan Valley a buyer’s market?
It reads buyer-leaning on the Cromford® Market Index (72.6) as of 1/1/26.
Open: San Tan Valley daily snapshot table (Today vs last month vs last year)
San Tan Valley Daily Market Snapshot — Single Family Detached
| Metric | Today (1/1/26) | Same day last month (12/1/25) | Same day last year (1/1/25) | 2 years ago (1/1/24) |
|---|
| Active listings | 853 | 920 | 786 | 557 |
| UCB & CCBS listings | 87 | 78 | 54 | 55 |
| Active listings excl. UCB | 766 | 842 | 732 | 502 |
| Pending listings | 161 | 206 | 161 | 128 |
| Listings under contract | 248 | 284 | 215 | 183 |
| Sales per month | 228 | 216 | 208 | 176 |
| Days on market (sales) | 82 | 73 | 74 | 59 |
| Months of supply (excl. UCB) | 3.4 | 3.9 | 3.5 | 2.9 |
| Avg sale price % of list | 98.64% | 99.00% | 98.68% | 98.75% |
| Median price (monthly sales) | $425,500 | $429,640 | $425,000 | $430,545 |
| Median price (annual sales) | $428,525 | $429,000 | $429,990 | $417,000 |
| Listing success rate | 68.7% | 68.6% | 74.0% | 75.9% |
| Cromford® Market Index | 72.6 | 66.0 | 71.1 | 84.6 |
Note: “months of supply” here is reported excluding UCB/CCBS inventory.
Some homes in San Tan Valley have a Queen Creek mailing address while sitting in unincorporated Pinal County, so schools, taxes and services can differ even with a “San Tan Valley” address.
It is important to note individual home prices and days on market will vary per property. The home's location within the neighborhood, updates/upgrades to the interior and exterior of the home, lot size, lot orientation, and layout all play a critical factor.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for San Tan Valley single-family detached homes,
comparing 1/1/26 against the same-day snapshot from 12/1/25 (and 1/1/25 / 1/1/24 where shown). Numbers can shift as listings status-change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
