Published : February 23, 2026 Data as of : February 19, 2026 Compared to : January 19, 2026 Coverage : Tempe, AZ (city-level) • Source : Cromford® Daily Market Snapshot (Single Family Detached)
Tempe • Arizona • Market Updates
Tempe Housing Market — February 2026 Tempe, AZ — Central / East Valley.
Q: What’s happening in the Tempe housing market right now?
A: As of February 19, 2026 seller-leaning with negotiation : 3.2 months of supply (excluding UCB/CCBS), median sold DOM 72 days, and average sale-to-list 96.36% .
Median sold price (monthly sales) is $559,500 , and Cromford® Market Index is 117.4 .
Plain English: what this means Can buyers negotiate? Yes. Homes are selling for about 96.36% of list price on average (roughly 3.64% below asking).Is there a lot for sale? Inventory is about 3.2 months (excluding UCB/CCBS). That’s more choice than a tight market, but not a glut.Is it taking a long time to sell? Sold homes averaged 72 days on market; active listings average 74 days. Expect weeks, not days .So who has leverage? Tempe is still seller-leaning (CMI 117.4 ), but buyers have negotiating room and time is a factor. 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.
Tempe reality check: Supply expanded (2.9 → 3.2 months , excluding UCB/CCBS) and active listings rose (195 → 225 ).
Median monthly sold price moved up ($520,000 → $559,500 ), while sold DOM improved (83 → 72 days).
Negotiation increased: average sale-to-list moved down (96.98% → 96.36% ).
Median sold price (monthly sales)
$559,500 UP ($520,000 → $559,500)
Inventory (months of supply, excl. UCB)
3.2 mo MORE SUPPLY (2.9 → 3.2)
Speed (DOM, sold)
72 days FASTER (83 → 72)
Negotiation (avg sale price % of list)
96.36% MORE GIVE (96.98% → 96.36%)
Market call Market: SELLER-LEANING (MORE SUPPLY + ACTIVE NEGOTIATION)
Seller-leaning because Cromford® Market Index is 117.4 (over 100 is seller-leaning).
Negotiation is active because average sale-to-list is 96.36% , and supply is 3.2 months (excluding UCB/CCBS).
Quick pulse vs last month (1/19 → 2/19 195 → 225 , pending 28 → 48 , listings under contract 59 → 93 , sales/month 57 → 56 .
Buyer standings — February 2026 (what to do) Use negotiation intelligently: Average sale-to-list is 96.36% (offers commonly land below ask; each home varies).Selection is decent: Inventory is 3.2 months (excluding UCB/CCBS). You can pass on bad fits without panic-buying.Time is leverage: With sold DOM 72 and active DOM 74 , the best deals tend to come from homes that have been sitting.Still be sharp on the best homes: Tempe remains seller-leaning (CMI 117.4 ), so top listings don’t always wait.Seller standings — February 2026 (what matters) Overall leverage is still seller-leaning: Cromford® Market Index is 117.4 .But buyers are negotiating: Average sale-to-list is 96.36% . Price/condition determine how close you get to ask.Plan for normal timelines: Sold DOM is 72 days and active DOM is 74 days.Execution improved: Listing success rate is 75.7% (positioning matters, but good listings are getting through).Notes & FAQ This is a rolling daily snapshot (today vs the same date last month), using Tempe 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 Tempe’s inventory right now?
About 3.2 months of supply (excluding UCB/CCBS) as of 2/19/26
Are buyers negotiating in Tempe?
On average, yes: sale-to-list is 96.36% as of 2/19/26
Is Tempe a buyer’s market?
No by Cromford® Market Index: it’s 117.4 as of 2/19/26
Open: Tempe daily snapshot table (Today vs last month vs last quarter vs last year vs 2 years ago) Tempe Daily Market Snapshot — Single Family Detached Metric Today (2/19/26 ) Same day last month (1/19/26 ) Last quarter (11/19/25 ) Same day last year (2/19/25 ) 2 years ago (2/19/24 ) Active listings 225 195 232 198 150 UCB & CCBS listings 45 31 42 42 29 Active listings excl. UCB 180 164 190 156 121 Pending listings 48 28 38 46 38 Listings under contract 93 59 80 88 67 Sales per month 56 57 74 64 54 Sales per year 866 874 881 857 780 Days on market (sold) 72 83 64 52 67 Days on market (active) 74 90 87 73 95 Months of supply (excl. UCB) 3.2 2.9 2.6 2.4 2.2 Avg sale price % of list 96.36% 96.98% 97.74% 98.03% 97.23% Listing success rate 75.7% 65.5% 72.5% 80.0% 74.0% Median price (monthly sales) $559,500 $520,000 $512,500 $542,500 $520,500 Median price (annual sales) $545,000 $545,000 $545,000 $541,500 $519,250 Cromford® Market Index 117.4 122.4 104.3 130.2 135.7
Note: “months of supply” here is reported excluding UCB/CCBS inventory.
Disclaimer (method): This post uses the Cromford® Daily Market Snapshot for Tempe single-family detached homes,
comparing 2/19/26 1/19/26 11/19/25 2/19/25 2/19/24
