Published: • Data as of: • Compared to: • 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 , Tempe is 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 ( → ):
active listings 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 .
Are buyers negotiating in Tempe?
On average, yes: sale-to-list is 96.36% as of .
Is Tempe a buyer’s market?
No by Cromford® Market Index: it’s 117.4 as of .
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 () | Same day last month () | Last quarter () | Same day last year () | 2 years ago () |
|---|
| 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 against the same-day snapshot from (and / / where shown). Numbers can shift as listings status-change and sales record.
Verify current conditions for time-sensitive pricing or offer decisions.
