Welcome to 2026: What to Expect in the East Valley Real Estate Market This Year
By Susan Seiber, East Valley Real Estate Expert
Happy New Year! If you're reading this, you're probably wondering what 2026 has in store for the East Valley real estate market. Maybe you've been thinking about buying or selling for a while, and you're trying to figure out if this is finally the right year to make your move. Or maybe you're just curious about what's happening in our local market after all the ups and downs of the past few years.
I get it. The last several years have been a wild ride. We've seen bidding wars, record-low inventory, skyrocketing prices, and then a sudden shift as interest rates climbed. It's been exhausting trying to keep up, and I know a lot of people have been sitting on the sidelines, waiting for things to "settle down" or "get back to normal."
Here's what I want to tell you as we kick off 2026: the market has settled. We're not in a frenzy, and we're not in a crash. We're in what I would call a healthy, balanced market—and that's actually great news for both buyers and sellers who are ready to make smart, informed decisions.
So, let's talk about what you can realistically expect from the East Valley real estate market in 2026, whether you're buying your first home, selling to upgrade, or anywhere in between.
Quick Answer Summary
Is 2026 a good year to buy a home in the East Valley?
Yes, 2026 is shaping up to be a strong year for buyers. We're seeing more inventory on the market compared to the peak frenzy years, which means more choices and less competition. Interest rates have stabilized (though they're not returning to the historic lows of 2020-2021), and sellers are more realistic about pricing. Buyers who are pre-approved and ready to move quickly will find genuine opportunities, especially in areas like Chandler and Mesa where value and selection are strong.
Is 2026 a good year to sell a home in the East Valley?
Absolutely, but it requires a different strategy than it did in 2021-2022. You can't just slap a "For Sale" sign in the yard and expect multiple offers over asking in 48 hours. In 2026, homes that are priced right, prepared well, and marketed professionally are still selling quickly and for strong prices. The key is working with an agent who understands current buyer psychology and knows how to position your home to stand out in a market with more options.
What are the biggest trends shaping the East Valley market in 2026?
Three major trends are defining 2026: 1) Selective buyers with higher standards - Buyers have more time and choices, so they're being pickier about condition, location, and value. Homes that show well and are priced competitively are winning. 2) The "move-up" buyer boom - Families who bought starter homes in 2019-2020 have built significant equity and are now ready to upgrade to bigger homes in better school districts. 3) Continued East Valley growth - Queen Creek, Gilbert, and parts of Mesa continue to see new development and population growth, keeping long-term demand strong.
The State of the Market: Balanced and Full of Opportunity
Let me paint you a picture of where we are right now. After years of extreme seller's market conditions, where buyers were waiving inspections and offering $50,000 over asking just to get a home, the market has shifted into a more balanced state. What does that mean in practical terms?
For Buyers: You have negotiating power again. You can ask for repairs. You can take your time with inspections. You don't have to write a love letter to the seller or compete with 15 other offers on every house you like. There are actually homes sitting on the market for 20, 30, even 45 days, which gives you the opportunity to think, evaluate, and make a smart decision instead of an emotional, panicked one.
For Sellers: You're not going to get 20 offers in the first weekend anymore, but if your home is priced right and shows well, you're still going to sell, and you're still going to get a great price. The key difference is that buyers are more discerning now. They're comparing your home to others on the market, and if yours isn't competitive in terms of price, condition, or location, they're going to move on to the next one.
This is a healthy market. It rewards people who do their homework, prepare properly, and work with experienced professionals who know how to navigate these conditions.
What Buyers Can Expect in 2026
If you're thinking about buying a home in the East Valley this year, here's what you need to know:
More Inventory, More Choices: We're seeing a steady increase in the number of homes available for sale compared to the ultra-tight inventory of 2021-2022. This is fantastic news for buyers because it means you're not forced to settle for a home that's "good enough." You can actually find a home that checks most (if not all) of your boxes.
Interest Rates Have Stabilized (But They're Not Going Back to 3%): Let's address the elephant in the room: interest rates. Yes, they're higher than they were in 2020-2021, but they've stabilized in the mid-6% range for most qualified buyers. While that's higher than the historic lows we saw during the pandemic, it's actually in line with long-term historical averages. And here's the thing: you can always refinance later if rates drop. You can't go back in time and buy a home at today's prices if you wait and prices go up.
Negotiation is Back: In 2026, you can negotiate. You can ask the seller to cover some of your closing costs. You can request repairs after the inspection. You can even negotiate on price if a home has been sitting on the market for a while. This is a huge shift from the "take it or leave it" mentality of recent years.
Pre-Approval is Still Critical: Even though the market is more balanced, sellers are still going to choose offers from buyers who are pre-approved and ready to close. If you're serious about buying, get pre-approved before you start looking. It shows sellers you're a serious buyer, and it gives you a clear understanding of what you can afford.
The Best Opportunities Are in Chandler and Mesa: If you're looking for value and selection, Chandler and Mesa are where you want to focus. You're getting more house for your money compared to Gilbert, and the quality of neighborhoods, schools, and amenities is excellent. Gilbert still commands a premium, and if that's where your heart is set, that's great—but know that you're paying for the name as much as the home.
What Sellers Can Expect in 2026
If you're thinking about selling your home in the East Valley this year, here's the reality:
Pricing is Everything: The number one mistake I see sellers make in 2026 is overpricing their home based on what their neighbor sold for in 2022. That market is gone. Today's buyers have options, and they're doing their research. If your home is priced 5-10% above comparable homes, buyers are going to skip right past it. Work with an agent who understands current market conditions and can price your home competitively from day one.
Condition Matters More Than Ever: Buyers are pickier now because they have the luxury of time and choice. Homes that show well—clean, decluttered, freshly painted, with updated fixtures and good curb appeal—are selling faster and for more money. If your home needs work, either do the work before listing or price it accordingly. The "fixer-upper" market is tough right now because buyers would rather pay a bit more for a move-in-ready home than deal with renovations.
Professional Marketing Makes a Difference: In a market with more inventory, you need to stand out. That means professional photography, virtual tours, strategic online marketing, and an agent who knows how to position your home to attract the right buyers. The days of posting a few iPhone photos on Zillow and getting multiple offers are over.
Be Ready to Negotiate: Buyers are going to ask for things. They're going to request repairs, ask for closing cost assistance, or negotiate on price. Be prepared to be flexible. The sellers who are succeeding in 2026 are the ones who understand that negotiation is part of the process and are willing to work with serious buyers to get the deal done.
The Right Home Will Still Sell Quickly: Here's the good news: if you do everything right—price competitively, prepare your home well, and market it professionally—you're still going to get strong interest and sell in a reasonable timeframe. I'm still seeing well-positioned homes go under contract in 10-20 days. It's just that the bar is higher than it was a few years ago.
East Valley Neighborhood Spotlight: Where to Focus in 2026
Gilbert: Still the gold standard for families prioritizing top-rated schools and community amenities. The "Gilbert Premium" is alive and well, but buyers are being more selective. Homes in established neighborhoods like Val Vista Lakes, Power Ranch, and Agritopia are holding their value beautifully.
Chandler: The sweet spot for buyers who want excellent schools, proximity to major employers (Intel, Wells Fargo), and more home for their money. Downtown Chandler's walkable lifestyle is attracting empty nesters and young professionals, while family neighborhoods like Ocotillo remain highly desirable.
Mesa: The value play of the East Valley. East Mesa neighborhoods like Red Mountain Ranch and Eastmark offer fantastic homes, great schools, and strong community amenities at prices that are 10-20% below comparable homes in Gilbert. Smart buyers are paying attention.
Queen Creek: The growth story continues. New construction is booming, schools are brand new, and the small-town community feel is attracting families looking for space and value. If you don't mind a slightly longer commute, Queen Creek offers a lot of home for the money.
My Advice as You Head into 2026
Whether you're buying or selling, my advice is the same: don't wait for the "perfect" market. The perfect market doesn't exist. What does exist is the right time for you based on your life circumstances, your financial situation, and your goals.
If you've been thinking about making a move, 2026 is a great year to do it. The market is stable, predictable, and full of opportunities for people who are informed and prepared.
If you want to talk about what a move might look like for you this year—whether that's buying your first home, upgrading to a bigger house, downsizing to a lock-and-leave lifestyle, or anything in between—I'm here to help. Let's sit down, talk about your goals, and create a plan that makes sense for you.
Here's to a fantastic 2026 in the East Valley!
Susan Seiber
East Valley Real Estate Expert
Top 1% Agent in Arizona
Phoenix Magazine Top 50 Agent
