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Goodyear Real Estate Market Report: February 2026

The Goodyear housing market remains steady and balanced as we move into the first quarter of 2026. Whether you are looking north or south of the I-10, the "Downs RE Legacy Team" is seeing consistent growth and a healthy environment for both buyers and sellers.

TL;DR: Key Market Insights

• Balanced Market Conditions: With a 3.8-month supply of inventory, Goodyear is currently a neutral market where neither buyers nor sellers hold an unfair advantage.
• Inventory is Up: Active listings have increased by 6% year-over-year, giving buyers more options than they had in early 2025.
• Pricing Divergence: North Goodyear remains a "premium pocket" with higher median prices ($520k), while South Goodyear is seeing faster appreciation (5.6% YoY).
• Interest Rate Watch: Analysts predict a 5% surge in sales volume by summer 2026 if mortgage rates dip toward the 6% mark.

Goodyear Market Breakdown by the Numbers

The local market performs differently depending on which side of the I-10 freeway you are located. Here is how the sectors compare for February 2026:

North of I-10 (The "Premium Pocket")

• Median Sale Price: $520,000
• Price Growth (Year-over-Year): 3% increase
• Market Velocity: 65 days average to sell
• Negotiating Power: Sellers are receiving 98.1% of their asking price

South of I-10 (The "Affordable Marathon")

• Median Sale Price: $470,000
• Price Growth (Year-over-Year): 5.6% increase
• Market Velocity: 80 days average to sell
• Negotiating Power: Sellers are receiving 98.6% of their asking price

Market Velocity and Absorption

Currently, Goodyear sits at a 3.8-month supply of inventory. In real estate terms, anything under three months is a seller's market, while four to six months is considered neutral. This puts our city in a "sweet spot" of stability.

For sellers, this means home presentation is more critical than last year due to increased competition. For buyers, the 715 active listings provide a 6% larger pool of homes to choose from compared to this time last year.

The Bottom Line

The Goodyear market is showing resilience with steady price appreciation and healthy inventory growth. If you've been waiting for more choices or a less frantic bidding environment, this balanced market offers a prime opportunity to move.

 

Video & Transcript

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-Video Transcript-

Hey, this is Tim Downs, real estate agent here in Phoenix, Arizona, out here on the west side in Goodyear, and this is your Goodyear marker report for February 2026. So let's get into the numbers for the city of Goodyear.

Total sales volume for the month of January, it looks like we had a number around 120 homes sold, which is slightly down from last January of 135, but not that far off. So not too much to see there, frankly, as far as what it would look like from year to year, a change of 15 or roughly 15, not that concerning. So it looks like we can say that the market is steady as it comes from year to year.

Let's talk about inventory growth. At present, there is about 715 active listings in the city of Goodyear as a whole. This is a 6% increase from last year's numbers, which was around 675-ish homes that were active listings at this time. So again, about a 6% increase over last year. For buyers, obviously, this means more choices, more to choose from. For the sellers, it looks like your homes presentation is going to be a little bit more important than it was last year, provided that there's obviously more homes competing against you in the market.

Let's talk about absorption rate now. Goodyear is currently at about a 3.8 month supply. So anything under three months is a seller's market. Anything between four and six is what they would call a neutral market. So the city as a whole, we're looking at as a balanced market. So when it comes to buyers and sellers, nobody really is going to have an unfair advantage. The likelihood of bidders wars are pretty low in a market like this.

When it relates to the real estate market in the city of Goodyear, you really have to break it down north of the 10 versus south of the 10. At present, we're looking at about a $53,000 difference between the two areas. So rather significant when it comes to that north of the 10, it's a premium pocket is what is being called. The median sale price north of the 10 is right around 520,000. This is a 3% increase year over year from last year.

South of the 10, a little bit more affordable. We're seeing a median price of about 470,000, which is about a 5.6% increase year over year. So obviously, we're seeing the market bump up in both sides of the 10, but south of the 10 where the prices are a little more affordable, they are increasing a little bit quicker than what you're seeing north of I-10.

Let's talk about market velocity. That is, how long does it take for a house to sell? North of the 10, it looks like we've got about an on average of about 65 days to sell a home listed in that area. South of the 10, we can call this a little bit more of a marathon as it has about 80 days on average needed to sell a home there. So a little bit more of a demand north of I-10. Even in that higher price range, they're going a lot quicker versus south of the I-10. So if you're looking to sell in that south I-10 area, just kind of understand that it's probably going to take you a little bit longer than perhaps some of the people north of I-10.

Let's talk about negotiating power. South of the 10, we're looking at about 98.6% of the listing price is what they're on average getting. North of the 10, not too far off, 98.1%. They're not having to change it too often in order to get the house sold.

Looking ahead, there is lots of talk about interest rates coming down. If we see rates coming down to around that 6% mark, analysts are predicting about a 5% surge in sales volume by this coming summer. Keep your eye on those rates, because once they come down, more people can afford to move. If you're a seller in Goodyear, understand the market is moving quickly north of the 10. If you're a buyer, you have 6% more inventory this year.

If you're interested in additional information or your specific neighborhood, please reach out to us. My name is Tim Downs, my wife is Stephanie Downs, and we comprise the Downs Legacy Team at West USA Realty.

Frequently Asked Questions (FAQ)

Q: Is Goodyear currently a buyer's or seller's market? A: Goodyear is currently considered a balanced or neutral market. With a 3.8-month supply of inventory, neither party has a significant advantage, and bidding wars are less likely than in previous years.

Q: Which part of Goodyear is selling the fastest? A: Homes north of the I-10 are selling faster, with an average of 65 days on market compared to 80 days for homes south of the I-10.

Q: How much of their asking price are Goodyear sellers actually getting? A: Sellers are seeing very strong negotiating power across the city, averaging between 98.1% and 98.6% of their original list price.