Goodyear Real Estate Market Report | Jan 2026

What’s really happening in the Goodyear housing market right now? In this video, Tim Downs of the Downs Legacy Team breaks down the latest January 2026 market data so you can make smart, confident decisions—whether you’re buying, selling, or just keeping an eye on the market.

🔥 In this report, you’ll learn:
✅ Current inventory levels in Goodyear
✅ Key differences north vs. south of I-10
✅ Average days on market (sprint vs. marathon 🏃‍♂️)
✅ Median home prices and the $100K gap 💰
✅ Price reductions, list-to-sale ratios, and absorption rates
✅ What today’s interest rates mean for buyers & sellers

Goodyear isn’t just one market—it’s two very different markets, and understanding which side of I-10 you’re on can make a huge difference in your strategy.

📞 Thinking about buying or selling in Goodyear?
Don’t guess—get expert guidance based on real data.

👉 Contact the Downs Legacy Team
📲 Check the contact info in our bio
🏡 Let’s build the right plan for your goals

👍 If you found this helpful, like the video,
💬 comment with your questions, and
🔔 subscribe for monthly Arizona real estate market updates!

[Transcript]

(0:03 - 0:15)
Hey, Tim Downs here, real estate agent on the west side of Phoenix. And this is your Goodyear market report for January, 2026. So let's get into the numbers.

(0:16 - 0:37)
Inventory in the Goodyear landscape. Right now, we're roughly about 1,100 units for the city of Goodyear. But when you're looking at the city of Goodyear, you really have to look at it from the perspective of understanding that although it is one city, there is north of the I-10 and there is south of the I-10.

(0:38 - 0:57)
The numbers related to both sides of the 10 with the city of Goodyear can vary semi-dramatically. So an example of what I'm saying here is north of the I-10. At present, we have roughly 450 units that are up for sale.

(0:57 - 1:10)
That's a decrease of about 4.3% from last year. So one thing also to realize, north of the 10, much of it is built out already. There's not as much open space.

(1:10 - 1:28)
Much of the construction is already completed when it comes to that area. South of the I-10, we've got a lot more growth going on. The numbers show about roughly 650 units in the market, which is up 4.5% from last year.

(1:29 - 1:54)
So in north of the I-10, we have roughly 4.3% less. South, it's actually up 4.5%. So opposite directions, about the same percentage. So there's lots of growth going on south of the 10, particularly on that 303 corridor, lots of new construction, lots of new developments that you're seeing there and leading to a much different perspective.

(1:54 - 2:15)
So if you're looking at the market in the city of Goodyear, you very much need to understand what side of that I-10 are you looking at, because you're gonna get some different factors involved. Other factors related to the city of Goodyear is the rate drop that we've saw from last year. Last year, I think it was right around 7%.

(2:15 - 2:46)
Now, it's closer to 6.15%. Almost an entire percentage lower, which is causing people to look a little bit more into their decision as far as whether they want to buy or not, depending on the mortgage amount, obviously. But in some cases, several hundred a month cheaper than it would have been if they had gone last year at the same time. So definitely contributing to the market here in the city of Goodyear.

(2:46 - 3:06)
And it looks like a lot of people are making decisions based on that. So let's talk about sales activity in the city of Goodyear, the speed of the market, essentially. So north of the I-10 in the city of Goodyear, we've got about 25 days of the house being on the market, which is down 32% from last year.

(3:07 - 3:27)
South of the I-10 at present, it's about 80 days, which is up 33%. So it looks like we're going in opposite directions, essentially, when it comes to what's going on in the market north of the I-10 versus south of the I-10. So I guess you could look at it as, if you have a house north of the I-10, you're dealing with a little bit of a sprint.

(3:28 - 3:43)
South of the I-10, you might be in a bit of a marathon. So something to consider if you're putting your house in the market for sale in the city of Goodyear. Very much pay attention to what numbers yours lies in, so you can kind of understand your expectations.

(3:44 - 4:00)
It, you know, your house could definitely, you know, buck the system and it could go against what the data says. But the data is saying north of the 10, things are going quicker than south of the 10. Let's get into pricing now.

(4:01 - 4:22)
North, north Goodyear. Medium price is about 550,000, which is about 3% down from last year. However, south of the 10, 460,000 is about the average, which is up 1% from last year.

(4:22 - 4:43)
So we're talking about a $100,000 difference as far as the pricing is concerned, north and south of the 10. Very interesting. I think those who live in the city of Goodyear probably understand this well, but we're talking two different markets essentially when it comes to that pricing in the city of Goodyear.

(4:43 - 5:12)
Very much dependent upon where that house is sitting. So something to consider if you're ever looking at Goodyear numbers as a whole, you're going to have to look the next layer down and understand where precisely is the house at and does it fall in the higher or lower end portion of Goodyear? Because that average isn't necessarily going to help you too much, particularly when there's $100,000 on average difference between the north and the south of Goodyear. Let's talk about retention now.

(5:12 - 5:38)
Now, this is the amount that a house has sold in relation to how much it was listed for. So how much are the sellers dropping that ultimate list price to close the deal? So the city averages between 97.5 to about almost 99% as far as the ratio is concerned. In the north of Goodyear, it's closer to 98.

(5:38 - 6:06)
In the south of Goodyear, it's closer to 99%. One interesting piece of data though that I was able to find is in the 85338, which is the south of the 10, it had a much higher rate of price drops. It said the data showing about 25% of the homes that go on the market in the south of 10, 25% of them are actually dropping the price at some point during the listing.

(6:07 - 6:31)
So looks like there's a little more fluidity as far as the pricing is concerned south of the 10, but still once the price is readjusted to the lower price, that is the price that they ultimately get. So let's talk about absorption and supply for the city of Goodyear. Again, we have slightly different stories for the north and the south of Goodyear.

(6:31 - 6:50)
In the north of Goodyear, we have a 2.8 months supply of inventory. In the south of almost 4%, it's 3.9, might as well be four. So that magic number of four months supply, anything over four months, you're more in that balanced market timeframe.

(6:51 - 7:05)
Anything less than four, you're in the seller's market. So the south of Goodyear, very close to the balance, but still technically in that seller's market. North at 2.8 months supply, definitely in that seller's market area.

(7:06 - 7:46)
So these are essentially very much important factors if you're gonna put your house on the market or you're gonna go in to put an offer on a house so you understand what the market's telling you as far as the supply is concerned. So it looks like with the city of Goodyear, we've got as far as the market is concerned, a tail of two zip codes, north of the I-10, south of the I-10. Very different numbers in some respects as it relates to the housing market in general, how long you're gonna potentially wait to sell a house, whether you're gonna have much competition if you're putting an offer in on a house.

(7:47 - 8:05)
Lot to consider here for the city of Goodyear. So if you got any questions, if you are interested in looking into a little bit more information, you wanna look at what's available here in the city of Goodyear, please feel free to reach out to me. Look at our contact information in our bio here in YouTube or elsewhere.

(8:06 - 8:18)
Myself, Tim Downs, my wife, Stephanie, we comprise the Downs Legacy Team and we'd love to help you. So looking forward to hearing from you and we'll see you soon. Thank you.