West Valley Real Estate Market Report | Jan 2026

📊 January 2026 West Valley Real Estate Market Report

What’s really happening in the West Valley housing market right now? In this January 2026 update, Tim Downs breaks down the latest real estate data for the Greater West Valley, including Goodyear, Buckeye, Surprise, and Peoria.

In this video, we cover:
📈 Active inventory levels and year-over-year trends
🏠 Pending sales and buyer activity
💰 Home prices and appreciation
🤝 Negotiation power and seller concessions
⏳ Months of supply and absorption rate
📉 How interest rate changes are impacting buyers and sellers

📌 Market clarification:
Based on the combined West Valley average, the market is operating as a seller’s market with approximately 3.2 months of supply. However, market conditions vary by city — with some areas favoring sellers, others balanced, and some providing more leverage to buyers.

If you’re thinking about buying or selling in the West Valley, understanding city-specific data is key.

📍 Want a personalized home value or local market breakdown?
📞 Tim & Stephanie Downs | Downs Legacy Team
West USA Realty
📱 623-624-8275
🌐 https://downsre.com/

👍 Like, comment, and subscribe for monthly West Valley and Phoenix real estate updates.

[Transcript]

Hey Tim Downs here real estate agent on the west side of Phoenix and welcome to the January 2026 marker report. So let's get into it. Let's talk about active listings a present here on the west side Our inventory is roughly around 5,200 So that's you know, that's greater west side. That's good year area all the way up to surprise area So about 5,200 there now, this is quite a bit of a jump from last year last year on this time It was in about 4,300. So we got about roughly 20% increase From last year as far as the amount of inventory that's on the market as it stands right now Even with that number, we're still well below what they would consider the balance Market, I'll get more into that here in a minute but one of the Factors that to consider when it comes to the market in general is we did have a rate drop particularly as it stands from last Year last year. We were around 7% there about right around now in the January 2026 time frame We're talking about six point one five for the Freddie Mac 30-year fixed. So Rates have certainly come down on it not an entire percentage, but you know almost that so it's certainly Affecting the market in some way and in the hearts and minds of certain buyers, you know Now that the rates are a little bit further down Let's get into pending sales Pending transactions the Greater Phoenix area. The number is right around 4100 at present That's houses that are under contract have but yet to close yet This is about a 13% increase from last year So activity it looks like it's picking up in comparison to last year the West Valley. We roughly 1,200 Belong in the West Valley. So obviously good ratio of activity going on here in the west side Let's talk about pricing So the average sales price in the Phoenix Metro right around 675,000 Here in the West Valley that median is about four hundred and thirty thousand roughly fluctuates depending on what city you're talking about, but the West Valley represented as a whole right around 430 and Year-over-year comparison we're talking about a 5% increase So we are seeing appreciation as it relates to housing prices on the west side Last year this time about 415. So that's you know, roughly a 4.5 5% increase there So we are seeing again appreciation here from year over year on the west side Let's talk about retention and you're negotiating power. So the retention rate at present is about ninety seven and a half percent Essentially From last year that number was around ninety eight percent ninety eight point two there about so we're seeing about two and a half percent Give back from the seller. So that basically means when a Seller puts their house on the market They say we want this amount of money and then once they ultimately sell that house How much less did they get from that original listing price at present ninety seven ninety seven and a half percent a year ago Ninety eight point two. So it looks like there's a little more flexibility on the side or at least that's what the sellers are providing When it comes to you know, what they're willing to give over is in the negotiating power So that's something to consider When somebody is is trying to buy a house and it looks like the numbers say you have a little flexibility a little added flexibility As it stood last year So let's talk about absorption rate here West Valley month's supply. We're talking about about three point two months worth of Supply presently in the market that's down from one four point one Months last year so the number to say whether you're in a seller's market buyers market if you're less than four it is is Definitely a seller's market. So we're three point two months that we're squarely according to the numbers in the West Valley We are in a seller's market. So if Essentially also just FYI. I guess you're wonder how this works If nobody puts another house on the market for sale from here on out in three months. We run out of inventory. It's all gone so Lots of buyers out there. It seems like not a lot of sellers To meet those demands at least in a long-term basis. So something to consider if you're in the market If you have a house or you're trying to buy a house, that's the situation you're going to be dealing with so I will say with rates at a yearly low with Supply of homes being on the lower end If you're looking to sell your home, this might be a good time. We got buyers who have a An interest rate that's a little bit better than it was a year ago giving them confidence that maybe you know There have some leverage that they they can afford to get into a home Coupled with on the seller side with the lower inventory I would say if you're if you're interested in selling this might be a good time to To put your house on the market so if you want some help if you want some data if you want some information pertaining to How how much you could expect to get for your house, what does the market bear out at present? Hey, give us a call. We we got all those we got all that data. We get that for you We get all the information that you want. So just let us know reach out to us anytime. My name is Tim Downs My wife and business partner is Stephanie Downs. We're representing the downs a legacy team. So reach out to us Let us know we're glad to help. Thank you for listening. Have a good day