“Scottsdale’s February Market Pulse: What Peak Season Buyers and Sellers Need to Know Right Now”

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Scottsdale’s February Market Pulse: What Peak Season Buyers and Sellers Need to Know Right Now
By Charles DeLong | The DeLong Group – Scottsdale Real Estate Insights

As February unfolds, Scottsdale’s real estate market is in full swing. Peak season isn’t just a calendar milestone — it’s when seasonal buyers return, relocation activity accelerates, and investor interest sharpens. For buyers and sellers alike, the data below offers a real-time window into market conditions and what they mean for your next move.

🏡 Market Snapshot — February 2026 (Citywide)

Before we dive neighborhood details, here’s the big-picture view across Scottsdale:

Pricing & Valuation

• Median home values in Scottsdale are hovering around the low-to mid-$800Ks according to broad market indices.

• Recent Realtor.com data show a median sold price near $945,000, illustrating the high-end tilt of many transactions.

Speed of Sales

• Homes in Scottsdale are selling on average in the 60–80+ day range, with some variation by price point and property type.

• This reflects a more balanced pace than the frenzied sub-30-day dynamics of past boom markets.

Inventory & Balance

• Months of supply in the overall Scottsdale area sits in a balanced market range — suggesting neither extreme seller control nor a deep buyer market.

• Expanded inventory gives buyers more options than in recent peak years.

Offers & Negotiation

• Sale-to-list ratios are softer than in pandemic peak seasons — closer to mid-90s% levels — signaling buyer negotiating power for well-priced homes.

📊 Key February Comparisons

📍 Neighborhood Deep Dive

North Scottsdale

Demand remains robust for larger homes, golf communities, and premium lots — driven by out-of-state seasonal buyers and luxury investors. Median values here tend to run above citywide averages, with slower DOM in properly marketed listings.

Buyer Signal: Detached homes under $1.5M that are priced right and move-in ready still generate strong interest.

Seller Strategy: In luxury pockets, overpricing often leads to longer marketing times — pricing, staging, and promotion are critical.

McCormick Ranch

A balanced market with inventory and activity that favors strategic buyers and sellers alike. Condo DOM is notably longer (often 90+ days) than single-family homes here, while single-family DOM sits closer to overall Scottsdale averages (70–90 days).

Metrics to Watch:

• Condos: ~96 days DOM — indicating softer demand / more negotiation room.

• Single-Family: ~79 days DOM — still moving but not quickly.
  

Buyer Insight: Slower condo movement means more leverage on pricing and terms.
Seller Tip: Highlight updates and set competitive pricing early — McCormick buyers appreciate condition and value.

DC Ranch

Luxury lifestyle and golf communities continue to attract affluent seasonal buyers. Pricing here skews high, and while activity is steady, market velocity is slower compared with more affordable Scottsdale segments.

Multiple offers: Less common unless pricing is aggressively accurate.
Negotiation: Buyers have room to negotiate on features and timing.

Old Town Corridor

Walkability, restaurants, cultural amenities, and townhome/condo living drive demand — especially among seasonal buyers and investors looking for lock-and-leave properties.

Dynamics:

• Townhomes/condos here are still desirable, but buyers expect value given increased inventory.

• Days on market reflect moderation versus prior years’ competitor-heavy cycles.

Buyers: Should move swiftly with strong offers on well-priced units.
Sellers: Presentation and pricing discipline are key to triggering fast action.

🧠 Trends Shaping Buyer & Seller Decisions

📈 Buyer Competition

• Competition exists but is no longer the snowballing bidding wars of 2021–22. Inventory has expanded across price bands, giving buyers choice and leverage.

• For homes priced under median (~$800–$900K) with good condition and location, competition remains healthy.
  

⏱ Days on Market Trends

• Current DOM (~60–80+) is longer than early 2025 metrics but shorter or stable vs. comparable price segments, reflecting balanced conditions.
  

🔁 Price Adjustments & Frequency

• Listings that linger past 60–90 days frequently trigger price adjustments.

• Sellers who price 3–5% above realistic comps often find themselves in negotiation on price rather than terms.
  

🤝 Multiple Offer Behavior

• Well-priced properties still see interest, but true multiple offer scenarios are meaningfully less pervasive than peak seasons past.
  

🚀 Market Velocity & Inventory Movement

• Inventory is moving, but not flying off the shelves. This slower, steadier velocity benefits thoughtful buyers and disciplined sellers alike.

🧭 Actionable Insights

For Buyers

✅ Get pre-approved and act on strong listings quickly.
✅ Prioritize neighborhoods where inventory is firming (Old Town, McCormick Ranch condos) for negotiating leverage.
✅ Factor in inspection and appraisal negotiation in offers to protect value.
📌 Bottom Line: You have leverage — especially on homes priced near recent comps and in balanced segments.

For Sellers

✅ Price within 2–3% of current comps to attract buyer attention early.
✅ Invest in staging and professional photography — markets with longer DOM reward presentation.
✅ In luxury bands (North Scottsdale, DC Ranch), align expectations with premium positioning vs broad pricing increases.

🏁 Market Takeaway

Scottsdale in February 2026 is neither blazing hot nor cooled off — it’s balanced. Buyers have options and negotiating space; sellers still command value with smart pricing and positioning. The market rewards savvy strategy over status quo pricing — and that’s exactly where The DeLong Group’s local expertise makes the difference.

If you’re thinking of buying in Scottsdale’s peak season or positioning your home for a strategic sale, let’s connect for a neighborhood-specific breakdown and plan of action.