📍 Scottsdale Real Estate at the Start of 2026: Strategic Insights from The DeLong Group

As we step into 2026, Scottsdale’s real estate market isn’t whispering — it’s sending signals that matter. Whether you’re a homeowner contemplating selling, or an investor assessing your next move, the early‑year pulse of the market reveals where momentum, leverage, and opportunity are now.

Unlike flash‑in‑the‑pan headlines, this analysis cuts through the noise with real market data across pricing trends, buyer behavior, and inventory conditions — all tailored to Scottsdale’s unique ecosystem.

1️⃣ Pricing Trends — Cooling but Not Collapsing

Let’s start with pricing, because that’s the scoreboard everyone watches:

Local Movement at a Glance

• Median sale price in Scottsdale recently landed around $900,000, up roughly 4‑5% year‑over‑year — a sign the market is holding value, not frenzied growth. Redfin

• Time on market has expanded to around 62 days on average, up from prior years — a clear indicator that buyers are evaluating decisions more carefully. Redfin

• Sellers are—on average—getting close to 97% of their list price, but multiple offers and above‑asking outcomes have become less common. Redfin

What the Data Reveals

In other words: pricing is resilient but not overheated. We’ve moved out of the “everyone bids fast and high” era and into a more deliberate phase.

For example, luxury pricing has shown nuance where some high‑end segments still command premium values, but homes not positioned smartly may sit longer or need price reductions to attract action. Scottsdale Real Estate

Real Talk

• Homeowners should take comfort that prices aren’t collapsing — but expect buyers to come in with data‑backed offer strategies.

• Investors: appreciation still exists, but you’re not competing in the same red‑hot bidding wars of 2021–2022. This is an era where savvy underwriting matters.
  

2️⃣ Buyer Behavior — Selective, Savvy, and Disciplined

If pricing is the scoreboard, buyer behavior is the tempo of the game.

Slower Sales & More Negotiation

Data shows Scottsdale homes are taking longer to sell — from an average of roughly two months to longer periods — which aligns with broader regional “balanced market” patterns. Redfin

This isn’t a market where buyers are blindly throwing offers at every listing. Instead:

• Buyers are comparing homes more rigorously.

• They’re waiting longer before submitting offers.

• They’re seeking value and terms, not just trophy addresses.

This behavior reflects disciplined purchasing patterns — often backed by mortgage caution and a clearer understanding of long‑term value.

Out‑of‑State and Lifestyle Buyers

High‑net‑worth buyers and relocating households — particularly from high‑tax states — remain drawn to Scottsdale’s quality of life and weather profile. These buyers still influence the luxury bracket significantly. Scottsdale Real Estate

Investor Interest

Institutional buyers have pulled back compared to prior waves, giving individual investors more breathing room. You’re not battling hedge funds as often, which means smarter single‑asset plays and creative financing structures can gain traction.

3️⃣ Inventory Levels — Movement Toward Balance

Inventory — the true determinant of buyer/seller leverage — tells the clearest story of all:

More Choices Than in Recent Years

Scottsdale has seen inventory grow significantly compared to the tight conditions of the pandemic era. Listings are not only up — buyers have genuine choices across price points and product types. Arizona Ascent

Months of Supply & Days on Market

Multiple data sources suggest:

• Inventory is pushing toward a balanced market range (i.e., several months of supply). Arizona Ascent

• Average Days on Market continues to trend higher, especially outside the most competitive price bands. Arizona Ascent

This is key: a balanced market means negotiation matters again. Sellers can no longer simply list high and expect multiple bids; buyers don’t feel the pressure to jump quickly just to avoid losing out.

For Investors

More inventory isn’t negative — it often means:

• Better opportunity sets

• Time to perform thorough due diligence

• More leverage on terms and price

Just remember: this isn’t a panic situation — it’s normalized market dynamics.

Seasonality Matters — Plan With Precision

Real estate is not one static snapshot — it’s cyclical.

Historically, early in the year is quieter, with meaningful shifts often materializing by late winter into spring. Data supports that seasonal patterns still apply, even amid post‑pandemic shifts. arXiv

This means:

• January–February is an optimal planning window.

• March–May often sees upticks in buyer engagement.

• Pricing and competition can shift once spring demand builds.

Strategic timing — not just data — defines outcomes.

🏁 Conclusion: Act with Strategy, Not Impulse

Here’s the pragmatic playbook as we begin 2026:

🏡 For Homeowners Considering Selling

Position smart. Act early.

• Pricing must be realistic and data‑anchored.

• Marketing sophistication counts more than ever.

• You don’t need to hurry — but you should prepare before spring.

Why now: Buyers today are serious but selective — good homes still sell well.
Caveat: Overpricing in a balanced market costs time and dollar.

💼 For Investors

Right property, right terms, right now.

• Use the quieter early months to underwrite deals.

• Negotiation leverage exists where strategy beats speed.

• Focus on value adds, rentals, and niche segments where demand persists.

Opportunity zone: Properties priced below intrinsic value — especially with financing or renovation upside.

🟡 Hold / Wait Strategy

Not urgent? That’s OK.

• Hold for clearer spring signals.

• Watch mortgage rate and inventory shifts.

• Track absorption rates and price movement month‑to‑month.

🏆 Final Word from The DeLong Group

Scottsdale’s market at the start of 2026 is balanced, opportunistic, and nuanced. Pricing isn’t overheating — but it’s not eroding. Buyers are cautious — but active. Inventory is meaningful — but not flooded.

What this means in plain terms:

👉 For sellers: You still have control if you price and present with precision.
👉 For buyers: You have leverage if you act informed and decisive.
👉 For investors: Your edge isn’t blind urgency — it’s analytical insight and execution excellence.

This is a thinking market — not a guessing game. That’s where The DeLong Group thrives — and where your best decisions begin.