Is Now a Good Time to Sell in Tempe? What the 2026 Market Data Shows

Is now a good time to sell in Tempe? What the 2026 market data shows

The honest answer: Tempe is a buyer’s market in 2026, and sellers who don’t acknowledge that are going to struggle. More than 60% of active Tempe listings have taken at least one price reduction. Homes are averaging 51 to 62 days on market. The list-to-sale ratio is around 96.5%. Sellers with realistic expectations and well-prepared homes are selling. Sellers with 2021 expectations are not.

By Dr. Kevin Shufford | June 29, 2026

That’s the unflattering version. The fuller picture is more nuanced — and it points to conditions that still favor sellers who approach the market correctly.

What the 2026 Tempe data actually tells sellers

Median home price: ~$480,000 to $510,000. Down slightly from prior peaks but not collapsing. Tempe has shed some 2021–2022 gains, but the fundamental floor is solid — limited land, ASU adjacency, light rail access, and Phoenix metro growth all support long-term demand.

Days on market: 51 to 62 days average. This is the number most sellers underestimate. Price accuracy and preparation differentiate the homes that sell in 30 days from those that sit for 90.

Price reduction rate: 60%+ of active listings. In a healthy seller’s market, less than 25% of listings need to reduce. If you list at an aspirational price, you will almost certainly need to reduce — and the reduction will cost you more in final net than pricing accurately from day one.

List-to-sale ratio: ~96.5%. Buyers are paying $0.965 for every $1.00 of list price. That 3.5% gap is negotiating room buyers are consistently using — meaning your effective net from a $500,000 list is closer to $482,500 before costs.

When should you sell in Tempe in 2026?

Tempe’s strongest selling window is spring (March–May): families searching before school year transitions, California buyers making relocation trips, and active buyers taking advantage of cooler weather. That window has largely passed for 2026.

The fall window (September–November) is a genuine secondary opportunity. Buyers active in fall are typically more serious and transact faster. Listing in September with a well-prepped home can generate offers faster than a summer listing.

Summer is the hardest time to sell in Tempe. Motivated buyers in June through August are largely people with non-negotiable timelines (job relocation, lease expiration). Casual buyers are mostly waiting for cooler weather.

The carrying cost argument for selling now

Waiting has a cost that sellers often don’t model explicitly. On a $500,000 Tempe home with a 5% down payment and a 6.75% rate, total housing expenses run approximately $3,500 to $4,300/month. Every month you wait to list is $3,500 to $4,300 in holding costs — even before accounting for deferred maintenance, opportunity cost, or market risk.

If you wait 6 months hoping for better conditions and conditions stay flat, you’ve spent $21,000 to $25,800 in holding costs for the privilege of selling in the same market.

If you’re comparing Tempe’s seller conditions to Chandler’s — which are broadly similar — the Chandler seller net proceeds guide gives you a sense of the cost structure in the neighboring market. And if you’re weighing whether Tempe is still the right place to own vs. a Scottsdale move-up, the Tempe vs. Scottsdale comparison covers the full picture.

If you want a specific timing recommendation for your Tempe home — based on your neighborhood, home condition, and target price — schedule a consultation and I’ll give you a direct answer based on current comp data.

Frequently Asked Questions

Is the Tempe housing market good for sellers in 2026?
Tempe is a buyer’s market in 2026. Homes average 51 to 62 days on market, over 60% of listings have had price reductions, and the list-to-sale ratio is around 96.5%. Sellers who price accurately and prepare thoroughly still sell — but the leverage has shifted toward buyers compared to 2021–2024.

How long does it take to sell a house in Tempe in 2026?
Homes in Tempe average 51 to 62 days on market. Well-priced homes in South Tempe and strong neighborhoods sell in 25 to 35 days. Overpriced homes or those with deferred maintenance commonly sit 90+ days and require reductions before selling.

What is the median home price in Tempe in 2026?
The Tempe median is approximately $480,000 to $510,000 in 2026. The list-to-sale ratio of 96.5% means homes are selling at about $0.965 for every $1.00 of list price on average — a meaningful gap from the 100%+ of the 2021–2022 market.

Should I wait to sell my Tempe home?
Waiting for 2021–2022 conditions involves real carrying costs — $3,500 to $4,300/month in total housing expenses on a typical Tempe home. Every 6 months of waiting costs $21,000 to $25,800 in holding costs. If your life circumstances support selling now, the current market supports a sale with realistic pricing and preparation.

What are the best neighborhoods in Tempe to sell in 2026?
South Tempe (south of Baseline Road, near the Chandler border) tends to see faster sales and higher list-to-sale ratios. This area attracts buyers who want Chandler adjacency at Tempe prices. Neighborhoods near ASU have a smaller buyer pool and can take longer, but the walkability premium is real for the right buyer.

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Want your own estimate? Run the math with my seller net proceeds calculator to see what you’d likely walk away with.

About Dr. Kevin Shufford

Dr. Kevin Shufford holds a PhD in Communication and is a professor who teaches how to have healthy relationships — skills he brings directly to his real estate practice. As a licensed real estate agent and mortgage loan officer serving the Phoenix metro and Southern California markets, Kevin operates as The Property Professor under Real Broker and One Real Mortgage. He specializes in helping first-time buyers, move-up buyers, and higher-income professionals navigate the buying and lending process with confidence. Work with Kevin or call 480-725-4658.