Upcoming Events

Play Your Way to the Park 

Saturday, February 7, from 6:00 - 8:00 PM
The Vista Center for the Arts
FREE

Buckeye Air Fair 

Friday, February 13 - 15, from 9:00 AM - 6:00 PM
Buckeye Municipal Airport
Parking from $10, VIP Tickets Available

Galentine's Hike/Walk 

Saturday, February 14, from 9:00 - 11:00 AM
Thunderbird Conservation Park
FREE

West Valley Housing Market Update: Steady Prices, Slower Pace

The West Valley closed out December 2025 with a market that is steady on price but slower on speed. For both buyers and sellers, the main story is more choice, longer timelines, and negotiation that focuses on terms more than big price swings.

Snapshot of the Numbers

• About 5,083 homes were actively for sale in December

• 777 homes were under contract

• 1,236 new listings hit the market

• 1,229 homes sold

• Average time on market: about 85 days

• Estimated supply: about 4.2 months of inventory

• Typical sale price: about 98–99% of list price in common price ranges

Prices are essentially flat compared to last year, with the median sale price holding around $415,000. What changed is time: homes are taking longer to sell, and buyers are being more selective.

The busiest price bands remain $300,000–$600,000, which carry most of the new listings, pendings, and closings. Below $250,000, inventory is very limited. Above roughly $750,000, there are more homes competing for a smaller buyer pool, so patience and strategy matter.

What This Means for Buyers

• You have more homes to choose from, especially in the mid-price ranges.

• Longer days on market create room to negotiate closing costs, rate buydowns, and repairs, even if list prices have not moved much.

• With prices holding steady year over year, the priority is buying quality: location, layout, and condition that fit your long-term plans.

• A clear plan around budget, timing, and neighborhoods will help you use this slower pace to your advantage instead of feeling stuck on the sidelines.

What This Means for Sellers

• Pricing needs to be inside the market, not above it. Overpricing now often leads to extra months on market and later price reductions.

• With buyers comparing you to thousands of active listings, condition and presentation are crucial. Clean, well-prepared homes still attract strong offers.

• Expect more negotiation on terms (credits, repairs, buydowns). Well-positioned listings can still achieve near-full price if the data supports the list price.

• Plan for a longer sale timeline so your next move, purchase, or relocation stays on track.

If you are thinking about buying or selling in the West Valley in the next 3–12 months, I can walk you through how these numbers apply to your specific price range and neighborhood.

Should You Sell As‑Is or Fix Your Home First?

If you are thinking about selling your West Valley home in 2026, one of the first decisions you will face is simple on the surface and tricky underneath:

• Do you sell as‑is with no repairs and less effort?

• Or do you tackle some projects first so the home shows better and pushes your final price higher?

With more homes coming on the market, that choice matters more this year than it has in a while.

Why Condition Matters More in 2026

National forecasts expect the number of homes for sale to rise again in 2026.[1] As buyers gain more options, they also gain more power to compare and walk away. Small details that buyers might have overlooked a few years ago now stand out.

Recent research from the National Association of Realtors shows that about two‑thirds of sellers complete minor repairs or improvements before listing, while roughly one‑third sell as‑is.[2] In other words, most sellers are doing at least a little work before they hit the market.

What “Selling As‑Is” Really Means

Selling as‑is tells buyers you will not handle repairs before listing or negotiate fixes after inspection.[3] That can keep your to‑do list short, which is a real benefit if you are pressed for time, money, or energy.

The tradeoff is the size of your buyer pool:

• Move‑in ready homes usually draw more showings and stronger offers.

• Homes that need work tend to get fewer showings, stay on the market longer, and often sell for less.

Your house can still sell as‑is. It just may not sell for as much as it could if it presented better.

How I Help You Decide

There is no one right answer for every seller. The best plan depends on:

• Your price point and neighborhood

• Your timeline and budget

• How your home stacks up against nearby competition

Here is how a good strategy session helps:

• If you sell as‑is: I focus the marketing on the strongest features of your home so buyers see the value, not just the projects.

• If you make repairs: I help you target the few updates that matter most to today’s buyers and your likely appraised value, instead of chasing a long punch list.

Spring is typically peak homebuying season, which means you still have time to tackle small repairs, list at the right moment, and avoid rushing.

Bottom Line

You do not have to fix everything before you sell. But in a market with more competition, smart, targeted updates can protect your time on market and your bottom line.

If you are thinking about selling in the next 3–12 months and want clear guidance on whether to sell as‑is or fix a few things first, reply to this email or call/text me. I will walk your home, show you the numbers, and help you choose the path that makes the most sense for you.

Household Tip

Smart Storage Ideas To Make Your Home Feel Bigger

If your home feels a little tight, you are not alone. Many homeowners in the Phoenix Valley want more space, but do not always want to move or tackle a major remodel. The good news: smart storage can make your home feel bigger, brighter, and calmer without adding a single square foot.

Start With “Surface Control”

The fastest way to make a home feel crowded is cluttered surfaces. Focus first on:

• Kitchen counters

• Bathroom vanities

• Nightstands and dressers

• Entry tables and shoe areas

Add a few simple tools: a lidded basket by the door for keys and mail, a countertop tray for daily items, and a shallow drawer organizer for “junk drawer” items. When every small item has a home, your surfaces stay clear and your rooms feel larger.

Use Vertical Space You Already Have

Most homes waste space on the walls and inside closets. A few upgrades can change that:

• Add shelves above the washer and dryer for detergents, towels, and baskets.

• Install hooks on the back of doors for bags, robes, or jackets.

• Use vertical closet organizers to double your hanging space and add cubbies for shoes or handbags.

By moving storage up the wall, you free up floor space, which instantly makes a room feel more open.

Choose Furniture That Works Overtime

Look for pieces that offer both function and hidden storage:

• Storage ottomans for blankets, games, or toys

• Coffee tables with drawers or shelves underneath

• Beds with built‑in drawers or room for low rolling bins

These pieces keep everyday items close by, but out of sight, which keeps your rooms looking clean even on a busy day.

Create “Zones” So Things Go Back Easily

Finally, give each room simple, clear zones. For example:

• In the living room: a basket for remotes and chargers, another for kids’ toys, and a spot for blankets.

• In the entry: one place for shoes, one hook per person, and a small tray for mail.

When every family member knows where things go, you spend less time picking up and your home feels bigger because it is not crowded with random items.

If you are thinking about improving your home before a future sale, I am happy to walk through and suggest the small storage upgrades that can make the biggest impact for both daily living and resale value.