Upcoming Events

Chalk Art in the Park 

Saturday, November 8, from 9:00 AM - 2:00 PM
Goodyear Recreation Campus
FREE

Artisan Fusion Fall Fest at The Grand

Saturday, November 08, from 9:00 AM - 2:00 PM
The Grand - 19726 N Remington Dr, Arizona 85374
FREE

Veterans Day Festival

Tuesday, November 11, from 5:00 - 8:00 PM
Goodyear Civic Square
FREE

Peoria Asian Night Market

Friday, November 21, from 5:00 - 9:00 PM
W Cinnabar Ave, Peoria, AZ 85345
FREE

Hometown Holiday Christmas Event

Saturday, November 29, from 9:00 AM - 3:00 PM
15960 N Bullard Ave, Surprise, AZ 85374
FREE

Phoenix West Valley Market Update

I'm seeing a balanced market with more selection for buyers and steady outcomes for sellers who price and present well. Inventory is up year over year, days on market are higher, and prices are holding near flat to slightly higher. Here's the short version, then the details.

Key numbers

• Active listings: 4,934

• Under contract: 859

• New listings: 1,728

• Homes sold: 1,249

• Average days on market: 86

• Months of supply: 4.17

These point to a normal pace with more choices for buyers and the need for sharper pricing for sellers.

Prices and negotiation

Average sale price is about $451k and the median is $420k, both slightly higher than last year. Most homes sell for about 98 to 99 percent of the current list price. From the original list price, the final sale tends to be about 4 percent lower, which reflects reductions on homes that started high. The takeaway is clear pricing up front pays off.

Time on market

Days on market rose to 86 for September. Buyers have more time to compare. Sellers who miss early momentum are more likely to make a larger adjustment later. The first 2 to 3 weeks matter most.

What's moving

• $300k–$499k: This is the busiest range. Well‑priced homes still draw strong interest and sell near list.

• $200k–$299k: Solid activity, especially for clean and move‑in ready homes.

• $550k–$749k: Mixed results. Standout features and great presentation help shorten days on market.

• $750k+: Fewer sales and more week‑to‑week swings. Expect longer timelines.

For sellers

• Price with today's comps on day one. Aim to be within 1 to 2 percent of value to earn a 98 to 99 percent sale‑to‑list result.

• Watch the 14 to 21 day window. If traffic is light, make a clear, timely adjustment rather than small steps.

• Invest in presentation, especially above $550k. Quality photos, light repairs, and fresh staging can protect your net.

For buyers

• Use the extra inventory to compare and negotiate modest credits or terms, especially on homes with more than 30 days on market.

• Move fast on well‑priced homes in the $300k–$499k range. Have pre‑approval ready and plan for quick inspections.

• Lean on the last 60 to 90 days of comps. This market rewards current data.

Outlook for fall

Barring a rate shift, I expect stable demand, steady prices in the middle ranges, and higher days on market into early winter. If rates dip, we could see a rebound in pendings. If pendings stay below last year's pace, expect a bit more negotiation room in the mid and upper bands.

If you want a quick read on your home's value or a clear plan to buy this fall, call or text me at 480-331-3332. I'll tailor a plan for your timeline and budget.

Real Estate Headlines

Shopping Lenders Could Save You Up to $44,000 on a 30-Year Loan

Source: Realtor.com. Summary adapted for my newsletter readers.

If you plan to buy soon, the biggest lever you control is the lender you choose. Realtor.com analyzed nearly 2 million mortgages and found that comparing offers can change your rate by as much as 0.55 percentage points, which can save about $122 per month and roughly $44,000 over a 30-year loan on a $425,000 home with 20% down.

Key takeaways

• Compare at least 3 to 5 lenders

Rates varied by up to 0.55 percentage points across lenders in the study. That spread was larger than the typical gap between “good” and “excellent” credit tiers.

• Improve credit to the next tier

Moving from “good” (660–720) to “very good” (720–760) lowered rates by about 0.11 points on average. Estimated savings: about $24 per month, $288 per year, and $8,735 over the loan life.

• Target a 20% down payment if possible

Crossing the 20% threshold reduced both the loan amount and rate, yielding about $281 per month, $3,372 per year, and $101,355 over the loan life on a $425,000 home, compared with 10% down.

• Property type and use matter

Second homes and investment properties averaged roughly 0.5 points higher than primary residences. Manufactured homes, condos, and co-ops typically priced higher than single-family. PUDs tended to price lower.

Why this matters now

In Q3 2024, the average mortgage rate was 6.60%. Buyers with stronger profiles secured rates near 6.25%, while others paid closer to 7.00%. On a median-priced home, that difference can exceed $60,000 over the life of the loan.

Practical next steps

• Get mortgage-ready

Check your credit, dispute errors, and reduce revolving balances to improve your tier.

• Price out scenarios

Ask each lender for quotes at your current down payment and at 20% to see total cost differences, including PMI if applicable.

• Shop quotes on the same day

Request standardized loan estimates on the same day to control for market moves.

• Negotiate

Use the best quote to ask others to match or beat it.

I can connect you with trusted local lenders and build a side-by-side comparison so you see the real monthly and lifetime cost. If you want a clear plan for the Phoenix West Valley, call or text me at 480-331-3332.

Household Tip

Fun Thanksgiving decoration ideas

I like simple, warm decor that feels inviting without clutter. Here are quick ideas you can pull together before guests arrive, with an eye to our Phoenix West Valley style.

• Front door welcome

Swap in a wheat or eucalyptus wreath with a ribbon in rust or olive. Add a layered doormat set: a plaid base mat and a coir “Welcome” mat on top. A pair of lanterns with battery candles gives soft evening light.

• Easy table runner

Lay a kraft paper runner down the center of the table. Handwrite guest names near each place setting. Add small eucalyptus stems and mini pumpkins for color. It looks clean and makes cleanup easy.

• Low centerpiece you can see over

Use a shallow bowl or tray. Fill with mixed gourds, pine cones, and citrus like oranges for a bright pop. Tuck in rosemary or sage for a fresh scent that fits with Thanksgiving dinner.

• Place cards that double as favors

Tie a cinnamon stick and a leaf-shaped tag with twine. Add each name. Guests can take them home for a seasonal air freshener.

• Cozy desert touches

We get cool nights in November. Drape a light throw on patio chairs for outdoor dessert. Use string lights or a few pathway lights to guide guests to the yard.

• Kitchen vignette

Group a cutting board, a small vase with eucalyptus, and a copper or amber glass candle in one corner. It keeps counters clear for cooking while still feeling styled.

• Kid table craft

Set out markers and paper leaves. Have kids write what they are thankful for and clip leaves to twine for a quick “gratitude garland.”

• Mantel or shelf styling

Work in odd numbers. Start with one anchor piece like a framed family photo. Add two shorter items such as a small pumpkin and a candle. Repeat with a second cluster for balance.

• Budget swaps

If you already have neutral decor, add color with napkins and a runner in deep green or burnt orange. Swap pillow covers instead of buying new pillows.

• Safety check

Keep candles away from dried stems and never under hanging foliage. If you prefer, use flameless candles. They look great in lanterns and along the table.