Buying, selling, or investing in Scottsdale and want a straight answer on what the numbers actually mean for you? You are not alone. With different neighborhoods, property types, and seasons, the data can feel confusing. In this guide, you will learn how to read inventory, days on market, and price per square foot in plain language so you can time your move with confidence. Let’s dive in.
Scottsdale at a glance
Scottsdale’s market is shaped by three forces: neighborhood mix, seasonality, and broader mortgage rate trends. Old Town tilts toward condos and smaller-lot homes, while North Scottsdale skews luxury with larger lots and resort-style amenities. Winter and early spring bring more buyers, while summer often slows. Mortgage rates also matter, since affordability influences demand across price tiers.
If you want a local, data-backed snapshot, prioritize MLS-based sources. The Arizona Regional MLS publishes ongoing market statistics that pros use to gauge supply and demand. You can review high-level trends through the latest ARMLS statistics and supplement with local analytics from the widely cited Cromford Report.
The 5 metrics that matter
These five metrics give you a clear, practical read on market strength and direction.
Active inventory
- What it is: total homes available for sale right now.
- Why it matters: fewer listings with steady demand creates more competition; more listings with slower sales eases pressure.
- How to use it: compare today’s active listings to the same time last year and to the typical seasonal pattern in Scottsdale.
Months of supply
- What it is: inventory divided by the current pace of monthly sales.
- How to interpret it:
- Less than 3 months is typically a seller’s market.
- Around 4 to 6 months is more balanced.
- Over 6 months leans buyer-friendly.
- Why it helps: months of supply is easier to understand than raw counts and adjusts for how quickly homes are selling.
Median price vs. PPSF
- Median sale price can move up or down simply because the mix of homes that sold changed. For example, more luxury closings can push the median up even if values in the mid-tier are flat.
- Price per square foot (PPSF) gives you a better apples-to-apples view when you compare similar property types and sizes. Use PPSF for single-family homes compared to other single-family homes, and condos to condos.
- Tip: pair median price with PPSF and sales counts to avoid mix-effect confusion.
Days on market (DOM)
- What it is: the time from listing to going under contract.
- How to read it: falling DOM means faster sales and stronger demand. Rising DOM suggests cooling or overpricing.
- Note for luxury: high-end homes often show higher DOM even in healthy markets because buyers are more selective and properties are more unique.
Pending-to-active ratio
- What it is: pending sales divided by active listings.
- Why it helps: it is a quick demand signal. A higher ratio means more buyers are writing contracts relative to what is for sale.
Neighborhood patterns you should expect
Scottsdale is a city of micro-markets. Reading the data correctly means knowing where you are shopping or selling.
Old Town Scottsdale
- Product mix: many condos and townhomes, plus smaller-lot single-family homes.
- What you will likely see: more listings overall and quicker turnover for well-priced condos. PPSF for condos can look high, but total purchase prices are usually lower than single-family homes.
- Buyer pool: strong interest from people who want walkability and lock-and-leave convenience, plus second-home and rental-focused buyers.
North Scottsdale
- Product mix: single-family luxury homes, larger lots, golf and resort-focused communities.
- What you will likely see: higher absolute prices and often longer DOM, especially for custom and ultra-luxury estates.
- PPSF nuance: very large luxury homes can show lower PPSF than smaller high-end homes because square footage scales faster than price.
Other key corridors
- McCormick Ranch and the Hayden corridor show steady demand for single-family living near amenities.
- South and central pockets near Chaparral and along the Arcadia border can move quickly when pricing is aligned with recent comps.
- Always compare PPSF within the same property type and bedroom count for an accurate read.
Seasonality and timing in Scottsdale
Our peak buyer season does not mirror colder markets. Seasonal patterns matter when you want to time your listing or negotiate a purchase.
Winter and early spring
- January through March often bring the most active buyer pool, including winter visitors and relocators.
- Inventory usually rises as sellers list into the season, but strong demand can keep DOM short and support firmer pricing.
- Local visitation and tourism play a role in second-home and luxury demand. For background on the city’s visitor and business ecosystem, review the City of Scottsdale Economic Development resources.
Summer slowdown
- June through August tend to be quieter because of heat and school schedules.
- Inventory can hold steady or drift up while demand eases, which may give summer buyers more room to negotiate.
- Sellers can still win in summer with sharp pricing, strong presentation, and targeted marketing.
Fall and early winter
- September through December often see fewer new listings. Some buyers remain active and motivated, especially in specific niches.
- Luxury timing may differ. High-end buyers can be less rate-sensitive and more opportunistic, which can create unique windows for both buyers and sellers.
How mortgage rates fit in
Mortgage rates affect affordability and buyer behavior. The rate surge since 2022 has cooled many U.S. markets from the breakneck pace of 2020 to 2021. You can monitor rate trends through the Freddie Mac Primary Mortgage Market Survey and historic data from the Federal Reserve’s 30-year mortgage series. Higher rates tend to slow demand in the mid-tier more than in the ultra-luxury segment, where cash purchases are more common.
What this means for you
Here is a simple playbook tailored to your goal.
If you are buying
- Focus on PPSF within your exact property type and neighborhood. Compare similar bed and bath counts.
- Watch months of supply and the pending-to-active ratio. If they rise, you may have more leverage.
- Consider timing. Summer and late fall can mean fewer competing buyers, but there may be fewer new listings too.
If you are selling
- Price to today’s comps and DOM, not last year’s headlines. Pair a smart list price with strong presentation.
- Leverage the late-winter and early-spring window if you want maximum buyer competition. That said, compelling marketing wins in any season.
- Aim for frictionless. Repairs, updates, and professional staging can shorten DOM and support stronger offers.
If you are investing
- Track PPSF and rent demand by product type. Old Town condos can see steady interest from second-home and rental-focused buyers, but be sure to confirm HOA and local short-term rental rules before you buy.
- Use months of supply and DOM to find entry points. Rising supply and longer DOM can reveal motivated sellers.
- Underwrite conservatively with today’s rates and realistic operating costs.
A quick way to read this month’s market
Use this checklist before you make a move:
- Pull the latest MLS snapshot for Scottsdale and your target submarket. Start with ARMLS statistics and consult local analytics like the Cromford Report for neighborhood nuance.
- Note months of supply in your price tier: under 3 months favors sellers, 4 to 6 is balanced, over 6 favors buyers.
- Compare median price with PPSF for your specific property type to avoid mix effects.
- Check median DOM by tier. If your price bracket’s DOM is rising, plan for more days on the market or adjust pricing and presentation.
- Watch the pending-to-active ratio. A rising ratio means more contracts relative to listings.
Work with a design-led, data-driven advisor
You deserve advice that blends investment clarity with best-in-class presentation. Vanessa combines polished, story-driven marketing with investor-focused strategy to help you buy or sell with confidence. For sellers, that includes curated staging, strategic pre-sale updates, vendor management, and the option to front select costs to maximize market readiness. For investors and relocators, you get neighborhood-level guidance, off-market sourcing when available, and short-term rental optimization tailored to Scottsdale’s micro-markets.
Ready to translate today’s Scottsdale trends into a better outcome? Book a complimentary Home Marketing & Strategy Session with Vanessa Roark.
FAQs
Is Scottsdale a buyer’s or seller’s market right now?
- It depends on price tier and neighborhood. Use months of supply and the pending-to-active ratio for your exact segment, since luxury tiers often behave differently than the mid-range.
How much does seasonality impact timing in Scottsdale?
- Seasonality is meaningful. Buyer activity often peaks January through March, slows in summer, and varies in fall, which affects competition, DOM, and pricing power.
Should I focus on price per square foot or total price?
- Use both. PPSF is great for comparing similar homes, while total price, lot size, views, and renovations often drive the final decision and value.
How long will it take to sell my home in Scottsdale?
- Median DOM varies by neighborhood and price tier. Expect longer timelines for unique or luxury properties and shorter timelines for well-priced homes in active segments.
Are Old Town Scottsdale condos still attractive for investors?
- They can be, depending on PPSF trends, rental demand, and rules. Verify HOA policies and local short-term rental regulations before you buy.
How do mortgage rates influence Scottsdale pricing?
- Higher rates reduce affordability, which can cool demand and moderate price growth, especially in the mid-tier. Cash-heavy luxury segments can be less rate-sensitive.
