Published October 23, 2026 in Market Update

Scottsdale inventory is down, even as sales keep moving

By Laura Pentecost-Langer

Real estate, Scottsdale

The one fact that changes what a homeowner should do: the Real Estate Data Aggregator counted 1,656 homes for sale across Scottsdale in the three months ending August 31, 2026, down 10.5% from a year before. Less competition on the shelf can help a well-priced listing stand out.

At the same time, the Real Estate Data Aggregator counted 1,290 homes sold, up 5% year over year. Sales are moving even as the shelf gets thinner.

Nationally, Realtor.com reported that 20.8% of listings took a price cut in September, the highest share since October 2022. Scottsdale's tighter inventory tells a somewhat different story, though not every ZIP code here is the same.

What the ZIP codes show

The magic ZIP code, 85254, was one of the busier spots. The Real Estate Data Aggregator counted 234 homes sold there, up 18.2% year over year. Inventory fell 15.3%, and months of supply dropped to 3.3. About 1 in 4 homes went under contract within two weeks of listing.

The 85255 ZIP, which covers part of North Scottsdale including Troon, saw the Real Estate Data Aggregator record 258 homes sold, up 8.4%. The median sale price rose to $1,532,500, up 17.9% year over year. Inventory fell 13.9%, and days on market actually shortened by 3 days.

Paradise Valley, ZIP 85253, sits at the high end. The Real Estate Data Aggregator put the median sale price at $3,700,000, up 12.1%. Homes took a median of 106 days to sell, 17 days longer than a year before. Not every home moved fast, but 99 sold and the share going above list rose 3.9 points.

The 85262 ZIP, home to Desert Mountain and other North Scottsdale communities, moved in a different direction on timing. The Real Estate Data Aggregator showed a median of 134 days on market, 40 days longer than a year before. Sales still rose 25.2%, but buyers here are taking their time.

How the ZIP codes compare on speed

ZIP 85258, which covers the McCormick Ranch area, tied 85260 for the fastest median at 61 days. The Real Estate Data Aggregator showed the median sale price there rose 20.1% to $970,000. Days on market shortened by 11 days year over year.

ZIP 85266 took longer at a median of 133 days, up 66 days from a year before. That is a real admission: some parts of Scottsdale are asking buyers to wait. Still, the sale-to-list ratio there was 97.6%, up 1.6 points, so sellers who priced well did close near their ask.

The wider picture for buyers

Buyers are working against two forces. Scottsdale inventory is down 10.5%, per the Real Estate Data Aggregator. And Redfin reported the weekly average mortgage rate at 7.4% for the four weeks ending October 18, 2026.

Redfin also put the U.S. median monthly mortgage payment at $2,796 for that same period. That is the national picture, not Scottsdale's, but it shows the cost of waiting while rates sit above 7%.

Zillow reported that newly pending existing home sales dropped 12.8% year over year on a rolling weekly basis nationally. Scottsdale's pending count of 1,314 was only down 1.1%, which is a smaller dip than the national trend.

What sellers should know

Fewer competing listings can help, but price still matters. Realtor.com counted 20.8% of U.S. listings with a price cut in September, the highest since October 2022. That is a national number, not Scottsdale's, but it is a signal that overpricing carries real risk anywhere right now.

In 85254, the average sale came in at 96.7% of list price, per the Real Estate Data Aggregator. In 85262, it was 94.5%. The gap between those two numbers is real money on a $1.5 million home.

One street can read very differently from the whole ZIP code. The numbers above are a starting point, not a final answer for your home. Reply and let's look at what your block is actually doing.