Chandler AZ Real Estate Market Report | August 2026

Here Is What Happened in Chandler in July 2026

Let me just walk you through the numbers in plain English.

304 homes sold in Chandler in July 2026. That is up 4.5% from 291 homes sold in July 2025 which tells you that buyers are still actively purchasing homes in our market. The average sold price was $616,255 and the median sale price came in around $520,000. Total sales volume for the month was $647,790,840.

Right now there are 616 active homes for sale in Chandler with 234 currently under contract heading into August. Active listings are down 12.7% compared to this time last year when there were 828 homes on the market. Less inventory with more sales means the market still favors sellers in terms of supply and demand.

Homes are selling in a median of 48 days which is actually faster than the 55 days we saw in July 2025. The sold to final list price ratio is 98.36% meaning if you price your home correctly you are very likely to get close to your asking price.

And here is the number I want to highlight most from this month. Only 18 homes expired without selling in July. Compare that to 196 expired listings in June and you can see a dramatic improvement for sellers who are pricing based on reality rather than wishful thinking.

What the Absorption Rate Means for You Right Now

I want to explain the absorption rate again because I think it is the most useful number for understanding where this market stands and most people have never heard of it.

Think of it like this. Imagine Chandler is a grocery store. The absorption rate tells you how fast the store is selling everything on the shelves. Right now Chandler has 2.38 months of supply. That means if no new homes came on the market today every existing home would be sold within about two and a half months at the current pace of sales.

A balanced market where buyers and sellers have roughly equal power sits around 5 to 6 months of supply. At 2.38 months we are well below that which technically still favors sellers. But here is the important nuance and I want to be honest with you about this. The numbers say sellers market but what I am actually seeing on the ground tells a more complicated story.

What I Am Actually Seeing on the Ground Right Now

Here is the honest truth about the Chandler market in August 2026 from someone who is in it every single day.

Buyers are not in a hurry right now. Kids just went back to school and that seasonal shift always slows things down. Families who were actively searching in the spring have mostly made their decisions. The buyers still in the market are being patient and careful. They are taking their time. They are making multiple offers on multiple homes before they find the right fit. They are not going to overpay and they know they have options.

At the same time I am still seeing sellers who believe their home is worth more than what buyers are willing to pay. That gap between seller expectations and buyer behavior is the single biggest friction point in this market right now. The 18 expired listings in July compared to 196 in June tells me that more sellers are finally getting realistic about pricing. But there are still sellers out there chasing a number the market is not willing to give them.

Mortgage rates are not helping. The 30 year fixed rate is currently running between 6.69% and 6.76%. That is slightly higher than this time last year when rates were between 6.63% and 6.72%. It does not sound like a big difference but on a $540,000 home that small rate increase adds real dollars to a monthly payment and buyers feel it. Every time rates tick up even slightly it narrows the pool of qualified buyers and gives the buyers who are qualified a little more negotiating power.

If You Are Thinking About Selling Your Home Right Now

I want to talk directly to you if you are considering selling your Chandler home this fall.

The good news is the market is not falling apart. 304 homes sold in July. Inventory is down 12.7% from last year. The absorption rate is 2.38 months. Those are genuinely favorable conditions for a seller who approaches this market correctly.

The challenge is that buyer patience is real right now. The frenzy of previous years is gone. Buyers are not making emotional quick decisions. They are calculating. They are comparing. And if your home is overpriced they are simply moving on to the next one without making an offer.

The sellers who are winning right now are the ones who price based on what comparable homes are actually selling for, not what they hope their home is worth. The homes that sold in July closed at 98.36% of their final list price. That means if you price correctly you are very likely to get very close to your number. But you have to start in the right place.

If you want to know exactly what your Chandler home is worth in today's market I am happy to walk you through a free honest valuation as well as proivde up to 8 offers on your home. Not a Zestimate. Not a guess. Real comparable sales data from the July 2026 Chandler market.

If You Are Thinking About Buying a Home in Chandler Right Now

If you are a buyer right now you are in a genuinely good position even though the inventory is lower than it was a year ago.

Here is why. Sellers know the market has slowed. They know buyers are taking their time. They know that if a home sits for more than a few weeks it starts to lose momentum. That awareness gives you real negotiating leverage that did not exist during the frenzied market of a few years ago.

With rates between 6.69% and 6.76% affordability is still a challenge for many buyers which is exactly why I want you to know about two programs that are changing the game for buyers in Chandler right now.

First assumable mortgages. I am a Certified Assumable Mortgage Specialist and through my exclusive VIP Buyer platform I have access to over 1000 assumable mortgage properties in Arizona at rates as low as 1.99%. That is not a typo. While everyone else is getting new loans at 6.69% there are buyers locking in payments that are hundreds of dollars less per month simply by assuming the seller's existing mortgage.

Second off market properties. VIP Buyers get access to homes that never hit Zillow or the public MLS. In a market with 616 active listings the best deals are sometimes the ones nobody else knows about yet.

The Bottom Line on the Chandler Market Right Now

Here is my honest summary of where things stand in Chandler as we head into fall 2026.

The market is healthy but it has shifted. Buyers have more time and more patience than they did a year ago. Sellers who price correctly are still selling quickly and close to asking price. Sellers who overprice are sitting and watching their opportunity pass them by. Rates are slightly higher than last year which is keeping some buyers on the sidelines and giving others more negotiating power.

The 18 expired listings in July compared to 196 in June is genuinely encouraging. It tells me that more sellers are getting realistic. And realistic pricing combined with the right marketing and the right agent is still producing great results in this market.

If you have questions about buying or selling in Chandler I am always happy to have a straight honest conversation with you about what your specific situation looks like in this market. No pressure. No sales pitch. Just real information from someone who has been selling homes in Chandler for 15 years and who guarantees his results.

Call or text me at (480) 202-1789 or visit state48livin.yourhomesoldguaranteedrlty.com. Your home sold guaranteed or I will buy it.