Chandler AZ Real Estate Market Report | September 2026

The August 2026 Chandler Market Numbers

Here is your complete August 2026 snapshot for Chandler AZ.

Total active listings: 608. Homes under contract: 218. Total homes sold in August: 210. Total expired without selling: 19. Average days on market: 66. Months of supply: 2.92. Median sale price: $505,000.

Now let me show you why that median sale price number matters so much right now. In August 2025 the median sale price in Chandler was $542,000. Today it is $505,000. That is a $37,000 drop in the median sale price year over year. The average sale price tells the same story. In 2025 the average sold price was $620,254. In 2026 it is $569,609. That is a $50,645 decrease in the average sale price compared to this time last year.

I want to be clear about what this means. The Chandler market is not collapsing. Homes are still selling. 210 closed in August and only 19 expired. But prices are meaningfully lower than they were a year ago and sellers who are pricing based on 2025 values are going to be disappointed by what the 2026 market is willing to pay.

What the Absorption Rate Tells You Right Now

The months of supply right now is 2.92. Let me explain what that means in plain English the way I always do.

Imagine Chandler is a store. The absorption rate tells you how fast the store is selling everything on its shelves. At 2.92 months of supply if no new homes came on the market today every existing home would be sold within about three months at the current pace of sales.

A balanced market sits around 5 to 6 months. So technically at 2.92 months we are still in sellers market territory. But here is what that number does not tell you and what I am actually seeing on the ground every single day.

Buyers are not in a hurry. They are being incredibly selective about what they will even go look at. Showings have slowed noticeably. Buyers are scrolling through listings and dismissing homes that do not immediately grab their attention. They are not making emotional quick decisions. They are calculating, comparing, and in many cases simply waiting.

The result is that sellers with correctly priced well presented homes are still selling. Sellers who are overpriced or whose homes are not standing out in the search results are sitting there wondering what is happening. This is the most important dynamic in the Chandler market right now and it leads me directly to the strategy I want to tell you about.

Why Buyers Are Sitting on the Fence Right Now

Mortgage rates are holding in the high 6s right now. The 30 year fixed is sitting around 6.73% to 6.87% depending on the day and the lender. That rate environment is not catastrophic but it is not comfortable either. On a $750,000 home the principal and interest payment at 6.87% is $4,671 per month. That is a significant monthly commitment and buyers feel it.

What I am seeing is that buyers have not stopped wanting to buy. They have stopped wanting to buy at today's rates on homes that are not giving them a compelling reason to act now. They are waiting for something to change. Either rates drop, prices drop, or someone gives them a genuinely better deal than everything else they are looking at.

Most sellers and most agents respond to this by dropping the price. I want to show you a smarter way.

The Strategy Most Chandler Agents Do Not Know About

Here is what I am doing with my sellers right now that the average Chandler agent simply does not know how to execute.

Instead of dropping your price I work with my preferred lender to set up a 2/1 interest rate buydown funded by the seller. Here is how it works in plain English.

Let's say you have a home listed at $750,000 and you are considering dropping your price to $725,000 to attract buyers. Instead of dropping the price by $25,000 you keep the home at $750,000 and allocate that $25,000 to buy down the buyer's interest rate through my preferred lender. The buyer makes a full price offer and uses my lender to lock in the bought down rate.

Here is what that actually looks like with real numbers. On a $712,000 loan at 6.87% the standard payment is $4,671 per month. With a 2/1 buydown funded by the seller here is what the buyer actually pays.

Year one the rate drops to 4.87% and the monthly payment is $3,762. That is $909 less per month than the standard rate. Over the first year alone the buyer saves $10,911.

Year two the rate is 5.87% and the monthly payment is $4,205. That is $465 less per month than the standard rate. Another $5,587 in savings over year two.

Year three and beyond the loan settles at the full 6.87% rate.

The total cost of this buydown to the seller is approximately $16,498. Compare that to dropping your price by $25,000 and the buydown is actually the better financial move for the seller while giving the buyer a dramatically more compelling reason to act now.

Why This Works Better Than a Price Reduction

When you drop your price you permanently reduce the value of your home in the eyes of every buyer who sees it. A price reduction signals that something is wrong. Buyers wonder why the home is not selling. They assume there is a problem. They come in with lowball offers because they know you are motivated.

When you offer a 2/1 buydown you are not signaling weakness. You are offering a genuine financial benefit that makes the buyer's first two years in the home significantly more affordable. You are giving them a reason to act now rather than wait for rates to drop on their own. And you are keeping your sale price intact which matters for your net proceeds and for the comps in your neighborhood.

The buyer sees a real payment that is hundreds of dollars less per month. The seller keeps their price. And the transaction closes because there is now a compelling financial reason to move forward today rather than waiting.

Why Most Agents Cannot Do This for You

Here is the part that I think is really important for you to understand.

Most agents in Chandler list exclusively on ARMLS which is the Arizona Regional Multiple Listing Service. ARMLS has strict rules about what you can advertise in a listing. You cannot put a specific interest rate or a bought down payment amount in the public listing description where buyers can actually see it. You can only put it in the agent only notes section that buyers never read.

I use MyState MLS in addition to ARMLS. MyState MLS allows me to advertise the specific bought down rate and the specific monthly payment directly in the listing description where buyers can see it on Zillow and other public search platforms.

Think about what that means for a buyer who is scrolling through Chandler listings. They see home after home with payments at 6.87%. Then they see your home with a year one payment at 4.87% and a monthly savings of $909 advertised right in the listing description. That stops the scroll. That generates the showing. That creates the urgency to act now that other listings simply cannot create.

This is not a gimmick. It is a legitimate lending strategy executed correctly through a preferred lender and advertised on a platform that allows it. The average agent does not do this because they do not know about it, they do not have the lender relationships to execute it, and they are not on MyState MLS. I do all three.

What This Means If You Are Thinking About Selling Right Now

If you have a home in Chandler that you are thinking about selling in the next few months or if you have a home currently sitting on the market without offers I want to have a direct conversation with you about whether the 2/1 buydown strategy makes sense for your specific situation.

Not every home and not every seller is the right fit for this approach. It depends on your price point, your timeline, your current loan situation, and what the competitive landscape looks like in your specific neighborhood. But for the right seller in today's market this strategy is genuinely moving homes that would otherwise be sitting.

Here is my promise to you. If you call me I will give you an honest assessment of your situation. Not a sales pitch. Not a guaranteed everything is going to be amazing speech. A real conversation based on 15 years of selling homes in Chandler and a deep understanding of what is actually working in this specific market right now.

Your home sold at 100% of market value or I pay you the difference. Up to 10 cash offers within 24 hours. If I cannot sell your home I will buy it myself. Zillow Showcase marketing that generates over 75% more views than standard listings. And now the 2/1 buydown strategy advertised on MyState MLS where buyers can actually see it.

If you are a buyer right now this market is genuinely working in your favor. Prices are down $37,000 from last year on the median. Sellers are motivated. And if you work with me as your buyer's agent you get access to homes with bought down rates, off market properties through my VIP Buyer platform, assumable mortgages at rates as low as 1.99%, and a 24 month satisfaction guarantee.

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