Arcadia/Biltmore has more choice, and contracts are still getting signed
The biggest shift in Arcadia/Biltmore right now is supply. More homes are coming to market. That means sellers need to price carefully, because buyers have real options. But here is the honest truth: contracts are still being signed at a steady pace.
These numbers cover the three months ending August 31, 2026. They come from the Real Estate Data Aggregator for ZIP codes 85016 and 85018.
More homes, more pending sales
The Real Estate Data Aggregator counted 387 new listings across Arcadia/Biltmore in the three months ending August 31, 2026. That is up 12.8% from the same months of 2025. Nationally, Realtor.com reported active listings topped 1.16 million homes in September 2026. More supply is the story everywhere, not just here.
The good news: the Real Estate Data Aggregator also counted 291 pending sales across the two ZIP codes, up 8.6% from a year before. More listings came in, and more contracts went out. Both numbers moved up together.
The two ZIP codes tell different stories
ZIP 85018 (Arcadia) and ZIP 85016 (Biltmore) are neighbors, but their numbers are not the same. That matters if you own or are shopping in one of them.
| 85016 Biltmore | 85018 Arcadia | |
|---|---|---|
| Median sale price | $550,000 | $1,207,500 |
| Price change vs. last year | up 0.5% | down 7.5% |
| Homes sold | 107 | 147 |
| Median days on market | 80 days | 72 days |
| Sale price as share of list | 96.2% | 96.5% |
| Months of supply | 7.1 months | 5.5 months |
What the price numbers mean
In 85016, the Real Estate Data Aggregator put the median sale price at $550,000, up just 0.5% from a year ago. Prices held steady, but sales volume fell 20.1%. Fewer homes changed hands, even as the price barely moved.
In 85018, the median sale price came in at $1,207,500, down 7.5% from the same period in 2025. That is a real dip. But the Real Estate Data Aggregator also counted 147 homes sold, up 27.8% from a year before. More buyers stepped in, even as prices softened.
A price drop of 7.5% is worth noting honestly. It does not mean every home in 85018 lost value. It means the middle of the market shifted. Some of that can come from which homes sold, not just what buyers paid.
Speed and pricing accuracy
Homes in 85016 sat for a median of 80 days, according to the Real Estate Data Aggregator. That is 7 days shorter than the same period last year. In 85018, the median was 72 days, down 4 days from a year ago. Both ZIP codes are moving a little faster than they were.
The Real Estate Data Aggregator found that in 85016, sellers got back 96.2% of their list price on average. In 85018, that figure was 96.5%. Neither ZIP code is seeing many bidding wars. The Real Estate Data Aggregator counted just 2.8% of 85016 homes and 2.7% of 85018 homes selling above list price.
Quick-contract homes are still out there
Not every home sat for months. The Real Estate Data Aggregator found that 18.6% of 85016 homes went under contract within two weeks of listing. In 85018, that share was 19.2%. Nearly 1 in 5 homes found a buyer fast. Pricing and prep still drive that outcome.
The wider rate picture
Rates are not helping buyers right now. Realtor.com reported mortgage rates climbed above 7% for the first time since January 2025. That puts pressure on monthly payments and limits how many buyers can qualify.
The Federal Housing Finance Agency reported U.S. house prices rose 2.4% from August 2025 to August 2026. That national number sits well above what 85018 saw locally, which is a reminder that local and national trends can move in opposite directions.
- Arcadia/Biltmore has more homes to choose from than a year ago, and buyers are still signing contracts.
- In 85016, prices held near flat and sales slowed.
- In 85018, prices dipped but sales volume jumped.
- Sellers who price to the current market are still finding buyers.
- Those who overprice are sitting longer.
One more thing: the numbers above cover full ZIP codes. One street can read very differently from the whole. A home on Camelback Road does not automatically match a home tucked into a quiet side block. The zip-level picture is the starting point, not the whole answer.
Your next step
(602) 428-7200Text me your address and I will send back what homes near you actually sold for in Arcadia/Biltmore, and how your home compares on price and days on market. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 85016 and 85018, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in August; Up 2.4 Percent from Last Year | FHFA, Oct 27, 2026
- Redfin: U.S. Home-Sale Prices Just Fell for the First Time in 3 Years, Oct 29, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026
- CNBC: Home prices fall and rents rise, both for the first time in three years, Oct 29, 2026