Published October 18, 2026 in Market Update

Arcadia/Biltmore has more listings, and contracts are still rising

By Brandon Vaccaro

Real estate, Arcadia/Biltmore

The Real Estate Data Aggregator counted 510 homes for sale across ZIPs 85016 and 85018 in the three months ending August 31, 2026. That is up 5.6% from the same period in 2025. More supply means buyers have more to compare, so a seller's price and condition carry more weight.

Here is the honest part: more listings did not slow buyers down much. The Real Estate Data Aggregator shows pending sales across both ZIPs rose 8.6% from a year ago. Demand is still there. It is just more selective.

Realtor.com reported that active listings topped 1.16 million homes nationally in September 2026. Arcadia/Biltmore is moving in the same direction as the country, but contracts here are still rising.

Realtor.com also reported that mortgage rates climbed above 7% for the first time since January 2025. That matters for buyers deciding how much home they can afford.

85018 (Arcadia): sales up sharply, prices dipped

The Real Estate Data Aggregator counted 147 homes sold in ZIP 85018 in the three months ending August 31, 2026. That is up 27.8% from the same period last year. More homes sold, which is a clear sign of buyer activity.

The median sale price in 85018 was $1,207,500, down 7.5% from a year ago. Prices dipped, even as volume rose. That tells you buyers are finding value, not that the market collapsed.

In 85018, the Real Estate Data Aggregator shows homes spent a median of 72 days on market. That is 4 days shorter than a year ago. Sellers who priced well did not wait long.

The sale to list price ratio in 85018 was 96.5%, up 1 point from a year ago, according to the Real Estate Data Aggregator. Buyers are not winning big discounts. Sellers who priced right held their ground.

Pending sales in 85018 rose 18.9% from a year ago, the Real Estate Data Aggregator shows. That is one of the stronger signals in this report. Contracts are being signed at a faster pace.

85016 (Biltmore): fewer sales, but homes are moving faster

The Real Estate Data Aggregator counted 107 homes sold in ZIP 85016 in the three months ending August 31, 2026. That is down 20.1% from a year ago. Fewer closings, but not a frozen market.

The median sale price in 85016 was $550,000, up 0.5% from a year ago. Prices held nearly flat. That is a steadier result than 85018 this period.

Homes in 85016 spent a median of 80 days on market, 7 days shorter than a year ago, per the Real Estate Data Aggregator. Fewer homes sold, but the ones that did sold faster.

Months of supply in 85016 reached 7.1 months, up 1.5 months from a year ago. That is more cushion for buyers to choose. Sellers in this ZIP are competing with more options.

Still, 18.6% of homes in 85016 went under contract within two weeks of listing, the Real Estate Data Aggregator shows. That share is up 1.6 points from a year ago. Well-priced homes are still finding buyers quickly.

What the national picture adds

Realtor.com reported that 20.8% of listings nationally took a price cut in September 2026. That is the highest share since October 2022. Arcadia/Biltmore is not immune to that pressure.

The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Local prices in 85018 fell while 85016 held flat. This market is not moving in lockstep with the country.

Fannie Mae, as reported by CNBC on October 14, 2026, forecasts the 30-year fixed mortgage rate at 7.5% for all of 2027. Higher rates tend to keep some buyers on the sidelines. That is a real factor for sellers to weigh.

One street can read very differently from the whole ZIP code. A home on one block of Arcadia may sit in a pocket where demand is stronger or weaker than these numbers show. I am happy to look at your specific address.