Arcadia/Biltmore has more listings, and more deals are still moving
The one fact that changes what you should do right now: pending sales in Arcadia/Biltmore rose 8.6% in the three months ending August 31, 2026. The Real Estate Data Aggregator counted 291 pending sales across ZIPs 85016 and 85018. More listings are out there, but buyers have not walked away.
The Real Estate Data Aggregator counted 510 homes for sale combined in 85016 and 85018. That is up 5.6% from the same period last year. Nationally, Realtor.com reported active listings topped 1.16 million in September 2026. Arcadia/Biltmore is moving with that national tide. More choice is real.
At the same time, CNBC reported the average 30-year fixed mortgage rate hit 7.49% as of October 7, 2026. That is a real cost for buyers. Realtor.com also noted mortgage rates climbed above 7% for the first time since January 2025. Higher rates slow some buyers down. Not all of them, but some.
Realtor.com put price cuts at 20.8% of listings nationally in September. That is the highest share since October 2022. For sellers, that is worth knowing before you pick your number. Pricing well from the start still matters.
How the two ZIP codes compare
| 85016 (Biltmore) | 85018 (Arcadia) | |
|---|---|---|
| Median sale price | $550,000 | $1,207,500 |
| Change in median price | up 0.5% | down 7.5% |
| Homes sold | 107 | 147 |
| Median days on market | 80 days | 72 days |
| Sale to list price | 96.2% | 96.5% |
| Months of supply | 7.1 months | 5.5 months |
The two ZIP codes tell different stories. In 85016, the Real Estate Data Aggregator counted 107 homes sold, down 20.1% from a year ago. The median sale price held at $550,000, up just 0.5%. Homes sat on the market a median of 80 days. That is 7 days shorter than last year, which is a small improvement.
In 85018, sales rose. The Real Estate Data Aggregator counted 147 homes sold, up 27.8%. Pending sales climbed 18.9% to 151. The median sale price dipped 7.5% to $1,207,500. More volume, lower price. That is not a collapse. It is a market finding its level with more supply.
Supply in 85016 rose to 7.1 months, up 1.5 months from a year ago. That is a buyer-friendly number. In 85018, supply fell to 5.5 months, down 0.9 months. More balanced. Neither ZIP is in a frenzy. Both still have buyers closing deals.
Speed and price signals
Nearly 1 in 5 homes in each ZIP went under contract within two weeks of listing. The Real Estate Data Aggregator put that at 18.6% in 85016 and 19.2% in 85018. Not every home sells fast. But the ones priced and presented well still move quickly.
The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Locally, 85016 held close to flat and 85018 pulled back. The national trend and the local one are not the same thing. Your street may read differently still.
- Arcadia/Biltmore has more homes to choose from than a year ago.
- New listings rose 12.8% and inventory is up 5.6%, per the Real Estate Data Aggregator.
- Yet 291 sales are pending, up 8.6%.
- The market has more room, not a full stop.
- Pricing and condition still decide which homes move in two weeks and which ones sit for 80 days.
One last thing: these numbers cover whole ZIP codes. One street on Arcadia Road can read very differently from another a few blocks away. If you want to know what the numbers mean for your specific address, reach out.
Your next step
(602) 428-7200Text me your address and I will send back how your Arcadia/Biltmore home compares to what actually sold near you in the three months ending August 31, 2026. 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 July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: Soft September Jobs Report May Give Fed Reason to Pause Rate Hikes, Slowing Ascent of Mortgage Rates, Oct 2, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026
- CNBC: Refinance demand is now half what it was a year ago, as mortgage rates rise again, Oct 7, 2026