Arcadia/Biltmore Is Splitting Into Two Different Markets
The biggest fact from the three months ending August 31, 2026: the median sale price in 85018 fell 7.5%, according to the Real Estate Data Aggregator. That is not a small dip. Owners in 85018 need to know this before they pick a list price.
| 85016 (Biltmore area) | 85018 (Arcadia area) | |
|---|---|---|
| Median sale price | $550,000 | $1,207,500 |
| Price change from a year ago | +0.5% | -7.5% |
| Homes sold | 107 | 147 |
| Median days on market | 80 days | 72 days |
| Months of supply | 7.1 months | 5.5 months |
The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Arcadia/Biltmore is not following that national pattern evenly. ZIP 85016 was nearly flat, up just 0.5%, per the Real Estate Data Aggregator. ZIP 85018 went the other way entirely.
What is happening in 85016 (Biltmore area)
Prices held in 85016. The Real Estate Data Aggregator put the median at $550,000, up 0.5% from a year before. That is steady, not exciting. But fewer homes sold. The Real Estate Data Aggregator counted 107 sales, down 20.1% from the same period in 2025.
Supply is rising in 85016. The Real Estate Data Aggregator counted 246 homes for sale and 190 new listings, up 13.1% from a year before. More choices for buyers means sellers need to price carefully. At 7.1 months of supply, buyers have time to look around.
One bright spot: the Real Estate Data Aggregator found that 18.6% of homes in 85016 went under contract within two weeks of listing, up 1.6 points from a year ago. Price it right and it can still move quickly.
What is happening in 85018 (Arcadia area)
Prices fell in 85018. The Real Estate Data Aggregator put the median at $1,207,500, down 7.5% from a year before. That is a meaningful drop at this price level. Yet more homes sold. The Real Estate Data Aggregator counted 147 sales, up 27.8% from the same period in 2025.
So prices are lower in 85018, but homes are selling faster. The Real Estate Data Aggregator found 5.5 months of supply, down 0.9 months from a year ago. Pending sales hit 151, up 18.9%. Buyers are showing up. They are just paying less than they did a year ago.
Nationally, Realtor.com reported that mortgage rates climbed above 7% and 20.8% of listings took a price cut in September 2026, the highest share since October 2022. That backdrop helps explain why even active markets like 85018 are seeing prices ease.
The whole market together
Across both ZIP codes, the Real Estate Data Aggregator counted 254 homes sold, up 2% from a year before. New listings rose 12.8% to 387 homes. Pending sales climbed 8.6% to 291. The market is not stalled. It is just not the same market in every street.
- 85016 held its price but sold fewer homes.
- 85018 sold more homes but at a lower price.
- One ZIP code is not the other.
- Your street can read differently from the ZIP code as a whole.
These numbers cover the three months ending August 31, 2026. One street inside either ZIP code can look very different from the ZIP code average. A block near a canal or a specific corridor can move faster or slower than the numbers above suggest.
Your next step
(602) 428-7200Text me your address and I will send back where your Arcadia/Biltmore home sits against what actually sold in your ZIP code, including the price change that applies to your side of the 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 July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: U.S. Home Prices Ticked Up 0.25% in September, Oct 20, 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: Trump's executive order targets mortgage insurance, refinance costs. What it means for borrowers, Oct 23, 2026