Published November 1, 2026 in Market Update

One part of Central Phoenix is moving faster than the rest

By Brandon Vaccaro

Real estate, Central Phoenix

Nearly 3 in 10 Phoenix-area listings took a price cut in September 2026. Realtor.com put that share at 29.0% for the Phoenix-Mesa-Chandler metro. That is the number every Central Phoenix seller needs to see first.

But the Real Estate Data Aggregator shows Central Phoenix is not one market. It is at least two. ZIP 85013 moved faster than its neighbors in the three months ending August 31, 2026. ZIP 85012 moved much slower.

85013: the tightest part of Central Phoenix

The Real Estate Data Aggregator counted 63 homes sold in 85013 in the three months ending August 31, 2026. That is up 28.6% from the same months of 2025. Inventory fell, too. Homes for sale dropped 16% year over year, down to 84.

The Real Estate Data Aggregator also found that 19.7% of 85013 homes went under contract within two weeks of listing. That share rose 5.2 points from a year before. Nearly 1 in 5 homes found a buyer fast.

Sellers in 85013 got 97.6 cents of every listed dollar, according to the Real Estate Data Aggregator. That is up 0.7 points from a year ago. Pricing still matters, but the gap between list and sale is narrow here.

85012: more supply, more patience needed

The Real Estate Data Aggregator tells a different story in 85012. Months of supply hit 7.3 in the three months ending August 31, 2026. That is up 1.8 months from a year ago. Seven-plus months of supply puts buyers in a stronger position.

Only 9.1% of 85012 homes went under contract within two weeks, the Real Estate Data Aggregator found. That share fell 7 points from a year ago. Most sellers here are waiting longer for a buyer.

The median sale price in 85012 rose 7.7% year over year to $532,500, per the Real Estate Data Aggregator. Prices held up. But 24 homes sold, down 14.3% from a year before. Fewer buyers are closing.

85014: somewhere in between

The Real Estate Data Aggregator counted 85 homes sold in 85014 in the three months ending August 31, 2026. That is up 14.9% from a year ago. Months of supply sat at 4.7, down 1.2 months year over year.

The median sale price in 85014 slipped 9.1% year over year to $485,500, per the Real Estate Data Aggregator. More homes sold, but at lower prices. Sellers who priced sharp found buyers. Others waited.

How the three ZIP codes compare

What the wider market adds

Realtor.com reported that 29.0% of Phoenix-Mesa-Chandler listings carried a price cut in September 2026. That is a large share. It shows that overpriced homes across the metro are sitting.

Realtor.com also put the metro median home price at $475,000 in September 2026. Rates were at 7.5% that same month. High rates are slowing buyers across the board.

The Federal Housing Finance Agency reported U.S. home prices rose 2.4% from August 2025 to August 2026. Month over month, prices rose 0.3% in August, seasonally adjusted. Slow and steady at the national level.

What this means for sellers and buyers

Sellers in 85013 are in a tighter market. Supply is lower and homes are moving faster. Sharp pricing still matters, but there is less room for buyers to push back.

Sellers in 85012 face more competition. At 7.3 months of supply, buyers have choices. Pricing needs to be honest from day one.

Buyers in 85013 may find fewer options. The Real Estate Data Aggregator counted only 84 homes for sale there in the three months ending August 31, 2026. That is down 16% from a year ago.