Scottsdale, AZ 85254 Real Estate Market Report

ZIP Code: 85254
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

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Executive Overview

The Scottsdale market in the 85254 ZIP code is currently characterized by a median sold price of $924,000, reflecting a modest appreciation in property values. This market has experienced an upward trend in prices, indicating a positive shift in overall market sentiment. However, the market is also showing signs of normalization, with properties selling slightly below their asking prices on average, suggesting a need for sellers to adjust expectations in line with current buyer sentiment.

Transaction activity appears to be moderate, with 139 days as the median days on market, indicating a slower sales velocity compared to previous periods. Elevated inventory levels are present, which may suggest a shift towards a more balanced market. The median listing price stands at $1,277,000, creating a notable gap between listing and sold prices, which could indicate pricing friction as buyers navigate the current landscape. Overall, while the market shows resilience, the combination of elevated inventory and moderate sales activity suggests a cautious approach for both buyers and sellers.

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Market Overview

This analysis is based on a sample of properties from this ZIP code (up to 200 sold properties and up to 100 active properties). The median prices below are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Market Metrics

Note: The property counts shown above represent only the properties analyzed in this report sample, not the total inventory for this ZIP code. Median prices are calculated from all available properties in the sample, while trend analysis uses properties from the selected analysis window.

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Rental Market

Note: The relationship between property values and rental rates reflects different market dynamics. Higher-priced properties may have lower rental yields due to factors such as luxury market positioning, owner-occupancy preferences, or long-term appreciation strategies rather than immediate rental income maximization.

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Property Taxes

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Liquidity & Velocity

Note: A Sale-to-List Ratio near 100% can occur when properties sell at or near their final listing price after price adjustments during the listing period, even when initial listing prices differ significantly from sale prices.

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Market Trends & Context

Understanding Market Temperature

A Neutral market indicates balanced conditions where neither buyers nor sellers have a strong advantage, typically characterized by flat price trends, extended but stable days on market, and moderate inventory relative to sales.

Current Mortgage Rate Context

Market-level mortgage rate comparison for this area:

Current 30-year fixed mortgage rates in the Scottsdale AZ 85254 market average around 6.17% compared to 6.87% one year ago, indicating a cost opportunity for new financing.

Note: Interest rate comparisons provide market context. The existing "Interest Rate Pressure" metric above shows the qualitative market impact.

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Key Findings

1. The median sold price of $924,000 indicates a stable market with ongoing buyer interest, although properties are selling slightly below asking prices.

2. With 139 days as the median days on market, the market is experiencing slower sales velocity, suggesting that buyers are taking more time to make decisions.

3. The median listing price of $1,277,000 reflects a significant gap compared to the sold price, indicating potential pricing friction for sellers.

4. Overall market conditions are neutral, with elevated inventory levels suggesting a balanced state between supply and demand.

5. Interest rates have moderated to around 6.17%, which may encourage more buyers to enter the market, reflecting a positive shift in financing conditions.

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Notable Properties

The following 8 properties represent notable market examples and recent transactions that illustrate key market dynamics. These are illustrative examples selected for their significance (top sales, market benchmarks, quick sales) and are not the basis for the statistical calculations shown above.