Scottsdale, AZ 85260 Real Estate Market Report

ZIP Code: 85260
Report Date: February 2026
Market Temperature: NEUTRAL
Scope: Single-Family Residential (SFR) listings and comps only

---

Executive Overview

As of February 2026, the real estate market in Scottsdale, AZ (ZIP: 85260) is characterized by a median sold price of $922,000, reflecting a notable shift in market dynamics. The neighborhood has decreased 8% since 2022, indicating a trend toward a more balanced environment as buyers gain leverage amid rising inventory levels. The median days on market stands at 166 days, suggesting a slower sales velocity, which may indicate a cautious buyer sentiment in the current landscape.

Despite these challenges, the median listing price is significantly higher at $1,575,000, creating a pricing gap that may reflect seller expectations versus market realities. The market temperature is currently rated as neutral, suggesting that while inventory levels are elevated, seasonal demand may provide a temporary boost in activity. Interest rates are stabilizing near three-year lows, which could offer some relief to potential buyers, although the overall market remains under moderate interest rate pressure.

---

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.

---

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.

---

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.

---

Property Taxes

---

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.

---

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 Scottsdale, AZ, around 5.875% to 6.013% are slightly below the recent 2026 average of 6.17%, presenting a minor cost-saving opportunity for property owners.

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

---

Key Findings

1. The median sold price of $922,000 indicates a shift towards a more balanced market, with a decrease of 8% since 2022.

2. With a median days on market of 166 days, the market is experiencing slower sales velocity, suggesting a cautious buyer sentiment.

3. The median listing price of $1,575,000 creates a significant pricing gap, indicating potential friction between seller expectations and market realities.

4. The market temperature is currently neutral, reflecting elevated inventory levels but also seasonal demand that may temporarily boost activity.

5. Interest rates are stabilizing around 5.875% to 6.013%, presenting a minor cost-saving opportunity for property owners amidst moderate interest rate pressure.

---

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.