Introduction

October brought a split market. A few corridors added real selection. Others stayed tight. If you’re buying or selling horse property anywhere in the Valley, the difference between corridors matters more than the overall headlines.

Overall Compare and Contrast

Overall Compare and Contrast

The Far West Valley jumped to 99 active horse properties with 38 arenas — the highest inventory we’ve seen there in months. The Northeast Valley also rebuilt, landing at 66 actives and 28 arenas. The Central Phoenix Corridor added listings too, moving from 14 to 24.

On the other side, Tempe and Mesa held at just 5 actives. Glendale and Peoria stayed at 10 with zero arenas. The Southwest Valley (using the most recent published report) sat at 41. Chandler and Gilbert eased slightly to 19, still heavy on flood irrigation. The North Valley held steady in the mid-30s.

Asking prices and arena counts moved differently by corridor. The common thread: properties that are priced to the current market and present the land and facilities clearly are still moving. The ones that miss on price or condition are sitting longer.

Looking Ahead

November usually brings more activity as temperatures drop. Watch the corridors that added inventory (Far West, Northeast, Central Phoenix) for whether the new listings get absorbed or sit. The thin corridors (Tempe/Mesa, Glendale/Peoria) will stay selective. Properties priced to the current market and presented clearly on the land and facilities continue to have the cleanest path.

If you’re weighing a move in any of these areas, I’m glad to walk through the numbers for your specific situation — no pressure.

Southwest Valley (Buckeye, Laveen, Avondale, Goodyear, Tonopah)

41 active | $559,900 median | 4 arenas



Inventory rebounded after a thinner summer. Arena count doubled from the prior month. Horse properties here still take longer to sell than typical residential — recent median days on market was 128.5.

Chandler & Gilbert

19 active | $1,275,000 median | 2 arenas | 15 flood irrigated



Flood irrigation is doing more of the selling than arenas right now. Listing count eased off the September jump, the ask came down, and seven properties closed in the last 30 days.

Glendale & Peoria

10 active | $959,500 median | 0 arenas | 3 flood irrigated

The count held at 10. Median list price dropped under $1 million. Still no arena-equipped listings on the market.



Far West Valley

(Wickenburg, Wittmann, Surprise, Waddell)

99 active | $825,000 median | 38 arenas | 12 flood irrigated

This corridor is adding inventory. 99 actives and 38 arenas is the widest selection it’s carried in months. Most of the flood irrigation is concentrated in Waddell. Only four listings have both an arena and irrigation.

Northeast Valley

(Cave Creek, Rio Verde, North Scottsdale)

66 active | $1,649,500 median | 28 arenas | 0 flood irrigated

Inventory rebuilt after a summer slide. 66 actives and 28 arenas give buyers more to walk through. No flood irrigation available. Land, views, and trail access are what this corridor offers.

Central Phoenix Corridor

(Central Phoenix, Central Scottsdale, Paradise Valley)

24 active | $1,742,500 median | 5 arenas | 4 flood irrigated

Active count jumped from 14 last month to 24. More selection than we’ve seen through the summer, including five arenas and four flood-irrigated properties. Range runs from attainable hobby setups to multi-million-dollar estates.

Southeast Valley

(Queen Creek, San Tan Valley, Apache Junction, Gold Canyon)

31 active | $799,900 median | 13 arenas | 2 flood irrigated

Inventory rose and the arena count kept climbing. Practical selection with working facilities. Recent sales closed below the current ask after longer market times.

North Valley

(Desert Hills, New River, North Phoenix)



35 active | $899,990 median | 12 arenas | 0 flood irrigated

Modest increase in listings and arenas. No flood irrigation on the market. Acreage, desert terrain, and trail access remain the draw. Six closed in the last 30 days.

Tempe & Mesa

5 active | $1,699,000 median | 2 arenas | 3 flood irrigated

Still one of the Valley’s thinner equestrian pockets. Only five active listings. The two that closed in the last 30 days sold at 100% of list and moved quickly.



My goal is to deliver real value to Arizona’s horse owners by sharing actionable insights, up-to-date statistics, and relevant market news tailored specifically to the equestrian real estate scene. I’ve broken it down into nine distinct regions- each area has it’s own horse property market- so you can easily find the trends that matter most to your equestrian lifestyle.

Ron Bykerk, with over 28 years in the Arizona horse industry and a network of 3,000+ fellow horse enthusiasts, customers and clients,

I’m here to help you navigate buying, selling and maketing with confidence while still providing value-whether it’s spotting hidden gems or maximizing your propertys appeal and reach. Let’s connect. Feel welcome to reach out to me to discuss your horse property needs.

email:

ron@azpropertyresource.com

Disclosure:

• System Links do expire in 30 days
• The median is often considered a more accurate reflection of a "typical" property because it represents the middle value in a dataset, without being skewed by unusually high or low outliers
• Not all listings are of West USA Realty or Ron Bykerk
• Full Supporter of the Fair Housing Act