Introduction

September’s horse property market did not move as one market.

Some corridors added listings after a thin summer. Others stayed in the same handful of properties they have carried all year. If you are buying, the extra choice is mostly on the west side. If you are selling an arena property closer in, you still do not have much company.

Here is the September picture across all nine corridors.

Overall Compare and Contrast

Price is not one number. The Southwest Valley is the attainable end, at a $559,900 median list. The Southeast Valley sits at $772,450. The Far West Valley, North Valley, and Glendale and Peoria cluster from about $912,000 to $1.09 million. Chandler and Gilbert, the Northeast Valley, the Central Phoenix Corridor, and Tempe and Mesa are the higher asks, from $1.4 million to $1.75 million. Tempe and Mesa’s $1,749,000 list median is the highest of the nine, on the smallest inventory.

Ask and sold are not the same market. The Northeast Valley is the exception: 11 closings at a $1,250,000 median, and those sales came in stronger per square foot than the current list. Everywhere else, sold prices sit under the ask. Tempe and Mesa closed two at $1,025,000 against a $1,749,000 list. The Central Phoenix Corridor closed four at $1,237,500 against a $1,575,000 list. The Southeast Valley closed six at $689,250 against a $772,450 list. The Far West Valley closed eight at $736,500 against a $933,500 list. Once a listing was priced to recent sales, it moved. Listings priced to last spring’s comps are the ones sitting.

What that means. A buyer who needs an arena should consider the Far West Valley or the Northeast Valley, then look at the Southeast Valley. A buyer who needs flood irrigation and a city address should look at Chandler and Gilbert. A buyer who wants a lower entry price should look at the Southwest Valley, and should not expect an arena to come with it. A seller closer in should not use the Far West Valley’s inventory as a comp for demand. Those are different markets.

Southwest Valley

(Buckeye, Laveen, Avondale, Goodyear, Tonopah)

41 active | $559,900 median | 4 arenas

Inventory bounced back after a thin summer. Six horse properties closed in the last 30 days at a median of $517,500. Those sales took longer than a typical house in the same area.

Chandler & Gilbert

21 active | $1,400,000 median | 3 arenas

Active listings jumped from 13 to 21. Only 3 include an arena. Eighteen of the 21 have flood irrigation, which is still the reason horse owners look here.

Glendale & Peoria

10 active | $1,094,500 median | 0 arenas

A little more inventory, and still no arena-equipped listing. Four of the ten have flood irrigation. That missing arena is the unusual part.



Far West Valley

(Wickenburg, Wittmann, Surprise, Waddell)

This corridor added listings while closer-in areas stayed thin. Arenas rose from 26 in August to 32. Eight closed at a median of $736,500.

Northeast Valley

(Cave Creek, Rio Verde, North Scottsdale)

55 active | $1,540,000 median | 22 arenas

The slide stopped. February peaked at 86. September is 55, one above August. Eleven closed at a median of $1,250,000, and those sales came in stronger per square foot than the current list median

Central Phoenix Corridor

(Central Phoenix, Central Scottsdale, Paradise Valley)

14 active | $1,575,000 median | 3 arenas

Up one from August. Four closed at a median of $1,237,500. Once a home was priced to the market, buyers paid about 98% of the final list and about 94% of the original ask.

Southeast Valley

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

26 active | $772,450 median | 11 arenas

Inventory held steady. Arena listings climbed from 6 in July to 11 in September. Six closed at a median of $689,250, below the current ask.

North Valley

(Desert Hills, New River, North Phoenix)



32 active | $912,495 median | 9 arenas

Inventory did not rebuild. Thirty-two in August, 32 again in September, still under the 36-to-43 range from earlier in the year. Five closed at a median of $670,000.

Tempe & Mesa

6 active | $1,749,000 median | 2 arenas

Still a handful. Two closed at a median of $1,025,000. What is listed is larger and higher-priced than what just sold.



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