Glendale’s Mattel Adventure Park to Open Late 2025

Arizona’s for-sale inventory reached 45,261 homes in August 2025, up 16.4% year over year, indicating broader choice for buyers and more segmented pricing power by micro-location. New listings fell about 9% year over year, implying part of the inventory growth stems from longer marketing times and relisting strategies. In May, Phoenix led the nation in delistings at about 30 per 100 listings, a Realtor.com-based signal of seller recalibration visible in second-half pricing tactics. By late June, roughly 47% of Phoenix listings were “stale” at 60+ days, highlighting slower deal velocity and heightened price-cut sensitivity. For wealth managers, this environment favors structured negotiations and staged bids. Property tax planning should account for assessment trajectories that may lag actual clearing prices. Rule changes around small-scale infill could gradually relieve pressure in specific neighborhoods. Value stability hinges on holding periods aligned to product liquidity bands. Sustainability upgrades can differentiate listings that might otherwise linger.

The August 2025 ARMLS STAT charts document listings, sales, and price-per-square-foot series for the metro, with average $/sf near $291 and median $/sf near $264, indicating restrained month-to-month variance during peak heat season. Listings tallied across recent months highlight a mid-year listing pulse followed by selective withdrawals, consistent with the delisting trend observed in external datasets. For wealth planning, stable $/sf bands inform underwriting for premium renovations versus turnkey offerings. Valuation and depreciation decisions benefit from $/sf discipline across tract and custom subsegments. Regulatory updates around middle housing and ADUs can affect comparative $/sf through lot-yield economics. Value stability is enhanced where micro-markets pair updated mechanicals and energy features with school-district strength. Sustainability retrofits that reduce cooling loads can move $/sf outcomes at appraisal. Smart-city investments continue to support long-run livability fundamentals.

Tucson’s Planning & Development Services adopted the 2024 International Building Codes with local amendments, allowing 2018 or 2024 codes through December 31, 2025 before full 2024 implementation on January 1, 2026, and concurrently approved a transparency and conservation ordinance compelling very large water users to submit detailed applications, plans and updates prior to service connections, with public review thresholds and enforcement tools. For wealth holders, clearer code horizons reduce design risk. Tax and fee structures align with infrastructure cost recovery. Regulatory positioning emphasizes water stewardship amid growth. Value stability in Tucson is increasingly tied to resilient water planning. Smart-city outcomes include demand management, reclaimed water use and data-rich oversight.

Glendale home prices were up 5.2% year over year in August 2025 with a $426,000 median and 66 days on market as 171 homes sold. Peoria’s median was $491,188, down 6.4% year over year, with 83 days on market and 234 sales. Avondale recorded a $415,000 median, down 1.6% year over year, with 70 days on market and 83 sales. Litchfield Park’s median was $500,000, down 9.5%, with 79 days on market and 11 sales. El Mirage’s median was $347,500, down 2.8%, with 54 days on market and 20 sales. Maricopa County’s median was $474,990, down 1.0%, with 71 days on market and 4,538 sales. Wealth managers will note the county’s overall property tax rate edged down to 1.348 in FY 2026, modestly lowering carrying costs. The 30-year mortgage rate near 6.35% improves qualifying power versus earlier in 2025. ADWR’s 2024 Phoenix AMA model continues to limit new assured water supply determinations based on groundwater, shaping entitlement risk. Legislative debate over “starter homes” standards (SB1229/HB2371) underscores design-standard preemption risks cities are monitoring. Buyers gained leverage as national listings outpaced demand this summer. Price discovery is visible in ZIP-level splits such as 85305 in Glendale nearly flat year over year and 85383 in north Peoria slightly positive. For tax planning, Maricopa’s Truth-in-Taxation notices outlined levy dynamics prior to the adopted rate. For value stability, submarkets with diversified product and employment access tend to show steadier absorption. Smart-city investments continue across West Valley corridors, complementing infill and arterial upgrades. The area’s median price remains below Scottsdale and Paradise Valley, preserving move-up potential. Cash offers remain present but less dominant than in 2022. Investor share has normalized relative to pandemic peaks, reducing bidding volatility.

Phoenix’s average days on market climbed in August 2025, with one report citing a move from 67 to 78 days month over month and 64 to 74 year over year, while the Housing Affordability Index printed 70, a level observed in most months this year, and new listings fell just under 10% in both monthly and annual comparisons, suggesting selective buyer activity amid rate headwinds. Wealth planning lenses see longer marketing times improving entry precision and negotiation room. Tax implications lean toward moderated assessed-value growth where resale pricing cools. Regulatory context includes ongoing local process streamlining for permits and approvals to sustain throughput. Value stability appears strongest around amenitized, transit-served submarkets. Smart-city considerations put walkability, EV readiness and shade infrastructure at a premium in buyer filtering.

In August 2025, Phoenix’s median sale price was $445,000, down 1.1% year over year, with a 64-day median to sell and 1,268 homes closed.  In Ahwatukee 85048, the median was $609,000 (-0.16% YoY) with 66 days on market and 121 sales. In 85044, the median reached $488,500 (+0.7% YoY) with 64 days on market and 124 sales. In 85045, the median was $675,000 (+5.5% YoY) with 86 days on market and 30 sales. The Ahwatukee Foothills neighborhood printed a $545,000 median (-0.91% YoY) and 65 days on market. Laveen recorded a $447,952 median (-0.46% YoY), 69 days on market, and 232 sales. Tolleson posted a $377,000 median (+0.7% YoY) and 75 days on market. Mobility remains a strength: the 22-mile Loop 202 South Mountain Freeway links east and west valleys and introduced Arizona’s first half-DDIs. Phoenix now permits up to two ADUs per lot (and a third on larger lots under conditions), expanding gentle density. Maricopa County set its FY2026 overall property tax rate at 1.348 while Phoenix kept its primary city rate unchanged for 2025-26. First-half county property taxes are due October 1 and second-half due March 1. Nearly half of Phoenix listings were “stale” (60+ days) this spring, signaling slower absorption. Wealth management implications include extended negotiation windows without forcing loss-recognition for low-rate borrowers. Tax-relevant ADU income and depreciation may modestly alter cash-flow profiles where allowed. Statewide middle-housing and ADU bills advanced in 2024, shaping future infill beyond Phoenix. Long-run value resilience aligns with AMA water governance and safe-yield objectives. Smart-city and safety investments, including Vision Zero corridors and fiber/ITS expansions, reinforce neighborhood livability.

The Assured Water Supply (AAWS) Program requires a 100-year water demonstration in Arizona’s Active Management Areas, shaping subdivision approvals and designations. ADWR’s Phoenix AMA groundwater-supply updates emphasize long-run physical availability constraints and the role of designated municipal providers. The Post-2025 AMAs Committee is outlining strategies as the fifth management period ends in 2025. The agency confirms September 26, 2025 as the general effective date for non-emergency 2025 legislation, including SB1611’s Agriculture-to-Urban credit pathway. The Ag-to-Urban program provides a structured credit mechanism intended to facilitate growth while protecting groundwater. For wealth managers, water due diligence remains central to underwriting edge-growth projects. Property-tax assumptions should incorporate potential timing differences between entitlements and deliveries. Legislative attention to subsequent AMA procedures adds governance clarity for basin management. Value stability is stronger where providers hold Designations of Assured Water Supply reviewed on rolling 15-year cycles. Smart-city and conservation dashboards improve transparency of AMA water-use projections.