Tacos-Tequila-Real Estate & Beer

06/10/2026

Same 😂

06/07/2026

Same

05/13/2026

$3,200 mo would help so many people that worked their ass off for 45+ years living off SS!!!

05/05/2026

Powered by www.3Bedrooms2Baths.com

04/27/2026

How about that? 🍦🥃

04/23/2026

April 2026 Cromford Report

For Buyers

March was an eventful month as rates spiked from 5.99% to 6.64% per Mortgage News Daily. The spike was a direct response to uncertainty over the Iran war and its effect on U.S. inflation. Once the unemployment report was released showing an improvement from 4.4% to 4.3%, rates began drifting back down. By the time the CPI inflation was released at 3.3%, up from 2.4%, it had already been priced into the rates so there was negligible effect. As of mid-April, rates were back to 6.3% and trending down.

The effect of the rate disruption was a decline in buyer contract activity, in March they were up 10% and in April up just 1%. Contracts could begin to return as rates fall below 6.25%. The lesson buyers have learned over the past 3 years of volatile mortgage rates is patience. Rates have a recent history of knee-jerk spikes in times of unexpected uncertainty (i.e. tariffs, trade through the Strait of Hormuz), and declines after the shock wears off.

The increase in supply seen in January and February stalled in March and now in April as well. In February, supply was up 9% over last year. In March, supply was only up 4.8% and in April it is barely up 0.2% thus far. With both contract and listing activity stalled, they have cancelled each other out, thus maintaining the status quo for home prices.

While the conflict with Iran is not settled, the markets are responding as if they expect it to be a short-term influence on inflation. If that proves to be true, then there will be little impact on home values as they typically take 3-6 months to respond to a prolonged disturbance in the force. Since September 2022, the median mortgage rate is 6.89%. This puts the current 6.3% mortgage rate well on the low side of the last 3.5 years.


For Sellers

Sellers have the least advantage in the condominium market under $300K as supply is up 20% over last year and contracts in escrow up only 13%. April sold prices are down 9.5% from last year in this segment with the median size sold at 1,048sqft; historically prices for this segment are similar to where they were 5 years ago around May 2021. Conversely, Single family homes between 1,200-2,400sqft have shown the most stability in prices over the past 3 years with minimal fluctuation.

The median sized single-family home sold in Greater Phoenix this year is 2,003sqft, which is 318sqft bigger than 2001’s median of 1,685sqft, 25 years ago. Typical home sizes vary based on city, which is reflected in their median sales prices. For example, the 2026 median sized home sold in the city of Phoenix is 1,798sqft and the median price is $482K. Compare that to newer cities like Chandler where the median size is 2,061sqft at $558K and Queen Creek at 2,659sqft and $688K. Below are the median sales prices by year for the following single family size ranges in Greater Phoenix. They show that while the Valley has endured a buyer’s market since November 2024, price trends are within 1% of last year’s prices for the majority of common-sized homes.

Commentary written by Tina Tamboer, Senior Housing Analyst with The Cromford Report
©2026 Cromford Associates LLC and Tamboer Consulting LLC

04/22/2026

It’s Taco 🌮 & Tequila Time

04/18/2026

🚨🚨🚨Open House 🏡 Alert 🚨
Come see this Mint Condition Gem!

12761 W Parkway Ln
Avondale, AZ, 85323
Date: Saturday April 18th &
Sunday April 19th.
Time: 11am - 3pm

04/13/2026

Truth

03/14/2026

03/10/2026

This 👇👇👇

Ugh for real 😂😂

02/19/2026

Real Estate 🏡 News 📰 and Analysis

February 2026 Cromford report

For Buyers

The home buying season is entering its busiest time in Arizona, and so far contracts in escrow are 7% higher than this time last year and they’re expected to peak over the next 2-3 months. Currently, demand is considered 16% below normal for this time of year, but last August it was 24% below normal so conditions have improved since rates dropped to the low 6% last September.

The current level of inventory for sale is considered normal for this time of year, which is a full recovery after 14 years of documented chronic undersupply in Greater Phoenix. Total inventory in the Arizona Regional MLS is up 9% over last year and combined with lower demand places the Valley in a slight buyer’s market overall, with large central cities in modest seller’s markets and growing cities on the outskirts in prolonged buyer’s markets.

Not all cities are below normal in demand. In fact, Apache Junction is 23% above normal for demand and normal for supply, ranking the city as the 4th strongest seller’s market for now. Many growing cities in buyer’s markets have normal levels of demand, but high supply. These cities include Buckeye, Gold Canyon, Goodyear, San Tan Valley, and Surprise, where annual sales have increased quickly over the past year as a growing number of buyers have taken advantage of attractive seller and builder incentives. Developers have responded by scaling back the number of permits to avoid prolonging the oversupply situation and encourage a more balanced market.

Bottom line, buyer demand is improving as conventional mortgage rates have remained stable in the low-6% range for nearly 6 months now; both FHA and ARMs are in the mid-5% range. Non-luxury home prices below $800K are down an average of 4% from last year. Every 0.1% drop in the mortgage rate is 1% off the principal and interest payment, and every 1% drop in price is another 1%, each equates to an extra $10 savings per $1,000 in payment. Combining the rate declines and price declines since this time last year, mortgage payments are down an average of 14% for median-priced homes, so a $2,500 payment quoted last year would be $350 less this year for the same home. For those buyers who are in a position to purchase a home, there is little advantage to delaying a purchase 3-6 months for prices or rates to decline further as it may only save an extra $30 or less per month in payment.

For Sellers
It’s business as usual for sellers. Professional advice last year is the same advice this year, but the market has improved compared to last summer. While January is the top month for luxury and retirement community listings to enter the market, March is the top month for mainstream sellers. These new listings create a surge of inventory in preparation for the peak contract months from February through May. This wave typically results in existing sellers lowering their asking prices to compete. It’s a cycle that repeats every year.

It’s natural for sellers to introduce their listings with prices that test the boundaries of what the market can bear. When transitioning from a seller’s market to a buyer’s market, buyers will increasingly refuse to engage at these elevated prices, ghosting the sellers until they bring their asking price within a desirable range. After more than a year of this behavior, sellers have become more moderate in their expectations at the onset, resulting in a 4% decline in early price reductions compared to last year. Once the list price comes within 2-3% of where the buyers believe it should be, then sellers increase their probability of an offer.

Buyers have become quite finicky, however, and aligning your price with existing comparable properties may not be enough. Proper price positioning today should focus on being the biggest “bang for the buck” in the buyer’s eyes instead of getting an extra dollar for every extra amenity and upgrade one has put into the home. Condition is important, offering a clean property that has been well-maintained with newer systems and few expensive projects for a buyer, combined with a competitive price, will aid in landing an offer.

While it seems reasonable to simply discount a home due to condition, this approach often fails in a buyer’s market. The extra money, effort, and time to bring a property up to par is often more than a buyer is willing to shoulder when there are other properties that don’t require the hassle. Sometimes providing a quote and a contractor who can perform the work right away, or even prior to close of escrow, can go a long way in addressing these concerns. Also, be aware of any new home developments that may be competing within 1-2 miles of your listing and within your price range, even if they’re not comparable in size or location, your potential buyer will be using them as a benchmark for condition, value, and incentives.

Commentary written by Tina Tamboer, Senior Housing Analyst with The Cromford Report
©2026 Cromford Associates LLC and Tamboer Consulting LLC

02/12/2026

01/21/2026

January 2026 Real Estate 🏡 Cromford Report

For Buyers
Happy New Year! Buying season has begun in Greater Phoenix, and it’s kicking off with a wave of fresh new listings. In a typical year, January is the most popular month for luxury and retirement community listings to hit the market while March tends to be the peak month for the main stream. Within the first 3-4 weeks of the year, these new listings are met with buyer demand escalating dramatically in January, then tapering off before peaking in April or May.

New listings are coming in weaker than this time last year, but only down 2.5%. That’s still stronger than the 5 years from 2020-2024 which had the weakest counts in 25 years for January listings. Listings under $300K are seeing a significant increase in new supply, up 15% over last year and with nearly 3,800 active listings at this writing, comprising 18% of supply. This is the most affordable range in Greater Phoenix where sales prices are down 2-3% from last year and are continuing to decline. It comprises mostly condos and mobile homes in central cities such as Phoenix and Mesa, and mostly single family homes in the outskirts like Pinal County. All other new listing counts are in line with last year or weaker, which is contributing to a more balanced state between supply and demand as we begin 2026.

A $300K purchase with FHA is approximately $1,860/month before taxes and possible HOA. Mortgage payments on properties under $300K can compete with rent, but not necessarily when tenants are upgrading their living space. For instance, a tenant paying $2,100 in apartment rent in Scottsdale cannot afford to upgrade to a single family home in the same area for the same monthly payment. However, they may be able to purchase a similar unit in the same area, or they could purchase a single family home in an outer city like Maricopa and commute.

This is where the affordable housing debate can get messy. Listing counts are telling us that the supply of affordable homes under $300K is rising and sales of those units are also rising (up 7%), suggesting that affordability strains are easing. However, 2025 sales over $500K were also up 7% while sales within $300K-$500K were near identical. If there were truly a lack of affordable homes, then supply under $300K would be rapidly declining like it did from 2020 to 2022 where there were fewer than 500 for sale, and prices would be rising. But that’s not happening. Evidence suggests that it’s not a lack of affordable homes to purchase, but an aversion to moving out of a desirable area.

For Sellers
2025 ended with total annual sales up 3.5%, equivalent to 2,351 more sales through the MLS than in 2024. Local builder reports* show new home sales down nearly 6% for the year and 2025 permits for new construction were down a significant 21%. Nationally, builder optimism is low for future sales, reportedly due to labor and lot shortages. However, some cities with a lot of builder activity saw sales shoot up the most in 2025.

By number of sales per the Maricopa County Recorder’s Office, the following cities saw the biggest jumps in closed sales last year: 1) Goodyear with 414 more sales, up 16%, median price $486K; 2) Scottsdale with 335 more sales, up 5%, median price $900K; 3) Peoria with 245 more sales, up 7%, median price $515K.

By percentage growth of sales, the following mid-sized cities saw the biggest proportional increases: 1) Waddell up 36% with 178 more sales, median price $468K; 2) Sun Lakes up 32% with 122 more sales, median price $470K; 3) Anthem up 29% with 64 more sales, median price $574K.

The 2025 annual median sales price for Greater Phoenix is $451K, but it’s interesting to note that half of the cities with sales growth had considerably higher median prices. Considering that most of 2025 operated with mortgage rates in the high-6% or low-7% range, entering 2026 with rates ranging in the high-5% and low-6% means payments are at least 10-12% lower on the same priced homes from a year ago. This bodes well for first quarter sales in Greater Phoenix in 2026.

While sales are expected to increase, prices are not. Price is the last measure to move when a market shifts, and it can take up to 3-6 months to emerge. Price appreciation remains stagnate in the middle price ranges, rising in upper ranges, and declining under $400K. Greater Phoenix is pulling out of a buyer’s market and edging towards a balanced state, but a seller’s market isn’t on the horizon yet.

*Per RL Brown Reports, a local specialist on new home construction data.
Commentary written by Tina Tamboer, Senior Housing Analyst with The Cromford Report
©2026 Cromford Associates LLC and Tamboer Consulting LLC

01/16/2026

For Lease!

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HEY SUN DEVILS, You won't want to miss this Charming 2 Bed/2 Bath TH in the Popular ''Villagio at Tempe'' w/ New Paint & Staircase! Fantastic Location near ASU Campus, Restaurants, Cubs Spring Training, Shopping & more! Inside you'll find Real Hardwood Flooring w/ a touch of Tile in all the right ar...