Peoria, AZ Real Estate Market Update (February 2026): Is the $600K Median the New Normal?

If you've been watching Peoria real estate lately, you've probably noticed something: list prices are dancing around $600,000, yet actual sale prices are telling a different story. So what's really happening in one of the West Valley's most desirable cities as we move deeper into 2026?

Let's cut through the noise and look at the numbers, then figure out what they mean for your next move.

The $600K Question: List Price vs. Reality

Here's the headline: Peoria's median list price is hovering near $599,000, but homes are actually selling closer to $535,000. That's not a typo, it's a gap of more than $60,000 between what sellers are asking and what buyers are paying.

Why the disconnect? Simple: sellers are testing the ceiling, and buyers are pushing back. The current sale-to-list ratio sits around 98.33%, meaning most homes are closing within a few percentage points of asking, but the negotiation is real. If you're thinking of listing, pricing aggressively above $600K without the features to back it up could mean your home sits while smarter-priced listings move.

How Long Are Homes Really Taking to Sell?

Right now, Peoria homes are spending an average of 63 to 87 days on the market, depending on which data set you're looking at. Compare that to last year's 71 days, and you're seeing a subtle but important shift: buyers have more time to shop, compare, and negotiate.

Translation? Spring 2026 is not going to be a bidding-war bloodbath. If you're a buyer who got burned in 2021 or 2022, this is your market. If you're a seller who thinks you can throw up a sign and get five offers in 48 hours, it's time to recalibrate.

Inventory Is Up, And That's Actually Good News

Peoria currently has 1,400+ active listings, a healthy supply that gives buyers real choices without creating a flooded market. For sellers, it means your home needs to stand out. Professional photos, AI-optimized listing descriptions, and strategic pricing aren't optional anymore, they're the baseline.

At Clearly Sold, we use Certified AI Agent technology to analyze buyer behavior in real time, so your listing hits the right eyeballs at the right moment. No guessing. No hope-and-pray marketing. Just data-driven visibility that moves homes faster.

ZIP Code Spotlight: North Peoria vs. Affordable Pockets

Not all Peoria ZIPs are created equal, and if you're serious about buying or selling here, you need to know the micro-market differences.

85383: The North Peoria Premium

Median sale price: ~$678,500
This ZIP covers some of Peoria's most established neighborhoods, think larger lots, newer builds, and proximity to Lake Pleasant. In January 2026 alone, 872 homes sold in 85383, up from 746 the year before. Demand is steady, and if you're selling here, you're playing in a premium segment where presentation and pricing precision matter even more.

Median rent in 85383? $2,495/month. If you're an investor weighing rent-vs.-buy math, that's your benchmark.

85381: The Value Play

Median sale price: ~$446,000
Welcome to Peoria's affordability zone. Prices here are down about 10.8% year-over-year, making 85381 one of the best entry points in the entire West Valley for first-time buyers or anyone looking to lock in under $500K. The trade-off? Slightly older inventory and fewer resort-style amenities, but if you care more about equity than a golf course view, this ZIP delivers.

Is It a Buyer's or Seller's Market?

Technically, Peoria still leans slightly toward sellers, with a Market Action Index around 36. But here's the reality: it's balanced enough that both sides have leverage, if they play it smart.

Sellers: You'll get showings and offers, but only if your home is priced right, shows well, and stands out in a sea of 1,400+ listings. Overpricing by $20K because your neighbor tried it last month? That's a recipe for 90+ days on market and a price drop that spooks buyers.

Buyers: You've got choices, time to tour multiple homes, and room to negotiate. Sellers are more willing to cover closing costs or throw in a home warranty than they were two years ago. Use that leverage, but don't lowball a well-priced gem and lose it to someone who sees the value.

Peoria's 2026 Market Outlook: What the Experts Are Saying

Most forecasts predict 2-4% appreciation in Peoria this year as mortgage rates ease and inventory stabilizes. That's not explosive growth, it's steady, sustainable momentum. The West Valley as a whole (including Peoria, Goodyear, and Surprise) continues to attract first-time buyers, families, and investors who see long-term value without the Scottsdale price tag.

The median price per square foot in Peoria is currently $251, down about 9% from last year. For buyers, that means more house per dollar. For sellers, it means you need to justify every dollar of your asking price with square footage, upgrades, and location advantages.

Why Clearly Sold's Flat Fee Model Makes Even More Sense Now

Here's where the math gets fun. Traditional real estate commissions in Arizona can run 5-6% of your sale price. On a $599,000 Peoria home, that's potentially $30,000 to $36,000 walking out the door at closing.

Clearly Sold offers a different path: $8,888 to list your home with full-service marketing, professional photography, AI-powered buyer targeting, and expert negotiation. If Clearly Sold brings an unrepresented buyer through our own systems and technology, there's an additional $8,888 buyer-side fee, but even at the full $17,776, you're still saving thousands compared to traditional commission structures.

And in a market where every dollar counts, whether you're stretching to buy in 85383 or maximizing profit in 85381, that difference is real money you keep in your pocket.

Spring Is Coming: What You Should Do Right Now

If you're thinking about buying or selling in Peoria this year, late winter is your planning window. Inventory picks up in March and April, competition heats up, and by May, you're competing with everyone who waited too long.

For sellers: Get your home prepped now. Fresh paint, decluttered spaces, and high-quality listing photos make the difference between 30 days on market and 90. Talk to an agent who uses AI and data, not just gut feelings, to price your home.

For buyers: Start touring now while inventory is still building. Get pre-approved, know your ZIP code targets, and be ready to move when the right home hits the market. The days of "sleeping on it" and losing your dream home are back, but only if you're unprepared.

FAQs: Peoria Real Estate (February 2026)

Q: Is Peoria's $599K list price realistic, or are homes actually selling lower?
A: List prices are testing $599K, but actual median sale prices are closer to $535K. The gap reflects seller optimism meeting buyer negotiation power.

Q: How long should I expect my Peoria home to take to sell?
A: Current average is 63-87 days, depending on price, condition, and marketing. Well-priced homes with strong visuals move faster.

Q: Should I buy in 85383 or 85381?
A: 85383 offers premium neighborhoods near $678K; 85381 is the value play around $446K. It depends on your budget and lifestyle priorities.

Q: Are sellers offering concessions in Peoria right now?
A: Yes: many sellers are covering closing costs or including warranties to close deals in this balanced market.

Q: What's the best time to list a Peoria home in 2026?
A: Late February through early April captures spring buyer demand before summer heat and inventory saturation.

Final Thoughts

The $600K median in Peoria isn't the "new normal" yet: it's more like the tested ceiling. Actual sale prices are still solidly in the mid-$500Ks, and buyers have enough leverage to keep things honest. Whether you're selling a premium home in 85383 or scooping up value in 85381, success in 2026 comes down to strategy, pricing, and marketing that meets buyers where they are: not where you wish they were.

If you want to talk through your specific situation: whether you're upsizing, downsizing, relocating, or just ready for a change: let's connect. No pressure, just real talk about what makes sense for you.

Andrew Texidor, Realtor & Founder
Clearly Sold | Brokered by HomeSmart
📞 623-400-5957
📧 [email protected]
🌐 ClearlySold.com

Ready to see what your Peoria home is worth in today's market: or find your next place? Schedule a call with Andrew or explore free resources and market guides at ClearlySold.com/resources.

Andrew Texidor, founder of Rewarding Heroes and Clearly Sold brokered by HomeSmart, is a certified AI agent.