10 Questions Buyers and Sellers Are Asking in Peoria, AZ (February 2026)

Peoria's housing market in February 2026 is all about one word: balance. The median sold price hit $599,000 in January, homes are taking longer to sell than during the frenzy years, but demand is still very real in the right neighborhoods.

If you're buying, you probably want to know, "Do I have negotiating room?" If you're selling, you're asking, "Do I still have pricing power, or do I need a new strategy?"

I'm Andrew Texidor, Founder of Rewarding Heroes and Clearly Sold, brokered by HomeSmart, and I'm an AI Certified Agent. I use modern tools to help my clients move faster, market smarter, and stay informed without feeling overwhelmed.

Let's dive into the 10 questions I'm hearing most often right now.

1. What is the current median home price in Peoria?

The median sold home price in Peoria was $599,000 in January 2026. That number matters because it reflects what buyers actually paid, not just what sellers asked.

Buyer takeaway: If your budget is just under $600K, you're in the heart of the market, expect competition on well-priced homes.

Seller takeaway: Pricing and presentation still matter a lot, but you're not selling into a dead market. Strong demand is still showing up.

2. How quickly are homes selling right now?

Homes are selling in about 64 to 74 days, depending on the data set and time window. The "sell in a weekend" era isn't the default anymore. Good homes can still move fast, but many listings need more time, and buyers are taking a breath.

What this means for sellers: You need a plan for the first 7 to 14 days on market, that's when the most motivated buyers are watching.

What this means for buyers: If a home has been sitting, you may have room to ask for repairs, credits, or a price adjustment.

3. Is Peoria a buyer's market or seller's market today?

Peoria is leaning balanced with a slight seller advantage, which means buyers have more negotiating room than in peak years, but great homes still get attention.

In plain English: the market isn't overheated, and it isn't falling apart either. It's more selective.

4. What neighborhoods in Peoria are strongest right now?

ZIP 85383 is showing stronger pricing than several central Peoria ZIPs, and it continues to attract buyer interest in areas like Vistancia, Mesquite, Trilogy, Northpointe, and Westwing Mountain. The median home sale price in 85383 is $678,500, a meaningful premium compared to other Peoria ZIPs.

Buyers often pay more for newer housing stock, larger lots, mountain views, and proximity to the 303 corridor. When clients ask me about Vistancia tradeoffs, the most common themes are distance from the core Valley, HOA structure, and lifestyle, both pros and cons.

5. Have Peoria home prices changed year over year?

Yes, and the story depends on which metric you're looking at. Some measures show modest declines year over year. For example, Redfin shows Peoria's median sale price at $516,000 in December 2025, down 5.8% year over year. Zillow's Home Value Index shows the average Peoria home value at $480,835, down 2.9% over the past year.

Takeaway: The market is more price-sensitive, so accurate pricing and strong listing prep matter more than ever.

6. How is inventory trending in Peoria right now?

Inventory is up, which means buyers have more choices than last year, and sellers face more competition. Current reports show between 1,147 to 1,505 active listings in Peoria, up 7% year over year, with months of supply at 9.78 in recent snapshots.

Buyers: Don't rush into the first house you see if it's not a fit.

Sellers: You must be the best option in your price band, condition, photos, and pricing strategy all matter.

7. Are homes selling above list price in Peoria now?

Most homes are selling close to list price, often slightly under. The median sale-to-list ratio is 96.08%, and only about 5.1% of homes sold above list price in the last 30 days.

Buyer move: Ask your agent to pull comps and look for listings with multiple price drops, those are the ones where terms can get interesting.

Seller move: If you want to sell at or above list, pricing has to be tight, and the first impression must be excellent.

8. How are specific price bands performing, like $400K to $600K?

The $400K to $600K range remains a core demand zone in Peoria, it's where many buyers compare value across ZIPs and neighborhoods. With the median around $516K and homes selling in about 74 days, this band is active but requires strategy.

Practical advice if you're buying in this band:

• Decide what you're optimizing for: school zones, commute, HOA amenities, or newer construction

• Be ready to move quickly when a home checks your boxes and is priced right

9. What's happening with luxury and higher-end Peoria homes?

Higher-end Peoria homes, especially in North Peoria and 85383, are still holding premium pricing, but buyers are more selective and timelines can be longer. The median in 85383 sits at $678,500, with upper-tier segments around the mid-$600Ks and a top tier around the $900Ks.

Luxury seller takeaway: Marketing quality is not optional. Photos, video, lifestyle positioning, and a clear story matter.

10. What's the outlook for 2026 Peoria home prices?

Most economists and major housing research groups are expecting modest stability, not a dramatic swing. Zillow economists expect U.S. home values to rise modestly in 2026, pointing to improving affordability and more inventory as key reasons.

Here in Peoria, that often translates to a market where well-priced, well-presented homes sell, and overpriced homes sit.

My practical forecast for clients: Plan for a market that rewards preparation and flexibility. If you want certainty, your best lever is strategy.

How I Use AI to Help Peoria Buyers and Sellers

Being an AI Certified Agent isn't about replacing human guidance, it's about making the process smoother.

Here are a few ways I use AI tools in a client-friendly, ethical way:

• Listing marketing speed: Faster creation of high-quality listing descriptions, neighborhood highlights, and social captions

• Smarter exposure: Tighter messaging for the right audience

• Time savings: Quick summaries of showing feedback, faster follow-ups, and clearer next-step options

• Better communication: Fewer missed details, more organized timelines, and cleaner updates

If you're working with me, you get the best of both worlds: local Peoria market experience plus modern tools that support faster decisions.

And here's the thing, at Clearly Sold, we're changing the cost structure too. We list homes for $8,888, and if our AI marketing and technology finds an unrepresented buyer, there's an additional $8,888 buyer-side compensation. That's it. Transparent, tech-driven, and designed to save you thousands compared to traditional commission models.

Want to see how it works for your situation? Let's talk. Schedule a call here or reach out directly.

Final Thoughts

Peoria isn't a one-speed market right now. The data points to price sensitivity, more inventory, and more time for buyers to make decisions, while good homes in the right spots still get attention.

If you want a simple plan for your exact neighborhood and price range, message me and I'll put together a quick, no-pressure strategy.

Andrew Texidor
Founder, Rewarding Heroes and Clearly Sold, brokered by HomeSmart
AI Certified Agent
📞 Phone: 623-400-5957
📧 Email: [email protected]
🌐 ClearlySold.com

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

FAQ

What is the difference between median sold price and median list price in Peoria?

Median sold price reflects what homes actually closed for, while median list price reflects what sellers are asking. In a balanced market, the gap between the two can widen if pricing is optimistic. Looking at both helps you understand negotiation room.

Are HOA communities common in North Peoria and 85383?

Yes, many North Peoria neighborhoods, including parts of Vistancia, are HOA-managed. HOAs can support amenities and standards, but they also add monthly costs and rules. I always recommend reviewing the CC&Rs before you fall in love with a home.

How are property taxes calculated in Maricopa County?

Property taxes are generally computed using assessed value and a tax rate, and then billed and collected by the County Treasurer. If you're comparing homes, taxes can vary by area because districts differ.

Do buyers in Peoria still have room to negotiate in February 2026?

Often, yes: especially on homes that have been sitting longer or have had price drops. The median sale-to-list ratio around 96% suggests many buyers are negotiating under list. The best homes can still sell closer to list, so strategy matters.

Is 85383 worth the premium compared to central Peoria ZIPs?

For many buyers, the premium can be worth it if you want newer construction, proximity to the 303, and specific master-planned communities. The tradeoff can be longer drives and more HOA-managed neighborhoods.