South Chandler buyers are testing sellers right now. Some offers come in well under the asking price, just to see who blinks. Sellers who priced it right, and sellers who can afford to wait, are still getting the deal they want.
What I'm seeing with my clients
I have a piece of land listed at $3.5 million in 85249, right next door to 85248. We got an offer at $2.6 million.
My seller's first reaction, more or less: pound sand. They didn't want to answer at all. I talked them into sending a counteroffer anyway. A serious buyer is worth a reply, even when the number stings. We were still too far apart, and that was that.
I do think that buyer was serious. A low offer isn't always a joke. Often it's a buyer checking how badly you need to sell. My seller doesn't need to. They're willing to wait for the right buyer, and that patience is their leverage.
The other side of the coin closed a few weeks ago in Montefino Village, in Ocotillo. Mark and Patty are snowbirds from Montana, and this was their Arizona home. It's about 2,200 square feet on a small patio-style lot, backed up to the community pool.
I thought we priced it to sell. It took a couple of weeks longer than I expected. Buyers never complained about the small yard or the pool out back. Finding the right buyer just took a little more time. Then it closed, and Mark and Patty were done.
What's selling and what's sitting
Homes priced right are still selling here. They just don't always sell the first weekend. A couple of extra weeks doesn't mean something is wrong with your house. Think of it like fishing. Same lake, same bait, the fish are just taking a little longer to bite.
What stalls is the gap between what a buyer will offer and what a seller will take. My land listing is still for sale for that reason. That's fine when you can wait, like my seller can. It's a lot harder when you have a moving truck booked.
The numbers (85248)
From the Cromford Report ZIP snapshot for 85248, single-family homes, as of November 1, 2026:
Median sale price over the past 12 months: $539,750, down from $565,000 a year ago.
Homes for sale right now: 205, up from 181 a month ago.
85248 covers Ocotillo, Sun Lakes, and a lot in between, so that median mixes very different homes. The bigger signal is the jump in homes for sale in a single month. Buyers have more to choose from, which is exactly why some of them feel free to offer low.
What this means for sellers and buyers
If you're selling, expect a low offer, and try not to take it personally. Answer it. A counteroffer costs you nothing, and it tells you fast whether the buyer is real. Then decide based on your own timeline. If you need to be sold by a certain date, price for that date from day one. If you don't, you can afford to hold your number.
If you're buying, a low offer is fair game. Just know who's on the other side. A patient seller won't budge, and you can lose the home you wanted over a number that felt clever. Before you pick a price, ask your agent what the seller's situation looks like.
If you're weighing Ocotillo, Fulton Ranch, or another part of South Chandler, my South Chandler neighborhood guides lay out how each one lives. For a different picture just up the road, read my South Tempe market update for November.
Wondering how this affects your home's value? Call or text 480-448-2020.
Ben Graham, REALTOR | South Tempe and South Chandler
