Give it two to three weeks. If your Chandler or Tempe home hasn't drawn an offer by then, you haven't found the price yet. The good news is what happens next. In 85248 and 85284 this year, once a home hit its final price, it went under contract in about two weeks, and buyers paid about 98% of that price.
What this looked like on one of my listings
Earlier this year I listed a home in Remington. It sat for 30 days. I was watching the showing activity, and it was slow. No offers.
I thought we had a real chance at the higher number. The market told us otherwise. This year has been a tough one, with interest rates staying high and climbing at times, and buyers have been careful.
So I called my sellers and recommended coming down about 3%. They didn't push back. They told me, you're the expert, we trust you. We made the change, and we had an offer in under two weeks.
That's not a lucky break. It's exactly what this year's numbers predict.
Sellers find the price. Buyers don't.
You might expect buyers to offer below your price and meet you in the middle. In this market, that mostly isn't happening. Buyers who think a home is overpriced just keep scrolling.
So you can sit at a price for six weeks. It won't break anything. It just means six weeks without offers, until the price moves.
What this year's sales show
I pulled 2026 resale closings for South Chandler (85248) and South Tempe (85284) from the Cromford Report. That's 853 homes.
44% sold without a single price change, in a median of 11 days.
The rest changed price at least once. Those homes sat a lot longer. One change meant a median of 49 days on market. Five or more meant 218 days.
But here's the part that matters. Once each of those homes hit its final price, it went under contract in about two weeks. One change: 14 days. Two changes: 14 days. Five or more: 14 days. The clock really starts when the price is right.
And buyers didn't punish the sellers who had cut. Homes sold for about 98% of their final price, whether they changed price once or five times.
The real cost of starting high
The cost shows up against the first price. Homes that never changed price sold for about 99% of it. After one change, 94.5%. After five or more, 85%.
Most of that gap comes from the price cuts themselves, not from buyers haggling at the end. Starting high doesn't get you a better offer. It gets you a later one, at a lower number than you started with.
How big should a price change be?
This is where a lot of sellers get stuck. A cut of a few thousand dollars feels safer. It rarely works.
Homes here that sold after one price change typically came down about 3%. On a $1.2 million home, that's around $36,000. On a $1.5 million home, about $45,000. That's an estimate from the median numbers, not a rule. But it's a far cry from $1,000.
Think about how buyers shop. They set a price range in a search, usually in round numbers. A tiny cut doesn't change who sees your home. The same buyers who passed last week get a notification and pass again. A real adjustment puts you in front of buyers who weren't seeing you before.
Why I'd rather get the price right on day one
I tell sellers what they need to hear, not what they want to hear, even if that means not getting the business. I'd rather be honest up front.
I've watched the same thing happen for years. A seller lists with another agent at 7 to 10 percent above where I suggested. Weeks later, usually months later, it sells back around the number I gave them. The house didn't change. The time on market did.
That's why I have a line. If a seller wants more than 10 percent above where I see the market, I'll tell them I'm not the right fit. Not because the house isn't good. Because I know how that story ends.
A simple plan if your home is sitting
Count the days. Past two to three weeks with no offer, it's time to talk price.
Watch the showings. Slow showings and no offers tell you the same thing.
Make the change count. Think in percent, not in a few thousand dollars.
Give it two weeks. If offers don't follow, look at fresh numbers again.
Getting ready to list and want to start at the right number? Start with my free seller guide. Selling in Fulton Ranch? Here's what selling a home in Fulton Ranch looks like right now. And if your listing already ran out, read whether it's too late to relist an expired Chandler listing.
If your listing is sitting and you want an honest second opinion on the price, call or text me at 480-448-2020.
Data: Cromford Report, resale closings in ZIP codes 85248 and 85284, January 1 to October 23, 2026. Price changes and days counted up to the contract that closed.
