Gilbert AZ market report
Gilbert Arizona Real Estate Market Report: October 2026
Gilbert Arizona real estate key facts
- The median single-family sale price in Gilbert is $584,343, 2.5% higher than $570,000 a year earlier.
- 244 single-family homes sold in the latest month of closings, and they spent 61 days on market.
- Inventory equals 3.6 months of supply, which makes Gilbert a balanced market.
- 486 Gilbert listings cut their price in the latest month, up 18.5% from a year earlier.
- Condos and townhomes closed at a $350,000 median on 8 sales.
- This Gilbert AZ market report covers Gilbert homes for sale, Gilbert condos for sale and Gilbert new construction, updated monthly.
Talk to a full-time agent in Gilbert
Two quick steps. Prefer to read first? The full report is below, with another form at the end.
Gilbert Arizona real estate snapshot: October 2026
This Gilbert Arizona real estate report covers every number that moves a price in Gilbert: closings, pending sales, inventory and time on market, for houses and for condos and townhomes. Whether you are browsing Gilbert homes for sale, comparing Gilbert condos for sale or pricing a new build, or getting ready to sell, start here. The condo and Gilbert new construction sections below go deeper.
| Latest month, single‑family | Year earlier | Latest | Change |
|---|---|---|---|
| Median sale price | $570,000 | $584,343 | +2.5% |
| Average sale price | $641,903 | $700,812 | +9.2% |
| Closed sales | 279 | 244 | -12.5% |
| Pending sales | 246 | 133 | -45.9% |
| New listings | 289 | 319 | +10.4% |
| Homes for sale | 707 | 879 | +24.3% |
| Listings with price cuts (all homes) | 410 | 486 | +18.5% |
| Days on market | 75 | 61 | -18.7% |
| Share of list price received | 98.1% | 97.7% | -0.4 pts |
| Months of supply | 2.9 | 3.6 | +24.1% |
The price-cut row includes condos and townhomes.
The worry: Sellers often ask how much it costs to sell a house in Arizona, and the list price alone does not answer it. The fix: Your net depends on price, concessions and closing costs, so get a written price opinion and a net sheet from a full-time listing agent.
Year to date in Gilbert Arizona real estate: 2,321 homes closed at a $599,000 median, versus 2,304 at $595,000 a year earlier, so more homes have sold at a higher median than last year.
What it means for buyers
You have leverage, but it is narrow. Sellers still received 97.7% of asking, so build your offer from closed sales on your street, not from list prices. Your full-time Gilbert buyer’s agent pulls those comps before every offer. In the latest month, 486 Gilbert listings cut their price, up 18.5% from a year earlier, so start your search of Gilbert homes for sale with those.
What it means for sellers
With pending sales down 45.9%, fewer buyers are writing offers, and pricing on day one decides your net. Start with a real price opinion for your Gilbert home, then compare plans from a full-time listing agent in your zip. 486 Gilbert listings cut their price in the latest month, up 18.5% from a year earlier; pricing right on day one keeps you off that list.
Gilbert Arizona real estate splits into three parts of town across six ZIP codes: the older lots and lake communities of north Gilbert near US 60, the SanTan Village and Agritopia area in the middle, and the master-planned communities of south Gilbert along Loop 202. Read the numbers below with that split in mind.
October 2026 Buyer & Seller Takeaways
- Buyers: Base every offer on recent closed comps rather than asking prices: sellers took 97.7% of list in the latest month. Compare a home with recent closings in the same master plan, because Val Vista Lakes, Power Ranch and Seville each set their own price range, and have a dedicated buyer’s agent check the comps before you offer.
- Sellers: Homes are taking 61 days to sell and pending sales are down 45.9% from a year earlier, so use this Gilbert AZ market report to set your list price from closed sales, then interview a full-time Gilbert listing agent.
- New construction buyers: Builders selling in Gilbert publish offers for select homes only; our incentives table shows which ones to ask about. Compare every Gilbert new construction community on our Arizona new construction map and register with your own agent first.
- Condo buyers: Gilbert condos for sale closed at a $350,000 median on 8 closed sales last month, a small sample, so compare unit by unit. Review the HOA budget and reserves before you offer.
- Out-of-state buyers: Ask your agent to film the drive from the home to Loop 202, the Heritage District or your employer at the hour you would make it, and to show you the nearest park, greenbelt or HOA pool. Save your flight for the last two or three homes.
The worry: Buyers and sellers both search who pays closing costs in Arizona. The fix: The purchase contract decides it, and seller concessions can shift costs, so ask for an estimated settlement statement before you sign; a full-time listing agent or buyer’s agent negotiates those terms.
How to read this Gilbert AZ market report
Months of supply is how long current listings would last at today’s sales pace; under 3 favors sellers, 3 to 6 is balanced. Pending sales are homes under contract, the earliest sign of where closings go next. Share of list price shows how much room buyers are negotiating. Read the three together before you set a price or write an offer.
What else moved this month
Across Gilbert Arizona real estate, closed sales fell 12.5% to 244 while new listings rose 10.4% to 319, and homes for sale were up 24.3% from a year earlier. The average sale price of $700,812 sits above the $584,343 median because higher-priced homes pull the average up, so the typical home costs closer to the median than the headline average suggests.
12-month Gilbert Arizona real estate trend: single-family median sale price
The chart above tracks the Gilbert Arizona real estate single-family median month by month.
Over the past 12 months, single-family medians in Gilbert Arizona real estate ranged from $568,000 to $627,500, a $59,500 band. The latest month closed at $584,343, down from $605,000 the month before and 2.5% above the same month a year earlier. Month-to-month medians move with the mix of homes that close, so read the line, not one point. Each month this Gilbert AZ market report adds the newest closings to the line.
What a pricing mistake costs in Gilbert
Gilbert sellers received 97.7% of asking in the latest month, about $13,400 under list on a $584,343 home, before any concessions. Sellers who priced right closed in about 61 days; sellers who guessed are still sitting, cutting and handing leverage to the buyer. Buyers face the mirror image: overpay by 5% on a $584,343 home and you start $29,217 behind before your first payment. That is why we put a dedicated full-time local agent on every Gilbert Arizona real estate move.
DON’T make a $100,000 mistake and hire a part-time or out-of-area agent.
Here is how that mistake happens with Gilbert Arizona real estate:
- Pricing against the wrong comps. A blended-ZIP median or a different subdivision is not your home’s market. Gilbert sellers received 97.7% of asking in the latest month; misread the comps by 5% on a $584,343 home and that is $29,217.
- Missing an HOA, floodplain or airport issue. HOA rules, a mapped floodplain or an airport noise or flight-path area can change a home’s value. Check any address on the Flood Control District of Maricopa County floodplain page before you are under contract, and have your agent pull the official airport disclosure maps.
- Losing negotiation leverage. 486 Gilbert listings cut their price in the latest month. Seller concessions and builder incentives are negotiated, and a weak first offer or counter can leave thousands on the table.
- Registering with a builder alone. Giving a builder your name on the first model visit, before you have your own new construction agent, can forfeit your own representation.
Work with a dedicated full-time local agent: a full-time buyer’s agent if you are buying, or a full-time seller’s agent if you are selling.
Gilbert homes for sale by ZIP code: Gilbert Arizona real estate, October 2026
Gilbert Arizona real estate covers six ZIP codes, from the older neighborhoods near US 60 and the Heritage District in the north to the newer master-planned communities along Loop 202 in the south.
Last Updated: October 2026
| ZIP | Area | Median sale price | Change vs year earlier | Homes sold | Median days on market |
|---|---|---|---|---|---|
| 85233 | North Gilbert | $484,858 | -7.6% | 112 | 57 |
| 85234 | North Gilbert | $549,838 | +2.3% | 137 | 49 |
| 85295 | Central Gilbert | $579,780 | +3.7% | 145 | 55 |
| 85296 | Central Gilbert | $584,828 | +8.4% | 151 | 44 |
| 85297 | South Gilbert | $577,830 | -1.2% | 123 | 73 |
| 85298 | South Gilbert | $699,794 | -0.5% | 168 | 70 |
ZIP figures cover all home types (houses, condos and townhomes), so they can run lower than the single-family median above. The median sale price covers the latest three months, and the change compares the same three months a year earlier. Homes sold counts closings in the latest month.
Gilbert homes for sale: what each part of the city offers
North Gilbert: 85233, 85234
The Heritage District, Val Vista Lakes and many of the town’s earliest subdivisions sit here, with quick access to US 60 and the Mesa and Chandler borders. Lots are often larger and HOAs older.
Central Gilbert: 85296, 85295
Agritopia, Cooley Station and the SanTan Village shopping district fill the middle of town, with a mix of 2000s resale homes and newer townhome and small-lot communities near Loop 202.
South Gilbert: 85297, 85298
Power Ranch, Seville and the neighborhoods around Gilbert Regional Park make up south Gilbert, mostly master-planned communities built since the late 1990s with parks, paths and community pools.
Ask us for single-family comps on your exact street before you write an offer on Gilbert homes for sale or set a list price.
Gilbert Arizona real estate neighborhoods to know
Zip codes tell you price. Neighborhoods tell you how it feels to live there. These are the Gilbert Arizona real estate names our agents hear most from buyers.
- Heritage District (85234). Downtown Gilbert, with restaurants, the water tower and a short list of older homes and newer townhomes within walking distance.
- Val Vista Lakes (85234). An established lake community in north Gilbert with boating lakes, a clubhouse and homes from the 1980s and 1990s.
- Agritopia (85296). A planned neighborhood built around an urban farm, with tree-lined streets, front porches and shops and restaurants inside the community.
- Cooley Station (85295). A newer mixed-use area near Williams Field Road with townhomes, small-lot homes and retail close to Loop 202.
- Power Ranch (85297). A large master-planned community in southeast Gilbert with parks, pools and trails, close to the Gateway Airport employers.
- Seville (85298). A golf community in south Gilbert with a country club, a range of home sizes and quick access to Loop 202.
- Morrison Ranch (east Gilbert). A master-planned community on former farmland with greenbelts, pocket parks and homes styled after older farm houses.
Every Gilbert Arizona real estate neighborhood above behaves differently when prices soften. Ask us how the last three months of sales played out in the exact community you are considering.
Gilbert Arizona real estate: condos, townhomes and new construction
Gilbert Arizona real estate splits into two very different buys: resale condos and townhomes, and new construction, where the builder’s rules decide who represents you. Here is the latest on each.
Gilbert condos for sale: resale condos and townhomes, October 2026
The worry: Condo buyers search for average HOA fees in Arizona, but an average says little about one building. The fix: Ask for the HOA budget, reserve study and any special assessments before you offer; your condo agent requests them for you.
Gilbert condos and townhomes closed at a $350,000 median on just 8 closed sales last month, with 5.8 months of supply. With a sample that small, one month’s median can swing widely, so we show the closed count beside it and read the 12-month line instead of one month’s change. Before you offer, have a condo specialist review the HOA budget and reserves.
Condo and townhome median sale price: 12-month trend
Line: median sale price. Bars: closed sales per month.
Our market data: Gilbert condo and townhome closings, latest 12 months.
Gilbert has far fewer condos and townhomes than single-family homes, so shoppers comparing Gilbert condos for sale should expect a short list and read the HOA as closely as the unit. Financing is the catch, because condo loan rules can sink a deal late, so read our guide to Arizona condo financing before you make an offer. We review the budget, reserve fund, rental rules and any special assessments. Selling a townhome? With few sales each month, we price yours against the exact competing units nearby rather than a citywide average.
Where Gilbert condos and townhomes trade
| Area | Communities | Note |
|---|---|---|
| North Gilbert (85233, 85234) | Ask us for the current communities in this area | Older townhome communities near US 60 and the Heritage District, often with lower HOA dues and fewer amenities. |
| Central Gilbert (85295, 85296) | Ask us for the current communities in this area | Newer townhomes near SanTan Village and Cooley Station, close to Loop 202. |
| South Gilbert (85297, 85298) | Ask us for the current communities in this area | A small number of townhome and condo communities inside or near the larger master plans. |
Gilbert condos for sale change week to week, so we share the current condo and townhome communities in each area on request.
Gilbert new construction communities checked October 2026
One Gilbert new construction community, The Towns at Bella Storia by Risewell Homes, was listed with a published base price on its builder’s own site when we checked on October 11, 2026. Most of Gilbert is built out, so new homes here are mainly small infill and townhome communities; ask us about current builds near the area you want. Compare them on the statewide new construction subdivisions map, and have a new construction buyer’s agent register you before your first model visit.
| Community | Builder | Address or area | Type | From (base price) |
|---|---|---|---|---|
| The Towns at Bella Storia | Risewell Homes | Gilbert, 85295 | Townhome | From $454,990 |
The worry: New-build buyers search Arizona closing costs for buyers, and builder incentives are often tied to those costs. The fix: Compare each incentive in writing against the base price and lot premium with your own new construction agent, registered before your first visit.
Remember: never give a builder your name or register at the sales office before you have your own agent, or in most cases you lose the chance to have independent representation. Contact Arizona Homes and Condos Realty to be represented by a dedicated full-time new construction agent who represents only YOU, not the builder.
“From” prices are the lowest base price each builder published on its own site on October 11, 2026. They exclude lot premiums, options, upgrades and incentives, and they change often. Where a builder publishes only a range such as “from the $600s,” we show its wording.
Builder incentives checked October 2026
These are the Gilbert new construction offers builders published on their own websites when we checked, including metro-wide offers from builders selling here. Most apply only to select quick move-in homes and only when you finance with the builder’s in-house loan program, so read each offer in full. Compare them with every community on our Arizona new construction subdivisions map, and get your own new construction agent before your first model visit, as the reminder above explains.
| Builder | Community | Offer | Ends |
|---|---|---|---|
| Risewell Homes | The Towns at Bella Storia | Ask us to confirm | Ask us |
Offers come from each builder’s own website. They change often, many have limited funds, and all are subject to the builder’s terms and loan approval. “Ask us to confirm” means the builder publishes an offer for select homes but does not say whether this community qualifies. We remove an offer once its end date passes. Compare the APR, not the headline rate.
How to read builder incentives
- Rate buydown. The builder pays to lower your interest rate. A permanent buydown lowers the rate for the life of the loan. A temporary buydown (such as a 2/1) lowers it for only a year or two, then your payment rises. An adjustable-rate offer is fixed only for its first few years.
- Points baked into the rate. A low advertised rate is often bought with discount points. When the builder pays them, they come out of money that could have cut the price; when you pay them, they show up in your closing costs. The APR captures the points, which is why it is the better number to compare.
- Closing-cost credit. A dollar amount the builder puts toward your loan and title costs at closing. It cannot be taken as cash, and loan programs cap how much a seller can contribute.
- Price cut. A lower sale price lowers your loan, your down payment and your property taxes for as long as you own the home.
- The in-house loan catch. Almost every rate and credit above requires the builder’s in-house loan program. Builders state that their loan program is optional, but if you use your own loan officer you usually lose the incentive. Get a quote on the same home from an independent loan officer so you can see whether the “free” incentive is being paid for in the price or the loan terms.
Your own agent compares these Gilbert new construction offers community by community and pushes back on lot premiums and upgrade pricing.
Never walk into a Gilbert model home without your own agent
The sales agent in a Gilbert new-build model is paid by the builder and represents the builder, not you. That friendly guest register can quietly decide who represents you, and many builders will not let you add your own agent after your first visit or first sign-in.
The other version: your own full-time agent registers you before you set foot in the model, compares that builder’s incentives with every Gilbert new-build community above, pushes back on lot premiums and upgrade markups, and arranges independent inspections before the drywall goes up. Our fee on new construction is typically paid by the builder. In the latest month the citywide single-family median was $584,343; compare any base price with nearby resales once lot premiums and options are added. For more, read our Arizona new construction buyer guide.
Which cities near Gilbert should buyers compare against?
Gilbert sits in Maricopa County; compare Gilbert Arizona real estate with every city in our Maricopa County guide. Times are approx. drive time from Gilbert Road at Vaughn Avenue (Heritage District), no traffic, by our routing to each city’s mapped center.
How Gilbert compares with its neighbors
Many Gilbert buyers also tour Chandler, Mesa and Queen Creek before they decide, so we track each of those markets every month alongside Gilbert Arizona real estate. North Gilbert shares borders with Mesa and Chandler, while south Gilbert runs toward Queen Creek and San Tan Valley, where more new construction is underway. Many buyers pick a part of town for the commute first and the house second.
Selling in one Valley city and buying in another? Timing both sides is where movers lose money. One full-time agent can line up your sale and purchase so you are not carrying two mortgages or rushing into the wrong home. Gilbert Arizona real estate ranges from townhomes near SanTan Village to lake and golf communities, so you can trade up or downsize without leaving town.
Buying Gilbert Arizona real estate this fall: a 5-step plan
Use these steps with the Gilbert Arizona real estate data above; each one reflects how buying works in a town where lake communities with homes from the 1980s and 1990s sit a short drive from newer master plans in the south.
- Set your number from closed sales, not list prices. Gilbert sellers received 97.7% of asking in the latest month. On a $584,343 home that is about $13,400 of room, so build your offer around recent closings on your street.
- Pick the zip before the house. Gilbert Arizona real estate prices vary from the older north Gilbert ZIPs to the newer master plans in the south. Buyers who want older, larger lots usually start in 85233 and 85234, walkable shops and townhomes cluster around Agritopia and Cooley Station in 85296 and 85295, and the newer master plans sit in 85297 and 85298.
- Target homes that have sat. With 61 days on market and pending sales down 45.9%, Gilbert homes for sale that have sat for several weeks are where sellers listen. In master-planned communities with many similar floor plans, a long listing often means a nearby model sold for less, so we pull the community’s recent closings before you offer.
- Check city limits, HOA rules and school boundaries. Some homes with Gilbert mailing addresses sit in unincorporated county islands, and parts of Gilbert are served by Higley Unified or Chandler Unified rather than Gilbert Public Schools. Ask whether the parcel is inside the Town of Gilbert or a county island, and which of Gilbert Public Schools, Higley Unified or Chandler Unified serves it, before you buy any Gilbert Arizona real estate.
- Put a full-time agent on your side. Tell us whether you are looking in north, central or south Gilbert, and a dedicated full-time Gilbert buyer’s agent who tours that part of town every week replies personally.
Selling Gilbert Arizona real estate this fall: 4 pricing moves that work
Pricing Gilbert Arizona real estate starts with your own master plan and floor plan, because buyers compare your home with the same model a few streets away.
- Price for today, not last spring. Over 12 months, the single-family median for Gilbert Arizona real estate moved between $568,000 and $627,500. Price against recent closings of similar floor plans in your community first; in Gilbert, buyers can usually find a near twin of your home that sold within the last few months.
- Win the first two weeks. With 879 Gilbert Arizona real estate listings and 133 pending, buyers compare everything. Show the yard, the pool if you have one and the walk to the nearest community park in the first photos, and finish repairs before you list.
- Know your real competition. In north Gilbert, resale houses compete with each other on lot size and updates. In the south, resales compete with newer homes in the same master plans and with new builds in Queen Creek and San Tan Valley, so price against the same community first.
- Negotiate the net, not the price. HOA transfer fees, repair credits and closing-cost concessions can move your net as much as the price, and a full-time Gilbert listing agent negotiates each one before you sign.
Gilbert Arizona real estate: seasonal ownership and 55+ communities
Seasonal ownership and 55+ communities
Gilbert has few age-restricted communities of its own; single-level homes are spread across town, and the 55+ age-restricted communities in Sun Lakes sit a short drive south. Ask us which HOAs suit seasonal owners before you buy Gilbert Arizona real estate. If you’re relocating, see our Arizona relocation guide.
Buying to rent or hold
Gilbert condos for sale carry the lowest entry prices in town but trade only a few times a month, so check HOA rental rules and recent closings in the exact community first. Before you buy a rental, confirm the HOA rental rules and city licensing for the exact address. Already own one? We offer $99-a-month flat-fee property management, and we help investors plan an Arizona 1031 exchange inside the 45-day and 180-day windows.
Why Gilbert movers choose our team
- 99 city reports, 15 county guides. Beyond this Gilbert AZ market report, we publish market reports for 99 Arizona cities and communities and all 15 Arizona counties, so your agent sees how Gilbert Arizona real estate compares with every nearby market.
- Full-time agents only. Never a part-timer, never a call center. Here is why full-time matters.
- Real numbers, not robot estimates. Pricing in this Gilbert AZ market report comes from actual Gilbert closings, not an automated value. See why online estimates get Arizona homes wrong.
- Local knowledge. Which addresses sit in county islands, which HOAs restrict rentals and which streets back to a busy road: our agents know the difference between the Heritage District and Seville, Val Vista Lakes and Power Ranch, and price Gilbert Arizona real estate accordingly.
Living in Gilbert: schools, city services and jobs
Schools, services and jobs shape Gilbert Arizona real estate values as much as the sales data does.
Gilbert is home to 287,285 residents, according to the U.S. Census Bureau Vintage 2025 population estimate (linked in Gilbert market drivers).
Nearby schools
Source: Arizona State Board of Education FY2025 A-F letter grades, Arizona Department of Education final FY2025 file; school detail on Arizona School Report Cards. Grades served and school ZIPs from the National Center for Education Statistics school search. Verify attendance boundaries with the district.
The worry: Buyers search Arizona school grades, then learn that the closest school is not always the one assigned to an address. The fix: Use the FY2025 grades below as a starting point and confirm the attendance boundary with the district; your buyer’s agent checks it for the exact address.
| District serving Gilbert addresses | FY2025 district grade | Schools graded | Where it serves Gilbert |
|---|---|---|---|
| Gilbert Unified District | A | 38 | 29 graded schools with a Gilbert address (85233, 85234, 85295, 85296, 85297) |
| Higley Unified School District | A | 16 | 11 graded schools with a Gilbert address (85236, 85295, 85296, 85297, 85298) |
| Chandler Unified District #80 | A | 48 | 6 graded schools with a Gilbert address (85297, 85298) |
Top elementary schools. Among district schools with Gilbert addresses, the highest FY2025 K-8 scores belong to Chandler Traditional Academy-Freedom (Chandler Unified #80, A, 98.07), Quartz Hill Elementary (Gilbert Unified, A, 95.67), Spectrum Elementary (Gilbert Unified, A, 95.36).
Top high schools. District high schools with Gilbert addresses are led by Perry High School (Chandler Unified #80, A, 95.83), Williams Field High School (Higley Unified School, A, 93.30), Campo Verde High School (Gilbert Unified, A, 89.67), Higley High School (Higley Unified School, A, 89.16).
Perry High School
95.83 total points and a graduation-rate score of 10.00 of 10. School address in 85297.
ADE A95.83 pointsGrad-rate score 10.00Williams Field High School
93.30 total points and a graduation-rate score of 10.00 of 10. School address in 85236.
ADE A93.30 pointsGrad-rate score 10.00Campo Verde High School
89.67 total points and a graduation-rate score of 10.00 of 10. School address in 85297.
ADE A89.67 pointsGrad-rate score 10.00Chandler Traditional Academy-Freedom
98.07 total points. School address in 85298.
ADE A98.07 pointsQuartz Hill Elementary
95.67 total points. School address in 85297.
ADE A95.67 pointsSpectrum Elementary
95.36 total points. School address in 85295.
ADE A95.36 pointsGreat Hearts Academies – Archway Arete
89.82 total points. School address in 85234. Charter schools are open enrollment, with no attendance zone.
ADE A89.82 pointsOpen enrollmentChallenger Basic School
88.63 total points. School address in 85234. Charter schools are open enrollment, with no attendance zone.
ADE A88.63 pointsOpen enrollmentNotable charters with Gilbert campuses. Great Hearts Academies – Archway Arete (Archway Classical Academy Arete, A, 89.82), Challenger Basic School (Challenger Basic School, Inc., A, 88.63), EDUPRIZE SCHOOL Gilbert (Eduprize Schools, LLC, A, 86.13), American Leadership Academy, Gilbert South K-6 (American Leadership Academy, Inc., A, 83.73).
Grades are neutral public information and one of many factors a household may weigh. We do not recommend or discourage any area based on school data.
Gilbert crime data and police coverage: October 2026
The worry: A common search is which Arizona city has the lowest crime rate, but city rankings mix different sources and methods. The fix: Read the sourced figures below side by side and look up the exact address; a local buyer’s agent can tour the street with you at different hours.
2 public sources cover crime in Gilbert, each with its own method: AreaVibes and FBI Crime Data Explorer. The FBI Crime Data Explorer counts offenses the Gilbert Police Department reported; AreaVibes grades the town in its own way. A grade or a rate is not a promise about any street.
Gilbert crime by source, side by side
Each source measures crime differently, so read each column on its own terms rather than against the others.
| Source | AreaVibes | FBI Crime Data Explorer |
|---|---|---|
| What it measures | Crime grade and reported crimes per 100,000 residents, from FBI data | Offenses reported by the Gilbert Police Department |
| Gilbert figure | Grade A. 3,054 total crimes, 1,100 per 100,000 (Arizona 2,214; US 2,119); violent crime 132 per 100,000 | 2025: 345 violent (117.4 per 100,000) and 2,580 property (878.0 per 100,000). 2024: 382 violent and 2,735 property |
| Period | 2024 data | Calendar years 2025 and 2024 |
| Checked | October 11, 2026 | October 11, 2026 |
Crime data is one data point; tour the area at different times of day. Your buyer’s agent can walk the street with you at night and on a weekend before you write an offer.
Crime figures checked October 11, 2026. Per-resident rates read higher around retail and commercial blocks, where few people live. Look up any specific address yourself before you decide.
Law enforcement jurisdiction in Gilbert
Incorporated Gilbert is policed by the Gilbert Police Department, organized into two patrol divisions: the Central Patrol Division for the northern half of town and the San Tan Patrol Division for the southern half (see the official patrol area page). Any unincorporated county island with a Gilbert mailing address is served by the Maricopa County Sheriff’s Office.
The Arizona DPS Highway Patrol patrols the state freeways through Gilbert: US 60 (the Superstition Freeway) in north Gilbert and Loop 202 (the Santan Freeway) across south Gilbert. Fire and emergency medical service inside town limits comes from the Gilbert Fire and Rescue Department; the town covers about 69 square miles of land, per the Census Bureau gazetteer. Ask your agent whether an address is inside town limits, because it changes police, fire and tax bills.
Cost of emergency services: the Town of Gilbert FY 2026/27 (FY 2027) adopted budget, Schedules A-G, Schedule F sets $92,990,795 for Police and $62,322,670 for Fire and Rescue (department totals, all funds). Divided by Gilbert’s 287,285 residents (Census estimate, linked in Gilbert market drivers), that is $323.69 per resident for police, $216.94 for fire and medical, and $540.63 combined. This per-resident figure is our calculation from those two sources, checked October 2026.
Major employers and commute times
Gilbert’s job base centers on healthcare, schools and town services, with the Loop 202 tech and manufacturing employers in Chandler and the Phoenix-Mesa Gateway Airport area a short drive away. Times below are approx. drive time, no traffic, from Gilbert Road at Vaughn Avenue (Heritage District), computed with the public OSRM road router to each employer’s main site in the area. Your rush-hour drive will be longer.
- Gilbert Public Schools 2 min, approx. drive time, no traffic
- Town of Gilbert 4 min, approx. drive time, no traffic
- Mercy Gilbert Medical Center 13 min, approx. drive time, no traffic
- Banner Gateway Medical Center 14 min, approx. drive time, no traffic
- Higley Unified School District 18 min, approx. drive time, no traffic
- Phoenix-Mesa Gateway Airport 20 min, approx. drive time, no traffic
- ASU Polytechnic campus 20 min, approx. drive time, no traffic
- Intel Ocotillo campus 21 min, approx. drive time, no traffic
- Boeing Mesa 22 min, approx. drive time, no traffic
Before you write an offer on Gilbert Arizona real estate, your agent pulls the tax history and checks the commute at the hours you actually drive.
Buying Gilbert Arizona real estate from out of state
Gilbert Arizona real estate draws movers who want a master-planned community, and many buy before they know how different north and south Gilbert feel. The costly mistake is choosing a floor plan before choosing the part of town, the HOA rules and the commute. Relocating to Gilbert? A local buyer’s agent can tour homes for you on live video and tell you what the listing photos leave out, before you fly in.
Start with the part of town that fits your life: the older lots and lakes of north Gilbert, the shops and townhomes of central Gilbert, or the master-planned communities of the south. Then compare Gilbert Arizona real estate listings with recent closings of the same floor plan in the same community, not with list prices across town. Read our moving to Arizona guide for climate, costs and timing.
More Gilbert Arizona real estate help from our team
Some Gilbert Arizona real estate moves are more than one house: selling in north Gilbert to buy in a newer master plan, comparing a resale with a new build in Queen Creek, or buying a rental near the Gateway Airport employers. Each request gets a dedicated full-time specialist, and sellers get a value check built on recent Gilbert closings by a full-time agent. Seasonal buyers can compare Gilbert condos for sale with single-family homes, HOA rules and rental limits here and in nearby Queen Creek and San Tan Valley.
Buying or selling a Gilbert business, with or without the real estate? We work with full-time business brokers who value, market and close with complete confidentiality. Retail, office, industrial, flex and multifamily belong with a full-time commercial agent, not a residential agent who handles one occasionally. For land and acreage, we check zoning, water, utilities and access before you commit, so a great price doesn’t become an unbuildable parcel.
Gilbert and Valley events: October 2026 to spring 2027
A weekend visit is a good way to see Gilbert Arizona real estate in person before you write an offer.
Touring Gilbert Arizona real estate listings from out of town? Plan a trip around one of these. Gilbert events are highlighted in green.
Local fall events (October 2026)
We checked these on each event’s official site on Oct 21, 2026. Hours and prices can change, so confirm before you go.
- Mother Nature’s Farm Fall Festival (Gilbert): open daily 9 a.m. to 9 p.m. through Nov 1, 2026. $15 per person under 42 inches, $17 for 42 inches and taller; admission includes a pumpkin to pick and take home. Official site
| When | Event | Link |
|---|---|---|
| Nov 2026: weekend of Nov 21 | Gilbert Days Parade and music festival, with other events through November. | Official site |
| Dec 11 to 22, 2026 | Riparian After Dark Riparian Preserve at Water Ranch. Ticketed evening light display. | Official site |
| Feb 6, 2027 | Truck-A-Palooza Gilbert Regional Park. Ticketed; tends to sell out. | Official site |
| Mar 6, 2027 | Gilbert Global Village Festival Gilbert Civic Center Lawn. Free multicultural stage performances. | Official site |
| Oct 24, 2026 | Phoenix Suns home opener The Suns’ downtown Phoenix arena, vs. Warriors. Home games run through April 9, 2027. | Official site |
| Oct 25 to Jan 3 | Arizona Cardinals home games The Cardinals’ stadium in Glendale: Oct 25, Nov 15, Nov 29, Dec 6, Dec 20 and Jan 3. Week 18 home game vs. 49ers: the weekend of Jan 9 to 10, 2027, with the exact day set by the league after Week 17. | Official site |
| Fri Apr 2, 2027 | Arizona Diamondbacks Home opener Friday, April 2, 2027 vs. the Marlins, at the Diamondbacks’ downtown Phoenix ballpark. | Official site |
Dates checked October 11, 2026 on each event’s or team’s official site. Every date above is the one published on that official site.
Why Gilbert Arizona real estate matters in 2026
Gilbert market drivers
These are the forces behind Gilbert Arizona real estate prices this year.
- Major employers close in. Gilbert Public Schools and the Town of Gilbert sit within about 5 minutes of the Heritage District, Mercy Gilbert and Banner Gateway about 15 minutes away, and Intel’s Ocotillo campus and ASU Polytechnic about 20 minutes (approx. drive time, no traffic, by our routing; see employers and commute times).
- The Heritage District. Gilbert’s Heritage District draws diners and events downtown and keeps demand steady for homes in north Gilbert.
- Parks and preserves. The town’s Riparian Preserve at Water Ranch and Gilbert Regional Park anchor two of the most-requested parts of town.
- Year-round events. Gilbert Days, Riparian After Dark, Truck-A-Palooza and the Global Village Festival fill the town calendar from fall through spring; see Gilbert events.
- Limited new building. Only 1 Gilbert new-build community had a published builder price when we checked on October 11, 2026, so most buyers here are choosing among resales.
- Population. Gilbert had 287,285 residents in the U.S. Census Bureau Vintage 2025 population estimate.
Moving to Gilbert from California, Washington or Texas?
The Census Bureau’s latest State-to-State Migration Flows: 2024, Table 1 (American Community Survey 1-year estimates) counts 52,383 people (±6,890) living in Arizona who lived in California a year earlier, the most from any state, followed by Washington (17,601, ±3,256) and Texas (10,306, ±2,404). These are survey estimates for 2024 with margins of error.
Gilbert versus California. In this Gilbert AZ market report, the single-family median sale price is $584,343. For California, the Census Bureau’s QuickFacts lists a median value of owner-occupied housing units of $734,700 (2020-2024 American Community Survey 5-year estimate); that is an owner-reported value, a different measure from a sale price. Gilbert has 287,285 residents, against 39,355,309 for California in the same Census Vintage 2025 estimates.
Retirement income. Arizona does not tax Social Security retirement benefits; the Arizona Department of Revenue lists them among income Arizona law does not tax.
Buying from out of state. A dedicated full-time Gilbert buyer’s agent tours Gilbert Arizona real estate listings for you on live video and checks what listing photos leave out: whether a street sits in an airport noise or flight-path area, whether a lot backs onto a wash or sits in a mapped floodplain (look up any address on the Flood Control District of Maricopa County floodplain page), what the HOA rules allow, and which school district serves the address, since district lines and city lines differ in Gilbert.
The worry: One of the most searched questions about Gilbert is whether it is a good place to live, and no ranking answers that for one property. The fix: Weigh the price, school, crime and drive-time data on this page, then read our moving to Arizona guide.
Census, Department of Revenue and Flood Control District pages checked October 2026.
How we build this Gilbert Arizona real estate report
Every citywide number in this Gilbert Arizona real estate report is our market data for Gilbert, reported for single-family homes and for condos and townhomes separately. Zip-level figures return once the current month’s zip data is complete; we do not show older zip numbers next to newer citywide data. We never publish a number we cannot verify; when a figure is not available, such as a monthly new construction series or price per square foot, we leave it out instead of guessing. Builder prices come from each builder’s own site and change often, and event dates were checked on official sites. We refresh this report every month.
Gilbert Arizona real estate FAQ
What is the median home price in Gilbert, AZ right now?
The median single-family sale price in Gilbert was $584,343 in the latest month of closings, 2.5% higher than $570,000 a year earlier. Condos and townhomes closed at a $350,000 median on 8 sales.
Is Gilbert a buyer’s or seller’s market in October 2026?
Gilbert is balanced. Inventory equals 3.6 months of supply, pending sales fell 45.9% year over year, and sellers received 97.7% of list price.
How long does it take to sell a house in Gilbert?
Single-family homes that closed in the latest month spent 61 days on market, 14 days faster than a year earlier. Pricing right on day one is the biggest factor you control.
How many homes are for sale in Gilbert?
In the latest month, 879 single-family homes and 85 condos and townhomes were for sale in Gilbert, with 319 new single-family listings added during the month.
What zip codes are in Gilbert, AZ?
The ZIP codes in our Gilbert market data are 85233, 85234, 85295, 85296, 85297 and 85298. Some of these ZIPs also cover parts of Mesa, Chandler or unincorporated county islands, so check the town for any address.
Which school districts serve Gilbert addresses?
The districts with the most graded schools at Gilbert addresses are Gilbert Unified District (A), Higley Unified School District (A), Chandler Unified District #80 (A) in the FY2025 Arizona A-F letter grades. Always confirm the district for the exact address before you write an offer.
How many people live in Gilbert?
Gilbert had 287,285 residents in the U.S. Census Bureau Vintage 2025 population estimate.
Is Gilbert building many new homes?
Not many with published prices. When we checked on October 11, 2026, one Gilbert new construction community, The Towns at Bella Storia by Risewell Homes, listed a base price on its builder’s site, from $454,990. Ask us about infill and townhome builds.
Is Gilbert, AZ a good place to live?
That depends on the property and the setting you want, not on a ranking. Gilbert ranges from the restaurants of the Heritage District and the lake communities of north Gilbert to master-planned neighborhoods in the south near Gilbert Regional Park. This page lists the facts to weigh: prices, months of supply, FY2025 school grades, sourced crime data and drive times to major employers.
Who pays closing costs in Arizona?
In Arizona the purchase contract sets which closing costs each side pays, and seller concessions can shift some buyer costs to the seller. In Gilbert’s master-planned communities, also budget for HOA transfer and capital fees, which vary by community. Ask for an estimated settlement statement before you sign.
How much does it cost to sell a house in Arizona?
It depends on your sale price, the commission you negotiate, any concessions, your share of closing costs, HOA transfer fees and your loan payoff. Ask a full-time listing agent for a written net sheet built on recent closings in your Gilbert community.
What is the difference between north and south Gilbert?
North Gilbert (85233, 85234) has the Heritage District, Val Vista Lakes and many of the town’s earliest subdivisions, with older HOAs and often larger lots near US 60. South Gilbert (85297, 85298) is mostly master-planned communities built since the late 1990s, such as Power Ranch and Seville, near Loop 202.
Which parks shape demand for Gilbert homes?
The Riparian Preserve at Water Ranch is one of the town’s best-known parks, and Gilbert Regional Park anchors south Gilbert near Power Ranch and Seville. Ask us for recent closings in the communities closest to either one.
Your next Gilbert move starts with one message
From a townhome near SanTan Village to a lake home in Val Vista Lakes, tell us which part of Gilbert Arizona real estate you are considering and what you want to change. One message reaches a full-time agent on our Gilbert team who answers personally.
Get started with a dedicated full-time agent
Two quick steps. A full-time local agent who works your part of Gilbert replies personally.
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Call Arizona Homes and Condos Realty at (480) 490-4865 or visit ArizonaHomesandCondos.com.
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