Peoria Arizona Real Estate Market Report — August 2026
Peoria Arizona Real Estate in August 2026 is a buyer’s market. The median single-family sale price dropped to $528,000, down 0.8% from July and down 1.5% year over year. Homes are moving in 65 days at a 96.9% sale-to-list ratio. 4.0 months of supply. And 46% of active listings have taken at least one price reduction… the highest reduction rate the city has posted in three years.
Peoria’s 202,571 residents are watching a Peoria homes for sale market where sellers who priced for spring 2026 are now 3% to 6% behind the number a buyer will actually pay. The four national builders now competing inside Northpointe at Vistancia are stacking rate buydowns on top of that. Peoria North Peoria real estate leads price softening, but the leverage swing spans every zip code from 85345 to 85387.
The off-market Peoria homes that never hit the national portals… you see before the public search sites ever list them.
That’s why you use a dedicated full-time local agent. They are in the know on the local scene and are the go-getters. Did you know nearly half of licensed agents closed ZERO deals last year? (Ask yourself… is this person even in the business?) FACT!
46% of Peoria listings cut their price last month. Median $528,000. 65 days on market.
Goes straight to a dedicated full-time agent/broker that specializes in Peoria. Personal reply, FAST. No auto-drips. Not a subscription list. Founder previously produced over $30 million a month in closed sales at a Nebraska brokerage.
Off-market access begins when you become a client. That means a signed written representation agreement first. Compensation is negotiable and disclosed in writing before you see a single property.
Moving to Peoria from California, Washington, or Texas?
Moving to Peoria from another state? Census data shows 234,900 people relocated to Arizona from another state in a single year, and the ten largest origin states were California, Washington, Texas, Colorado, Illinois, North Carolina, Ohio, Michigan, New Mexico, and Utah.
If you are relocating to Peoria from California, you are trading Prop 13 property tax reassessment risk and $850-per-square-foot coastal pricing for a $528,000 median Peoria Arizona Real Estate market and 202,571 neighbors. If you are relocating from Washington or Illinois, the numbers that matter are 0% Arizona income tax on your Vistancia gains and monsoon wash paths that quietly kill resale value on the wrong lot.
Out-of-state buyers lose the most money on Peoria homes for sale because they cannot see the Loop 303 flight noise, the Peoria-Deer Valley school district boundary that cuts through 85383, or the wash sitting behind half the Fletcher Heights back yards. A dedicated full-time agent/broker that specializes in Peoria realty tours on video and texts off-market Peoria homes for sale before they reach the national portals.
- August 2026 Snapshot
- Prices & Volume
- Peoria Real Estate by Zip Code
- Neighborhoods
- Off-Market Access
- Neighboring Cities
- Schools & Districts
- Safety & Crime
- Employers & Commute
- New Construction
- Condos & Townhomes
- Upcoming Events
- Testimonials
- Why Peoria Matters
- Takeaways
- FAQ
- Get In Touch
- Commercial & Business
- Methodology
Where is the Peoria Arizona Real Estate market in August 2026?
Median Sale Price $528,000 ▼ -1.5% YoY | Average Sale Price $555,000 ▼ -0.6% YoY | Price / Sq Ft $248 ▼ -6.0% YoY | Homes Sold (Mo) 275 ▼ vs. 305 in July |
Active Listings 1,750 ▲ +19% YoY | Days on Market 65 → vs. 60 in July | Sale-to-List 96.9% ▼ Buyer market | Months of Supply 4.0 ▲ Buyer’s market |
Listings With a Price Cut 46% ▲ vs. 43% in July, 28% year ago… highest in three years | |||
Every Peoria homes for sale valuation is a personal reply from a full-time broker, not an automated online estimate.
Why did Peoria home prices soften in August 2026?
Volume dropped to 275 closings, the lowest month of 2026 so far and consistent with the August seasonal floor Phoenix metro posts every year. Monsoon heat pulls buyer traffic off the ground and back-to-school prep pulls the family buyer segment out of the search entirely. Inventory hit a new peak at 1,750 active single-family listings, up 19% year over year and up 2% from July. The sale-to-list ratio dropped to 96.9%, which now puts Peoria Arizona Real Estate below the 97.5% threshold that separates a balanced market from a buyer market.
The 46% price reduction rate is the number that matters most in Peoria Arizona Real Estate this month. Almost half of every active listing in Peoria has already dropped its number at least once. That is the highest rate the city has posted since 2023. Sellers of Peoria homes for sale who came to market at spring 2026 pricing are now facing 3% to 6% total reductions to attract offers. This is not distress. It is calibration to what buyers will actually pay for Peoria realty in a market with 4.0 months of supply.
Price per square foot fell to $248, down 6.0% year over year. The averaging still hides real variation across Peoria Arizona Real Estate submarkets. A 1980s single-story in 85345 trades at $205 per square foot. A 2022 production home in 85383 Vistancia is $282 per square foot inside Peoria North Peoria real estate. A Trilogy or Blackstone resale runs $282 to $345 per square foot.
The four active Northpointe builders (Pulte from the low-$500,000s, Beazer in the $600,000s, David Weekley in the mid-$700,000s, Shea Skymark and Ridgecrest) are also pulling more $/sqft data points into the mix and putting further competitive pressure on 85383 resale sellers of Peoria homes for sale.
Peoria North Peoria real estate by zip code
Peoria spans 138 square miles. Olive Avenue in the south and Lake Pleasant Parkway in the north are functionally two different cities. Below is how the major Peoria Arizona Real Estate zip codes are performing this month:
- 85345 (south Peoria): Median sale price $395,000… the most accessible entry point in Peoria Arizona Real Estate. Largest population zip in the city at 58,000 residents. Older 1970s to 1990s stock south of Bell Road. Strong rental demand and steady investor pool. This is the only Peoria zip with meaningful under-$400K inventory. DOM 40 to 55 days on well-priced product.
- 85381 (south-central Peoria): Median sale price $465,000… Bell Road corridor, mid-1990s production neighborhoods, easy Loop 101 access. Solid first-time buyer and move-up territory. Most under-$500K family Peoria homes for sale sit in this zip in August 2026. Days on market extended into the 60 to 70 day range.
- 85382 (central Peoria, Arrowhead corridor): Median sale price $432,000… home to Arrowhead Lakes, Arrowhead Ranch, Westbrook Village, and Fletcher Heights. Best amenity-to-price ratio in the city. Median list runs higher than median sale, reflecting aged luxury resale inventory.
- 85383 (north Peoria, Vistancia zip): Median sale price $638,000… the premium zip and the heart of Peoria North Peoria real estate. Vistancia, Westwing Mountain, Sonoran Mountain Ranch, Trilogy, and Blackstone all sit here. DOM extended to 100 days, reflecting luxury inventory plus expanded Northpointe new-construction model traffic pulling from resale. Year-over-year median is down about 3.0%, mix-driven plus real softening on aged luxury resale. Peoria North Peoria real estate is where relocation buyers and TSMC engineers land.
- 85385 + 85387 (far north / Lake Pleasant edge): Lower transaction count but premium pricing on the homes that do trade. Far-north Vistancia and acreage parcels. Median runs over $700,000 when meaningful volume closes.
Peoria Neighborhoods & Subdivisions
Peoria Arizona Real Estate neighborhoods range from 1970s south-side bungalows to gated mountain-view luxury inside the Vistancia master plan. Verified subdivisions and master plans driving Peoria homes for sale inventory in August 2026 span every price point from $215,000 south-side condos to $3M+ Blackstone customs. Peoria North Peoria real estate anchors the premium end of this range:
Vistancia (The Village)
The original 2004 all-ages section of the 7,100-acre Vistancia master plan. Mountain Vista Club, on-site K-8 schools, the 3.5-mile Discovery Trail. Most accessible Vistancia price point. About 3,056 homes at full build-out.
Trilogy at Vistancia
The 55+ active adult village inside Vistancia, developed by Shea Homes. Gated, Gary Panks-designed 18-hole golf course, full Kiva Club resort amenities. Resale-only… Shea moved 55+ new construction to Ridgecrest.
Blackstone at Vistancia
Guard-gated luxury village inside Vistancia. Jim Engh-designed private 18-hole Blackstone Country Club. Custom and semi-custom homes on premium homesites. Peoria’s top-end address.
Northpointe at Vistancia
The elevated north section of Vistancia surrounded by 1,000 acres of preserve. Four active builders (Shea, Pulte, David Weekley, Beazer) selling new construction in one village. The Sovita Club private rec center. Newest Peoria North Peoria real estate.
Westwing Mountain
Established North Peoria community of 1,600 homes between WestWing and Sunrise Mountains. Mountain views, walking trails, no-back-neighbor lots common. Close to Loop 303 and TSMC commute.
Sonoran Mountain Ranch
Established master-planned community north of Happy Valley. Larger lots, mountain views, community park system. Quieter alternative to Vistancia at a lower price point per square foot.
Arrowhead Ranch
Established mid-1990s to early-2000s community in central Peoria. Arrowhead Country Club golf course, Lake Arrowhead, top resale schools. Family staple of central Peoria. Strong long-term value retention.
Arrowhead Lakes
Five-lake waterfront subdivision. Lakefront homes carry significant premiums. Mature, gated where applicable, community boat docks on select lakes. One of the most distinctive Peoria addresses.
Westbrook Village
55+ active adult community with two golf courses, two clubhouses, and Hill Lake. Built out in the 1980s and 1990s. Most affordable established 55+ option inside the Peoria city limits.
Fletcher Heights
Family-oriented subdivision of 2,090 homes built out in the early 2000s. Three- to five-bedroom production product, close to Liberty High School and Lake Pleasant Elementary. Steady absorption.
Terramar
Established North Peoria community with Terramar Academy of the Arts (A-rated Deer Valley K-8) inside the boundary. Strong school-driven demand. Mature landscaping, larger lots than newer infill product.
Tierra Del Rio
Newer Pulte and Lennar master plan along Happy Valley Parkway. Mix of single-story and two-story production product, community park system, easy Loop 303 access. Active resale in 2026.
All Peoria Arizona Real Estate addresses verified inside Peoria, AZ city limits (zips 85345, 85381, 85382, 85383, 85385, 85387). Other notable subdivisions include Camino A Lago, Cibola Vista, Coldwater Ranch, Bridlewood, and Granite Run. Lake Pleasant Estates and Vistancia Five North are emerging communities to watch.
Off-market access in Peoria with a dedicated full-time agent/broker
We specialize in off-market Peoria homes, condos, businesses, and commercial properties. Not the Peoria Arizona Real Estate you already saw on the national portals last week. The ones sitting inside private broker conversations that never reach the public search sites at all: sellers testing prices before going public, estate transactions handled quietly, builder release lots before the sales center posts them, and Vistancia luxury resale that moves inside broker networks before hitting the public feed.
How it actually works: Active clients get notified within 60 seconds when off-market Peoria realty inventory matching their criteria surfaces through our private broker relationships. Personal text. One-to-one. Not a subscription list. Not an email drip. Not a scheduled delivery. A dedicated full-time agent/broker that specializes in Peoria realty working this market every day, texting one buyer at a time when something matches.
Why a dedicated full-time agent/broker matters here: Because you get access to off-market homes, condos, businesses, and commercial real estate that never reach the national portals. A part-time agent working weekends does not have those broker relationships. That is the entire difference, and it is worth six figures on the wrong purchase. The founder of Arizona Homes and Condos Realty previously produced over $30 million a month in closed sales at a Nebraska brokerage. Ask any agent for their closed transaction count in Peoria over the last 12 months. If they cannot answer in one sentence, you have your answer.
What your Peoria home actually sells for in today’s market.
Real comps from a full-time broker, not an automated online estimate. Back to you today. Price it right the first time.
46% of Peoria listings cut their price last month. Median $528,000. 65 days on market.
Personal reply from a dedicated full-time agent/broker that specializes in Peoria. FAST. Not a subscription list.
Off-market access begins when you become a client. That means a signed written representation agreement first. Compensation is negotiable and disclosed in writing before you see a single property.
Peoria’s Neighboring Cities & Surrounding Markets
Peoria sits within Maricopa County, anchoring the West Valley alongside Glendale, Surprise, and Sun City. The Loop 101 ties Peoria into central Phoenix. The Loop 303 ties Peoria North Peoria real estate directly into the TSMC corridor and the north Phoenix growth zone. Most Peoria Arizona Real Estate buyers cross-shop the Peoria homes for sale market against the cities below.
Explore All of Maricopa County Real Estate
Peoria is one of 25+ cities and CDPs across Maricopa County, the fastest-growing large county in the United States.
▶Maricopa County Real Estate Guide◀Schools & School Districts
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Peoria Unified School District earned a B district letter grade across 44 schools, and Deer Valley Unified School District (which serves portions of far north Peoria zip 85383) earned an A district letter grade across 41 schools.
Schools matter to Peoria Arizona Real Estate pricing because the district boundary inside Vistancia, Westwing Mountain, and Sonoran Mountain Ranch directly shifts which high school feeds the home. Peoria Unified contains 25+ A-rated individual schools alongside several lower-rated south Peoria campuses that pull the average. Buyers of Peoria North Peoria real estate should verify the feeder pattern for the exact address before offering.
Peoria Unified School District… B District Letter Grade (K-12)
Peoria Unified is one of the largest unified districts in the West Valley. The highest-scoring elementary is Apache Elementary School (A, 92.57 points). Strong A-rated elementaries also include Peoria Traditional School (A, 88.38), Parkridge Elementary (A, 87.78), Sunset Heights Elementary (A, 86.92), Desert Harbor Elementary (A, 85.73), and Frontier Elementary (A, 85.62).
High schools in Peoria Unified all earned A grades except Raymond S. Kellis (B): Centennial High (A, 89.41 points), Sunrise Mountain (A, 88.24), Liberty High (A, 88.03), Ironwood High (A, 86.19), Cactus High (A, 83.44), and Peoria High (A, 79.85). Every Peoria Unified high school posted a perfect 10.00 graduation rate score.
Deer Valley Unified School District… A District Letter Grade (Serves 85383 Overlap)
Far north Peoria in zip 85383, especially Vistancia, Westwing Mountain, Sonoran Mountain Ranch, and Terramar, is served by Deer Valley Unified. This A-rated district produced some of the highest school scores in the entire West Valley. Peoria North Peoria real estate buyers targeting these attendance zones pay a premium tied to Deer Valley school outcomes.
Top campuses include Sierra Verde STEAM Academy (A, 94.49 points), Legend Springs Elementary (A, 91.91), Union Park School (A, 90.61), Stetson Hills (A, 89.69), and Terramar Academy of the Arts (A, 88.6). High schools in this attendance zone earn the highest marks in either district: Sandra Day O’Connor High School (A, 97.09 points) and Mountain Ridge High (A, 97.03). Boulder Creek High (A, 95.44) serves the adjacent Anthem area.
Per ADE FY25 official data, Centennial High earned an A letter grade with 89.41 total points and a perfect 10.00 graduation rate score. Located in 85382, anchors Vistancia and Westwing Mountain attendance zones for upperclassmen. The flagship Peoria Unified high school for academic and athletic strength.
A-RATED ADE FY25 89.41 PTS 10.00 GRAD RATEPer ADE FY25 official data, Liberty High earned an A letter grade with 88.03 total points and a perfect 10.00 graduation rate score. Located in 85383, primary high school for Vistancia, Fletcher Heights, and Lake Pleasant feeders inside Peoria Unified. Strong academics paired with a dominant athletic program.
A-RATED ADE FY25 88.03 PTS PEORIA UNIFIEDPer ADE FY25 official data, Sandra Day O’Connor earned an A letter grade with 97.09 total points and a perfect 10.00 graduation rate score. One of the top public high schools in the entire West Valley. Serves the Deer Valley Unified overlap zone of far north Peoria 85383.
A-RATED ADE FY25 97.09 PTS DEER VALLEY USDPer ADE FY25 official data, Sierra Verde STEAM Academy earned an A letter grade with 94.49 total points… the highest-scoring K-8 school in either district serving Peoria. STEAM-focused magnet inside Deer Valley Unified. Significant attendance demand from Vistancia families.
A-RATED ADE FY25 94.49 PTS STEAM MAGNETImportant: School zone verification is critical in north Peoria. The boundary between Peoria Unified and Deer Valley Unified runs through 85383, and the assignment for a specific address can change Liberty High to Sandra Day O’Connor within a few blocks. Verify the feeder pattern for any specific property before offering.
Safety & Crime in Peoria Arizona Real Estate
Peoria consistently ranks among the safer mid-to-large cities in the Phoenix metropolitan area, and that safety profile is a key driver of Peoria Arizona Real Estate demand from relocation buyers. Per CrimeGrade, Peoria earns a B overall grade, placing it in the 66th percentile for safety nationwide… meaning Peoria is safer than 66% of US cities.
Per FBI Uniform Crime Report data, total crime in Peoria runs 46% below the national average, and violent crime sits at 2.45 incidents per 1,000 residents annually. Safety varies meaningfully by neighborhood inside Peoria Arizona Real Estate. North Peoria zip 85383 (Vistancia, Sonoran Mountain Ranch, Westwing Mountain) earns an A+ neighborhood safety grade. South Peoria 85345 sees the bulk of total city crime volume.
Law enforcement jurisdiction and Peoria realty safety impact
Peoria operates under a single-agency framework. As a fully incorporated city with its own municipal police force, Peoria is policed by the Peoria Police Department, headquartered at 8351 W. Cinnabar Avenue, Peoria, AZ 85345. The department employs 280 sworn officers serving 202,571 residents across 138 square miles of city limits. The Arizona Department of Public Safety provides highway patrol coverage on Loop 101, Loop 303, US-60, and Interstate 17. The Maricopa County Sheriff’s Office maintains broader county-level authority but is not the primary day-to-day patrol agency inside Peoria city limits.
Peoria Safety Snapshot
Per CrimeGrade FY25 data for Peoria city boundaries. Neighborhood-level grades inside Peoria range from A+ (Vistancia, Mesquite) down to B in the older south side.
The single most important safety factor in Peoria Arizona Real Estate is which part of the city you choose. The northeast quadrant… Vistancia, Trilogy, Blackstone, Northpointe, Westwing Mountain, Sonoran Mountain Ranch, Terramar… consistently posts A+ neighborhood safety grades and chance-of-crime ratios closer to 1 in 99 versus the 1 in 37 reported in some south Peoria census tracts. The Arrowhead corridor in 85382 sits in the middle, above national averages but below the far-north Vistancia premium.
Major Employers & Commute
Peoria’s economic position is fundamentally different in 2026 than it was even three years ago, and that economic shift is the single largest factor driving Peoria homes for sale demand. The single biggest demand driver is no longer inside the city… it is the $165 billion TSMC semiconductor expansion in north Phoenix, accessible from north Peoria via Loop 303 in 15 to 25 minutes.
TSMC alone is projected to add over 6,000 direct jobs by 2030, with supply-chain partners filling another estimated 20,000 jobs in the broader corridor. Peoria has positioned the 7,000-acre Peoria Innovation Core directly adjacent to this growth zone. Every additional TSMC hire adds pressure to Peoria homes for sale inventory in 85383.
Top employers driving Peoria homes for sale demand
The commute profile matters because it shapes which Peoria zip code fits which buyer. A TSMC engineer wants 85383 north Peoria for the 18-minute Loop 303 commute. A Honeywell or Luke AFB employee benefits from 85381 or 85345 for the shorter Glendale push. Sky Harbor commuters can manage from any Peoria zip via Loop 101, though they should expect 30 to 45 minutes door to door.
New Construction… Four Builders Now Competing Inside Northpointe
Peoria Arizona Real Estate has the largest active master-planned new-home program in the West Valley. The 7,100-acre Vistancia master plan in north Peoria 85383 has sold over 8,000 homes since 2004 and has been voted the #1 master-planned community in Arizona for 10 consecutive years by Ranking Arizona magazine. Northpointe at Vistancia is the focal point of new construction in August 2026: four national builders operate models inside the same Northpointe village footprint. Active builder lineup:
- Shea Homes – Skymark at Northpointe (all-ages): Northpointe at Vistancia, Peoria, AZ 85383 ✅. Elevated desert single-family homes on 188 homesites Shea closed on in 2024. Two collections (Ascent and Emblem). Access to the Sovita Club private rec center and 10-acre amenity park. About 5 minutes from Loop 303.
- Shea Homes – Ridgecrest, a Trilogy Boutique Community (55+): Northpointe at Vistancia, Peoria, AZ 85383 ✅. First Ridgecrest closings recorded in June 2026 at $565,000 on the 1,813 sq ft Freedom 45 Collection ($312 per square foot). Three home collections from 1,649 to 3,040 sq ft across 10 floor plans. Starting in the $500,000s. Open Wellness + Social Club amenity center.
- Pulte Homes – Northpointe at Vistancia: Northpointe at Vistancia, Peoria, AZ 85383 ✅. Five model homes open, seven floor plans from 1,730 to 2,821 sq ft, priced in the low-$500,000s. The most accessible new-construction price point inside Northpointe.
- David Weekley Homes – Northpointe at Vistancia: Northpointe at Vistancia, Peoria, AZ 85383 ✅. Two model homes open, seven floor plans from 2,371 to 2,985 sq ft, priced in the mid-$700,000s. Premium production product.
- Beazer Homes – Northpointe at Vistancia: Northpointe at Vistancia, Peoria, AZ 85383 ✅. Fully active with models open. Pricing tracks between Pulte and David Weekley in the $600,000s range.
- David Weekley Homes – Five North at Vistancia (townhomes + SFR): Five North at Vistancia, Peoria, AZ 85383 ✅. Plans for 117 single-family homes and 164 townhomes inside the Vistancia Commercial Core. First Peoria townhome program in a master-planned setting in years.
- Brightland Homes – The Village at Vistancia: The Village at Vistancia, Peoria, AZ 85383 ✅. 40 new lots on 10.8 acres, models open. Multi-generational family-friendly product.
- Pulte Homes – Tierra Del Rio: Tierra Del Rio, Peoria, AZ 85383 ✅. Mid-range production single-family product along Happy Valley Parkway, easy Loop 303 access.
- Lennar – Multiple north Peoria parcels: Peoria, AZ 85383 ✅. Production single-family product across several price tiers.
Important disclosure: Builder sales reps work for the builder, not for you. Their job is to maximize the builder’s net proceeds. With four national builders now competing for the same Northpointe buyer pool and August traffic at seasonal lows, the negotiating environment has shifted materially in favor of buyers. Rate buydowns, closing cost credits, and design center allowances are all moving deeper than they were 90 days ago. Your buyer representation is negotiated in writing with compensation disclosed. A dedicated full-time agent/broker that specializes in Peoria reads the purchase contract on your side.
Read the full Arizona New Construction Buyer Guide before you visit any model home. See all active Arizona new construction subdivisions.
Peoria AZ condos for sale… August 2026
Peoria AZ condos for sale represent a small attached-housing market relative to the city’s single-family Peoria homes for sale base, but the segment offers some of the most affordable entry points in the West Valley for Peoria Arizona Real Estate buyers. Most existing attached inventory is concentrated in 85345 and 85381 in 1980s-1990s low-rise complexes. The new David Weekley townhome product at Five North in Vistancia is the first new attached-housing master plan in north Peoria in a decade and is reshaping the upper end of the Peoria AZ condos for sale market through 2027 and 2028.
Active Listings 140 ▲ Verified | Median List $242,000 → Stable | Entry Price $215,000 → Most affordable | Top of Range $540,000 ▲ Five North townhomes |
Price / Sq Ft $182 to $272 ▲ Range | Days on Market 55 to 90 → Range | Sale-to-List 96.0% ▼ Softening | Active Communities 8+ → Verified ✅ |
Active Peoria AZ condos for sale communities (Verified)
- Park Place Condominiums… 85345 Peoria, AZ ✅. Established 1980s condo complex, entry-level pricing, primary investor and first-time buyer pool.
- Greenway Palms… 85345 Peoria, AZ ✅. Affordable 1980s-1990s attached-housing community south of Bell Road.
- Villas at Pinnacle Heights… 85383 Peoria, AZ ✅. Mid-range townhome product in north Peoria, more recent build.
- Five North at Vistancia townhomes… 85383 Peoria, AZ ✅. New construction by David Weekley. 164 townhomes planned inside the Vistancia Commercial Core. Pricing expected to set new Peoria townhome ceiling.
Upcoming events in Peoria: August 2026 through December 9, 2026
Fall event traffic reshapes short-term rental demand and out-of-state buyer visit timing across the West Valley. The Loop 101 corridor between Peoria and State Farm Stadium in Glendale sees the heaviest weekend traffic on Cardinals game days.
- Aug 22, 2026… Arizona Cardinals vs Dallas Cowboys (preseason), State Farm Stadium, Glendale. Details
- Sep 20, 2026… Arizona Cardinals vs Seattle Seahawks (home opener), State Farm Stadium, Glendale. Details
- Oct 1 to Nov 1, 2026… Arizona State Fair (open Thursdays through Sundays), Arizona State Fairgrounds, Phoenix. Details
- Oct 11, 2026… Arizona Cardinals vs Detroit Lions, State Farm Stadium, Glendale. Details
- Oct 18, 2026… NASCAR Cup Series Freeway Insurance 500 (Round of 8 opener), Phoenix Raceway, Avondale. Details
- Oct 25, 2026… Arizona Cardinals vs Denver Broncos, State Farm Stadium, Glendale. Details
- Nov 1, 2026… Arizona Cardinals vs Los Angeles Rams (NFC West), State Farm Stadium, Glendale. Details
- Nov 6-8, 2026… NASCAR Championship Weekend (Cup, Xfinity, Truck finales), Homestead-Miami Speedway. Watch parties across Phoenix metro sports bars. Details
- Mid-Oct through Dec 2026… Snowbird arrival season across Peoria 55+ communities (Trilogy at Vistancia, Westbrook Village, Sun City West). Rental demand and short-stay traffic peak.
What Peoria Residents Say
Themes drawn from publicly published community reviews and resident polls across north and central Peoria neighborhoods give a clearer picture of what life inside Peoria Arizona Real Estate actually looks like:
We came from California expecting to hate Phoenix in August. We didn’t. North Peoria sits at a higher elevation than the central Valley, the Vistancia amenities give us something to do every weekend, and our kids walk to an A-rated school. The Cactus League games in spring are the bonus.
Arrowhead Lakes was the right call for us. We wanted a real waterfront lifestyle without leaving Phoenix metro. The schools are strong, the boat dock community works, and we are 15 minutes from State Farm Stadium for Cardinals games. Hard to beat for the money.
We bought in Trilogy two years ago. The golf course, the Kiva Club, the social calendar… it delivered on what the brochure promised. Resale is sticky in 55+ communities right now, but that is the trade for the lifestyle we wanted in retirement.
Why Peoria Arizona Real Estate Matters in 2026
Peoria is not the most expensive city in the Phoenix metro. It is not the most famous. It is, however, the West Valley city most directly positioned to capture the next decade of demand for Peoria Arizona Real Estate… and that is not an opinion, it is a function of geography, infrastructure, and active master-planned inventory.
Key drivers supporting Peoria Arizona Real Estate include:
- TSMC corridor proximity… 18 to 25 minutes from north Peoria to the $165 billion TSMC north Phoenix campus via Loop 303. 6,000+ direct TSMC jobs by 2030, estimated 20,000 in the supplier ecosystem.
- Peoria Innovation Core… 7,000-acre mixed-use employment hub adjacent to TSMC, designed to attract semiconductor suppliers and advanced manufacturing.
- The Vistancia master plan… voted #1 master-planned community in Arizona 10 years running, with active product across five villages from $500,000 to $3 million+.
- Top schools in the West Valley… Centennial High, Liberty High, Sandra Day O’Connor High, and Sierra Verde STEAM all earned A grades in ADE FY25.
- Cactus League anchor… the Peoria Sports Complex hosts Seattle Mariners and San Diego Padres spring training.
- Loop 303 + Loop 101 access… two freeways inside city limits give Peoria buyers some of the best regional access in the West Valley.
- Diverse housing stock… $215,000 condos in 85345 to $3M+ Blackstone customs in 85383. Few Phoenix metro cities offer this range inside one set of city limits.
- Lake Pleasant Regional Park… 25 minutes from north Peoria. The Valley’s primary boating, fishing, and water-recreation destination.
- 202,571 residents… 8th most populous city in Arizona, 5.5% population growth since 2020.
Peoria Arizona Real Estate is a long-term demand market, not a speculative play. The buyers showing up in 2026 are TSMC engineers, healthcare workers, families chasing A-rated schools, and 55+ retirees who priced out of Scottsdale. That demand base is sticky.
August 2026… Buyer & Seller Takeaways
- Buyers: The strongest buyer leverage in three years is open right now. 46% of listings have taken a price cut. 4.0 months of supply. Four national builders competing inside Northpointe at Vistancia are stacking rate buydowns and closing credits. Bring a dedicated buyer’s agent to every new-construction visit… your buyer representation is negotiated in writing with compensation disclosed and typically covered by the builder marketing budget.
- Sellers: Price for August 2026 reality. The median dropped to $528,000 with DOM at 65 days. Overprice and you join the 46% of listings that take cuts and stale into September before the fall buyer window narrows. Price right, invest in staging and photography, and you can still sell at 96-97% of list.
- North Peoria 85383 buyers: Verify the exact school feeder pattern before offering. The Peoria Unified vs Deer Valley Unified boundary changes inside Vistancia and Westwing Mountain. Luxury resale is now taking 100 days, giving you time to write competitive offers with contingencies intact.
- New construction buyers: Pulte Northpointe (low-$500Ks), Beazer Northpointe ($600Ks), David Weekley Northpointe (mid-$700Ks), and Shea Ridgecrest (55+ from the $500Ks, first closings recorded) are all competing for the same buyer in the same village. Tour all four on one day, then negotiate the best total package.
- 55+ buyers: Ridgecrest at Northpointe now has both models and first-closing comps you can benchmark against ($312 per square foot on the Freedom 45 Collection). Trilogy at Vistancia resale prices continue to hold firmer than the city average because inventory remains thin.
- Investors: South Peoria 85345 still gives the best rent-to-price ratio in the city. Loop 303 industrial expansion and TSMC supplier co-location continue to drive long-term rental demand from north Phoenix workers.
Frequently Asked Questions
The median single-family sale price in Peoria Arizona Real Estate in August 2026 is $528,000, down 0.8% from July and down 1.5% year over year. Median list runs closer to $585,000 because the upper end of the market and new Vistancia inventory pull listings higher than closings. 46% of active listings have taken at least one price reduction, the highest rate the city has posted in three years.
Peoria Arizona Real Estate is a buyer’s market in August 2026. Months of supply sits at 4.0 (above 3.5 favors buyers), sale-to-list ratio is 96.9% (below 98% favors buyers), and 46% of active listings have taken at least one price cut. Well-priced homes still sell, but buyers now have real negotiating power on inventory that has been on market more than 45 days. Rate buydowns and closing concessions are moving deeper than at any point in the past three years.
3 bedroom Peoria homes for sale in August 2026 cluster between $385,000 and $625,000 depending on zip code. Entry-level 3 bedroom stock in 85345 south Peoria trades in the high-$300,000s to low-$400,000s. Mid-market 3 bedroom homes in 85381 and 85382 sit in the $475,000 to $560,000 range. Premium 3 bedroom production homes in 85383 Vistancia and Westwing Mountain run $525,000 to $625,000.
4 bedroom Peoria homes for sale in August 2026 cluster between $475,000 and $825,000. Entry-level 4 bedroom stock in 85345 and 85381 trades $475,000 to $560,000. Mid-market 4 bedroom homes in Arrowhead Ranch and Fletcher Heights sit $580,000 to $720,000. Premium 4 bedroom homes in Vistancia, Trilogy, and Blackstone run $700,000 to $825,000 and above.
Peoria AZ condos for sale in August 2026 range from about $215,000 entry-level (older south Peoria stock in 85345) to $540,000+ for newer Arrowhead-area townhomes and the David Weekley Five North townhome program. Median list on attached inventory runs around $242,000. About 140 attached-housing units are active across all Peoria zip codes, elevated from spring levels as summer inventory builds. Sale-to-list on Peoria AZ condos for sale softened to 96.0%.
Off-market Peoria homes for sale surface through private broker relationships and pre-market seller conversations before they ever reach the national portals. Active clients of Arizona Homes and Condos Realty get a personal text when matching Peoria homes for sale surface. This is not a subscription, not a list, not a scheduled delivery. It is a dedicated full-time agent/broker that specializes in Peoria texting one buyer at a time when the inventory matches their criteria.
Multiple-offer situations on Peoria homes for sale have become rare in August 2026 outside of two segments. Well-priced south Peoria 85345 product under $400,000 still occasionally attracts 2-3 offers because inventory in that price band is thin. Turn-key 3 bedroom Peoria homes for sale in top-rated Deer Valley school boundaries (85383 overlap) also draw multiple bids. Everything else negotiates one-on-one, with concessions on the table.
Peoria North Peoria real estate is defined by the 7,100-acre Vistancia master plan, the $165 billion TSMC semiconductor corridor 18 minutes east via Loop 303, and the arrival of four national builders (Shea, Pulte, David Weekley, Beazer) inside a single Northpointe village. No other West Valley city combines a top-ranked master plan, direct freeway access to the largest semiconductor investment in US history, and A-rated schools in the same zip code. Peoria North Peoria real estate is where relocating TSMC engineers, healthcare workers, and 55+ retirees are all buying.
Peoria North Peoria real estate trades at a premium to Surprise (median around $455,000) and Glendale (median around $475,000) but at a discount to Scottsdale and North Phoenix. What buyers pay for in Peoria North Peoria real estate is Loop 303 access to the TSMC corridor, the Vistancia amenity package, and A-rated Deer Valley Unified schools. Surprise gets you cheaper entry but longer Phoenix commutes. Glendale gets you closer to State Farm Stadium and Westgate but weaker schools in most neighborhoods.
In a Peoria realty buyer’s market with 46% of listings taking price cuts, the value of a dedicated full-time agent/broker that specializes in Peoria is negotiating leverage on the offer, contingency terms, and inspection response. The founder of Arizona Homes and Condos Realty previously produced over $30 million a month in closed sales at a Nebraska brokerage. That production came from knowing which listings are pretending they will not negotiate and which will. Nearly half of licensed agents closed ZERO deals last year. Ask any agent for their closed transaction count in this specific market over the last 12 months.
Off-market Peoria realty inventory surfaces through private broker relationships: agents talking to agents about listings that will hit next week, sellers testing prices before going public, and estate sales handled quietly. When off-market inventory matching an active client’s criteria surfaces, they get a personal text within 60 seconds. It is a one-to-one service, not a subscription. Becoming a client requires a signed written representation agreement with compensation negotiable and disclosed in writing. That signature is the gate between reading about Peoria realty and seeing it.
Most Peoria Arizona Real Estate is served by Peoria Unified School District (a B district letter grade per ADE FY25 with 44 schools), which is unified K-12. Far north Peoria zip 85383 also overlaps Deer Valley Unified School District (an A district letter grade per ADE FY25 with 41 schools). Top high schools include Centennial High (A, 89.41 points), Sunrise Mountain (A, 88.24), Liberty (A, 88.03), and Sandra Day O’Connor (A, 97.09 points, in the Deer Valley overlap area).
Yes. Peoria Arizona Real Estate carries a B overall CrimeGrade with a 66th-percentile safety rating, meaning it is safer than 66% of US cities. Crime rates run 46% below the national average per FBI UCR data. North Peoria neighborhoods like Vistancia carry A+ neighborhood safety grades. The Peoria Police Department is the primary law enforcement agency citywide.
Yes. The 7,100-acre Vistancia master-planned community in north Peoria 85383 is the largest active new-home program in the West Valley. Four national builders are actively selling inside Northpointe at Vistancia: Shea Homes (Skymark all-ages and Ridgecrest 55+ from the $500,000s), Pulte Homes (low-$500,000s), David Weekley Homes (mid-$700,000s), and Beazer Homes ($600,000s). David Weekley is also delivering 117 single-family homes and 164 townhomes at Five North. Brightland Homes is delivering at The Village at Vistancia.
Peoria has a population of 202,571 residents based on the 2026 estimate from the U.S. Census Bureau Population Estimates Program (2020 decennial census baseline of 191,975 plus five years of estimated growth). Peoria is the 8th most populous city in Arizona and the second-largest city in the West Valley behind Glendale. The city spans 138 square miles and has grown 5.5% since the 2020 Census.
Yes. Relocating buyers arriving in Peoria come primarily from California, Washington, Texas, Colorado, and Illinois, plus North Carolina, Ohio, Michigan, New Mexico, and Utah. The relocation buyer process is video tours of the streets, schools, and back-neighbor conditions that an out-of-state buyer cannot see from a listing photo, plus off-market Peoria homes for sale texted before they reach the national portals. Text or call to start with a dedicated full-time agent/broker that specializes in Peoria and works Vistancia, Northpointe, Arrowhead, and south Peoria daily.
Talk to a dedicated full-time Peoria agent/broker
Buying, selling, relocating, or just want the real Peoria number… personal reply from a full-time broker. FAST.
46% of Peoria listings cut their price last month. Median $528,000. 65 days on market.
Founder previously produced over $30 million a month in closed sales at a Nebraska brokerage. Personal reply, FAST. Not a subscription list.
Off-market access begins when you become a client. That means a signed written representation agreement first. Compensation is negotiable and disclosed in writing before you see a single property.
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Peoria Business & Commercial Real Estate
Peoria’s commercial real estate trajectory in 2026 is being rewritten by two forces: the Loop 303 industrial corridor pulling semiconductor suppliers north out of Phoenix, and the Peoria Innovation Core positioning itself as a 7,000-acre mixed-use employment hub between Vistancia and TSMC. These same forces drive Peoria Arizona Real Estate residential demand from supplier-ecosystem workers, especially Peoria homes for sale in 85383. Office demand is steady, retail anchored by Park West and Arrowhead Towne Center continues to absorb new tenants, and industrial vacancy along Loop 303 sits at historic lows.
For commercial transactions and business sales, you need specialists in Peoria Arizona Real Estate… not residential agents handling commercial deals on the side. Here’s what’s actually moving in this market right now:
Office Lease Rates $22 to $30 / sf → Annual NNN range | Retail Lease Rates $24 to $40 / sf → Annual NNN range | Industrial Lease $0.90 to $1.35 / sf → Loop 303 corridor | Cap Rates Trading 5.5% to 7.5% → Recent sales |
Active Listings 220+ ▲ Lease + sale | Total Inventory 9.4M sf → Across types | For Sale Range $350K to $25M → Mixed | Anchor Asset 7,000 acres → Peoria Innovation Core |
Buying or Selling a Peoria Business?
Peoria has a strong base of independently owned restaurants, professional services, healthcare, automotive, and trades businesses positioned to benefit from TSMC supplier ecosystem growth. Dedicated full-time business agents/brokers that specialize in Arizona business transactions know how to value, market, and close Peoria businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Peoria Commercial Building?
The Loop 303 industrial corridor, the Peoria Innovation Core, and the maturing Vistancia Commercial Core represent three distinct commercial sub-markets inside one city. Each requires a specialist. Dedicated full-time commercial real estate agents/brokers that specialize in Peoria cover this entire submarket. Never trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
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Coverage area: Peoria Arizona Real Estate across zip codes 85345, 85381, 85382, 85383, 85385, and 85387 inside the City of Peoria municipal boundaries.
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Public records, builder sales centers, and city planning documents are used for new construction figures and address verification. School ratings are drawn from Arizona Department of Education state report cards (FY25 official A-F file, released April 15, 2026). Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports. Population is sourced from the U.S. Census Bureau Population Estimates Program (2026 estimate, 2020 decennial baseline).
Price cut percentage methodology: The 46% figure represents active single-family listings across zip codes 85345, 85381, 85382, 85383, 85385, and 85387 with at least one price reduction from original list. Denominator: 1,750 active single-family listings. Numerator: 805 listings with at least one price reduction on record. Snapshot as of August 11, 2026.
Update cadence: This report is rebuilt each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes too fast for static listing pages to remain accurate. If you are a buyer, a dedicated full-time agent/broker that specializes in your exact target area starts working on your behalf, researching both on-market AND off-market opportunities. If you are a seller, a local dedicated full-time listing agent reaches out personally to discuss your goals, your timeline, and the details of your property.
Last updated: August 11, 2026.