The off-market East Phoenix homes that never hit the national portals… you see before the national search portals ever list them.
That’s why you use a dedicated full-time agent/broker that specializes in East Phoenix. 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!
51% of 85018 SFH listings cut their price. Median $975,000. 81 days on market.
Goes straight to a dedicated full-time agent/broker that specializes in East Phoenix. Personal reply, FAST. No auto-drips. Founder previously produced over $30 million a month in closed sales at a Nebraska brokerage.
Off-market inventory goes to clients, not to leads. Becoming a client takes a signed written representation agreement with compensation negotiable and disclosed in writing. That signature is the difference between seeing these homes and reading about them later.
Goes straight to a dedicated full-time agent/broker that specializes in East Phoenix. Personal reply, FAST. No auto-drips. Founder previously produced over $30 million a month in closed sales at a Nebraska brokerage.
Off-market inventory goes to clients, not to leads. Becoming a client takes a signed written representation agreement with compensation negotiable and disclosed in writing. That signature is the difference between seeing these homes and reading about them later.
Who East Phoenix Real Estate Is Actually For in August 2026
East Phoenix Real Estate is a lifestyle purchase disguised as a market decision. The Camelback Corridor pulls in three very different buyer segments and each one has a different pain point that a dedicated full-time agent/broker that specializes in East Phoenix can solve before it costs you six figures.
The snowbird empty-nester paying $850 per month HOA on a Biltmore condo. You are in Phoenix five months a year. Is owning this condo still worth it, or should you rent for those five months and pocket the difference? A specialist runs the actual carrying-cost analysis (HOA, insurance, property tax, opportunity cost of trapped equity) against the actual Biltmore rental market. The answer is often not the one your last agent gave you.
The tech relocator with 90 days to close and no idea where Kyrene stops and SUSD starts. You accepted the Camelback Corridor law-firm partner offer. Your kids need a school by August. You want Arcadia because everyone told you to. What nobody told you is that Arcadia Phoenix real estate addresses fall inside Scottsdale Unified attendance, not Phoenix Union. That is a $200,000 house-price differential you could miss if your agent handles East Phoenix as a side deal.
The move-up family with a third child due in October. The SUSD attendance boundary through 85018 does not follow the zip code. It follows individual streets. Miss the line by 200 feet and your kids feed into Phoenix Union instead of Arcadia High School. You need someone who knows every attendance line by name.
About East Phoenix: East Phoenix is the Camelback East Village portion of the city, home to 133,418 residents across three zip codes (85008: 59,047, 85016: 37,074, 85018: 37,297 per U.S. Census ACS 2024 5-year via Census Reporter). The East Phoenix Real Estate footprint runs from 7th Street east to the Scottsdale boundary at 64th Street, and from Thomas Road north to Northern Avenue. The East Phoenix Real Estate submarket holds Arcadia, Arcadia Lite, Biltmore Estates, the Biltmore corridor, Camelback Country Club, and Camelback East Village. Combined population across the three East Phoenix ZIPs is 133,418 residents per U.S. Census ACS 2024 5-year estimates. Schools split across four districts including Scottsdale Unified for far-east 85018 Arcadia addresses.
East Phoenix Real Estate runs structurally above the Phoenix citywide median because this submarket concentrates the Arcadia citrus-grove luxury rebuild market, the Biltmore resort-adjacent walkable corridor, and the Camelback Corridor office economy serving 133,418 residents. The August 2026 median sits at $975,000, up 3.5 percent year over year, versus $485,000 citywide (per the July 2026 closed-data cut).
East Phoenix Real Estate sale-to-list is 95.4 percent and 51 percent of 85018 single-family listings currently show at least one price reduction per Altos market data. That reflects typical Phoenix summer seasonality plus the rate spike to 6.69 percent in early August. If you are buying or selling East Phoenix homes for sale, you need a dedicated full-time agent/broker that specializes in East Phoenix.
Moving to East Phoenix from California, Washington, or Texas?
Moving to East Phoenix from another state? U.S. Census data shows 234,900 people relocated to Arizona from another state in a single year. The ten largest origin states were California, Washington, Texas, Colorado, Illinois, North Carolina, Ohio, Michigan, New Mexico, and Utah.
If you are relocating to East Phoenix Real Estate from California, you are trading Proposition 13 property tax reassessment risk and $600-plus per square foot Bay Area comps for a $975,000 median and 133,418 East Phoenix neighbors. If you are relocating from Washington or Illinois, the number that matters is Arizona having no state estate tax and a flat 2.5 percent income tax versus 7.25 and 4.95 percent respectively.
Out-of-state buyers lose the most money in East Phoenix because they cannot see the streets, the exact block where SUSD attendance ends and Madison begins, or which Arcadia lot the custom builders will pay a $200,000 premium for. A dedicated full-time agent/broker that specializes in East Phoenix tours on video and sends off-market inventory before it reaches the national portals.
East Phoenix Real Estate Market Snapshot … August 2026
Single-Family Homes… August 2026 report (July 2026 closed data, zip codes 85008, 85016, 85018)
Median Sale Price
$975,000
▲ +3.5% YoY
Average Sale Price
$1,378,000
▲ +3.1% YoY
Price / Sq Ft
$423
▲ +2.4% YoY
Homes Sold (Mo)
194
▼ -11.0% MoM summer
Active Listings
448
▼ -3.0% MoM
Days on Market
81 days
→ Range 58-104 by zip
Sale-to-List
95.4%
▼ Softening continues
Months of Supply
4.2 months
▲ Balanced-to-buyer
Listings With a Price Cut
51%
▼ 85018 SFH per Altos market data
Population (3 ZIPs)
133,418
→ ACS 2024 5-year
30-Yr Fixed Rate
6.69%
▲ Highest in over a year
Seller Concessions
55%
▲ Rate buydowns rising
East Phoenix Real Estate 12-Month Price Trend
East Phoenix Real Estate median sale price across all three ZIPs (85008, 85016, 85018), rolling 12 months ending July 2026. The trend shows the typical Phoenix summer compression, with July’s rate spike to 6.69 percent adding pressure to the luxury tier. Year-over-year change: +3.5 percent.
194 closings in July 2026 across ZIPs 85008, 85016, 85018. Rolling 12 months ending July 2026. Year-over-year change: +3.5 percent. Summer 2026 compression reflects typical Phoenix seasonality (citywide closed sales down 12 percent MoM) plus mortgage rates hitting their highest level in over a year.
Want the real August 2026 number for YOUR East Phoenix address?Address-specific comps run against actual closed sales inside your subdivision, school attendance verification, and off-market inventory match. Personal response, FAST.Get Free East Phoenix CMA FAST
East Phoenix Real Estate Prices & Volume … August 2026
East Phoenix homes for sale… Prices By Zip Code
East Phoenix Real Estate pricing spans an enormous range from sub-$300,000 condo units in southern Biltmore Terrace to Arcadia trophy rebuilds above $10 million. The $975,000 median masks three parallel zip-level tiers: 85008 entry market $300K-$550K (Garfield-adjacent, transitional resale), 85016 mid-luxury $550K-$1.2M (Biltmore condos, Madison Place, urban infill), and 85018 luxury $1.2M-$10M+ (Arcadia, Arcadia Lite, Biltmore Estates, Camelback Country Club).
July 2026 closings reflected the standard Phoenix summer slowdown at 194 across the three ZIPs, down 11 percent from June. Cash buyer share runs 28 percent of transactions in 85018 versus 18 percent citywide. Sale-to-list averaged 95.4 percent in July, down from 95.9 percent in June, with luxury homes above $2 million in Arcadia regularly selling 7 to 11 percent under original list after two or three adjustments. 51 percent of 85018 single-family listings and 57 percent of 85018 attached listings currently show at least one price reduction per Altos market data.
East Phoenix Real Estate By Zip Code … Three Distinct Markets
East Phoenix Real Estate spans three ZIP codes, each with a distinct character, price band, and school district overlap. The boundary between Madison Elementary, Creighton Elementary, Osborn Elementary, and Scottsdale Unified districts cuts through this submarket in ways that surprise buyers, so verify schools by exact address before writing an offer.
85008 (south of Thomas Road, Garfield boundary, transitional corridor): Median sale price $415,000… up 5.1 percent year over year. The entry tier of East Phoenix Real Estate with active flip and gentrification activity south of Thomas Road. Population 59,047 (ACS 2024 5-year). Schools: Creighton Elementary District (C district letter grade per ADE FY25) and Phoenix Union HSD (B district grade).
85016 (Biltmore corridor, Camelback Country Club, urban infill): Median sale price $815,000… flat year over year. The Biltmore Fashion Park-adjacent and Esplanade walkability anchor. Population 37,074 with 2,714 business establishments employing 57,139 workers per the 2024 Business Census, which is why this ZIP concentrates so much Camelback Corridor executive housing demand. Schools: Madison Elementary District (B district grade) and Phoenix Union HSD.
85018 (Arcadia, Arcadia Lite, Biltmore Estates, north Camelback East): Median sale price $1,450,000… essentially flat year over year but structurally stable. The East Phoenix Real Estate luxury anchor with Arcadia citrus-grove rebuilds, Biltmore Estates gated estates, and the single most expensive Phoenix summer 2026 sale at over $10 million. Population 37,297. Schools: Scottsdale Unified District (A district grade, for Arcadia addresses through Tavan, Hopi, Ingleside, Arcadia HS) and Madison Elementary District (B district grade) for far-west 85018 portions.
East Phoenix Real Estate Communities: Arcadia Phoenix real estate, Biltmore & Sub-Neighborhoods
East Phoenix Real Estate breaks into roughly a dozen named East Phoenix Real Estate neighborhoods and communities, each with distinct pricing, character, and amenity profile. Below is the verified set of communities inside East Phoenix boundaries. Communities with a green border have dedicated guide pages with full market data, schools, HOA structure, and active inventory. Additional named neighborhoods are tracked here and will receive dedicated East Phoenix Real Estate guide pages in future cycles.
The trophy East Phoenix Real Estate neighborhood. Citrus-grove era ranches on irrigated lots between 44th and 64th Streets, Indian School to Camelback Mountain. Where your kids graduate from Arcadia High School (A-rated SUSD) and your Saturdays disappear into Postino, LGO, and Camelback Mountain hikes. Constant teardown-rebuild activity.
Resort-adjacent walkable luxury anchored by the Arizona Biltmore (Frank Lloyd Wright-influenced design, 1929), Biltmore Fashion Park, and the Esplanade. The only Phoenix corridor where you can walk to Whole Foods, spa, tailor, and steakhouse without your car. High-rise attached inventory plus Biltmore Estates gated single-family above $3M.
85018
Arcadia Lite
$700K to $2.5M
The smaller-lot Arcadia-adjacent zone west of 44th Street, sharing the same trees, schools, and culture at a more accessible price band. Active renovation and modest East Phoenix Real Estate infill rebuild activity. The entry point into Arcadia Phoenix real estate. Dedicated guide page in development.
85018
Biltmore Estates
$2M to $15M+
The guard-gated 24-hour secured hillside community of Biltmore Estates Drive surrounding the Arizona Biltmore Resort. Where the $10,620,025 June 2026 sale closed. Custom estates only, mid-century to contemporary, Camelback Mountain foothills. Dedicated guide page in development.
85016
Camelback Country Club
$1.5M to $6M
Mid-century ranch and contemporary single-family lining the private Camelback Country Club golf course east of 32nd Street. Quiet, established, walkable to Biltmore Fashion Park. Where you play 18 in the morning and walk to lunch at True Food. Dedicated guide page in development.
85018
Arcadia Proper (44th to 56th)
$1.8M to $8M
The core Arcadia citrus-grove corridor is the highest-priced sub-zone inside East Phoenix Real Estate and the highest-value zone in East Phoenix Real Estate, with the largest irrigated lots, the highest concentration of trophy custom rebuilds, and the strongest school attendance (Hopi Elementary A-rated, Ingleside Middle, Arcadia HS A-rated). Where 78 percent of teardown lots trade before public listing.
85018
Arcadia East (56th to 64th)
$1.4M to $5M
The Scottsdale-boundary stretch of Arcadia, often used interchangeably with Old Town Scottsdale-adjacent inventory. Same SUSD schools, similar architecture, slightly smaller lots than Arcadia Proper. Where you get the Arcadia lifestyle at a $400K discount to Arcadia Proper.
85016
The Esplanade Corridor
$425K to $3M
High-rise mixed-use district at Camelback Road and 24th Street with luxury attached inventory at 2211 Camelback, Esplanade Place, and Optima Biltmore Towers. The most walkable condo product in the East Phoenix Real Estate submarket with Sky Harbor 10 minutes south.
85018
Camelback Foothills
$1.5M to $7M
Hillside and canyon-edge custom East Phoenix Real Estate homes south of Lincoln Drive in the foothills below Camelback Mountain. The highest East Phoenix Real Estate elevations with distinctive desert luxury architecture, dramatic views, and contemporary custom builds. Your morning hike starts at the back gate.
85008
Garfield-Eastlake Transitional
$300K to $700K
The southern East Phoenix Real Estate entry tier with active gentrification, flip and rebuild activity, and historic 1930s-1950s housing stock. Significantly more affordable than the Camelback East tier and a frequent first-time-buyer or investor target.
All addresses verified inside East Phoenix ZIPs 85008, 85016, 85018 (the Camelback East Village municipal boundary). Additional smaller named pockets exist inside each corridor; the cards above represent the principal recognized neighborhoods.
↑ PARENT CITY
East Phoenix is a Submarket of Phoenix
Looking for the citywide Phoenix market report covering all six submarkets (East, North, North Central, Downtown, South, West)? The Phoenix parent page covers aggregate market data, citywide schools, and links down to every submarket and community inside city limits.
Other Phoenix Submarkets & Camelback East Adjacent Cities
East Phoenix is one of six Phoenix submarkets. Each has distinct pricing, character, and buyer profile. Compare against East Phoenix Real Estate siblings to confirm fit, and consider neighboring cities for adjacent options around the Camelback East corridor.
Maricopa County is the Phoenix metro hub and includes every adjacent city covered in this guide. The county page covers the full set of cities, submarkets, and unincorporated communities feeding the Phoenix housing market.
East Phoenix Real Estate Schools & School Districts
East Phoenix Real Estate spans four school districts at the K-8 level and two at the high school level. District letter grades directly affect East Phoenix Real Estate pricing by zip. Per the Arizona Department of Education FY25 A-F Letter Grades release (April 15, 2026): Madison Elementary District earned a B district letter grade (8 schools), Creighton Elementary District earned a C grade (10 schools), Osborn Elementary District earned a B grade (6 schools), and Scottsdale Unified District (serving Arcadia 85018 addresses) earned an A grade (30 schools).
At the high school level, Phoenix Union HSD earned a B district letter grade (20 schools) and Scottsdale Unified (Arcadia HS) earned an A across the East Phoenix Real Estate footprint. The far-east 85018 Arcadia corridor is inside SUSD attendance even though every East Phoenix Real Estate address in this zone is inside the City of Phoenix.
Scottsdale Unified District … A-Rated District (Serves Arcadia)
The single most important East Phoenix Real Estate school fact is that Scottsdale Unified District (SUSD), not Phoenix Elementary or Madison, serves most of 85018 Arcadia. SUSD earned an A district letter grade in ADE FY25. Arcadia attendance feeds through Tavan Elementary (A, 94.12 ADE points), Hopi Elementary (A, 81.19 points), Ingleside Middle School (B, 77.83 points), and Arcadia High School (A, 89.59 points). This SUSD attendance is the structural reason Arcadia addresses command a $200,000 to $400,000 premium over similar inventory in 85016 Biltmore.
Madison Elementary District … B-Rated District (Serves Biltmore Corridor)
Madison Elementary District serves most of 85016 and far-west 85018 inside the Biltmore corridor. Madison earned a B district letter grade in ADE FY25 with four A-rated K-8 campuses inside the submarket. Top Madison East Phoenix elementary schools per ADE FY25: Madison Traditional Academy (A, 87.27 points), Madison Rose Lane (A, 86.81 points), Madison Heights Elementary (A, 86.51 points), and Madison Richard Simis School (A, 84.12 points). High school attendance flows to Phoenix Union HSD (Central High School and Camelback High School).
Creighton and Osborn Elementary Districts … C and B Grades (Serve South 85008/85016)
Creighton Elementary District (C district grade) serves 85008 and southern East Phoenix Real Estate addresses. Top Creighton campus is Biltmore Preparatory Academy (B, 83.21 ADE points) inside 85016. Osborn Elementary District (B district grade) serves portions of the southern Biltmore corridor with Longview Elementary (B, 77.96 points) and Clarendon School (B, 77.39 points) as top campuses. Phoenix Union HSD serves all Creighton and Osborn graduates at the high school level.
A
Arcadia High School
Scottsdale Unified District • Grades 9-12 • 85018
Per ADE FY25 official data, Arcadia High earned an A letter grade with 89.59 total points. Located at 4703 E Indian School Rd inside Phoenix 85018, but operated by Scottsdale Unified District. Serves the Arcadia and Arcadia East corridors. Graduates routinely place at ASU Barrett Honors, U of A Honors, and out-of-state private colleges with merit scholarships in the $80K-$180K range.
89.59 ADE pointsA-rated85018 SUSD
A
Tavan Elementary School
Scottsdale Unified District • Grades K-5 • 85018
Per ADE FY25 official data, Tavan Elementary earned an A letter grade with 94.12 total points… one of the strongest SUSD elementary scores serving Arcadia. Located inside Phoenix 85018 at 4610 E Osborn Rd, it is the anchor elementary attendance for Arcadia Proper. Where Arcadia Proper Zip 85018 families lock in the SUSD path from K through 12.
94.12 ADE pointsA-ratedArcadia
A
Madison Traditional Academy
Madison Elementary District • Grades K-8 • 85016
Per ADE FY25 official data, Madison Traditional Academy earned an A letter grade with 87.27 total points… the top-scoring Madison campus inside East Phoenix. Traditional academic curriculum, application-based admission, and consistent A-rating year over year make this the most sought-after non-SUSD elementary in the submarket.
87.27 ADE pointsA-ratedTraditional
A
Madison Rose Lane School
Madison Elementary District • Grades K-8 • 85016
Per ADE FY25 official data, Madison Rose Lane earned an A letter grade with 86.81 total points. Serves the central Biltmore corridor and is the neighborhood K-8 anchor for buyers prioritizing Madison district attendance without applying to the Traditional Academy.
86.81 ADE pointsA-ratedBiltmore
A
Madison Heights Elementary
Madison Elementary District • Grades K-5 • 85018
Per ADE FY25 official data, Madison Heights Elementary earned an A letter grade with 86.51 total points. Serves the far-west portion of 85018 inside Madison district boundary (the Arcadia Lite and Camelback Country Club western edge), an alternative attendance option for buyers outside SUSD Arcadia.
86.51 ADE pointsA-rated85018 west
A
Hopi Elementary School
Scottsdale Unified District • Grades K-5 • 85018
Per ADE FY25 official data, Hopi Elementary earned an A letter grade with 81.19 total points. Located inside Phoenix 85018 at 5110 E Lafayette Blvd, Hopi serves the eastern Arcadia corridor as an SUSD elementary attendance option and feeds Ingleside Middle School.
81.19 ADE pointsA-ratedArcadia east
B
Biltmore Preparatory Academy
Creighton Elementary District • Grades K-8 • 85016
Per ADE FY25 official data, Biltmore Preparatory Academy earned a B letter grade with 83.21 total points… the top-scoring Creighton campus inside East Phoenix and the strongest non-Madison non-SUSD K-8 attendance inside the Biltmore corridor.
83.21 ADE pointsB-ratedBiltmore
B
Ingleside Middle School
Scottsdale Unified District • Grades 6-8 • 85018
Per ADE FY25 official data, Ingleside Middle School earned a B letter grade with 77.83 total points. Located inside Phoenix 85018 at 5402 E Osborn Rd, Ingleside is the SUSD middle school anchor for Arcadia Proper and Arcadia East addresses feeding Arcadia High School.
77.83 ADE pointsB-ratedSUSD
School attendance boundaries inside East Phoenix Real Estate are complex. Addresses in 85018 east of 44th Street typically fall inside Scottsdale Unified District (Tavan, Hopi, Ingleside, Arcadia HS) even though every mailing address reads “Phoenix” and every property tax bill is paid to the City of Phoenix.
Addresses in 85018 west of 44th Street fall inside Madison Elementary District (Madison Heights, Madison Richard Simis) for K-8 and Phoenix Union HSD for high school. Miss the SUSD attendance line by 200 feet and your child feeds into Phoenix Union instead of Arcadia HS. Always verify the exact attendance zone with the district by street address before any offer is written.
Source note: All letter grades on this page reflect the official Arizona Department of Education FY25 A-F release (April 15, 2026), the most current state-issued data available. Third-party aggregators (Niche, GreatSchools, SchoolGrade) are secondary references only and do not override official ADE grades.
East Phoenix Real Estate safety patterns vary sharply by sub-zone. The range inside East Phoenix Real Estate is wider than the citywide Phoenix average would suggest. North 85018 (Arcadia Proper, Arcadia Lite, Biltmore Estates, Camelback Country Club) reports the lowest incident rates inside the submarket and runs close to Paradise Valley and Scottsdale norms.
South 85008 and far-south 85018 along the Thomas Road and Van Buren corridors report elevated property crime compared to the citywide Phoenix average. Master-planned amenity inside Biltmore Estates includes 24-hour gate-guarded entry, and the Biltmore Fashion Park and Esplanade commercial corridors maintain active private security in addition to Phoenix PD patrol coverage.
Law Enforcement Jurisdiction in East Phoenix
East Phoenix Real Estate is policed by the Phoenix Police Department, a single-agency jurisdiction with full coverage across all three ZIP codes (85008, 85016, 85018). The City of Phoenix is divided into nine precincts, and the East Phoenix submarket is primarily covered by the Mountain View Precinct (north portion serving 85016 and 85018) and the Squaw Peak Precinct (covering portions of 85016).
The Arizona Department of Public Safety provides highway patrol coverage on State Route 51 (Piestewa Freeway), Loop 202 (Red Mountain Freeway), and the surface arterials connecting east toward Scottsdale and south toward Sky Harbor. Biltmore Estates maintains a 24-hour private security guard at the gated entry that supplements but does not replace Phoenix PD response.
East Phoenix Safety Snapshot
Safety inside East Phoenix Real Estate varies sharply by zip. North 85018 (Arcadia, Biltmore Estates, Camelback Country Club) ranks among the safest East Phoenix Real Estate sub-zones in central Phoenix. South 85008 and the Thomas Road corridor run below the citywide Phoenix average. The submarket-wide grade reflects this bimodal pattern.
C+
Submarket Safety Grade
42nd
Percentile (varies by zip)
1 in 142
Violent Crime Risk
$566
Cost of Crime / Resident
The lowest-incident East Phoenix Real Estate sub-zones are Biltmore Estates (guard-gated), the Camelback Country Club gated streets, north-of-Camelback Arcadia between 44th and 56th, and the Camelback Foothills hillside addresses. Inside East Phoenix Real Estate residential streets, the most common reports are package theft, unsecured-vehicle entries, and bicycle theft, not violent crime. Buyers focused on safety should weigh the address against the Mountain View Precinct boundary, not against the 85018 zip-level number, which is skewed by the southern non-Arcadia portion of the same zip.
East Phoenix Real Estate sits on top of one of the densest employment corridors inside city limits. The Camelback Corridor, which runs through 85016 and 85018, holds 8.4 million square feet of office inventory with 4.6 million square feet of Class A space, and concentrates 30,000 daily professional workers across 123 office towers. Tenants concentrate in law, wealth management and family offices, healthcare systems, and commercial real estate.
Sky Harbor International Airport sits 10 to 15 minutes south via SR-51 or Loop 202, making this submarket the closest residential corridor to Sky Harbor outside of Downtown Phoenix. What that means for you: 12 minutes door to gate vs 35 minutes from North Scottsdale.
Camelback Corridor (cluster) 8.4M SF, 30,000+ daily workers, 0-10 min
Biltmore Center Class A office, 24th & Camelback, 0-5 min
The Esplanade Mixed-use, 24th & Camelback, 0-5 min
Biltmore Commerce Center 259,730 SF Class A, 32nd & Camelback, 0-5 min
Banner Health Healthcare, multi-site, 5-15 min
HonorHealth Healthcare, multi-site, 5-15 min
Northern Trust Wealth management, Camelback, 0-5 min
Snell & Wilmer LLP Law firm, One Arizona Center, 10 min
Arizona Biltmore Resort Hospitality, 85016, 0-5 min
Phoenix Sky Harbor Airport Aviation hub, 10-15 min via SR-51
Downtown Phoenix CBD Government, finance, 10-15 min via SR-51
Phoenix Union HSD 2,800+ employees, multi-site
Scottsdale Airpark 55,000+ jobs, 15-20 min via Loop 202
Healthcare and professional services jobs across the East Phoenix Real Estate corridor have grown steadily since 2022, anchored by Banner and HonorHealth expansions plus continued absorption of Class A office space along Camelback Road. SR-51 (Piestewa Freeway) directly connects East Phoenix Real Estate to North Phoenix and Loop 101 in 15 to 20 minutes off-peak.
Loop 202 connects east to Tempe, ASU, and Sky Harbor in 10 to 15 minutes. Valley Metro Light Rail runs along Central Avenue inside 85016, providing East Phoenix Real Estate transit access to Downtown Phoenix and the ASU Tempe campus. No other Phoenix submarket combines this density of luxury residential, walkable retail, Class A office, and airport access inside a single 3-zip footprint.
East Phoenix Real Estate New Construction … Custom Infill Only
East Phoenix Real Estate new construction is almost entirely custom infill on individual Arcadia and Biltmore lots rather than production tract building. Most activity is teardown-and-rebuild on existing Arcadia citrus-grove lots between 44th and 56th Streets, where lot value alone can run $1.5 million to $2 million before any vertical construction. Custom builders working the Arcadia East Phoenix Real Estate corridor typically start at $2 million all-in and frequently land above $5 million on trophy infill. Production volume is effectively zero; the East Phoenix Real Estate submarket has been built out for decades.
Arcadia Custom Infill (Active): Multiple Arcadia custom builders work 85018 lots in the 44th to 56th Street corridor ✅. Typical project size 4,500 to 7,500 SF. Lot value typically $1.2M-$2M; finished value $2.5M to $8M+. Verify builder reputation, lot allocation, and HOA implications before signing.
Esplanade and Biltmore High-Rise Condo Inventory: The Esplanade Place, Optima Biltmore Towers, and 2211 Camelback continue to release limited new and resale inventory. Pricing $750K to $3M for new construction attached product.
Important disclosure: Biltmore Estates carries a 24-hour gate-guarded HOA with substantial dues, transfer fees, and architectural review committee requirements on every new build inside the gates. Camelback Country Club carries a separate private golf membership review for adjacent lot purchases. The Esplanade and Optima Biltmore high-rise condo buildings carry significant monthly HOA dues that should be modeled into total carrying cost before contract. CFD (Community Facilities District) overlays may also apply to certain parcels in the Sky Harbor flight path corridor.
East Phoenix condos concentrate in two corridors: the Esplanade and Biltmore corridor (luxury mid-rise and high-rise inventory at 24th and Camelback), and the Biltmore Estates / Biltmore Square gated condo complexes south of Camelback Road. Pricing runs from entry attached product around $285,000 in Biltmore Terrace to penthouse units above $3 million at 2211 Camelback and Optima Biltmore Towers.
If you are a snowbird empty-nester exploring East Phoenix Real Estate and carrying a Biltmore attached unit at $850 per month HOA, an East Phoenix realty specialist can run the rent-vs-own analysis in one phone call, FAST.
East Phoenix Condos & Townhomes… August 2026
Active Listings
291
▲ Verified
Median List
$478,000
→ Stable
Entry Price
$285,000
→ Most affordable
Top of Range
$3,200,000
▲ Luxury penthouse
Price / Sq Ft
$310 to $950
▲ Range
Days on Market
94 days
→ Range
Sale-to-List
96.5%
→ Healthy
Active Communities
14
→ Verified ✅
Active East Phoenix Condos & Townhome Communities (Verified)
The Esplanade Place… 2402 E Esplanade Ln, Phoenix, AZ 85016 ✅. Luxury high-rise condo tower at Camelback and 24th Street walkable to Biltmore Fashion Park. Units typically $750K to $3M.
Optima Biltmore Towers… 2211 E Camelback Rd, Phoenix, AZ 85016 ✅. Contemporary glass mid-rise condo community by Optima, units $650K to $2.5M, walkable to Esplanade and Biltmore Fashion Park.
2211 Camelback… 2211 E Camelback Rd, Phoenix, AZ 85016 ✅. Luxury mid-rise condominium building with premium views of Camelback Mountain, units $700K to $3.2M.
Biltmore Courts… 5132-5402 N 31st area, Phoenix, AZ 85016 ✅. Guard-gated condo community near the Arizona Biltmore Resort, units $425K to $1.1M.
Biltmore Terrace Condominiums… 5132 N 31st Way area, Phoenix, AZ 85016 ✅. Entry-luxury condo community inside the Arizona Biltmore Resort property, units $285K to $725K.
Biltmore Square… 4630 N 19th Avenue area, Phoenix, AZ 85015/85016 boundary ✅. Resort-style amenity condo community with multiple pools, gym, and clubhouse, units $325K to $625K.
Cloisters at the Biltmore… 3046 E Marlette Ave, Phoenix, AZ 85016 ✅. Boutique guard-gated condo community, units $525K to $1.1M.
The Dakota at Camelback… 2025 E Campbell Ave, Phoenix, AZ 85016 ✅. Mid-rise condo community in the Biltmore corridor, units $385K to $725K.
What East Phoenix realty clients say about East Phoenix Real Estate
Three themes recur in East Phoenix Real Estate resident commentary: walkability and resort-grade lifestyle inside the Biltmore corridor, mature irrigated lots and citrus-era character in Arcadia, and the structural school advantage of Arcadia addresses falling inside Scottsdale Unified District attendance.
“We almost bought in North Scottsdale and switched to Arcadia at the last minute. The schools were the unlock … we did not realize Arcadia High School is actually Scottsdale Unified, not Phoenix Union. Same A-rated district, half the commute to my office on Camelback. Our daughter got into ASU Barrett Honors with $92,000 in merit scholarships. We could not be happier.”
The K. Family, relocating professional • Arcadia Proper, 3 years, closed $2.35M
“Biltmore Fashion Park is across the street. The Esplanade restaurants are a short walk. Sky Harbor is 10 minutes. Our East Phoenix condo at 2211 Camelback gave us a Manhattan-style walkable lifestyle with Camelback Mountain views from the balcony. There is nothing like this anywhere else in Phoenix. HOA is $920 but the trade-off is worth it at this stage of life.”
R. & L., empty-nester couple • Biltmore corridor condo, 5 years, closed $1.42M
“We tore down a 1955 ranch and rebuilt on the same irrigated Arcadia lot. The trees alone are worth more than the new home in some sense. There is no substitute for a mature Arcadia lot anywhere in the Valley. Final build $4.1M on a $1.65M lot. Three years later comps put us at $5.6M.”
The M. Family, custom-build • Arcadia Proper, completed 2024, $4.1M all-in
✦ OFF-MARKET SERVICE BENEFIT ✦
Off-market access in East Phoenix with a dedicated realty specialist
We specialize in off-market East Phoenix homes, condos, villas, townhomes, businesses, and commercial properties. The 15 percent of Arcadia, Biltmore Estates, and Camelback Country Club inventory that trades hands each year never touches the national portals. Sellers at that price point protect their privacy.
The buyer who sees that inventory is the buyer who works with a dedicated East Phoenix realty specialist. Village-level knowledge matters at this price point: which Arcadia builder is quietly listing their spec home next month, which Biltmore Estates estate is on a 90-day marketing pause, which Camelback Country Club fairway lot the owner will sell to the right buyer without listing.
Active clients get notified within 60 seconds when off-market inventory surfaces through our private broker relationships. Not a subscription list. Not an automated drip sequence. A dedicated human working the East Phoenix Real Estate corridors of Arcadia and Biltmore every day. Not an automated blast to 4,000 email subscribers.
What your East Phoenix home actually sells for in today’s market.
Real comps from a full-time broker, not an automated online estimate. Back to you today. 51% of 85018 SFH listings cut their price last month. Price it right the first time. Did you know nearly half of licensed agents closed ZERO deals last year? (Ask yourself… is this person even in the business?) FACT!
Median $975,000. 81 days on market. 55% of closings included seller-paid concessions.
Goes straight to a dedicated full-time agent/broker that specializes in East Phoenix. Personal reply, FAST. 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.
Upcoming events in East Phoenix: August 2026 through December 2026
Live events across the Phoenix metro over the next 120 days that drive short-term rental pressure, snowbird arrival timing, and buyer visit windows into the Camelback Corridor. Sky Harbor is 10 minutes south of East Phoenix, so many of these venues are inside a 20-minute drive of Arcadia and Biltmore.
Aug 13, 2026 … Meghan Trainor, Mortgage Matchup Center, Phoenix. Details
Aug 14, 2026 … Candlelight: 90s Unplugged, Phoenix Art Museum, Phoenix. Details
Oct 17-18, 2026 … Taco Fest, Salt River Fields, Scottsdale. Details
Nov 28-29, 2026 … Bluey’s Big Play, Arizona Financial Theatre, Phoenix. Details
Why East Phoenix Real Estate Matters in 2026
East Phoenix Real Estate is the most concentrated combination of walkable luxury, mature-lot character, and Class A office economy inside Phoenix city limits. The structural demand drivers behind this submarket are durable, not speculative.
Key drivers supporting East Phoenix Real Estate include:
East Phoenix Real Estate Camelback Corridor employment density… 8.4 million square feet of office, 30,000 daily professional workers, and the highest concentration of family-office and wealth-management firms inside the Valley keep executive housing demand structurally tight.
Arcadia SUSD school attendance… the structural premium attached to Arcadia Phoenix real estate is partly the citrus-grove lots and partly the fact that Scottsdale Unified District (A grade per ADE FY25) serves these Phoenix addresses through Tavan, Hopi, Ingleside, and Arcadia HS.
Irrigated mature lots in Arcadia… the SRP-irrigation citrus-grove lot pattern between 44th and 64th Streets cannot be replicated, which puts a structural floor under Arcadia values regardless of broader Phoenix inventory swings.
Resort-adjacent walkability inside Biltmore… the Arizona Biltmore, Biltmore Fashion Park, the Esplanade, and Whole Foods within a 10-minute walk produces a lifestyle pattern unavailable anywhere else in Phoenix.
Sky Harbor proximity… 10 to 15 minutes to the largest airport in the Southwest is a hard differentiator vs North Scottsdale (25-35 min) and Desert Ridge (25-35 min).
SR-51 and Loop 202 freeway access… efficient connection to Downtown Phoenix, Sky Harbor, ASU Tempe, and Scottsdale without any of the gridlock that hits Loop 101 corridors.
Biltmore Estates gated luxury… 24-hour guard-gated security inside a Frank Lloyd Wright-influenced master plan, with Camelback Mountain hiking out the back gate.
Diversified buyer base… empty-nesters trading down from North Scottsdale, executives relocating into Camelback Corridor offices, custom-build families targeting Arcadia, and condo investors targeting the Esplanade-Biltmore corridor all compete for inventory.
This is a long-term strategic hold market where the East Phoenix Real Estate buyer base regenerates across generations and the lifestyle infrastructure (Biltmore Fashion Park, Camelback Mountain, Arcadia citrus lots, Camelback Corridor offices) is not easily replicated. That structural depth is why East Phoenix Real Estate median prices in 85018 continue to outpace the broader Phoenix market even when broader inventory loosens.
Why use a dedicated full-time agent/broker that specializes in East Phoenix? 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.
Our founder previously produced over $30 million a month in closed sales at a Nebraska brokerage. Ask any agent for their closed transaction count inside East Phoenix in the last 12 months. If they cannot answer in one sentence, you have your answer.
August 2026… Buyer & Seller Takeaways
Buyers: Pricing strategy above $1.5 million matters as much as it does in North Scottsdale. A disciplined offer 6 to 10 percent under list is often the right move on Arcadia homes past 60 days on market. 51 percent of 85018 single-family sellers have already cut price. Verify school zones (SUSD vs Madison vs Phoenix Union) by exact address before any offer. The 15 percent of buyers who work with a dedicated East Phoenix realty specialist see off-market inventory the crowd refreshing the national portals at midnight will never see.
Sellers: Do not start above market and expect to drop later. 51 percent of 85018 single-family listings already cut price. Sale-to-list is 95.4 percent, down from 95.9 percent in June. Arcadia homes that lose momentum lose 8 to 11 percent more than they would have given up at correct initial pricing. Get the comp work right the first time.
Cash buyers: 28 percent of 85018 East Phoenix closings are cash. If you are financing above $1.5 million you are competing against cash and that affects negotiation leverage. Cash buyers are extracting 4 to 6 percent discounts to financed offers at the closing table.
Arcadia rebuilds: Custom teardown projects on Arcadia lots require detailed cost and HOA review before contract. Architectural review committees inside Biltmore Estates and lot-specific irrigation easements in Arcadia can materially affect what you can build.
Schools: Four districts overlap inside this submarket. Address-level verification is mandatory if school zone is a buying criterion, especially because Arcadia addresses in Phoenix fall inside SUSD attendance.
Off-market: Trophy Arcadia properties above $4 million and Biltmore Estates hillside addresses often trade off-market. A dedicated full-time agent/broker that specializes in East Phoenix with private relationships is the only way to see this inventory before it reaches the national portals.
East Phoenix Real Estate FAQ … 16 Most Common Questions
The most frequent East Phoenix Real Estate buyer and seller questions for July 2026. If your question is not covered here, send a note through the contact form below and we will respond personally, FAST.
What is the median home price in East Phoenix Real Estate in August 2026?
The East Phoenix Real Estate August 2026 median is $975,000, up 3.5 percent year over year. By ZIP: 85008 at $415,000, 85016 at $815,000, 85018 at $1,450,000. Volume was down 11 percent month over month at 194 closings, matching the typical Phoenix summer slowdown. 51 percent of 85018 single-family listings currently show at least one price reduction per Altos market data, so disciplined buyers have real leverage above $1.5 million.
Is East Phoenix Real Estate a buyer's or seller's market in August 2026?
Balanced tilting buyer-friendly, with 4.2 months of supply, 81 days on market, and sale-to-list at 95.4 percent. 51 percent of 85018 single-family listings have already cut price. The luxury tier above $2.5 million in Arcadia and Biltmore Estates favors disciplined buyers, while the entry tier under $500,000 in 85008 still favors sellers. A dedicated full-time agent/broker that specializes in East Phoenix knows which sub-zone applies to your target property.
What is the price of a 3 bedroom in East Phoenix Real Estate?
In East Phoenix Real Estate, a 3 bedroom home ranges from $385,000 in 85008 up to $1,850,000 in 85018 Arcadia Proper. Median 3 bedroom sits at $675,000 across the submarket. Arcadia 3 bedroom rebuild-ready lots are the highest-demand product because the lot alone often values above $1,200,000.
What is the price of a 4 bedroom in East Phoenix Real Estate?
In East Phoenix Real Estate, a 4 bedroom home ranges from $525,000 in 85008 up to $6,500,000 for custom rebuilds in Arcadia and Biltmore Estates. Median 4 bedroom sits at $1,285,000. Custom Arcadia 4 bedroom rebuilds above 4,500 square feet routinely trade above $3 million.
What are East Phoenix condos worth in August 2026?
East Phoenix condos run from $285,000 in Biltmore Terrace to $3.2 million penthouse units at 2211 Camelback and Optima Biltmore Towers. Median list is $478,000 across 291 active listings. The Esplanade Place and Optima Biltmore Towers deliver luxury walkable attached inventory above $850,000. 57 percent of 85018 attached listings currently show price reductions per Altos.
How do I find East Phoenix homes for sale before the national portals list them?
The 15 percent of East Phoenix homes for sale that trade off-market never touch the national portals. Access those East Phoenix homes for sale through a dedicated full-time agent/broker that specializes in East Phoenix with private broker relationships across the Arcadia and Biltmore corridors. Off-market access begins when you become a client under a signed representation agreement, with compensation negotiable and disclosed in writing.
How competitive are East Phoenix homes for sale in multi-offer situations?
East Phoenix homes for sale under $650,000 in 85016 and 85008 still draw 3 to 5 offers in about two weeks on well-priced product. East Phoenix homes for sale between $1.5 million and $3 million in 85018 more often trade below list after 60 to 90 days on market. Cash offers extract a 4 to 6 percent discount to financed offers at closing, and rate buydowns are outperforming straight price cuts as the leading seller concession.
What makes Arcadia Phoenix real estate unique?
Arcadia Phoenix real estate is the only Phoenix corridor with SRP-irrigation citrus-grove lots between 44th and 68th Streets, Scottsdale Unified School District attendance on Phoenix addresses, and mature landscaping that pre-dates 1970. That combination cannot be replicated anywhere else in Maricopa County. Arcadia teardown lots alone value at $1.2M to $2M before vertical construction begins.
How does Arcadia Phoenix real estate compare to North Scottsdale?
Arcadia Phoenix real estate runs 15 to 25 percent below North Scottsdale on median sale price ($1.45M vs $1.83M) but delivers the same SUSD school attendance and 10-minute Sky Harbor access versus 25 to 35 minutes from North Scottsdale. Arcadia is the closer-in luxury option for buyers prioritizing airport access and walkability over golf.
Why work with a dedicated full-time East Phoenix realty specialist instead of a general agent?
Because you get access to off-market East Phoenix realty inventory that never reaches the national portals. A dedicated full-time East Phoenix realty specialist knows every school attendance line by name (SUSD, Madison, Creighton, Osborn boundaries), Biltmore Estates HOA transfer fees, Arcadia irrigation easement complications, and which Arcadia lots the custom builders will pay a premium for. Nearly half of licensed agents closed ZERO deals last year. Ask any agent for their closed transaction count inside East Phoenix in the last 12 months.
Can an East Phoenix realty specialist show me off-market Arcadia and Biltmore inventory?
Yes. An East Phoenix realty specialist with active broker relationships in the Arcadia teardown corridor and Biltmore Estates gated community receives off-market notification of $3M+ estates 7 to 14 days before public listing. Active clients get notified within 60 seconds when off-market inventory matching their criteria surfaces. Not a subscription list. Off-market access begins when you become a client under a signed written representation agreement.
What schools serve East Phoenix Real Estate?
Four K-8 districts and two high school districts overlap East Phoenix Real Estate per ADE FY25: Scottsdale Unified (A district letter grade, serves Arcadia 85018 through Tavan, Hopi, Ingleside, Arcadia High School); Madison Elementary (B, serves 85016 and west 85018 through Madison Traditional Academy at 87.27 ADE points); Creighton (C, serves 85008); Osborn (B, serves south 85016). Phoenix Union HSD (B) serves everything outside SUSD Arcadia.
Is East Phoenix Real Estate safe?
Safety in East Phoenix Real Estate varies sharply by sub-zone. North 85018 (Arcadia Proper, Biltmore Estates, Camelback Country Club) reports the lowest incident rates and runs close to Paradise Valley norms. South 85008 and the Thomas Road corridor run below the citywide Phoenix average. Phoenix PD Mountain View and Squaw Peak Precincts provide primary coverage. Always look at precinct-level data on a specific address before buying.
Is there active new construction in East Phoenix Real Estate?
Yes, but only custom infill on individual Arcadia and Biltmore lots. Custom builders working the Arcadia teardown corridor typically start at $2 million all-in and land above $5 million on trophy infill. The Esplanade Place, Optima Biltmore Towers, and 2211 Camelback continue to release limited new and resale attached inventory. Production tract building is effectively zero in this East Phoenix Real Estate submarket.
How many people live in East Phoenix?
133,418 residents live inside the three East Phoenix ZIP codes: 85008 (59,047), 85016 (37,074), and 85018 (37,297). Source: U.S. Census Bureau American Community Survey 2024 5-year estimates, ZCTA-level via Census Reporter. The East Phoenix Real Estate submarket also holds 2,714 business establishments in 85016 alone with 57,139 employees, per the 2024 Business Census, which explains the structural office-driven housing demand across the Camelback Corridor.
Can you help me buy in East Phoenix if I am relocating from out of state?
Yes. We work with relocating buyers from California, Washington, Texas, Colorado, Illinois, North Carolina, Ohio, Michigan, New Mexico, and Utah on a regular basis. The process runs on video tours of every candidate property, exact-address school attendance verification (SUSD vs Madison vs Creighton vs Osborn), Biltmore Estates HOA transfer-fee analysis, and off-market Arcadia and Biltmore inventory sent to your phone before it reaches the national portals. Contact us before you fly in and we will have three to five properties matching your criteria ready to walk when you land.
Get Personalized East Phoenix Real Estate Data
Whether you’re buying, selling, or researching the East Phoenix Real Estate market, send us a note. We’ll respond personally, FAST, and connect you with a dedicated full-time agent/broker that specializes in East Phoenix and works the Arcadia and Biltmore corridors every day.
East Phoenix Real Estate Resources & Quick Links
Useful external references for East Phoenix Real Estate research, schools, safety, and city planning information.
The East Phoenix Real Estate commercial market is anchored by the Camelback Corridor, 8.4 million square feet of office inventory across 123 towers running through 85016 and 85018. Office and retail lease rates inside the Camelback and Esplanade corridor run among the highest in Phoenix metro because tenant quality (law firms, family offices, wealth management) stays consistently strong. For East Phoenix Real Estate commercial deals here you need dedicated full-time commercial real estate agents/brokers that specialize in East Phoenix, not residential agents handling commercial on the side.
East Phoenix Commercial Market… August 2026
Office Lease Rates
$34 to $54 FSG
→ Annual range, Class A
Retail Lease Rates
$38 to $85 NNN
→ Biltmore Fashion Park premium
Class A Office Stock
4.6M SF
→ Inside Camelback Corridor
Cap Rates Trading
5.6% to 7.2%
→ Recent sales
Total Office Stock
8.4M SF
→ Camelback Corridor
Daily Workforce
30,000+
→ Corridor professionals
For Sale Range
$1.5M to $80M+
→ Mixed
Anchor Retail
560,000 SF
→ Biltmore Fashion Park
🤝
Buying or Selling an East Phoenix Business?
East Phoenix businesses … medical practices, law firms, family offices, boutique retail along Biltmore Fashion Park, and luxury hospitality … trade at premium valuations because the customer base supports higher margins. Our dedicated full-time business agents/brokers that specialize in Arizona business transactions close at maximum value with complete confidentiality.
Buying or Selling an East Phoenix Commercial Building?
East Phoenix Real Estate Camelback Corridor and Biltmore commercial acquisitions have tightened as institutional buyers compete for stabilized Class A assets. Medical office, professional services office, and neighborhood retail remain the most active segments. Our dedicated full-time commercial real estate agents/brokers that specialize in East Phoenix cover this entire submarket.
Buying a Business, Fix & Flip, or Commercial Building in East Phoenix?
Visit 75BizLoans.com for fast, competitive financing on business acquisitions, commercial real estate, and investment properties across East Phoenix Real Estate … from $150,000 to $100 million. Nationwide commercial lending with fast approvals and terms that actually close deals.
Business AcquisitionCommercial Real EstateFix & FlipBRRR InvestmentMulti-Family$150K to $100M
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Methodology & Sources
Coverage area: East Phoenix Real Estate across three ZIP codes (85008, 85016, 85018) covering Arcadia, Arcadia Lite, Biltmore, Biltmore Estates, Camelback Country Club, the Esplanade, Camelback Foothills, and Camelback East Village.
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 (ADE FY25 release, April 15, 2026). Crime data comes from CrimeGrade, AreaVibes, LexisNexis Community Crime Map, and FBI Uniform Crime Reports.
Update cadence: This report is rebuilt the moment new market data is released each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication. Figures presented as ranges reflect normal mid-month variation across data sources, so you always see realistic numbers, not cherry-picked ones.
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.
When you reach out, a dedicated full-time agent/broker that specializes in East Phoenix starts working immediately, researching both on-market and off-market opportunities. Trophy Arcadia properties above $4 million and Biltmore Estates hillside addresses (the $10.6M June 2026 sale included) often trade off-market, so private relationships matter.
Last updated: August 12, 2026. Population figures from U.S. Census Bureau American Community Survey (ACS) 2024 5-year estimates via Census Reporter (zip-level ZCTA). Price reduction figures for 85018 single-family and attached from Altos Research market data as reported by area brokerages. Citywide Phoenix comparison figures from July 2026 metro closed-data release.
