How Many Homes Are Really for Sale in North Scottsdale? Reading a Falling Listing Median

Why does one website give three counts for one neighborhood?

The three Realtor.com pages are not in conflict. They are snapshots. The page for DC Ranch says its charts reflect data through February 2026, and it lists North Scottsdale with 1,105 homes for sale, up 12.50% on the year. The page for Silverleaf says its charts run through April and lists North Scottsdale with 1,070, down 3.75%. The page for North Scottsdale itself runs through May and gives 936, down 8.94%. Each page holds the neighborhood count as it stood when that page was last refreshed.

Read in order, they describe a sharp fall in the number of homes on offer. From 1,105 to 1,070 is a drop of 35 homes, 3.2%. From 1,070 to 936 is a drop of 134 homes, 12.5%. The second drop is four times the size of the first, and it happened in a season when many owners of second homes in the desert are leaving. A seller who read only the February page would think that North Scottsdale had over a thousand homes on offer. One who read the June page would think it had fewer than a thousand and falling.

The year-on-year figures change sign, and that matters too. In February the stock was up 12.50% on a year earlier. In April it was down 3.75%. In June it was down 8.94%. A year earlier, the same neighborhood had about 982 homes for sale in the April measure and about 1,028 in the May measure, both of which are this brief's arithmetic from the stated changes. The stock rose through the previous year and has been drawn down since.

Source: Realtor.com pages as cited. The 169, 15.3%, 35, 3.2%, 134, 12.5%, 982 and 1,028 figures are this brief's arithmetic. The reading of the three pages as snapshots is this brief's reasoning, based on the chart end dates the pages state. Commercial content; not independently verified.

What does a 15 percent fall in the listing price actually say?

The headline figure is a median listing price of $1,353,000, down 15.41% on the year and down 3.29% on the month. Applied to the year-ago price, it implies that the typical listing a year earlier was priced near $1,599,000, which is this brief's arithmetic. A fall of $246,000 in the typical asking price in twelve months would be a large move if it described the same houses. It almost certainly does not.

The median listing price is the middle of whatever is for sale at the time. If the most expensive homes in the neighborhood sold or came off the market, and the new listings were smaller or cheaper, the median falls without any single owner cutting a price. The price per square foot moved far less than the median. It is down 2.56%, from about $512 to $499. When the price per foot barely moves and the median falls by a sixth, the houses on offer are different, and the likely difference is size.

The sold figures support that reading. The median sold price is $1,181,625, down 2.75% on the year, which implies about $1,215,000 a year earlier. That is a decline of about $33,000, a small fraction of the fall in asking prices. Over three years the median sold price is up 19.78%. The people who bought in North Scottsdale in the last three years paid about a fifth more than their counterparts, and the sold median has held up while the asking median has dropped.

The gap between the two medians is also worth noticing. The typical listing is priced $171,375 above the typical sale, which means the sold price is 87.3% of the asking price. That is not the same as the sale-to-list ratio of 97% on the same page. The ratio compares each sale with its own asking price. The two medians compare different groups of homes, and the larger gap says that the homes which sell are cheaper than the homes which sit.

For an owner, the useful reading is a mix effect, not a collapse. Prices per foot are close to flat. The asking median fell because the stock changed. An owner with a house that is larger or more finished than the median should not read $1,353,000 as the price of that house.

Source: Realtor.com page as cited. The $1,599,000, $246,000, $512, $1,215,000, $33,000, $171,375 and 87.3% figures are this brief's arithmetic from the stated changes. The explanation based on the mix of homes is this brief's reasoning and not a statement of the page. Commercial content; not independently verified.

Is the wait 61 days or 73?

Redfin says homes in North Scottsdale sell in around 61 days, the same as a year earlier. Realtor.com says a median of 73 days, down 1.35% on the year and up 17.74% on three years. On a third Redfin measure, the page for the neighborhood says that homes sell in 77 days under its competitiveness score. That makes three clocks, at 61, 73 and 77 days.

They count different things. Redfin's 61 days is the median time to go under contract for homes that sold, over three months. Realtor.com's 73 days is the median time on the market for homes that are listed now. A home that sells quickly shows up in the first measure and leaves the second one. A home that has not sold stays in the second and drives it up. The longer figure is therefore the more cautious one for a seller, and the shorter is the best case.

The movement on the Realtor.com pages is the more worrying one. The wait was 53 days on the February page, 66 on the April page and 73 on the June page. That is a rise of 20 days, or 37.7%, in four months. A seller who listed in February and read the first page would have planned for under eight weeks. The same house listed in June would face more than ten.

The region shows a smaller rise. In the Phoenix area, the median days on market was 60 in May, 64 in June and 67 in July and August, then 62 in September. The regional figure rose 11.7% from May to July and eased 7.5% by September. North Scottsdale's 73 days is 11 days, or 17.7%, longer than the September regional median of 62.

Source: Redfin and Realtor.com pages as cited, and Realtor.com series for the Phoenix area. The 20 day, 37.7%, 11.7%, 7.5%, 11 day and 17.7% figures are this brief's arithmetic. The explanation of the measures is this brief's reasoning. Commercial content; not independently verified.

What do the 110 homes in named subdivisions tell an owner?

The Realtor.com page lists fifteen neighborhoods inside North Scottsdale. Pinnacle Peak has 82 homes for sale, down 27.42% on the year. Pinnacle Peak Vistas has 9, Canada Ridge 5 and Pinnacle Peak Heights 5, up 50%. Canyon Heights has 3. Carriage Hills, Legend Canyon, Lost Canyon, Montana del Tesoro, Pinnacle Peak Shadows and Sonoran Highlands have one each. Four more, Maka Ina, Peakthe Vikings, Pinnacle Peak Circle and Quails Nest, have none.

Those rows add up to 110. The page gives 936 homes for sale in North Scottsdale as a whole. The named areas hold 11.8% of the total, and 826 homes, 88.2%, sit in none of them. For a reader who hoped to find an owner's own street in the table, the odds are against it. Most of the neighborhood's stock is in places the table does not name, such as subdivisions too small to be listed or areas that the site has not mapped.

Pinnacle Peak is the largest named area and the most informative. Its median listing price is $2,145,000, or $603 per square foot, 59% above the neighborhood-wide price of $499 per foot. Its median days on market is 72, up 13.73%, and its rent is $6,750 a month. Pinnacle Peak Vistas is higher again, at $3,650,000 and $815 per foot, with a wait of 76 days.

The comparison with the neighborhood median is large. Pinnacle Peak's median listing is 1.59 times the neighborhood-wide $1,353,000, and Pinnacle Peak Vistas is 2.70 times. The neighborhood-wide median is therefore pulled down by the 826 homes that are not in a named area, and those homes are probably priced well below $1.35 million. North Scottsdale is not one market. It is a collection of them, spread over a very large area.

The point for an owner is plain. A price from the neighborhood page is only a starting point. If a home sits in one of the named hillside areas, the right comparison is a house in that area. If it sits in the unnamed 88%, the neighborhood median is closer, but still broad.

Source: Realtor.com page as cited. The 110, 11.8%, 826, 88.2%, 59%, 1.59 and 2.70 figures are this brief's arithmetic. The reading of the unnamed 88% is this brief's inference and not a statement of the page. Commercial content; not independently verified.

What does the Census say about homes built mostly since 1990?

In the postal area that includes North Scottsdale, the median household income is $140,616 and the owner-estimated median home value is $1,036,800, with a margin of error of $47,867. The value is 7.4 times the income. The Realtor.com sold median of $1,181,625 is 8.4 times, and the median listing price of $1,353,000 is 9.6 times. A buyer at the median needs more than eight years of the area's median household income.

The housing stock is young. The Census counts 9,254 homes from the 1990s (39.6%), 6,736 from the 2000s (28.8%), 3,861 from the 2010s (16.5%) and 972 from 2020 or later (4.2%). Homes built since 1990 number 20,823, which is 89.1% of the area. Only 539, 2.3%, were built before 1980, and the median year built is 2000.

The area has 23,364 homes, of which 19,829 are occupied and 3,535, 15.1%, are vacant. Owners hold 14,490 of the occupied homes, 73.1%, and renters 5,339, 26.9%. The population is 45,346, about 2.29 per occupied home. The vacancy share is high. The Census table does not say why homes are vacant, and a mix of seasonal use and homes between owners is one possible reason.

The owner-estimated value is $144,825, or 14.0%, below the Realtor.com sold median. The rent gap is small: the Census median gross rent is $2,483 and Realtor.com's asking rent is $2,449, $34 or 1.4% below it. The asking rent is up 5.38% on the year, which implies about $2,324 a year earlier, and down 33.36% on three years, which implies about $3,675. A swing of that size over three years is large, and it comes with a doubling in the number of rentals.

Source: U.S. Census Bureau, American Community Survey 2020-2024, and Realtor.com as cited. Ratios, shares and gaps are this brief's arithmetic. The explanation about vacancy and the age of roofs and equipment is this brief's reasoning and not a statement of the Census.

What does the Phoenix series add?

The neighborhood figures end in the spring. The Phoenix-Mesa-Scottsdale series run later and describe the region around North Scottsdale. Active listings were 19,517 in May 2026, 18,731 in June, 17,661 in July and 17,707 in August, then 18,437 in September (Realtor.com, active listings). The count fell 9.3% from May to August, then rose 4.1% in the month to September.

New listings fell in each month from March. There were 8,670 in March, 8,146 in April, 7,444 in May, 6,868 in June and 5,854 in July (Realtor.com, new listings), a fall of 2,816 or 32.5% in four months. The heat of the Arizona summer reduces the number of owners who list, and the figure follows that season.

Homes with a price cut were 10,902 in March, 10,552 in April, 9,904 in May, 9,458 in June and 8,348 in July (Realtor.com, price reduced listings), a fall of 23.4%. In July, 8,348 of 17,661 active homes had a cut, which is 47.3%. In May it was 9,904 of 19,517, which is 50.7%. Nearly half of the homes on the market in the region had cut their price in both months.

The regional median listing price fell from $498,000 in May to $489,500 in June, $481,945 in July and $475,000 in August and September (Realtor.com, median listing price), a fall of 4.6%. The North Scottsdale listing median of $1,353,000 is 2.85 times the regional $475,000 of September.

Source: Realtor.com series published by the Federal Reserve Bank of St. Louis as cited. The 9.3%, 4.1%, 2,816, 32.5%, 23.4%, 47.3%, 50.7%, 4.6% and 2.85 figures are this brief's arithmetic. The seasonal explanation and the comparison with the neighborhood are this brief's reasoning.

What should an owner ask before accepting any offer?

Whether an offer is public or private, a seller can test it with a few plain questions. What is the price, and is any part of it conditional on an inspection, a loan or the sale of another home? What will I take home after every charge? When will the sale close, and can that date move? Who pays for any repair the buyer asks for? What proof is there that the money exists?

In a desert neighborhood of newer homes, there are more. Has the buyer's inspection checked the roof, the air conditioning units, the pool equipment and the irrigation, which are the items that age together in homes built in the 1990s and 2000s? Does the lot sit on a hillside, with a wash or a drainage easement that a buyer's surveyor may query? Is there a homeowners association whose fees, rules and transfer charges have to be disclosed?

The comparison should include the cost of waiting. At 73 days, a home carries taxes, insurance, a pool service and a landscape for more than ten weeks before a buyer is found, and the sale then takes weeks more to close. A fixed date and a known price remove the uncertainty, and some owners value that as much as the price. Readers comparing markets can also read the Old Town Scottsdale brief and the DC Ranch brief.

Source: this brief's general reasoning. The 73 day figure is from Realtor.com as cited. Commercial content; not independently verified.

What does a private sale change?

Maison Off-Market buys homes directly from their owners. It does not list a home, hold showings or put a home on a public listing. For a North Scottsdale owner, the five benefits are plain. There are no showings and no neighbors talking about the sale. The closing date can be flexible, which gives time to find a new home. There are no commission costs and no closing costs for the seller, and there are no inspections and repairs.

A little arithmetic shows what that is worth. Each 1% of a $1,181,625 sale is $11,816. A seller who gives up 3% gives up $35,449, and one who gives up 5% gives up $59,081. This brief does not claim that those are the costs of any sale, since the real figures depend on the agreement the seller signs. It shows how quickly a percentage becomes a sum.

The trade is that a private buyer may offer a price that differs from what a public sale could bring. In a market where homes sell 3.06% below the asking price on average, a public sale may fetch less than a hopeful listing price, and it may fetch more for an unusual home. The useful comparison is the price after every cost and every week of waiting, set against a closing date the seller picks. A private offer tells an owner the number before any of that begins.

Maison Off-Market speaks only to sellers. An owner who wants to know what a direct offer would look like can use the contact form below, or call 401-219-4207, and ask for a figure with no showings, no listing and no obligation.

Source: Maison Off-Market. The fee figures are this brief's arithmetic and not claims about any sale.

Methodology and limitations

Prices, price per square foot, days on market, listing and rental counts and the neighborhood tables for North Scottsdale come from two commercial pages: a national listing site page with charts to May 2026 and a national brokerage page with figures to May 2026. The comparison counts also use two other pages from the listing site with earlier chart dates. The pages count different things and are not independently verified.

Age, tenure, vacancy, income, rent and owner-estimated value come from the American Community Survey 2020-2024 five-year estimates for the postal-code area that includes North Scottsdale. Shares are calculated from published counts, and owner-estimated value carries a margin of error.

Days on market, active and new listings, median listing price and price reduced counts are Realtor.com series published by the Federal Reserve Bank of St. Louis for the Phoenix-Mesa-Scottsdale metropolitan area. They describe the region and not the neighborhood. The brief makes no forecast and values no home.

Conclusion

The North Scottsdale record shows a stock that fell from 1,105 homes to 936 across three pages, a listing median down 15.41% that is mostly a change in which homes are for sale, a wait that grew from 53 days to 73, a neighborhood table that names only 110 of the homes and a Census profile of mostly newer homes.

It does not fix a price for any one home. The choice between a public listing and a private sale comes down to whether an owner would rather compete in that market or take privacy, a flexible closing date, no commission, no closing costs and no inspections or repairs. To see what a direct offer would look like for your home, use the contact form below or call 401-219-4207.