How Many Pinnacle Peak Homes Are for Sale? Reading Several Pages and a Listing Median Against a Sold Median

Why do four pages count four sets of homes?

The lowest count is the narrowest. The Central Pinnacle Peak analysis covers the subdivisions on one map, one of four areas that the broker says make up the Pinnacle Peak area. Its 36 homes are 20 active, 12 under contract and 4 coming soon. It was updated in February, so it is the oldest of the four and covers the slowest season. The 82 on Realtor.com and the 92 on Homes.com are close to each other, 12% apart, and are probably two drawings of the same boundary taken in different months.

The highest count, 353, is for a much larger place. AZHomes says that its Pinnacle Peak includes Troon, Troon North, Desert Highlands and Estancia, and its price range, $324,000 to $18.0 million, is wide enough to cover townhouses and the largest estates. Its average size of 3,564 square feet is almost the same as the size implied by Realtor.com's figures, since $2,145,000 at $603 per foot is 3,557 square feet. The size agrees, and the count does not.

The Homes.com page has a sign of age. Its list of open houses includes one for Sunday, April 27. April 27 fell on a Sunday in 2025. In 2026 it is a Monday. The page may therefore have been refreshed in the spring of 2025, which would make its 92 homes and its 4.80 months of supply older than the Realtor.com figures. This is an inference from one date, and the page itself carries none.

The practical lesson is to ask what boundary and what month a number belongs to before using it. A seller whose house is in a gated golf community with 20 active listings is in a different market from one in a subdivision of three. The four counts are four answers, and each is right about its own area.

Source: The four pages as cited. The 9.8 ratio, 12%, 3,557 square foot and 4.80 month figures are this brief's arithmetic or the pages' own. The dating of the Homes.com page is this brief's inference from the weekday of one open-house date and is not a statement of the page. Commercial content; not independently verified.

Which price is the value of a house?

Start with Realtor.com. The listing median of $2,145,000 is down 6.31% on the year, which implies about $2,289,000 a year earlier. The sold median of $1,500,000 is up 11.11%, which implies exactly $1,350,000. The sold median is 69.9% of the listing median. In a market where homes sell about 5% below the ask, a gap of 30% means that the homes that sold were cheaper than the homes that are listed, not that they sold at a large discount.

Homes.com adds more detail. Its twelve month median price is $1,657,500. For single-family homes it is $1,905,000, and for townhouses $1,437,500. Its median list price is $2,025,000, 5.6% below Realtor.com's, and its average sale price is $2,185,928, which is 31.9% above its own median of $1,657,500. An average above a median means that a few very expensive sales pull the average up. For a seller, the median is the better guide to a typical house, and the average a guide to the top.

The scale of the houses matters. Homes.com gives an average single-family size of 4,634 square feet and a median lot of 33,541 square feet, which is 0.77 of an acre. At Realtor.com's $603 per foot, a 4,634 square foot house would list at about $2.79 million, and at Homes.com's $568 it would sell for about $2.63 million. Both are above the medians, which tells us that the median house is smaller than the average one.

The Central Pinnacle Peak analysis gives a lower figure, $1,552,970 on average, from 33 closed sales. That average is close to Realtor.com's sold median of $1,500,000, 3.5% higher. The two agree even though one is an average and the other a median, a sign that the middle of the market in this area is near $1.5 million. The $2 million figures are what owners ask, and the $1.5 million figures are what buyers have been paying.

Source: The three pages as cited. The $2,289,000, 69.9%, 5.6%, 31.9%, 0.77 acre, $2.79 million, $2.63 million and 3.5% figures are this brief's arithmetic from the stated figures. The reading of the gap between listings and sales is this brief's inference. Commercial content; not independently verified.

Does the neighborhood table cover the neighborhood?

The Realtor.com page lists homes for sale in ten named areas with a count above zero. They are Pinnacle Peak Vistas 9, Canada Ridge 5, Pinnacle Peak Heights 5, Mirage Village 4, Desert Village 3, Pinnacle Paradise 3, Prado Estates 3, Carriage Hills 1, La Vida 1 and Pinnacle Peak Shadows 1. The sum is 35. The headline count is 82. The table covers 42.7% of the homes, and 47 homes are in no named area.

Only one area has a price in the table: Pinnacle Peak Vistas, with a median listing price of $3,650,000 and $815 per square foot. That is 70% above the neighborhood median of $2,145,000 and 35% above its price per foot of $603. Its wait of 76 days is 4 days above the neighborhood's 72, and it is down 16.39% on the month. If the named areas are the expensive gated communities, the 47 homes outside them must be priced well below the median to bring it down to $2.1 million.

The count of rentals points the same way. The table shows 2 rentals in Pinnacle Peak Vistas, 1 in Mirage Village, 2 in La Vida and 1 in Pinnacle Peak Shadows, 6 of the 29 on the page. The rest are in no named area. For an owner, the lesson is that a neighborhood median conceals a split, and the homes in the named, gated areas are a minority of the stock.

The Census gives a check on the other side. Of 5,546 occupied homes in the postal area, only 132 are rented, 2.4%. The 29 rentals on the page at a median of $6,750 a month are rare and expensive, 2.15 times the Census median gross rent of $3,136. An owner who thinks of renting a house out should know that the market for it is a few dozen listings.

Source: Realtor.com page and U.S. Census Bureau, American Community Survey 2020-2024, as cited. The sum of 35, the 42.7%, 47, 70%, 35%, 2.4% and 2.15 figures are this brief's arithmetic. The remark on the homes outside the named areas is this brief's inference. Commercial content; not independently verified.

Which clock should a seller plan around?

Realtor.com gives a median of 72 days, up 13.73% on the year, which implies about 63 days a year earlier, and up 40.32% on three years, about 51. Homes.com and the Central analysis both give an average of 68 days. AZHomes gives an average of 189. The first three agree within four days. The fourth is almost three times as long.

The AZHomes figure is an average over a larger and more varied set of listings, including estates at the top of an $18.0 million range that can sit for a year, and it counts every day a home has been listed, not only the days before a contract. An average is also pulled up by a few homes that have sat for many months. Realtor.com's median is less affected. A seller of an ordinary home in a gated community should plan for about ten weeks, and a seller of an estate for much longer.

The discount is steadier. Realtor.com has homes selling 4.96% below the asking price, a sale-to-list ratio of 95%. Homes.com gives a median discount of 6% from the first list price, which is a stricter measure because it counts price cuts along the way. On a listing at $2,145,000, 4.96% is about $106,400 and 6% about $128,700. Either is more than the whole value of many homes.

The supply figures say the same. Homes.com reports 228 sales in twelve months, 19 a month, and 92 homes for sale, so 4.8 months of supply. Applying 19 sales a month to Realtor.com's 82 homes gives 4.3 months. Both are between four and five months. A market of this size sells fewer than one home a day.

Source: The four pages as cited. The 63, 51, $106,400, $128,700, 19 a month and 4.3 month figures are this brief's arithmetic. The remark on estates and averages is this brief's reasoning and not a statement of any page. Commercial content; not independently verified.

What does the Census say about owners, age and value?

The postal area that includes Pinnacle Peak has 12,516 residents and 6,467 housing units, of which 5,546 are occupied. Owners hold 5,414 of them, 97.6%, and renters 132. The 921 vacant homes are 14.2% of the stock, a share that fits second homes used in the cooler months. The median household income is $151,923 and the owner-estimated median home value is $1,128,500, with a margin of error of $78,588, or 7.0%.

Against the Census value, the Realtor.com listing median is 1.90 times as high and the sold median 1.33 times. The listing median is 14.1 times the median income and the sold median 9.9 times. The Census figure is what owners say their homes are worth, and it is lower than every market price on the four pages. Owners may be conservative, or the postal area may include many cheaper homes outside the golf communities.

The stock is young. Of 6,467 homes, 2,919 were built in the 1990s, 45.1%, and 2,161 in the 2000s, 33.4%. Together those two decades are 78.5% of the stock. Only 101 homes, 1.6%, date from before 1980, and none from before 1970. The median year built is 1999. Homes.com gives 1994 for the neighborhood, five years older.

Homes.com counts 3,469 homes in the neighborhood, which is 53.6% of the Census's 6,467 for the postal area. That shows that the neighborhood is a little over half of the area, and that the Census figures include places that are not Pinnacle Peak. A buyer in the 1990s houses faces maintenance on roofs, air conditioning and pool equipment that reach the end of their lives after 25 to 30 years, which may be why condition matters to a sale.

Source: U.S. Census Bureau, American Community Survey 2020-2024, Realtor.com and Homes.com as cited. Multiples, shares and gaps are this brief's arithmetic. The remarks on second homes and on maintenance are this brief's reasoning and not statements of the Census.

What does the Phoenix series add, and what should an owner ask?

The median days on market in the Phoenix area was 60 in May 2026 and 62 in September, with a high of 67 in July and August. Pinnacle Peak's 72 days is ten days above the September regional figure. Active listings fell from 19,517 in May to 17,661 in July, then rose to 18,437 in September (Realtor.com, active listings).

New listings fell from 8,670 in March to 5,854 in July (Realtor.com, new listings), a drop of 32.5%. Homes with a price cut fell from 10,902 in March to 8,348 in July (Realtor.com, price reduced listings), which is 47.3% of the 17,661 active homes in July. The regional median listing price was $498,000 in May and $475,000 in September (Realtor.com, median listing price), so the Pinnacle Peak listing median is 4.5 times it.

An owner can test any offer, public or private, with 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 the repairs a buyer asks for after an inspection?

For a house here there are more. Does the club membership, if there is one, transfer with the house, and what does a buyer pay to join? What is the homeowners association fee, and what does it cover? What are the age and condition of the roof, the air conditioning units and the pool, in a house from the 1990s? If the sale takes ten weeks or more, how much does an owner pay in taxes, insurance, utilities and upkeep before it closes? Readers comparing markets can also read the Silverleaf brief and the Scottsdale Airpark brief.

Source: Realtor.com series published by the Federal Reserve Bank of St. Louis as cited. The ten day, 32.5%, 47.3% and 4.5 figures are this brief's arithmetic. The questions are this brief's general reasoning and not statements of any source.

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 Pinnacle Peak 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 $1,500,000 sale is $15,000. A seller who gives up 3% gives up $45,000, and one who gives up 5% gives up $75,000. At the Realtor.com listing median of $2,145,000, each 1% is $21,450. 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 privacy benefit has weight in a gated community. A public listing of a home in a golf community brings tours, photographs of the interior and a sale price on the record, and many owners would rather avoid all three. The trade is that a direct offer may differ from what a public sale could bring, and a public sale can draw competing bids. Each owner can weigh the two.

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 table come from a national listing site page with key indicators as of June 2026. Other figures come from an undated home-search guide, an undated brokerage neighborhood page and a broker's analysis of one of four areas updated in February 2026. They cover different boundaries and months 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 Pinnacle Peak. 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 Pinnacle Peak record shows four counts of homes from 36 to 353, a listing median near $2.1 million beside sold figures near $1.5 million, and a neighborhood table that names 35 of 82 homes. The sold figures are the better guide to a typical house, and the clocks of 68 to 72 days are the better guide to the wait.

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 wait ten weeks or more for a bid, with showings and inspections, 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.