The second half of March told an interesting story in McDowell Mountain Ranch. Supply is building — 13 new listings hit the market with an average list price of $1.429M — but buyers aren't just signing on the dotted line. The 10 homes that went under contract averaged 29 days on market before finding a buyer, and the 11 that closed came in at an average sale price of $1.28M. That's roughly a 10% gap between what sellers are asking and what the market is actually clearing. That spread matters.

For buyers: you have more to look at right now, and sellers are feeling it. Homes that are priced right are still moving in under a month, but overpriced listings are sitting and creating negotiating room. If you've been waiting for a moment to make a competitive offer without getting steamrolled, this window is real. Don't sleep on it.

For sellers: the data is honest — aspirational pricing is getting tested. The homes clearing in 29 days are the ones priced with the market, not ahead of it. If you're serious about selling before summer, your list price strategy is everything right now. I can show you exactly where the line is.

In The Neighborhood: ASU Kerr is bringing King Liz by Fernanda Coppel to the stage, which is worth adding to your calendar if you haven't already. Ali Wong is coming to Talking Stick Resort for anyone who needs a night out. And if you're curious about Scottsdale's automotive scene, a new luxury car storage project is in the works specifically targeting the area's growing automotive tourism crowd — another signal that high-end capital is still flowing into this market.

Looking ahead, I expect inventory to continue building into April before demand catches up. Rates are still the wildcard. The buyers who move while sellers are still adjusting expectations are going to look smart in six months.

Thinking of buying or selling in MMR? Let's talk.