Affordability, Expansion, and Leverage: The West Valley’s Shifting Terrain

The East Valley - Goodyear, Avondale, Buckeye, Surprise, Glendale, Peoria, and West Phoenix continues to transform. While it remains one of Metro Phoenix’s most dynamic growth corridors, August 2025 data reveals a market in transition, with significant differences by town, price tier, and housing type.

Median pricing across the West Valley sits around $405,000—up 9.5% month-over-month in some submarkets, particularly for 4-bedroom homes. But that headline growth masks a fragmented reality: year-over-year, prices vary widely, with some neighborhoods showing declines of up to 27%.

Homes are taking longer to sell, with days on market ranging from 60 in Surprise to 89 in parts of West Phoenix. New construction dominates in places like Buckeye and Goodyear, while older resale inventory is more sluggish in cities like Glendale and Avondale.

Here’s how some key West Valley communities are shifting:

Goodyear: Rapid development and a surge in new builds, but sales are slowing—homes now sit ~84 days on market.
Avondale: Volatile pricing (down 11% MoM in July), lower sales volume, and rising buyer leverage.
Buckeye: Inventory is growing, with more homes selling below asking; the market is softening despite active permitting.
Surprise: Negotiability is up—60% of homes sell below list; demand is slower even as supply expands.
Peoria: Prices are flat, and homes linger longer—buyers are choosier in lifestyle and 55+ communities.
Glendale: Holding firm. Pricing and sales volume are stable, making it one of the steadiest West Valley bets.

The bottom line:
Buyers have more leverage than they did a year ago, especially in resale segments. But sellers in new construction or high-demand pockets still hold strong cards. Price sensitivity is increasing, and smart strategy matters more than ever.

Whether you're buying, selling, or investing in the West Valley, let's talk about how to navigate this evolving market.

Goodyear Home Prices – 2025 YTD