Key takeaways
- The Cromford® Market Index for the Valley was 66.7 on October 31, 2026. That's a buyer's market, and 14 points lower than three months earlier. On October 21, Cromford's market-wide index fell below 70 for the first time since 2009.
- Scottsdale's index was 133.6 on October 29, 2026, still a seller's market and the highest of the Valley's large cities, but down 14% from 156.1 a month earlier.
- Scottsdale is cooling mainly because more homes are for sale. A mid-October snapshot showed active listings up from 1,236 to 1,454 in a month while Cromford's Demand Index held steady.
- Scottsdale homes sold for about 96% of list price in mid-October, so pricing to the market matters more than pricing to hope.
- Whether a December 31 closing helps you is a question for your CPA. Talk to them before you set a listing date.
Is it a good idea to list a house in Scottsdale over the holidays?
Yes, for the right home. Most sellers assume the holidays are dead time. In North Scottsdale it's close to the opposite. Golf season is starting, winter residents are back in their casitas and club rentals, and many of the buyers I meet between Thanksgiving and New Year's are not browsing. They flew in with a purpose, they have time to tour, and they often want a decision made before they head home.
The honest exception: if your home needs work you can't finish before Thanksgiving, wait. A home that shows tired in December goes stale by February, and a stale listing costs you more than a few weeks' delay ever would.
Is Scottsdale a buyer's market or a seller's market right now?
Scottsdale is still a seller's market, even though the broader Valley market tracked by Cromford has turned into a buyer's market.
The Cromford® Market Index measures supply against demand. A reading above 100 favors sellers, and below 100 favors buyers. On October 31, 2026, Cromford's Valley index was 66.7, a buyer's market, 14.0 points lower than three months earlier, with supply at 109.6 and demand at 73.1. On October 21, the market-wide index dropped to 69.9, its first reading below 70 since 2009. Scottsdale's index was 133.6 on October 29, the highest of any large city in the Valley, but down from 144.2 on October 15 and 156.1 a month earlier. That's still a seller's market, cooling quickly.
| Scottsdale single-family resale* | Sept 17, 2026 | Oct 17, 2026 |
|---|---|---|
| Cromford® Market Index | 144.2 (Oct 15) | 133.6 (Oct 29) |
| Active listings | 1,236 | 1,454 |
| Pending listings | 198 | 178 |
| Months of supply (excl. UCB) | 3.4 | 3.9 |
| Median sold price (monthly) | $1,150,000 | $1,275,000 |
| Avg. sale price as % of list | 96.29% | 96.02% |
| Median days on market (sold) | 60 | 51 |
Source: The Cromford Report for all market-index figures (Scottsdale CMI 133.6 on Oct 29, 144.2 on Oct 15). Table figures: Cromford® Daily Market Snapshot, ARMLS single-family detached data, as republished by a third party for Oct 17, 2026 (secondary source; these predate the Oct 29 index reading).
Here's the detail most market headlines miss. Scottsdale isn't cooling because buyers disappeared. In the mid-October snapshot, the Cromford Demand Index for Scottsdale actually edged up, from 81.8 to 84.0, while active listings rose by more than 200 homes in thirty days. Buyers are still here. Sellers are starting to show up in larger numbers, and the index has kept sliding since.
Supply is building ahead of the season, and every month you wait adds competition to the market you'll sell into.
Who is buying luxury homes in Scottsdale in November and December?
Most of the serious buyers I see this time of year are seasonal and out-of-state buyers. They come for golf season, they spend a few weeks or months here, and they decide whether to buy while they're living the lifestyle. Some want a primary residence. Many want a lock-and-leave home they can close up in May and return to in October.
They tend to concentrate in the golf and club communities: Silverleaf and DC Ranch in 85255, Troon and Desert Mountain in 85262, and the condo and townhome market around Kierland in 85254. If they're comparing club communities, I often point them toward our overview of Silverleaf homes for sale, our guide to DC Ranch real estate, and, for buyers who want a strong golf scene at a different price point, Grayhawk homes and golf.
What do serious winter buyers expect from a listing?
Winter buyers are usually experienced owners, and they expect you to be prepared. In practice, that means:
- Documents up front. HOA details, club membership terms and transfer costs, recent utility costs, and a list of improvements with dates. A buyer who flew in for ten days doesn't want to wait a week for paperwork.
- A home that's ready to move into. Seasonal buyers rarely want a project they'll have to manage from two thousand miles away.
- Showings that fit their schedule. Their availability revolves around tee times and flights home. Being flexible is worth real money.
- A clear story about the club. Whether the membership transfers, what the waitlist looks like, and what it costs to join can decide the sale as much as the house itself.
Should I wait until January or spring to sell my Scottsdale home?
For most luxury sellers who are ready now, waiting for spring gains you less than it seems to. Spring does bring more buyers. In my experience it also brings more listings, and Scottsdale's own October numbers show supply already building. A well-priced home that goes live in November meets the early-season buyers with less competition. A home that goes live in March has to stand out from everything that came on in January and February.
There are good reasons to wait: a renovation that isn't finished, a family calendar that truly can't handle showings, or a home that shows best with spring landscaping. Those are real. Hoping the market will hand you a higher number in April is not.
How should I price a luxury home during the holidays?
Price it at the market, not above it. In mid-October, Scottsdale homes were selling for about 96% of their final list price. Holiday buyers are analytical, they've seen the comparable sales, and they know the wider Valley is giving buyers more leverage. An overpriced listing in December doesn't get offers. It gets left alone, and by spring it carries a days-on-market history that buyers will use against you.
Does closing before December 31 matter?
It might, depending on your tax situation and your buyer's. Some clients prefer to close before year-end, and others prefer to wait until January. I don't give tax advice, so talk to your CPA before you set a listing or closing date. On timing, keep in mind that a financed purchase usually needs about a month in escrow, so a year-end closing generally means accepting an offer by late November.
How do you show a luxury home during the holidays?
Simply and on your own terms. Keep decorations light enough that buyers can still see the architecture and the views. Block out the dates your family needs; serious buyers understand that. Offer a strong video walkthrough for the spouse or partner who couldn't make the trip, because many seasonal purchases are decided by two people in two different places.
Thinking about listing before the holidays, or holding until January? Call me at (602) 622-1226. We answer 24/7, and I'll walk you through what your specific home is likely to do in each scenario, using current numbers.
FAQ: Selling a Scottsdale Home Over the Holidays
Is it bad to list a house during the holidays in Scottsdale? No. In North Scottsdale, the holidays overlap with the start of golf and winter-visitor season, when many serious luxury buyers are in town and fewer homes are competing for their attention. The home needs to be priced correctly and ready to show.
Is Scottsdale a buyer's or seller's market in November 2026? Scottsdale is still a seller's market, though cooling. Its Cromford® Market Index was 133.6 on October 29, 2026, down 14% in a month, while Cromford's Valley index was a buyer's market at 66.7 on October 31, 2026. Scottsdale's index is falling as more homes come up for sale.
When do winter visitors start buying homes in Scottsdale? Seasonal buyers typically start arriving in October and November, when golf season begins, and stay active through the spring. Many tour homes during an extended winter stay and decide before they return home.
Can I close on a home sale before December 31? Often, yes, if you accept an offer early enough. A financed purchase usually needs about a month in escrow, while a cash purchase can close faster. Whether a year-end closing benefits you is a question for your CPA.
Should I wait until spring to sell my luxury home in Scottsdale? Only if your home isn't ready to show or your calendar can't handle showings. Spring brings more buyers but also more competing listings, and Scottsdale's active listings were already rising in October 2026.
Who can help me decide when to list a luxury home in Scottsdale? Darren Tackett of The Tackett Team, eXp Realty, has advised Scottsdale and Paradise Valley luxury sellers for more than 30 years. Call (602) 622-1226 (answered 24/7) or email darren@tackettteam.com.
About Darren Tackett
Darren Tackett, REALTOR®, leads The Tackett Team, eXp Realty, the #1 Mega Team in Arizona (RealTrends 2025). For more than 30 years he has focused on luxury homes, golf communities and land in Scottsdale, Paradise Valley and the Northeast Valley, including the roughly $28.1 million Altitude sale at Silverleaf in 2022, the Scottsdale record and the highest closed sale in Scottsdale. The Tackett Team | eXp Realty, 20551 N. Pima Road, Suite 185, Scottsdale, AZ 85255. (602) 622-1226. darren@tackettteam.com.