Inside the Arena Segment
As October 2025 brings cooler weather, the Chandler and Gilbert Horse Property Market (zip codes 85224, 85225, 85233, 85234, 85249, 85283, 85286, 85295, 85296, 85297) remains a vibrant hub for equestrian enthusiasts. The Lindsay Corridor offers irrigation and diverse properties, from hobby ranches to larger acreages, catering to every genre. In this October 2025 report, we’ll analyze Arizona MLS data, compare trends to August and September, and explore a seller-favoring market. Whether you’re searching for horse properties for sale in Gilbert AZ or Chandler, let’s dive in.
***** In order to be considered a horse property, the horse property listing must have at least one horse feature: Arena, Auto Waterer, barn, corral, stall, tack-room,hotwalker etc…
Key Horse Property Statistics for October 2025
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Active Listings: 14 horse properties, stable from September, reflecting steady interest. https://www.flexmls.com/share/CyOvV/Selected
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Median Square Footage (SF): 2,670 SF, ideal for homes with barns or arenas.
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Median Original List Price: $1,425,000, with a median current list price of $1,362,500—indicating a 4.4% price reduction to attract buyers.
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Median Price Per Square Foot (PPSF): $529.00 for active listings, premium yet competitive.
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Notable Highlights: 3 properties feature arenas, mostly in Gilbert’s Lindsay Corridor. https://www.flexmls.com/share/CyOzi/Selected
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Closed Listings (Last 60 Days): 10 properties sold, with a median sold price of $1,365,000, median sold SF of 2,600, and median sold PPSF of $477.00—showing strong demand. https://www.flexmls.com/share/D7kUz/Selected
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Median Days on Market: 28.5 days for active listings, with sold properties moving quickly.
Comparison to August and September 2025
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August 2025: 17 active listings, median list price $1,100,000, PPSF $511, with 1 arena property. 5 closings at $940,000 median sold price, $362 PPSF, ~54 days on market.
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September 2025: 16 active listings, median list price $1,150,000, PPSF $528, with 3 arena properties. 5 closings at $1,657,500 median sold price, $518 PPSF, 32 days on market.
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October 2025 Trends: The drop to 14 listings and $1,362,500 median price (4.4% reduction) signal seller adjustments. Stable arena count (3) and 10 closings (up from 5) reflect growing demand, with shorter days on market (28.5 vs. 32) indicating a warming market.
Outside the Arena: General Chandler and Gilbert Real Estate Market Update
The Cromford Report reports that there are now 15 cities which became more favorable for buyers over the past month while the remaining 3 moved in a direction favorable for sellers.
The latter group are Tempe, Gilbert and, Mesa. Leading the large group improving for buyers are Cave Creek and Avondale. All the other large cities that moved in favor of buyers did so by 6% or less. The average change in CMI was -2.8%, down from -1.1% last week. Our expectation is that this trend will continue until mid November. We have 5 cities in seller’s markets, 6 balanced and 7 in buyer’s markets. The primary reason for these trends is that supply is moving higher. Demand is also improving but at a painfully slow pace so far. If we get the usual seasonal pattern for supply we should see it reach a top in mid November and then sellers can enjoy 6 weeks of declining competition. It is harder to predict demand as it tends to be driven by a lot of different factors, some of which are emotional rather than financial. At the moment overall demand is about 20% below normal but it could easily move in either direction from here.
Contract Ratio indicates how “hot” a market is. It specifically measures the number of completed sales contracts relative to the supply of active listings. It is defined as 100 x (Pending Listings + UCB Listings) / Active Listings Excluding UCB. The higher the number the greater the buying activity relative to supply. If this number rises then it is a sign of growing contract activity and a positive signal for sellers. Conversely a falling number is a sign of a weakening market – either supply of active listings is increasing or contract activity is slowing, or both.
In a balanced market for normal market segments, the value of the Contract Ratio is usually between 35 and 60. When it lies below 35 the market can be considered “slow” or a “cold market”. Above 60 can be considered a “hot market” and when it moves above 100 we regard this as evidence of a “buying frenzy”. In high-end luxury market segments the normal level is lower, usually lying between 15 and 25. Cromford Market Index™ is a value that provides a short term forecast for the balance of the market. It is derived from the trends in pending, active and sold listings compared with historical data over the previous four years. Values below 100 indicate a buyer’s market, while values above 100 indicate a seller’s market. A value of 100 indicates a balanced market.
However, Congratulations to Chandler and Gilbert because both cities are in sellers markets which is different than most of the Valley right now.
September 2025 Real Estate Market Summary:
Gilbert & Chandler, Arizona As of September 2025, the adjoining East Valley cities of Gilbert and Chandler both display steady, balanced real estate markets — each offering distinct advantages for sellers and buyers alike. While Gilbert leans slightly toward a seller’s advantage, Chandler’s growing inventory provides expanded opportunities for buyers seeking value and variety. Market Overview: Balance Defines Both Markets
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Gilbert holds a 3.19-month supply of inventory, signaling a market slightly in favor of sellers. Inventory has dipped 4% from last month but remains 7% higher year-over-year.
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Chandler, by contrast, has a 3.5-month supply, representing a modestly more balanced environment. Inventory grew 5% month-over-month and a significant 23% year-over-year, giving buyers more options. Together, these figures highlight a region transitioning from the tight conditions of prior years toward a more balanced real estate climate — good news for both sides of the transaction. Pricing and Inventory Dynamics Metric Gilbert Chandler Median Active List Price $639,950 $559,000 Median New Listing Price $619,950 $539,000 Median Sold Price $567,450 $530,000 Sold-to-List Price Ratio 98.11% 98.06% Median Days on Market (Sold) 56 days 47 days Both markets maintain strong sold-to-list ratios near 98%, underscoring buyer confidence and seller pricing accuracy. However, days on market have increased in both areas — a reminder that homes are taking longer to sell as buyers gain more negotiating power. Buyer and Seller Insights
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For Sellers (Gilbert):
With limited but stable inventory, Gilbert sellers can still command strong prices. -
For Buyers (Chandler):
Chandler’s expanding inventory and slight dip in median sale prices present timely opportunities for first-time and move-up buyers.
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Community Appeal Both cities boast exceptional quality of life: Their proximity and shared access to the Loop 202 freeway make both locations ideal for commuters and families looking for suburban comfort with urban convenience. Regional Outlook: A Window of Opportunity Overall, Gilbert and Chandler’s September 2025 markets signal a healthy East Valley equilibrium.
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Sellers in Gilbert continue to benefit from solid demand and competitive pricing.
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Buyers in Chandler enjoy growing inventory and a more favorable negotiating landscape.
Disclaimers:
- System Links automatically expire after 30 days
- The definition of “Median is often considered a more accurate reflection of the typical property because it better represents the center value in a dataset by excluding the high and low values of the outliers.
- Not all listings are with West USA Realty brokerage.
- Full supporter of the Fair Housing Act.
- This blog includesChandler and Gilbert Horse Property Market 85224, 85225, 85233, 85234, 85249, 85283, 85286, 85295, 85296, 85297
Author Ron Bykerk
Ron Bykerk is a seasoned entrepreneur and Arizona horse property specialist with over 30 years of experience in the equestrian industry. As a REALTOR® with West USA Realty, he combines his deep knowledge of equine properties, land use, and the unique needs of horse owners to help buyers and sellers navigate the Arizona horse property market. Having visited thousands of equestrian properties across the state, Ron offers unparalleled expertise and a centralized platform—Arizona Horse Property Resource—to ensure maximum exposure, expert guidance, and seamless transactions. His long-standing relationships with horse owners, trainers, and equestrian professionals reflect his commitment to serving the Arizona horse community with integrity and passion.
📞 Call or text: [480-221-1280]
📧 Email: ron@azpropertyresource.com
🌐 Learn more: arizonahorsepropertyresource.com
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