I’ve watched the Far West Valley (Wickenburg, Wittmann, Surprise, and Waddell) develop its own rhythm. July continues a pattern we’ve been tracking: inventory is still tightening, while pricing is showing renewed strength.
***** 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…
Inside the Arena
Horse Property Market Snapshot — July 2026
- Active Horse Properties: 61 https://www.flexmls.com/share/EK9ZE/Selected
- Median Active Square Footage: 2,442 sq ft
- Median Original List Price: $949,000
- Median Current List Price: $917,000
- Median Active Price Per Sq Ft: $423.00
- Arena-Equipped Properties: 23 https://www.flexmls.com/share/EK9Zj/Selected
- Closed Sales (Last 60 Days): 31 https://www.flexmls.com/share/EK9aF/Selected
- Median Sold Square Footage: 2,000 sq ft
- Median Sold Price: $735,000
- Median Sold Price Per Sq Ft: $371.00
Active horse properties dropped again this month, falling from 68 in June to 61 in July. Arena-equipped listings also declined. At the same time, nearly every other key metric moved higher — median square footage, original list price, current list price, and price per square foot all increased compared to June.
There are currently six flood-irrigated horse properties available https://www.flexmls.com/share/EK9b4/Selected , and three of those also include arenas. Pricing in the Far West Valley spans a wide range this month, from roughly $280,000 on the entry end up to a $6.2 million property in Wickenburg.
Looking at the longer pattern Inventory peaked in March at 96 active horse properties and has declined every month since — four consecutive months of tighter supply from April through July. Even with fewer listings, sales activity remained solid with 31 closings in the last 60 days.
Here’s how the key metrics have tracked since January:
Active Horse Properties
| Month | Active | Change |
|---|---|---|
| January 2026 | 71 | — |
| February 2026 | 92 | +21 |
| March 2026 | 96 | +4 |
| April 2026 | 88 | -8 |
| May 2026 | 85 | -3 |
| June 2026 | 68 | -17 |
| July 2026 | 61 | -7 |
Inventory rose sharply through March, then began a steady decline. July continues that downward trend.
Median Current List Price
| Month | Median Current List Price | Change |
|---|---|---|
| January 2026 | $909,000 | — |
| February 2026 | $895,000 | -$14,000 |
| March 2026 | $891,500 | -$3,500 |
| April 2026 | $882,450 | -$9,050 |
| May 2026 | $825,000 | -$57,450 |
| June 2026 | $837,000 | +$12,000 |
| July 2026 | $917,000 | +$80,000 |
After several months of gradual decline, list prices rebounded in June and moved higher again in July.
Median Active Price Per Square Foot
| Month | Median Active PPSF | Change |
|---|---|---|
| January 2026 | $409 | — |
| February 2026 | $386 | -$23 |
| March 2026 | $423 | +$37 |
| April 2026 | $424 | +$1 |
| May 2026 | $421 | -$3 |
| June 2026 | $420 | -$1 |
| July 2026 | $423 | +$3 |
Price per square foot recovered in March and has remained relatively stable in the low $420s, with a slight uptick in July.
Overall Pattern (March–July) March marked the high point for inventory. Since then, active horse properties have declined every month. Pricing softened through May, stabilized in June, and showed clearer strength in July. Sales volume has stayed healthy throughout, indicating that demand remains present even as selection tightens.
Outside the Arena
Local Real Estate Overview — June 2026
Waddell Waddell carried 5.3 months of inventory in June, up 9% month-over-month and 10% year-over-year. There were 71 new listings at a median price of $549,990, while active listings carried a median of $563,026. Homes moved from pending to sold in a median of 50 days (down 31% from the prior month), with a strong sold-to-list ratio of 99.08%.
Wittmann Wittmann showed 4.84 months of inventory — up just 1% from the prior month but down a significant 32% year-over-year. New listings came in at a median of $548,041, and active listings carried a median of $619,850. Pending properties averaged about 49 days on market, and the median sold price rose to $510,000.
Wickenburg Wickenburg carried a higher 7-month supply of inventory, though that number dropped 10% from the previous month. New listings had a median price of $574,500, and active listings sat at a median of $570,000. Pending properties took longer to move (around 122 days), reflecting the more measured pace typical of this market.
Compare and Contrast Waddell and Wittmann are currently moving faster and operating with tighter inventory than Wickenburg. Waddell stands out for its strong sold-to-list ratio and quicker pending-to-sold timeline. Wittmann’s notable year-over-year drop in inventory is worth watching, even as activity there remains solid. Wickenburg continues at a slower, more deliberate pace with greater overall supply. Across all three areas, realistically priced properties are still finding buyers.
Beyond the Paddock
According to the Cromford Report (monthly period ending July 15), the average sales price per square foot across the ARMLS database stood at $304.32 — up slightly from $301.22 the prior month. The median sales price came in at $451,000, down from $457,500 in June but still higher than the $445,990 recorded a year earlier.
Pending listings are currently averaging $317.91 per square foot, down 1.3% from mid-June. This suggests closed prices may soften modestly over the next month, which would be consistent with normal seasonal patterns in the third quarter. Distress levels remain low by historical standards, though pre-foreclosure and lender-owned activity has edged slightly higher.
This local picture aligns with broader national trends. Realtor.com’s June 2026 Housing Trends Report shows asking prices down 2.5% year-over-year — the steepest annual drop in their data since 2017. Sellers in many markets are adjusting prices more proactively, and pending sales have now risen for seven consecutive months.
Local Events & Horse-Related Activity
Organized equestrian activity in the Far West Valley is quiet right now, which is typical for mid-summer. Big Tree Arena in Wickenburg has paused arena activities until fall due to the heat, and most regular team roping schedules in the area do not resume until November.
Disclosure:
- 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 includes . West Phoenix Valley Horse Property Market (e.g., Waddell, Wittmann, Surprise, Wickenburg)85307, 85340, 85309, 85363, 85378, 85374, 85379, 85383, 85342, 85390, 85361, 85387, 85375, 85374, 85340, 85395, 85396, 85355, 85388, 85378
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