The North Valley (Desert Hills, New River, and North Phoenix) remain one of the more consistent corridors for buyers who want space, trail access, and a mix of mountain and open desert terrain while still staying relatively close to the city. July brought a clear tightening in inventory and some notable shifts in pricing.
***** 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: 30 https://www.flexmls.com/share/EKAdd/Selected
- Median Active Square Footage: 2,540.5 sq ft
- Median Original List Price: $925,000
- Median Current List Price: $878,200
- Median Active Price Per Sq Ft: $336.00
- Arena-Equipped Properties: 9 https://www.flexmls.com/share/EKAeH/Selected
- Closed Sales (Last 60 Days): 16 https://www.flexmls.com/share/EKAfC/Selected
- Median Sold Square Footage: 2,086.5 sq ft
- Median Sold Price: $612,500
- Median Sold Price Per Sq Ft: $345.00
Active horse properties dropped to 30 this month — the lowest level we’ve seen since the beginning of the year. For most of 2026, inventory stayed in a relatively tight range between 36 and 43 properties. July marks a clear step down from that pattern.
Pricing moved in mixed directions. The median current list price came in at $878,200, up from June’s $849,999, but still below the higher levels seen earlier in the year ($986,000 in February and $962,500 in April). Median price per square foot continued its downward trend, landing at $336.
There are currently nine arena-equipped properties — five in the Desert Hills area and three in New River. Listings this month range from about $360,000 on the more affordable end up to a $7.2 million, 144-acre ranch in New River.
Sales activity held steady. We recorded 16 closings in the last 60 days, matching June’s total and remaining solid given the tighter inventory.
Looking at the longer pattern
Here’s how the key metrics have tracked since January:
Active Horse Properties
| Month | Active | Change |
|---|---|---|
| January 2026 | 38 | — |
| February 2026 | 36 | -2 |
| March 2026 | 41 | +5 |
| April 2026 | 42 | +1 |
| May 2026 | 43 | +1 |
| June 2026 | 39 | -4 |
| July 2026 | 30 | -9 |
Inventory stayed remarkably stable through the first five months of the year, peaking at 43 in May before beginning to decline. July’s drop to 30 is the most significant monthly decline so far.
Median Current List Price
| Month | Median Current List Price | Change |
|---|---|---|
| January 2026 | $895,900 | — |
| February 2026 | $986,000 | +$90,100 |
| March 2026 | $932,500 | -$53,500 |
| April 2026 | $962,500 | +$30,000 |
| May 2026 | $932,500 | -$30,000 |
| June 2026 | $849,999 | -$82,501 |
| July 2026 | $878,200 | +$28,201 |
Pricing fluctuated through the spring and softened noticeably in June. July showed a modest rebound from June’s low but remains below the higher levels seen earlier in the year.
Median Active Price Per Square Foot
| Month | Median Active PPSF | Change |
|---|---|---|
| January 2026 | $371 | — |
| February 2026 | $361 | -$10 |
| March 2026 | $365 | +$4 |
| April 2026 | $366 | +$1 |
| May 2026 | $364 | -$2 |
| June 2026 | $347 | -$17 |
| July 2026 | $336 | -$11 |
PPSF held relatively steady in the low-to-mid $360s for much of the first half of the year before declining more clearly in June and again in July.
Overall Pattern (March–July) From March through May, the North Valley maintained stable inventory and relatively consistent pricing. June brought the first real softening, and July continued that trend with the lowest active inventory of the year and further pressure on price per square foot. Sales volume has remained steady even as selection has tightened.
This area continues to appeal to buyers who want proximity to mountains, trails, and civilization while still enjoying a more rural setting. Its north-central location remains one of its strongest practical advantages.
Outside the Arena
Local Real Estate Overview — June 2026
Desert Hills Desert Hills carried 4.67 months of inventory in June, with active listings down 14% year-over-year. There were 271 active listings at a median price of $775,000. New listings came in at a median of $700,000, while pending properties averaged $624,950 and took about 66 days to go under contract. Sold properties closed at a median of $635,000 (up 6% from the prior month) with a sold-to-list ratio of 97.33%.
New River New River showed 4.93 months of inventory — essentially flat month-over-month and down 4% year-over-year. There were 19 new listings at a median of $620,000 and 69 active listings at a median of $679,000. Pending properties moved more quickly (median 39 days) at a median price of $662,000. Sold properties closed at a median of $587,275 with a sold-to-list ratio of 95.67%.
Compare and Contrast Both Desert Hills and New River are operating with similar inventory levels in the mid-to-high 4-month range. Desert Hills currently shows stronger sold prices and a higher sold-to-list ratio, while New River is moving pending properties more quickly. Overall, both areas reflect a more balanced market than we’ve seen in recent years, with buyers having more room to negotiate than during the tighter conditions of 2023–2024.
Beyond the Paddock
Two recent national reports highlight a broader shift that is also visible in parts of the Arizona market.
According to a CNBC Housing Market Survey reported by CRE Daily, 44% of real estate agents now describe market conditions as balanced — up from just 30% in the third quarter of 2025. Agents also report fewer last-minute price cuts and fewer contract cancellations, suggesting sellers are pricing more realistically from the start.
A related report from Benzinga notes that buyers are gradually regaining negotiating power in many markets after years of strong seller dominance. While elevated mortgage rates continue to limit how quickly activity can accelerate, improved inventory and more measured pricing are giving prepared buyers more options than they’ve had in several years.
These national trends align with what we’re seeing locally in the North Valley: tighter selection than earlier this year, but clearer opportunities for buyers who are ready to move.
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 the North Valley Horse Property Market (e.g., North Phoenix, Desert Hills, New River)85085, 85086, 85087, 85324
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
West USA Realty
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