Everyone keeps saying there are more homes for sale. So here is the important question: if housing inventory has increased for four consecutive years, why have Arizona home prices not fallen sharply?

And why are some cities in Maricopa County holding their values better than others?

This week’s housing data shows that rising inventory does not automatically mean a housing crash. Many sellers are choosing to remove their homes from the market instead of accepting lower offers, while buyer demand remains stronger in desirable cities such as Chandler.

The biggest lesson is simple: real estate is local. National headlines may describe the overall market, but they do not always explain what is happening in a specific city or neighborhood.

Key Market Highlights

More Sellers Are Removing Their Homes Instead of Cutting Prices

Nationally, approximately 5.8% of active home listings were removed from the market in April, the highest percentage recorded since March 2020.

Many people assume that sellers must reduce their asking price when a home does not sell. However, many homeowners are taking a different approach. Instead of accepting a lower offer, they are cancelling the listing and waiting for market conditions to improve.

Phoenix is currently close to the national average for cancelled listings, which suggests Arizona sellers are behaving similarly to sellers across the country. Many homeowners have substantial equity and are not under immediate financial pressure to sell. They may prefer to wait for lower mortgage rates, stronger buyer demand, or a more favorable selling environment. A cancelled listing is not the same as a distressed sale.

Chandler’s Buyer Demand Remains Healthier Than Many Surrounding Areas

Greater Phoenix experienced a noticeable increase in cancelled listings during 2025. Although cancellations declined earlier in 2026, they have recently started rising again. This suggests that some sellers are once again choosing to pause their sale instead of negotiating further.

Chandler has followed the same general pattern, but its cancelled listing levels remain noticeably below the previous peak.

That difference matters. It suggests that homes in Chandler continue to attract stronger buyer interest than homes in many other parts of the Valley. This is another reminder that two cities located only 20 minutes apart can experience very different housing conditions.

Inventory Has Increased for Four Straight Years

Housing inventory has been increasing nationally for four consecutive years. As more homeowners list their properties while buyer activity remains cautious, sellers face more competition.

Some homes sell quickly. Others remain active for longer periods. Some sellers eventually reduce their price, while others remove the property from the market altogether.

This helps explain why inventory can rise without causing a major decline in home prices. Many sellers have enough equity and financial flexibility to wait rather than accept a price they believe is too low.

Arizona Buyers Finally Have More Choices

Arizona active listings have also increased steadily during the past four years. The state’s inventory has returned to levels last seen around 2013. That does not mean Arizona has returned to a housing crash. It means the market is no longer experiencing the severe inventory shortage seen during 2021 and 2022.

Compared with the pandemic housing market, today’s buyers have:

• More homes to compare

• More time to make decisions

• More opportunities to negotiate

• Greater ability to request repairs or concessions

This is a healthier and more balanced housing market than the one buyers experienced several years ago.

Chandler Inventory Remains Much Tighter Than Arizona Overall

Chandler has also experienced inventory growth, but the local increase is far more limited. While Arizona inventory has returned to approximately 2013 levels, Chandler has only returned to around its 2017 inventory level.

That is a major difference. It means Chandler still has a relatively tight supply of homes compared with Arizona as a whole. Buyer demand remains supported by Chandler’s schools, employment opportunities, parks, restaurants, neighborhoods, and overall quality of life. That continued demand is one reason Chandler home values have remained more resilient than prices in many surrounding cities.

What This Means for Buyers

Today’s market gives Chandler and East Valley buyers more flexibility than they had during the pandemic years. Buyers generally have more homes to consider, more time to complete inspections, and more opportunities to negotiate contract terms.

Depending on the property and seller’s situation, buyers may be able to negotiate:

• Seller-paid closing costs

• Interest-rate buy-downs

• Home repairs

• Price reductions

• Flexible closing or possession dates

However, Chandler remains a desirable market. Well-priced homes in good condition can still attract serious buyer interest. Having more negotiating power does not mean every aggressive offer will succeed. The best approach is to understand the specific neighborhood, the home’s condition, its time on the market, and the seller’s motivation before deciding how to structure an offer.

What This Means for Sellers

Homes are still selling, but sellers can no longer rely on the strategies that worked during 2021 and 2022. Today’s buyers have more choices and are less willing to overlook poor condition, unrealistic pricing, or weak presentation.

A successful Chandler home sale now depends heavily on:

• Accurate pricing

• Professional marketing

• Strong property presentation

• Understanding nearby competition

• Responding strategically to buyer feedback

Sellers who do not receive the offers they expect may choose to cancel their listing and wait. However, a strong pricing and marketing strategy can help a home stand out before cancellation becomes necessary.