Trying to make sense of Peoria home prices right now? You are not alone. With different sites showing different numbers and more listings on the market, it can feel hard to know what is fair or when to act. In this guide, you will get clear, plain-English takeaways on price trends, inventory, speed of sales, and timing so you can buy with confidence in Peoria. Let’s dive in.
Peoria price snapshot
- Zillow Home Value Index: about $481,220 (Jan 31, 2026)
- Median closed sale price: about $534,950 (Jan 2026, Redfin)
These two numbers are different on purpose. The Zillow index smooths data to reflect typical home values, while the median closed price reflects what buyers actually paid in recent sales. Always look at both, plus the date, to understand the full picture.
Are prices rising or falling?
Recent year-over-year changes in Peoria show small moves, not big swings. Depending on the source and metric, the city sits in a near-flat to slight decline range year over year through early 2026. That means price trends are steady overall, with some neighborhoods and price bands moving a bit faster or slower than others. Use current comps for the exact area you want when you are ready to write an offer.
Inventory and buyer choice
You have more options than during the tightest months of 2021 and 2022. City snapshots show hundreds of active listings in Peoria, including a reading of about 867 homes for sale at the end of January 2026. Across Maricopa County, active inventory rose compared to those earlier years, which gives buyers more homes to compare and, often, more room to negotiate. As supply rises, sellers are more likely to consider repairs, credits, or small price adjustments to meet the market.
Local news and trade comments also noted more concessions in late 2024 and 2025 as supply built up. That trend carried into 2026 in segments where inventory stayed higher, which is good news if you need help with closing costs or a rate buydown. You can read a local take on how buyer leverage shifted in the Phoenix area in this Axios overview of concessions and balance.
How fast homes go under contract
Speed metrics can be confusing because different sites measure different things. In Peoria:
- Zillow reported a median 44 days to pending as of Jan 31, 2026. That measures time from list to an accepted offer.
- Redfin reported a median 87 days on market for closed sales in Jan 2026. That includes the full time until closing.
- Listing-based pages for Peoria also showed timing in the 70 to 80 day range around late 2025, which lands between those two methods.
The takeaway is simple: ask which metric you are hearing. If a listing agent quotes a short “days to pending” number, hot homes may still move quickly, but average listings can take longer from first showings to closing.
Sale-to-list and negotiation room
As of late 2025, the median sale-to-list ratio in Peoria sat close to 0.99. That means many sellers received slightly below list price on average. In practice, your leverage depends on the home’s condition, pricing strategy, and days on market. Well-prepped homes that launch at a fair price can still see strong activity, while homes that need updates or were priced too high often take price cuts or accept concessions.
What this means for your budget
Here is how to turn today’s numbers into action:
- You likely have more choice. With more active listings than the tightest pandemic months, you can compare locations, features, and condition before you write.
- You may have room to negotiate. Use days on market, price history, and recent comps to ask for credits, repairs, or a rate buydown, especially if the home has sat or needs updates. Local reporting on concessions supports this strategy in many segments.
- Stay ready for the good ones. Clean, move-in-ready homes that are priced right still draw attention. Have your pre-approval, funds, and decision criteria lined up so you can move quickly when needed.
- Price bands behave differently. Entry-level, 55-plus, new-build, and luxury segments can move at different speeds. A hyperlocal snapshot of your target neighborhood will guide whether you should press hard or stay flexible. The Cromford Report’s definitions explain the local balance index many Phoenix pros rely on.
Timing your search in Peoria
Seasonality still matters. National research points to mid-April as a strong listing window for seller exposure, which often brings more selection for buyers. In Greater Phoenix, local patterns can also favor late fall. One local analysis found homes listed in late November performed well, which lines up with our mild weather and winter buyer flows. Read more on that pattern in this Phoenix late-November listing insight.
What to do with timing:
- If you want maximum choice, plan to be active in spring when listings surge. Expect more competition on the best homes.
- If you want negotiating room, watch for well-located homes that sit into late fall or early winter as some sellers grow more flexible.
- No matter the month, ask for a neighborhood-level snapshot of actives, pendings, and recent solds, then adapt your strategy.
Neighborhood and price band differences
Peoria’s submarkets do not move in lockstep. Master-planned neighborhoods, 55-plus communities, and new construction can have very different supply and speed at the same time. For a clear read on buyer or seller advantage in your target area, ask for a zip code or community snapshot that uses the same definitions every time. The Cromford Report methodology is the local standard that helps you compare apples to apples.
Quick checklist for everyday buyers
- Get pre-approved with a clear price band and monthly budget before touring.
- Review 3 to 6 months of sold comps in your exact neighborhood and model type, not just citywide medians.
- Track price reductions and days on market for your shortlist to time stronger offers.
- Include repair credits or a rate buydown in your offer plan when the home has sat.
- Schedule a strategy call to align your timing with spring or late-fall windows.
If you are buying and selling
Today’s near-balanced conditions reward solid prep. If you are moving up within Peoria or the West Valley, plan 4 to 8 weeks for light repairs, staging, and photography before listing. Talk through options like rent-backs or sequence planning so you can buy without scrambling. Be ready to factor buyer concessions into your net proceeds, since those remain common when supply is higher.
Bottom line
Peoria prices are steady with small year-over-year moves, and buyers have more homes to consider than during the tightest pandemic period. Homes still sell when they are priced and presented well, but average sale-to-list trends and longer timelines give you more space to negotiate. If you pair a strong pre-approval with hyperlocal comps and smart timing, you can buy with confidence in 2026.
Ready to map these trends to your budget and timeline? Connect with a neighborhood-first advisor who watches Peoria zip by zip. Reach out to Suzanne Ross to plan your next step.
FAQs
Is Peoria a buyer’s market right now?
- Peoria sits near a balanced market overall, with buyer advantage in some price bands and months; use a neighborhood-level snapshot or the local Cromford balance index for a precise read.
How long do Peoria homes take to sell in 2026?
- Reported speed varies by method: around 44 days to go under contract and roughly 70 to 90 days when you include the full path to closing, depending on the source and month.
Are Peoria home prices dropping this year?
- Most trackers show small year-over-year declines or near-flat movement into early 2026; plan offers around recent neighborhood comps rather than citywide headlines.
What price range should first-time buyers expect in Peoria?
- Citywide snapshots place typical values near the high $400s by index and recent median closed prices in the mid-$500s, with wide variation by neighborhood, size, and condition.
When is the best time of year to buy in Peoria?
- Spring brings more selection but more competition; late fall and early winter can offer motivated sellers and more negotiating room, depending on inventory in your target area.
