South Chandler Real Estate Market, October 2026: What I'm Seeing With Buyers and Sellers

Written By Ben Graham

The South Chandler market this month asked sellers for a little more patience. Interest rates have gone up, and my one closing in 85248 took just over a month to go under contract. The sellers getting to the closing table are the ones who price against real sales and meet buyers on the monthly payment.

What I'm seeing with my clients

My sale this month was in Montefino Village. It's a gated neighborhood and one of the more affordable ways into South Chandler. The homes sit close together on small lots, so you trade yard work for a lock-and-leave lifestyle. A lot of the owners are snowbirds.

Honest answer about the house? It was nice. It was also a little boring.

So we leaned into who actually buys there. My sellers sold it fully furnished. In a snowbird neighborhood, that's a real perk. The buyer can show up with a suitcase and be home that night.

We listed at $585,000. It took just over a month to get under contract, which was slower than I'd hoped. Rates had moved up, and I think buyers were redoing their math on the monthly payment.

Here's what got it done. We sold for $570,000. My sellers gave the buyer a $10,000 credit toward a rate buydown and $4,000 toward some minor repairs.

What's selling, and why

A rate buydown is money the seller puts toward lowering the buyer's interest rate. The buyer doesn't feel the price of a house every month. They feel the payment. A buydown goes straight at the payment, which is the number buyers are worried about right now.

Now for the part I liked. The same day ours sold, another home in the neighborhood sold and closed too. It was a little bigger, and it had newer floors, a newer kitchen, and a newer bath. It sold for $530,000.

Read that again. Bigger and more updated, and it sold for $40,000 less than ours. I feel good about the number we got, and I wouldn't change a thing.

I also previewed and toured several homes in Ocotillo and Fulton Ranch this month. One I filmed in Fulton Ranch is priced at $1.1 million. It sits on a half-acre lot with a 50-foot lap pool, but it backs to Arizona Avenue and it needs some updating. That trade-off shows up in the price. Honest answer? I think it's still a deal for the neighborhood. Lots that size are rare, and you can make the house your own.

The numbers (85248)

Median sale price, past 12 months: $549,900 (all single-family homes in 85248)

Homes for sale on October 1: 162 (not counting homes already under contract)

What this means for sellers

Price against what just sold, not what you hope to get. Then be open to helping with the payment. A credit toward a rate buydown can do more for a buyer than a price cut of the same size, because it lowers what they pay every month. And think about who your buyer really is. In a snowbird neighborhood, selling furnished can be the thing that sets your home apart.

What this means for buyers

Ask about seller credits. With rates higher, many sellers are open to helping with a buydown or repairs, even if the price doesn't move much. That help can lower your payment more than a smaller price would.

If you're still deciding which South Chandler neighborhood fits you, my South Chandler neighborhood guides are a good place to start. And if you're weighing South Tempe too, here's what buyers there are doing this month.

Wondering how this affects your home's value? Call or text 480-448-2020.

Ben Graham | 8448 Luxury, South Tempe and South Chandler

Ben Graham

You’ve made it. Now you want a home that finally feels like it.

Since 2011, I’ve helped move-up and move-in buyers do exactly that across South Tempe and South Chandler. More land, more quiet, more character, without leaving the city behind. If you’re buying or selling above $1M in 85284 or 85248, you want an advisor who knows the ground, not a salesperson who knows a script.

That’s the whole job, and it’s the part I love most.

Book a Phone Consultation

Ben is a husband, father, and full-time real estate advisor based in Chandler. Since 2011, across more than 500 transactions, he’s guided buyers and sellers through the Southeast Valley’s best neighborhoods.

His approach is simple: teach the market like a teacher, protect your equity like it’s his own, and tell you the truth even when the truth is “wait.” Clear communication, a proven plan, and your interests first.

Most of Ben’s clients fall into two camps.

The move-up buyer who’s outgrown a great starter home in Chandler or Tempe and is ready for something that feels like an arrival. More space, more privacy, more character, same easy access to four freeways, great schools, and Sky Harbor.

The move-in buyer relocating from out of town who needs someone who actually knows which street holds its value and which one only looks like it does.

He also represents sellers across South Tempe and South Chandler who want their home priced right in week one and marketed like the asset it is.

Faith and family are the center of how Ben lives and works. He’s a follower of Christ, a husband, and a father, raising his kids in Chandler with his wife Sarah. The family is active at CCV, the kids attend Valley Christian, and they support foster care and adoption. One of their sons joined the family that way.

Clients often tell Ben his faith is part of why they trusted him with one of the biggest decisions of their lives. He doesn’t take that lightly.

ADRE SA ID: SA640694000

https://www.8448luxury.com/
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