The market has spoken. Now let's translate.

There's a lot to talk about in the real estate world this week, and I've got something new that I'm excited to share with you!

I'm rolling out the very first edition of The PHX Report, a quarterly deep dive into what's actually happening in the Phoenix Metro housing market. We'll look at the numbers across three different segments, and the latest data tells an interesting story. Sales are slowing, prices are softening, and buyers are finding themselves with a little more negotiating power. Of course, some parts of the market are feeling it more than others.

Speaking of interesting numbers, this week's Deal of the Week is a massive home priced at just $129 per square foot. We've also got a spectacular luxury estate being offered at roughly half its original cost, and a rather curious story about one of the nation's largest homebuilders potentially buying its own homes. Yes, you read that correctly!

Thanks for being here, have a great week.

In a strange twist in the housing market, Lennar, one of the nation's largest homebuilders, is facing scrutiny after reports that a company it created and later spun off purchased more than 700 Lennar homes worth approximately $200 million in just one month. The purchases may have helped Lennar meet its quarterly sales delivery targets, raising questions about just how strong buyer demand really is and prompting a lawsuit from investors. Are builders finding creative ways to move inventory in a slowing market? (link)

There's certainly no shortage of headlines about the housing market, but sometimes it's hard to separate what's actually happening here in Phoenix from what's happening nationally. That's why I'm introducing The PHX Report, a new quarterly feature where I'll dig into the local numbers and share what they mean for buyers and sellers across the Valley.

Our first report covers the third quarter of 2026, and the overall picture is pretty clear. Sales have slowed, homes are taking longer to sell, and prices are experiencing some downward pressure. But not every segment of the market is behaving the same way. Single-family homes under $1 million are holding up better than the luxury market, while condos and townhomes are seeing some of the biggest challenges, particularly when it comes to inventory and pricing.

I've broken everything down into three categories: single-family homes under $1 million, luxury homes over $1 million, and condos, townhomes, and patio homes under $1 million. Each includes the latest pricing, sales activity, inventory levels, and my thoughts on what the numbers mean.

Click here to read the inaugural PHX Report and explore all three market segments.

After more than 25 years in real estate, one thing I've learned is that the market is rarely as good or as bad as the headlines suggest. The numbers usually tell a much more interesting story!

What's happening with housing in Arrowhead Ranch? The latest Arrowhead Report takes a closer look at the third-quarter real estate numbers, and there are some interesting trends developing. While home prices have remained relatively stable over the past year, more homes are hitting the market, fewer are going under contract, and buyers are gaining some negotiating power.

Curious what your rate would be in today’s market? Reach out to my lending partner, Aaron Alvarez with West American Mortgage, at (602) 705-9835.

COMING SOON: 18851 N 71st Ln Glendale, AZ 85308. Golf course living on the 17th hole of The Clubs at Arrowhead! This spacious 5-bedroom, 3-bathroom home features upgraded flooring, remodeled kitchen and bathrooms, and a fantastic location overlooking the golf course. Stay tuned for more details and your first look at this beautiful home.

This one is done and just waiting for pro photos later this week!

Listed at $695,000. See all the details at 18851n71stLane.com

1320 E. Bethany Home Road, Phoenix, AZ 85014. Unit 77 at the Bethany Villas is a brand new listing in Central Phoenix. This 2 bed, 2 bath condo has new flooring, fresh interior paint and is move in ready. The beauty of this condo complex is all utilities are included, even electric!

RATE BUYDOWN INCENTIVE: My seller is now offering $8,000 for buyer’s to use to buydown their interest rate. Reach out to learn more about how you can use this incentive

Easy, low-maintenance living in the heart of Central Phoenix! This single-level, 2 bedroom, 2 bath townhome is located in a gated community and features fresh interior paint and new laminate plank flooring. Enjoy great community amenities including a sparkling pool, clubhouse and fitness facility. Best of all, the HOA dues include ALL utilities, electric, water, sewer and garbage, making monthly expenses simple and predictable. Conveniently located near the 51 freeway with easy access to shopping, dining, entertainment and major freeways. Whether you're looking for a full-time residence or a lock-and-leave second home, this move-in-ready townhome offers a great combination of location, convenience and value.

See all of the pictures & walk-through video at 1320unit77.com

Referrals are the backbone of any realtors business, and mine is no different. Many of you have sent your friends & family my way over the years, and it is always fun to get that call ‘they said you’re the best, so I’m calling to get your help!’

If you know anyone thinking of buying or selling in 2026, I’d love the opportunity to connect with them and see how I can help.

A Whole Lot of House for $$$$

At just $129 per square foot, this spacious home has the lowest price per square foot of any currently listed home under $600,000 in the area! Located in a gated community, it features 4 bedrooms, 3.5 bathrooms, separate living and family rooms, a formal dining room, a large kitchen with a butler's pantry, and a 3-car tandem garage. If you're looking for maximum square footage without breaking the bank, this one deserves a closer look!

See all the info & pics here.

Property listed with John Poyner with Phoenix Property Group

Over $8 million invested, now offered at HALF the original cost! This one-of-a-kind historic estate features five distinct living spaces, including a four-bedroom main residence, two-bedroom guest house, private wellness center with hot yoga and steam rooms, catering kitchen, and even a she shed. Completely reimagined in 2022, the property combines historic charm with extraordinary luxury, resort-style outdoor entertaining, and amenities you simply won't find in an ordinary home.

Listed at $4.2 million, see all the photos here. This one is very interesting, you have to look through the pictures.

Property listed by Frank Aazami with Compass

Back in 2023 on a trip to New Hampshire & Maine, we didn’t really have a plan other than heading north from Boston and seeing what we could find. We ended up in a cool little town called Littleton, and of course we found a spot to have some beers in the sun by the river. The patio at Schilling Beer Co was right next to the water, and had a view of the covered pedestrian bridge.

I saw one of their posts on IG, and it got me thinking about what cool houses their may be nearby.

This home on the main street, walking distance from Schilling 😎, was built in 1851!!! It looks like they it has had a few additions over the years.

See all the pics & info here.

Because if we didn’t laugh…we’d cry