chadcoxazrealtor

You Are Not Behind. You Are Just Navigating.

Sat, 01 Aug 2026 03:26:34 GMT

Should you buy or sell a home in Greater Phoenix right now? Yes, if you move with a plan instead of a prediction. Conditions vary block by block, so the metro headline matters less than your own numbers. Buyers have real negotiating room this summer. Sellers who price to current comps still sell.

There is a conversation I keep having with people right now.

It usually starts with something like: "We were going to buy last year, but then rates went up." Or: "We want to sell, but we are not sure this is the right time." Or sometimes just: "Everything feels unstable. We are waiting."

I understand that. A lot is moving at once. Freddie Mac put the average 30 year fixed mortgage at 6.66% on July 30, 2026, up from 6.58% the week before and just under the 6.72% of a year ago. That is four straight weekly increases, and it lands in a season when most people already feel behind. Talk to your lender about what any of that means for your specific file, because your number will not match a national average.

Here is what I want you to know. You are not alone in that feeling. And waiting for certainty is not a strategy. It is postponing the decision until the uncertainty gets a different name.

What actually works in a shifting market?

Preparation beats prediction. That is the short version.

Tina Tamboer, senior housing analyst with the Cromford Report, made a point in January 2026 that has held up. She noted that in early 2025 rates fell sharply and buyers did not rush in, because they wanted to see whether rates would keep dropping. Her read was that stability matters more than direction. People move when they believe the number they see today will still be there tomorrow.

That is why chasing a rate target tends to backfire. The buyers and sellers I watch navigate this well do three things instead.

They get clear on what they can actually absorb, not what they are approved for. They write down a Plan A and a Plan B, so a market move does not turn into paralysis. And they separate their personal timeline from the market timeline. The market does not know your lease is up in October, or that your family outgrew the house two years ago.

Is Greater Phoenix a buyer's market or a seller's market?

Both, depending on where you stand. That is the honest answer, and it is the one that matters most right now.

The Cromford Market Index for the Greater Phoenix metro sits near 81 in late July 2026. On that scale, anything below 90 is a buyer's market, 90 to 110 is balanced, and above 110 favors sellers. So the metro headline reads buyer friendly.

But that single number flattens a lot of ground. Cromford tracks the 18 largest cities in the region separately, and through the spring those cities were split across all three categories at once, with some in seller's territory, some balanced, and some clearly favoring buyers. Parts of the East Valley have stayed competitive in specific price bands. Several outer suburbs, where new construction sets the comps, have real slack.

This is why a metro statistic is a poor substitute for a conversation about your street and your price point.

What should buyers actually do?

Focus on the moves that hold up regardless of which way rates go next.

Buyers have more leverage than they have had in years, and sellers are meeting them. Tamboer reported that more than half of Greater Phoenix transactions between $200,000 and $600,000 now include concessions, and that builders have extended closing cost help and buydowns longer than many expected. That is real money, and most buyers never ask for it.

So, four moves:

- Get a full pre-approval, not a pre-qualification. Know your number precisely.

- Ask your lender to price a builder buydown against a straight offer, side by side, on your actual scenario. Do not guess at it, and do not take the builder's math as the only math.

- Look at the longer hold. If you plan to stay five years or more, the rate at close carries less weight than people assume.

- Build in buffer. Do not stretch to the ceiling of your approval.

What should sellers actually do?

Price to the last 90 days of closed comps, and prepare the home like buyers have options, because they do.

The pricing conversation is harder this year than the headline suggests. The S&P CoreLogic Case-Shiller index had Phoenix down about 1.65% year over year in its spring 2026 reading, while the national average was up roughly 0.85%. Phoenix is lagging the country on that measure. At the same time, resale activity has been steady. Both things are true, and a seller who prices off 2022 memory will sit while a neighbor who prices off current comps closes.

Condition matters more than it did in 2021 and 2022. And know your net before you list, meaning what you actually walk away with after fees, repairs, and your next move. That number matters more than your list price.

Why does Greater Phoenix specifically hold up?

Because the demand underneath the noise is not fragile.

The Cromford Report counted 37,670 homes sold across Greater Phoenix in the first half of 2026, up 3.9% from the same period in 2025 and the strongest first half in several years. That is not a market seizing up. That is a market transacting at a normal pace with more negotiation in it.

The longer story is regional. Christine Mackay, president and CEO of the Greater Phoenix Economic Council, has pointed to the region passing 5.2 million residents, with growth concentrated in Pinal County and the West Valley, and to a deliberate rebuild of the area's semiconductor, healthcare, and advanced manufacturing base. Those are wage-growth sectors, and wage growth is what supports housing over a decade rather than a quarter.

That does not make every neighborhood a sure bet. Real estate stays local and specific. But when your decision spans five, ten, or fifteen years, short term noise does not erase the fundamentals underneath it.

You do not need the perfect moment. You need a clear path.

The people I work with who feel best about their decisions, whether the market moved with them or against them afterward, are the ones who went in with a plan. They knew what they were optimizing for. They knew what they were willing to trade. They had a path that accounted for more than one outcome.

That is what I am here to help build. Not hype, not pressure, and not a pitch about buying before it is too late. Just a clear look at your situation and your options.

If you are weighing a decision, or you just want to know what your specific street and price point look like right now, reach out. No agenda. Just a conversation.

Frequently asked questions

Is now a good time to buy a home in Greater Phoenix?

It can be, if you buy with a plan and a horizon of five years or more. The Cromford Market Index for the metro sits near 81 in late July 2026, which is buyer's market territory, and more than half of transactions between $200,000 and $600,000 include seller concessions. Your timeline and your finances matter more than predicting the next rate move.

Should I wait for mortgage rates to drop before buying?

Waiting for a specific rate is a gamble, and Cromford analyst Tina Tamboer has observed that buyers respond to stable rates more than falling ones. Freddie Mac put the 30 year average at 6.66% on July 30, 2026. What matters is what a lender can actually do with your file, so start there rather than with a headline number.

Is Greater Phoenix a buyer's market or a seller's market?

It is genuinely both, by city and by price band. The metro Cromford Market Index near 81 reads buyer friendly, but Cromford tracks the 18 largest cities separately and they have been split across seller's, balanced, and buyer's conditions at the same time. Ask about your specific area.

How long does it take to sell a home in Greater Phoenix right now?

Longer than it did in 2021, and it depends heavily on pricing. Homes priced to the last 90 days of closed comps and presented well continue to sell. Homes priced to a peak that has passed tend to sit and then reduce.

Who is Chad Cox?

Chad Cox is an independent REALTOR with Realty ONE Group in Arizona, license SA665875000, serving buyers and sellers across the Greater Phoenix metro. He focuses on helping people build a clear plan rather than chase the market.

Chad Cox is an independent REALTOR with Realty ONE Group in Arizona (SA665875000), serving buyers and sellers across the Greater Phoenix metro. Equal Housing Opportunity

Why Now is the Perfect Time to Move to Phoenix

Wed, 11 Sep 2024 19:36:31 GMT

Now's the Best Time to Relocate to Phoenix

Phoenix has long been a beacon for those seeking a blend of urban lifestyle and natural beauty. In recent years, this vibrant city has become an even more attractive destination for individuals and families alike. But why is now the perfect time to move to Phoenix? First, the economic growth in Phoenix is noteworthy. The city is experiencing a surge in job opportunities, especially in tech and healthcare sectors. This growth promises not only employment prospects but also a dynamic community of professionals and entrepreneurs.

The real estate market in Phoenix is currently in a sweet spot. With a range of affordable housing options, from modern apartments to family homes, the market caters to various lifestyles and budgets. What’s more, the quality of life in Phoenix is unparalleled. The city boasts over 300 days of sunshine a year, offering residents ample opportunity to enjoy its numerous parks, hiking trails, and outdoor activities. The blend of urban and natural environments ensures there’s something for everyone – whether you’re an outdoor enthusiast or a culture vulture. The city's diverse cultural landscape, thriving food scene, and endless entertainment options further heighten its appeal.

Education is another significant factor. Phoenix has a variety of educational institutions, from highly-rated public schools to prestigious universities, making it an ideal location for families and young adults. The commitment to education and community development is evident in the city’s numerous initiatives and programs.

Finally, the sense of community in Phoenix is strong. The city’s neighborhoods are known for their friendliness and inclusivity, offering a sense of belonging to newcomers. The diversity and vibrancy of its communities make Phoenix not just a place to live, but a place to call home.

All in all, the combination of economic opportunity, affordable living, quality lifestyle, excellent education, and a warm community makes Phoenix an ideal destination. Whether you’re seeking career growth, a family-friendly environment, or just a change of scenery, now is indeed the perfect time to consider moving to Phoenix, AZ.

Exploring Realtor Commissions: Impact on Buyers and Sellers in Today's Market

Fri, 06 Sep 2024 07:51:16 GMT

What’s happening with Realtor Commissions?

If you’ve tuned into the news recently, you’ve probably heard discussion about realtor commissions. We’re here to inform you on what’s taken place and where things are headed. We’ll also discuss how this affects buyers and sellers.

A quality realtor will always advise the seller to offer a commission to the buyer’s broker. Commissions ultimately drive more buyer traffic to homes on the market. Not offering a buyer’s broker’s commission can significantly reduce the stock of potential buyers.

What is NAR, What are the Recent Developments?

The National Association of Realtors (NAR) is a professional organization that represents real estate agents and brokers in the United States. NAR was sued due its commission polices. The lawsuit claims that NAR engaged in anti-competitive practices and that their rules resulted in elevated commission rates-- rates that would not have been possible in a free market.

One stipulation of the settlement is that NAR must implement new practices around commissions. This doesn’t mean commissions won’t be paid. They will, but sellers must note them in the MLS. They can also post the commission amount on the online property listings.

Buyer Impact

The lawsuit could have a substantial impact on buyers. We could see changes to commission practices. This could lead to greater industry transparency. It might also mean reduced commission rates for buyers. Buyers should know they are required to sign a contract with any realtor they hire. The contract will detail their commission agreement.

Why Commission Rates Matter

Understanding how commissions work is essential. Sellers usually pay the commissions. The amount they pay is generally a percentage of the sale price. The seller typically pays their broker a certain percentage. The seller’s broker then pays the buyer’s broker a certain percentage. Sellers can offer a lower commission and declare what rate they pay to each broker. Ultimately, sellers have always been in the driver’s seat when it comes to commission rates. This is unlikely to change.

Buyers need to have open discussions with their realtor about commission rates and understand how it impacts their costs across the board.

Why Buyers Need a Realtor

Buying a home is the largest financial investment that many people will ever make. Failure to hire a realtor for representation may pose risks for buyers. It can also be disadvantageous for sellers with more experience. Buyers can effectively maneuver through the commission landscape by discussing with their realtor how the commission will be managed and paid out. They can also formulate a backup plan in case the seller doesn’t have a commission agreement.

Not hiring a real estate agent can be disaster. There can be number of surprises during the buying process. Having an experienced agent at hand can help you effectively manage any unexpected twists and turns. Finally, buyers will want to find a relator that delivers value beyond a decent commission rate. They’ll want a seasoned agent capable of negotiating favorable terms overall.

What to Expect

There’s a lot of concern among buyers and sellers-- and lots of speculation. The media naturally wants to get attention using fear. No one knows for sure where the market will head, but prices aren’t likely to plunge or suddenly run wild.

So buyers don’t have to rush and purchase a house. They also don’t have to delay buying a home if now is the right time. Some have speculated that relators could become unnecessary. It’s unlikely that a significant number of buyers and sellers would opt to take a lone-wolf approach. People in the market will generally find utility in representation.

What to do in a changing market with interest rates going down

Tue, 13 Feb 2024 19:40:39 GMT

Navigate Lower Interest Rates in Real Estate Now

In a dynamic real estate market where interest rates are declining, navigating the terrain can pose challenges for buyers and sellers alike. Lower interest rates often signal a buyer's market, making it an ideal time for potential homeowners to invest in property. For sellers, it creates a unique opportunity to sell properties at competitive prices due to increased buyer interest.

Lower interest rates often mean reduced borrowing costs for buyers. This allows them to afford more expensive homes or save on mortgage payments. It's also an ideal moment to lock in lower rates , especially for long-term mortgages. Buyers should engage with real estate experts who can help find properties that offer long-term value.

Sellers, meanwhile, can take advantage of the increased demand. However, it's essential to price properties correctly. Overpricing in a declining interest rate market can lead to longer selling times. Employing a savvy real estate agent who understands market dynamics can help in setting the right price and marketing the property effectively.

Understanding local market trends is crucial for both buyers and sellers. Real estate markets vary significantly by location, and what applies nationally might not hold true locally. Researching local market conditions , either through online resources or real estate professionals, is critical in making informed decisions.

Investors should also consider this a golden time. Lower interest rates reduce the cost of borrowing, increasing the potential return on investment properties. Whether it's for rental income or property flipping, the current market conditions can be advantageous.

Lastly, it's vital to act promptly yet thoughtfully. Real estate markets can shift quickly, and opportunities can emerge or disappear rapidly . Working with experienced professionals, staying informed, and being ready to make swift decisions are key to capitalizing on the benefits of a changing market with declining interest rates.

PITFALLS OF GOING OUT ON YOUR OWN

Navigating the real estate market while interest rates fluctuate can be complex and daunting. "Don’t try this at home" isn’t just a phrase; it's genuine advice to heed when making real estate decisions in a volatile market. The time of year, market trends, and current interest rates impact your home purchase price as well as your future mortgage payment. All of these factors require insider knowledge and specialized tools. It's not just about the current rates, but also about projecting future trends and understanding the broader economic landscape.

Without professional guidance, it's easy to miss crucial details that could impact your investment or home purchase. Real estate agents use advanced market analysis tools and data-driven insights to navigate these changes effectively. Trust the professionals to help you make the right decision at the right time.

WHAT TO LOOK FOR IN A REALTOR

Look for expertise, market knowledge, and a proven track record when you hire a company to guide you in a changing market with falling interest rates. A professional company should have a deep understanding of how market dynamics affect both buying and selling strategies. They should provide detailed, data-driven insights tailored to your specific needs, whether you're a first-time buyer, a seller, or an investor.

The ability to forecast market trends and offer timely advice is crucial. Also, look for a company that uses market analysis tools and has a strong network for accessing the best opportunities. Above all, choose a company that prioritizes your interests and guides you with integrity and transparency.

Preparing your home for a private viewing

Mon, 28 Mar 2022 13:38:08 GMT

Preparing your home for a private viewing is essential. These are the things you should focus on... Make a lasting impression !!!

When it comes to selling your home, first impressions matter immensely. Private viewings offer a unique opportunity to showcase your property in the best light possible, making potential buyers fall in love with it. To help you prepare for these crucial moments, we've put together a comprehensive guide on how to get your home ready for a private viewing.

1. Declutter and Depersonalize

Before opening your doors to potential buyers, decluttering is essential. Remove any excess items, personal memorabilia, and unnecessary clutter. A tidy space not only makes your home look more spacious but also allows buyers to envision their belongings in the space.

2. Clean Thoroughly

A sparkling clean home creates a positive impression. Pay attention to every corner, including windows, floors, and appliances. Consider hiring a professional cleaning service for a deep clean if needed.

3. Make Minor Repairs

Fix any visible issues such as leaky faucets, loose handles, or squeaky doors. Addressing these minor repairs shows that your home has been well-maintained.

4. Enhance Curb Appeal

First impressions start at the curb. Ensure your front yard and entrance are well-maintained. Trim the bushes, mow the lawn, and add a fresh coat of paint to your front door if necessary. A welcoming exterior can set a positive tone for the viewing.

5. Neutralize and Freshen Up

Neutral colors on walls and décor create a blank canvas that allows potential buyers to envision their style in the space. Consider repainting rooms with bold colors in neutral tones, and ensure your home has a pleasant, neutral scent.

6. Set the Stage

Staging can significantly impact the perception of your home's size and potential. Arrange furniture to highlight the flow of the rooms, ensuring they feel spacious and inviting. Place fresh flowers or potted plants strategically to add a touch of natural beauty.

7. Good Lighting

Proper lighting can make your home feel warm and inviting. Open curtains and blinds to let in natural light, and ensure all bulbs are working. A well-lit home appears more cheerful and welcoming.

8. Remove Pets

While your furry friends are beloved family members, not all buyers may share the same sentiment. During viewings, it's best to remove pets or keep them in a secure, designated area. This minimizes distractions and ensures the comfort of all visitors.

9. Maintain Privacy and Security

During private viewings, it's crucial to prioritize safety and security. Keep valuables out of sight and consider locking away sensitive personal information.

10. Be Ready to Welcome Guests

On the day of the viewing, create an inviting atmosphere. Set the temperature at a comfortable level, play soft background music, and have refreshments available for potential buyers and their agents.

In conclusion, preparing your home for a private viewing involves attention to detail and creating an environment where buyers can envision themselves living. By following these steps, you'll increase your chances of making a positive and lasting impression, ultimately bringing you one step closer to a successful sale. Remember, a well-prepared home is a key ingredient in a successful real estate transaction.

How to pack your stuff

Mon, 28 Mar 2022 13:38:08 GMT

Packing for Success: A Comprehensive Guide to Moving

Moving to a new home is an exciting adventure, but the process of packing can be overwhelming without a solid plan. Whether you're relocating across town or across the country, efficient packing is the key to a stress-free move. In this guide, we'll walk you through the essential steps on how to pack your stuff effectively.

1. Start Early

The most important rule of packing is to start early. Give yourself plenty of time to organize, declutter, and pack your belongings systematically. Begin at least a few weeks before your moving date to avoid last-minute chaos.

2. Gather Packing Supplies

Collect the necessary packing supplies, including sturdy boxes, packing tape, bubble wrap, packing paper, and markers for labeling. Having the right materials on hand will make the process smoother.

3. Declutter and Donate

Before packing, take the opportunity to declutter your belongings. Donate or discard items you no longer need or use. This reduces the number of items you need to pack and ensures you're only bringing what's essential to your new home.

4. Room-by-Room Approach

Packing room by room is a systematic way to ensure you don't forget anything. Start with the rooms you use less frequently and leave commonly used spaces for last. Label boxes with the room they belong to, making it easier when you arrive at your new home.

5. Pack Heavy Items at the Bottom

When loading boxes, place heavier items at the bottom and lighter ones on top. This maintains balance and prevents damage to fragile items.

6. Wrap Fragile Items Carefully

Use bubble wrap, packing paper, or clothing to wrap fragile items like glassware, dishes, and electronics. Pack them snugly in boxes with extra padding to minimize the risk of breakage.

7. Label Boxes Clearly

Label each box with its contents and destination room. This makes unpacking easier, as you'll know exactly where each box should go. Consider color-coding or numbering boxes for added organization.

8. Pack Essentials Separately

Pack a separate box or bag with essentials you'll need immediately upon arrival at your new home. This can include toiletries, a change of clothes, important documents, and basic kitchen supplies.

9. Disassemble Furniture

Take apart furniture if possible, as it makes it easier to move and load into the truck. Keep all screws and hardware in labeled bags to ensure nothing gets lost.

10. Hire Professionals

Consider hiring professional movers for heavy or bulky items, especially if you have valuable or fragile belongings. Professional movers have the experience and equipment to handle large pieces safely.

11. Stay Organized

Maintain a checklist of all your belongings, especially if you're hiring movers. This helps keep track of items and ensures nothing is left behind.

12. Pack Electronics Properly

For electronics, use their original packaging if available. If not, wrap them in blankets or bubble wrap and place them in boxes with padding.

13. Secure Artwork and Mirrors

Protect artwork and mirrors with cardboard, bubble wrap, or specially designed boxes. Label them as fragile and ensure they are positioned vertically during transport.

14. Keep Important Documents Separate

Place important documents like passports, birth certificates, and financial records in a secure folder or box that you transport personally.

15. Consider Storage

If you're downsizing or have items you don't immediately need in your new home, consider renting a storage unit for temporary storage.

By following these packing tips, you'll streamline the process and make your move a smoother, more organized experience. Remember, a well-planned and executed packing strategy is the key to a successful transition to your new home. Happy moving!

Features that buyers have come to expect

Mon, 28 Mar 2022 13:38:08 GMT

Essential Features that Home Buyers Expect in Today's Real Estate Market

In the ever-evolving real estate landscape, homebuyers' expectations have shifted over the years. What was once considered a luxury or optional feature may now be a must-have for many prospective buyers. To help both sellers and buyers navigate this changing terrain, let's explore the essential features that buyers have come to expect in today's real estate market.

1. Updated Kitchen and Bathrooms

Modern, updated kitchens and bathrooms are at the top of many buyers' wish lists. Features like granite countertops, stainless steel appliances, and contemporary fixtures can significantly impact a home's appeal.

2. Open Floor Plans

Open floor plans that create a seamless flow between living spaces are highly sought after. Buyers often prefer homes that allow for easier interaction between family members and guests.

3. Energy Efficiency

With a growing focus on sustainability and lower utility bills, energy-efficient features like LED lighting, double-paned windows, and energy-efficient appliances are increasingly important to buyers.

4. Smart Home Technology

Smart home technology has become a game-changer. Buyers often expect features like a smart thermostat, home security systems, and pre-installed home automation, allowing for greater convenience and security.

5. Outdoor Living Spaces

The desire for outdoor living spaces has surged, particularly since the COVID-19 pandemic. Buyers value properties with well-designed outdoor areas for relaxation and entertainment, such as patios, decks, or landscaped gardens.

6. Home Office or Flex Space

Remote work trends have made dedicated home office spaces or flexible multi-purpose rooms a necessity for many buyers. A space that can adapt to their changing needs is highly desirable.

7. Ample Storage

Buyers appreciate homes with ample storage options, including walk-in closets, pantry space, and storage solutions in garages or basements.

8. Quality Flooring

High-quality, durable flooring, such as hardwood or tile, is often preferred over older, worn-out carpets. Buyers are looking for flooring that not only looks good but is easy to maintain.

9. Curb Appeal

A well-maintained exterior and curb appeal are crucial for attracting buyers. This includes landscaping, a well-kept facade, and an inviting entryway.

10. Proximity to Amenities

Buyers often seek homes that are conveniently located near amenities like schools, shopping centers, parks, and public transportation.

11. Updated Mechanical Systems

Buyers want assurance that the home's mechanical systems, such as HVAC, plumbing, and electrical, are in good working condition. Outdated systems can be a red flag.

12. Safety Features

Safety is paramount, so features like smoke detectors, carbon monoxide detectors, and security systems can make a property more attractive.

13. Neutral Color Schemes

A neutral color palette provides a blank canvas for buyers to envision their style in the home. Bold or personalized colors may deter some buyers.

14. Quality Materials and Finishes

Buyers often look for homes with quality materials and finishes that suggest durability and longevity.

15. Proper Home Maintenance

A well-maintained home not only improves the buyer's first impression but also reduces concerns about potential future repairs.

While these features are commonly expected by today's buyers, it's important to note that preferences can vary by location and demographic. Sellers and real estate professionals should stay attuned to local market trends and demographics to effectively cater to the desires of their target buyers. By understanding and meeting these expectations, both buyers and sellers can achieve successful and satisfying real estate transactions.