ZIP Code Market Report · 85254 · Scottsdale, AZ

85254 North Scottsdale / Kierland Housing Market

ZIP 85254 median sale: $1.01M · Phoenix Metro HPI -1.9% YoY · Scottsdale, AZ

Updated October 22, 2026 — refreshed nightly from ARMLS closed sales

Haus Signal: ↘ 9 · Typical for 85254. Supply and demand are balanced — 3.2 months of inventory, 64 days on market. Neither buyers nor sellers hold a decisive edge right now.

Haus Signal · 85254 Updated October 22, 2026

↘9

9 below typical · Typical for 85254

Scored vs North Scottsdale / Kierland · 12-quarter history · net of season

CoolTypicalWarm

Supply and demand are roughly even — 3.2 months of inventory, 227 active listings, and homes averaging 64 days on market. At a 95.9% negotiation index, neither side holds a decisive edge, and sale prices are tracking close to recent comparable sales.

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See how this market has shifted over the last 30 days and what leading indicators suggest for the next 60–90 days. The full layered read — current temperature, recent trend, and forward forecast — unlocks with a free account.

Median Price

$1.01M

ZIP 85254 · 90-day median

Source: Opitz Housing Report · ARMLS © · closed sales · 90-day · Updated Oct 22 · ZIP 85254

Median Days on Mkt

ZIP 85254 median

Source: Opitz Housing Report · ARMLS © · closed sales · Updated Oct 22 · ZIP 85254

Months of Supply

3.2

Balanced

Source: Opitz Housing Report · ARMLS © · active inventory ÷ sales rate · Updated Oct 22 · ZIP 85254

Price Reductions

43%

Elevated

Source: Opitz Housing Report · ARMLS © · active listings · Updated Oct 22 · ZIP 85254

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85254 North Scottsdale / Kierland · ARMLS data · Free to access

Market Snapshot

85254 · Scottsdale

Active Listings

227

▲ 11.1% MoM

Source: Opitz Housing Report · ARMLS © · active feed · Updated Oct 22 · ZIP 85254

Sale vs. Original List

95.9%

Close price ÷ original ask

Source: Opitz Housing Report · ARMLS © · ClosePrice ÷ OriginalListPrice · Updated Oct 22 · ZIP 85254

YOY Appreciation

-1.9%

Phoenix Metro HPI

OHR HPI · BMN repeat-sales · Phoenix Metro

10-Yr Appreciation

+117.2%

Phoenix Metro +101.3% · same 10 years

OHR HPI · BMN repeat-sales · ZIP 85254 · 2016-Q2 → 2026-Q2 · a ZIP index can move about ±3.4 pts on which homes resold

Time to Contract

42d

In the Haus Signal

Source: Opitz Housing Report · ARMLS © · median list → under-contract · ZIP 85254

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Your Property's Value in 85254

Get an estimated value range for your home based on recent closed sales in North Scottsdale / Kierland. Current median sale price: $1.01M.

Daily Haus Signal for 85254

Today's reading: ↘ 9 · Typical for 85254. Track how this ZIP shifts week to week with 7 weighted indicators.

North Scottsdale / Kierland Comparables

Recent sales, price trends, DOM patterns, and negotiation-index data — the same intel licensed agents use to advise their clients.

How the Haus Signal Works

The Haus Signal is a three-layer read of the market — current temperature (NOW), recent trend (DIRECTION), and a 60–90 day forecast (FORECAST) — scored against each ZIP's own historical distribution. Every input is derived directly from ARMLS closed and active transaction records. No estimates. No third-party projections.

Layers · NOW · DIRECTION · FORECAST

Current temperature uses months of supply, DOM, sale-to-list ratio, and price reductions. Direction tracks the 30-day delta as snapshots accumulate. Forecast reads leading indicators — pending volume, inventory change, $/sqft momentum — for the next 60–90 days.

0–100

Per-ZIP Relative Score

Each indicator is scored against this ZIP's own 12-quarter distribution, not against a Phoenix-wide breakpoint table. 50 = typical for this ZIP, 0 = at the floor of its own 3-year range, 100 = at the ceiling. So "Cool for 85253" means PV-relative cool, not metro-relative.

24h

Refresh Cycle

Inputs recalculate daily as new closed sales, pending contracts, and listing changes flow through ARMLS. The per-ZIP HPI series refreshes weekly via Bailey-Muth-Nourse repeat-sales regression.

ZIP

Level Precision

Metro figures hide the story. Paradise Valley and Maryvale aren't the same market — their typical DOM, sale-to-list spread, and supply rhythm are structurally different. The Haus Signal honors that.

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