Home/Phoenix homes for sale/Arcadia/Lower Arcadia
Phoenix, Arizona · ZIP 85018
Lower Arcadia homes for sale
Neighborhoods south of Indian School Road, between 44th Street and 56th Street.
The short answer
As of November 1, 2026, there are 24 homes listed for sale in Lower Arcadia, with a median list price of $1,512,500. Over the past 12 months, 84 homes sold at a median price of $1,237,500, or $503 per square foot, after a median of 58 days on market. Homes closed at a median of 96.53% of their final list price. With about 3.4 months of supply, the market is close to balanced.
Source: ARMLS via Flexmls, calculated by Arizona Luxury Partners. Figures cover single-family homes, condos, townhomes, and patio homes in Lower Arcadia, as defined in the FAQ below.
The Lower Arcadia market, by the numbers
Closed residential sales, November 1, 2025 to November 1, 2026.
Months of supply is today's 24 listings divided by the 12 month average of about 7 sales per month. 51 of the 84 sales closed at $1 million or more. Seller concessions are seller paid buyer costs, such as closing costs or a rate buydown, as reported on the closed MLS record. Listing success rate is the share of listings that left the market over the past 12 months that closed rather than being cancelled or expiring: 84 closed and 46 cancelled or expired. A listing that was cancelled and relisted counts as cancelled.
Lower Arcadia median sale price, 10 years
Yearly median sale price of closed residential sales, 2016 to 2026.
The median sale price for homes in Lower Arcadia went from $450,000 in 2016 to $1,200,000 in 2025, up 167%. So far this year, through November 1, 2026, the median is $1,125,000. A median is the middle sale of the year, so it moves with both prices and the mix of homes that sold. Ask us how values have changed for homes like yours.
See the yearly numbers
| Year | Median sale price | Homes sold |
|---|---|---|
| 2026 (through November 1, 2026) | $1,125,000 | 70 |
| 2025 | $1,200,000 | 77 |
| 2024 | $1,150,000 | 91 |
| 2023 | $1,010,000 | 89 |
| 2022 | $1,100,000 | 100 |
| 2021 | $850,000 | 121 |
| 2020 | $675,000 | 128 |
| 2019 | $515,000 | 131 |
| 2018 | $525,000 | 122 |
| 2017 | $493,500 | 144 |
| 2016 | $450,000 | 127 |
Source: ARMLS via Flexmls. Closed residential sales by calendar year in Lower Arcadia as defined on this page, calculated by Arizona Luxury Partners.
Search Lower Arcadia homes for sale
Updated continuously from the MLS. Filter, save, and tour any home.
What the numbers mean right now
Our read on the market, for buyers and for sellers.
Over the past 12 months, 84 homes sold in Lower Arcadia, and 61% of them closed at $1 million or more. Today 24 are listed for sale, and 12 of those have already had a price change.
Pricing is where homes win or sit. 21 of last year's sales, or 25%, went under contract within 30 days, at about 98% of list price on average. 15, or 18%, took more than 120 days, and those closed at about 86% of their original list price on average.
If you are buying
- The typical home sold about 7% below its original list price, so there is room to negotiate on homes that have been listed a while.
- 24% of sales included a seller concession. Ask about closing costs or a rate buydown as part of your offer.
- Compare a home against recent Lower Arcadia sales of similar size, age, and condition.
- Review permits for past additions and any association rules for the specific home.
If you are selling
- Your first month matters most. Homes that sold within 30 days closed at about 98% of list price on average.
- Homes that sat more than 120 days closed at about 86% of their original list price, so pricing right at the start pays.
- Price against recent Lower Arcadia sales of similar size, and show how your home compares on lot, updates, and location within the area.
- We can show you the exact sales we would use to price your home.
About Lower Arcadia
Where Lower Arcadia is and what is nearby.
Lower Arcadia is an informal name for the neighborhoods south of Arcadia, from Indian School Road to Thomas Road between 44th Street and 56th Street.
The city-registered Arcadia Osborn Neighborhood Association covers a similar area, from Indian School Road to Thomas Road between 40th Street and 56th Street. Lots are smaller than in Arcadia Proper: of the 84 homes that sold over the past 12 months, 18 had an MLS lot size of a quarter acre or more and 3 had half an acre or more. Arcadia, Arcadia Proper, Arcadia Lite, and Lower Arcadia are informal market names, not official boundaries. This page uses a map we drew on street centerlines and the Arizona Canal: Arcadia Lite from 32nd Street to 44th Street between Camelback Road and Indian School Road; Arcadia Proper from 44th Street to 68th Street between Camelback Road and Indian School Road, then the Arizona Canal east of 56th Street; and Lower Arcadia from 44th Street to 56th Street between Indian School Road and Thomas Road.
Arcadia High School, part of the Scottsdale Unified School District, opened in 1958 at 4703 E. Indian School Road. Lower Arcadia is a short drive south of Camelback Mountain and the Echo Canyon Trailhead at 4925 E. McDonald Drive.
- City
- Phoenix, Arizona, ZIP code 85018
- Area
- 44th Street to 56th Street, Indian School Road to Thomas Road (our map)
- Neighborhood association
- Arcadia Osborn Neighborhood Association, 40th Street to 56th Street (City of Phoenix)
- Lot sizes, past 12 months
- 18 of 84 sales on a quarter acre or more (MLS lot size)
- Median home size sold
- 2,585 square feet over the past 12 months
- Sale prices, past 12 months
- $215,000 to $3,400,000
- Listings at $1 million or more
- 17 of 24 active listings
- Listings with a price change
- 12 of 24 active listings
Related pages
Compare Lower Arcadia with the rest of Arcadia.
Lower Arcadia questions, answered
How much do homes cost in Lower Arcadia?
The median sale price was $1,237,500 for the 84 homes, condos, and townhomes in Lower Arcadia that sold from November 1, 2025 to November 1, 2026, or $503 per square foot, with sale prices from $215,000 to $3,400,000. Homes listed for sale on November 1, 2026 had a median list price of $1,512,500.
How many homes are for sale in Lower Arcadia right now?
As of November 1, 2026, 24 homes were listed for sale in Lower Arcadia in the MLS, and 17 of them were priced at $1 million or more. The search on this page updates continuously, so it always shows the current count.
How fast do homes sell in Lower Arcadia?
Homes that sold over the past 12 months spent a median of 58 days on the market and closed at a median of 96.53% of their final list price, or 93.42% of their original list price.
Is Lower Arcadia a buyer's market or a seller's market?
With 24 listings today and about 7 sales a month over the past year, Lower Arcadia has about 3.4 months of supply, which is close to balanced. Neighborhoods and home types move at different speeds, so ask us for the numbers on the homes you are considering.
How common are seller concessions in Lower Arcadia?
20 of the 84 closed sales, or 24%, reported a seller concession on the MLS record, such as seller paid closing costs or a rate buydown. Among the sales that had one, the median concession was $16,500.
How many listings actually sell in Lower Arcadia?
Of the 130 listings that left the market over the past 12 months, 84 closed and 46 were cancelled or expired, a listing success rate of 65%. A listing that was cancelled and then relisted counts as cancelled.
What is near Lower Arcadia?
Arcadia High School, part of the Scottsdale Unified School District, opened in 1958 at 4703 E. Indian School Road. Lower Arcadia is a short drive south of Camelback Mountain and the Echo Canyon Trailhead at 4925 E. McDonald Drive.
How have Lower Arcadia home prices changed over the past 10 years?
The median sale price for homes in Lower Arcadia was $450,000 in 2016 and $1,200,000 in 2025, up 167%. So far this year, through November 1, 2026, the median is $1,125,000.
How does this page define Lower Arcadia?
Our search and statistics include residential listings, meaning single-family homes, condos, townhomes, and patio homes, inside the Lower Arcadia map on this page: 44th Street to 56th Street, from Indian School Road south to Thomas Road. The search uses this map shape rather than ZIP codes or subdivision names. Figures were calculated by Arizona Luxury Partners from ARMLS data on November 1, 2026.
Thinking about Lower Arcadia?
Your vision, your home, our expertise.
Tell us what you are looking for and we will send new Lower Arcadia listings that fit, along with the sales data behind each one. Our office is on Pima Road in north Scottsdale. White-glove service at every price point.
Your advisors
602.814.7266
kyle@azluxurypartners.com
License BR665419000
Meet Kyle
480.510.7689
art@azluxurypartners.com
License BR014102000
Meet Art
Arizona Luxury Partners | Real Estate Group at RE/MAX Fine Properties
Sources
- ARMLS via Flexmls. Residential closed sales November 1, 2025 to November 1, 2026, and active listings on November 1, 2026, for Lower Arcadia as defined in the FAQ. Medians, months of supply, and the listing success rate calculated by Arizona Luxury Partners.
- ARMLS via Flexmls. Residential closed sales for each calendar year from 2016 through November 1, 2026 for the same area, used for the 10 year median sale price chart.
- Arcadia Osborn Neighborhood Association boundaries: City of Phoenix Neighborhood Services, organization 1837, accessed November 1, 2026.
- Arcadia Camelback Mountain Neighborhood Association boundaries: City of Phoenix Neighborhood Services, organization 0060, accessed November 1, 2026.
- Arcadia High School address, district, and year opened: Scottsdale Unified School District, Arcadia High School, accessed November 1, 2026.
- Echo Canyon Trailhead address and parking: City of Phoenix Parks, Echo Canyon Trailhead, accessed November 1, 2026.
- 1919 Arcadia plat, citrus lots, Arcadia Water Company, replats, and early home styles: City of Phoenix Historic Preservation, Arcadia Historic Residential Property Survey (Woodward Architectural Group, 1993), accessed November 1, 2026.
All information provided is deemed reliable but is not guaranteed and should be independently verified. Listing information is provided by the Arizona Regional Multiple Listing Service and may not reflect all real estate activity in the market. ZIP code areas do not follow city limits or school boundaries, so confirm the city, HOA, and assigned schools for a specific address. This page is for general information only and is not financial, lending, legal, or tax advice. Arizona Luxury Partners | Real Estate Group at RE/MAX Fine Properties, 21020 N. Pima Road, Scottsdale, AZ 85255. Office 480.766.1515. Brokerage License LC629808000. Equal Housing Opportunity.
