AriZona Real Estate insider!

We’re back with the July 2025 manufactured/mobile home market update across Arizona. Last month, we saw some big shifts in median prices, which reminded us that this market should always be viewed on a per-property basis. Still, tracking the bigger picture helps buyers, sellers, and investors see where opportunities may be opening up — and where patience might pay off.

Here’s what the numbers are telling us this month:

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Phoenix, Arizona

• Months of Inventory: 6.65 (balanced market)
  Phoenix has shifted into a balanced spot where neither buyers nor sellers have a clear advantage. Inventory dipped 4% over the past month, but over the past year it’s still up 21%. Translation: in the short run, things are tightening, and buyers might want to act before inventory drops further.
• Sold-to-List Price Ratio: 93%
  Homes are closing at a discount, meaning sellers need to stay realistic while buyers have some wiggle room to negotiate.
• Median Days on Market: 72
  It’s a slower market here — sellers need patience, while buyers have time to make decisions.
• Median Sold Price: $142,500
  A solid benchmark for Phoenix affordability in the manufactured space.

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Mesa, Arizona

• Months of Inventory: 6.3 (balanced market)
  A stable market where both sides have room to work. Inventory ticked up 1% month-to-month, but the long-term trend is up 39%. Competition among sellers is real.
• Sold-to-List Price Ratio: 92%
  Close to list, but not quite — buyers have negotiating room.
• Median Days on Market: 62
  Steady pace. Buyers don’t need to rush, but sellers should plan for a couple months on market.
• Median Sold Price: $134,950
  A reasonable midpoint for buyers planning their budgets and for sellers assessing value.

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Apache Junction, Arizona

• Months of Inventory: 4.34 (balanced leaning toward seller)
  Inventory dropped 2% last month, but year-over-year it’s up 11%. The balance is holding, but competition may tighten in the short term.
• Sold-to-List Price Ratio: 92%
  Negotiation room is there, but sellers who price right can still move property.
• Median Days on Market: 75
  A slower pace — sellers need patience, buyers can take their time.
• Median Sold Price: $81,750
  One of the most affordable entry points in the metro area.

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Tucson, Arizona

• Months of Inventory: 7.2 (buyer’s market)
  More homes available than buyers, so negotiation power tilts toward buyers. Inventory is steady month-to-month but up 24% annually.
• Sold-to-List Price Ratio: 94%
  Homes are selling close to ask, but still with room to negotiate.
• Median Days on Market: 50
  Faster-moving compared to Phoenix and Mesa — buyers should act decisively when they find a fit.
• Median Sold Price: $53,750
  Tucson remains one of the most affordable manufactured housing markets in Arizona — making it appealing for entry-level buyers and budget-conscious investors.

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Final Thought

While the median sold prices bounced around last month, July’s data gives us a clearer picture: affordability is still here in the manufactured/mobile home market. Buyers have negotiating power, sellers need to stay strategic, and investors should be paying attention to these pockets of opportunity.

This isn’t the flashy, luxury news that grabs headlines — but that’s the point. Manufactured housing is often overlooked, underpriced, and full of potential. For out-of-the-box investors, this is the kind of market where smart money quietly builds wealth while everyone else is distracted.

P.S. These numbers aren’t exact across the board. Some manufactured homes sit on leased land, some on owned lots, and others in retirement communities. But this breakdown gives a strong base to understand where the market stands today.