Delisting in Phoenix: A Smart Move or a Missed Opportunity?

by Olga Boyke - Your Local Arizona Real Estate Partner

If you have been browsing homes in Phoenix lately, you may have noticed something unusual. More and more homes are quietly disappearing from the market without ever selling. These are called delistings, and they are happening faster than new homes are being added for sale.

This is not just a Phoenix issue. Cities like Miami, Houston, and other parts of Arizona are seeing the same trend. But here in the Valley, the change is especially noticeable — and it tells a bigger story about where the market is heading.

Why Sellers Are Choosing to Delist

For many homeowners, the last few years have felt like a dream market. Homes were selling quickly, bidding wars were common, and prices seemed to climb every month. But that market has shifted.

Today, we have more homes for sale, partly due to new construction flooding certain areas. Builders are adding inventory and using powerful incentives to attract buyers, including temporary mortgage rate buydowns as low as 3.99%. Compare that to the current average 30-year fixed rate near 7%, and it is easy to see why buyers may lean toward new builds over resale homes.

This increased competition has slowed sales for many homeowners. Instead of slashing prices again and again, some sellers are deciding to pull their listings entirely. They would rather wait for the right market conditions than sell for less than they think their home is worth.

The Numbers Behind the Trend

According to Realtor.com, delistings nationwide grew by 47% between May of last year and this May. In the same period, the number of homes listed for sale rose by about 32%. That means more sellers are pulling homes off the market than adding new ones.

In May 2024, delistings made up about 3.2% of all active listings. Today, that share is closer to 4.1%. In markets like Phoenix, where inventory has grown and demand has leveled off, the increase is even more noticeable.

Why This Matters for Buyers

If you are a buyer, rising delistings can be a mixed signal. On one hand, it may feel like there are fewer options to choose from, especially if well-priced homes disappear from your search results. On the other hand, the homes that remain may be owned by sellers who are serious and motivated to make a deal.

It is also important to remember that many delisted homes will come back later — often with a refreshed marketing approach or a new price point. Some sellers use this strategy to reset the “days on market” clock, which can make a listing appear new to buyers and stand out in search results.

Why This Matters for Sellers

If you are thinking about selling, delisting can be a strategic choice in certain situations. If your home has been sitting for months without strong offers, pressing pause can give you time to make updates, improve marketing, or simply wait for better conditions.

However, it is not a magic fix. The market will not change overnight just because a home is off the market for a few months. It is important to pair any relisting with a clear plan — whether that is adjusting your price, enhancing your staging, or targeting a new pool of buyers.

Some sellers even choose to rent out their homes in the meantime, especially if they have low mortgage rates and high equity. This allows them to earn income while waiting for the market to shift.

My Take on the Phoenix Market

From what I am seeing on the ground here in Phoenix, this trend is partly about patience and partly about competition. The market is no longer tilted fully in favor of sellers. Buyers are more cautious, interest rates remain high, and builders have an edge with financing incentives.

If you are selling, it is important to know your competition and be realistic about your pricing. If you are buying, it is important to stay informed because homes that disappear today may reappear tomorrow — and sometimes at a better price.

The bottom line? Whether you are buying or selling, this is a time for strategy, not guesswork. The Phoenix market is still moving, but success now comes from preparation and timing, not just putting a sign in the yard.

If you are curious about what your home could sell for in today’s market — or want to know which homes might be worth watching in case they return to the market — I would be happy to help you navigate the options.

Let’s navigate today’s market, together.