Arcadia Lite Housing Market
As of November 3, 2026, the median single-family home in Arcadia Lite sold for $1,250,000 over the last 12 months, at a median of $516 per square foot. Indian School Road splits it into two very different markets. North of Indian School, homes sold for a median of $1,559,000 at $578 per square foot with about 2.7 months of supply. South of Indian School, the median was $1,000,000 at $465 per square foot with about 5.8 months of supply.
I pull these numbers myself from ARMLS every month using a map boundary drawn around Arcadia Lite, from 32nd Street to 44th Street and from Camelback Road south to Thomas Road. Arcadia proper, east of 44th Street, has its own Arcadia proper housing market report. If you want numbers for your specific street, I can pull those for you.
Market as of November 3, 2026: Tight north of Indian School, soft south of it
North vs South of Indian School
| Single-Family Homes | North: Camelback to Indian School | South: Indian School to Thomas |
|---|---|---|
| Homes sold, 12 months | 120 | 93 |
| Median sale price | $1,559,000 | $1,000,000 |
| Middle half of sales | $961,250 to $2,312,500 | $675,000 to $1,465,000 |
| Median price per sq ft | $578 | $465 |
| Price per sq ft vs a year ago | Up 2.0% | Down 1.2% |
| Median days to contract | 30 | 37 |
| Sale to original list price | 95.1% | 92.9% |
| Sales with a price cut | 42% | 49% |
| Active listings now | 27 | 45 |
| Under contract now | 9 | 7 |
| Months of supply | 2.7 | 5.8 |
| Active listings with a price cut | 15 of 27 | 28 of 45 |
Most people price Arcadia Lite as one neighborhood, and that's where sellers and buyers both get it wrong. North of Indian School, homes sell for about $113 more per square foot, go under contract a week faster and have less than half the supply. Values there are still rising. South of Indian School, there are 45 homes for sale against 27 to the north, prices per square foot have slipped and buyers have the upper hand. When someone quotes you an Arcadia Lite price, the first thing I'd ask is which side of Indian School the house is on.
Single-family homes sold November 1, 2025 to October 31, 2026, compared with the 12 months before. Active and under-contract counts as of November 3, 2026. Source: ARMLS.
All of Arcadia Lite at a Glance
Median Sale Price
$1,250,000
$1,075,000 a year ago
Median Price per Sq Ft
$516
Down 2.6% from $529 a year ago
Homes Sold
213
Up from 171 a year ago
Middle Half of Sales
$813,000
to $2,050,000
Active Listings
72
16 more under contract
Months of Supply
4.1
Based on the last 12 months of sales
Median Days to Contract
33
29 a year ago
Sale to Original List Price
94.3%
94.9% a year ago
Single-family homes across all of Arcadia Lite. The overall median sale price rose because larger and newer homes made up more of this year's sales, at a median of 2,423 square feet against 2,154, so price per square foot is the better measure of value. On its own, each side of Indian School stayed within about 2% of last year, which is why the north and south split above is the better guide. Source: ARMLS.
October 2026
Homes Sold
21
17 in October 2025
Median Sale Price
$1,130,000
$1,150,000 in October 2025
Median Days to Contract
22
45 in October 2025
New Contracts, Last 30 Days
15
16 in the same window last year
Single-family homes only. One month of sales is a small sample, so a single high or low sale can move the monthly numbers. The 12-month numbers above are the better guide to value. Source: ARMLS.
Notable Sales, Last 12 Months
Highest Sale
$4,300,000
40th Pl, Hacienda Granada
5 bd / 6 ba / 5,007 sqft
$859 per sq ft
Highest Sale, October
$2,860,000
32nd Pl, La Celesta Homes
4 bd / 5 ba / 4,143 sqft
$690 per sq ft
Under Contract in a Week
47 Homes
22% of single-family sales
went under contract within
seven days of listing
Single-family homes. Homes sold by other brokerages are identified by street name only. Source: ARMLS.
New Builds, Lot Size, Garages and Pools
| Single-Family Homes | Sales | Median Price | Median $/Sq Ft | Median Sq Ft |
|---|---|---|---|---|
| Built 2015 or later | 74 | $2,200,000 | $620 | 3,511 |
| Built before 2015 | 139 | $950,000 | $477 | 2,057 |
| Lot of a quarter acre or more | 57 | $1,950,000 | $604 | 3,150 |
| Lot under a quarter acre | 156 | $1,047,500 | $499 | 2,285 |
| Three-car garage or larger | 31 | $2,400,000 | $639 | 3,698 |
| Two-car garage or smaller | 182 | $1,047,500 | $501 | 2,276 |
| Private pool | 115 | $1,730,000 | $574 | 3,007 |
| No private pool | 98 | $917,500 | $476 | 2,026 |
New construction is reshaping Arcadia Lite, and most of it is happening north of Indian School, where 47 of the 74 newer homes sold. Homes built in 2015 or later sold for a median of $620 per square foot, against $477 for older homes. Garage space is where this neighborhood is tight. Only 31 of the 213 single-family homes that sold had three or more garage spaces, so if you're a car buyer, expect a short list and plan on a newer home. Pools are less common here than in Arcadia proper, with a little over half of the homes that sold having one.
Year built, lot size, garage and pool details as reported in ARMLS listings. A remodeled home keeps its original year built. Source: ARMLS.
Single-Family Sales by Price Range
| Price Range | Active Now | Sold, 12 Months | Sold in October | Months of Supply |
|---|---|---|---|---|
| Under $1,000,000 | 28 | 80 | 7 | 4.2 |
| $1,000,000 to $1,500,000 | 15 | 44 | 4 | 4.1 |
| $1,500,000 to $2,500,000 | 22 | 67 | 5 | 3.9 |
| $2,500,000 and up | 7 | 22 | 3 | 3.8 |
Single-family homes across all of Arcadia Lite. Active listings as of November 3, 2026, not counting homes already under contract. Months of supply compares active listings with the average monthly sales pace over the last 12 months. Source: ARMLS.
Townhomes and Condos
Median Sale Price
$398,500
90 sales in 12 months
Median Price per Sq Ft
$329
$332 a year ago
Active Listings
43
3 more under contract
Months of Supply
5.7
Higher than single-family
Townhouses, patio homes and condos sold November 1, 2025 to October 31, 2026. Source: ARMLS.
What This Means If You're Selling
Start with which side of Indian School you're on. North of it, sellers are in good shape. There are only 2.7 months of supply, price per square foot is up 2.0%, and homes go under contract in a median of 30 days. If I were listing north of Indian School this month, I'd price to the most recent sales on your side of the road and expect a solid result in the first few weeks.
South of Indian School it's a different job. There are 5.8 months of supply, 28 of the 45 homes for sale have already cut their price, and the median home sold for 92.9% of its original list price. Across Arcadia Lite, the 45 homes that sat past 120 days closed at 85.7% of their original price, which on a $1,500,000 list is more than $200,000. In the last 12 months, 113 single-family listings expired or were canceled, and 67 of those homes still haven't sold. South of Indian School, I'd price slightly under the closest competing listings so yours is the one buyers choose, and have the home ready to photograph the day it goes live.
What This Means If You're Buying
Your leverage depends on the side of the road too. South of Indian School you have the most room, with 45 homes to choose from and nearly two out of three already reduced. Across Arcadia Lite, 28% of sales closed with seller concessions, a median of $10,693, up from 19% a year earlier. North of Indian School, with 27 homes for sale and 2.7 months of supply, the good ones still move, and a strong first offer usually beats waiting for a price cut. Townhomes and condos give you even more room, at 5.7 months of supply.
My Arcadia Lite Sales
I've closed 14 transactions in and around Arcadia Lite since 2019. North of Indian School, I represented the buyers on 3643 E Hazelwood St, which closed at $3,200,000 in January 2024, and on 3847 E Highland Ave, which closed at $2,775,000 in March 2024. On the Camelback Road edge, I sold 4164 E Camelback Rd for $1,780,000 in April 2024. South of Indian School, I sold 4013 N 32nd Pl for $1,225,000 in February 2023 and 3634 E Piccadilly Rd for $715,000 in January 2025. I also sold the townhome at 4336 E Piccadilly Rd for $910,000 in June 2025, and I represented the buyers on 4017 N 40th St, which closed at $935,000 in June 2023. Just east in Arcadia proper, I represented the buyers on 3920 N 54th St, which closed at $2,670,000 in July 2023. You can see more of my sales in my portfolio.
Arcadia Lite Market FAQ
What is the median home price in Arcadia Lite?
Over the 12 months ending October 31, 2026, the median single-family home in Arcadia Lite sold for $1,250,000, at a median of $516 per square foot. North of Indian School Road the median was $1,559,000, and south of it the median was $1,000,000. Townhomes and condos sold for a median of $398,500.
Is there a price difference north and south of Indian School in Arcadia Lite?
Yes, a big one. North of Indian School, single-family homes sold for a median of $578 per square foot and there are about 2.7 months of supply. South of Indian School, the median was $465 per square foot with about 5.8 months of supply. That's about $113 per square foot apart within the same neighborhood.
What are the boundaries of Arcadia Lite?
There's no official boundary. For this report, Arcadia Lite runs from 32nd Street east to 44th Street and from Camelback Road south to Thomas Road. Some people stop it at Indian School Road, which is why this report splits the numbers north and south of Indian School.
How does Arcadia Lite compare with Arcadia proper?
Over the last 12 months, single-family homes in Arcadia Lite sold for a median of $1,250,000 at $516 per square foot. In Arcadia proper, east of 44th Street, the median was $3,880,000 at $913 per square foot.
Is Arcadia Lite a buyer's or seller's market right now?
It depends on the side of Indian School. North of it, with about 2.7 months of supply, it leans toward sellers. South of it, with about 5.8 months, it favors buyers. Across all of Arcadia Lite there are about 4.1 months of single-family supply.
How fast are homes selling in Arcadia Lite?
Single-family homes that sold over the last 12 months went under contract in a median of 33 days, about 30 days north of Indian School and 37 days south of it. 47 of the 213 sales went under contract within a week of listing.
Thinking About Selling in Arcadia Lite?
I'll walk you through what your home would sell for on your side of Indian School and how I'd position it. No pressure, just a straight answer.
Schedule a CallHow I Market Homes
Source: ARMLS closed, active, under-contract, expired and canceled listings inside an Arcadia Lite map boundary, pulled November 3, 2026. North and south are split at Indian School Road. Single-family means detached single-family residences. All information is deemed reliable but not guaranteed. Compiled by Cody Wolfe, Broker and Partner at The Agency Scottsdale.