If you’re thinking about selling a home in Verrado or Victory at Verrado, the first thing to know is that they are two different markets right now. Victory resale prices rose over the last year, while the rest of Verrado sold more homes at slightly lower prices, with most sellers paying toward buyers’ costs. Here’s what the latest ARMLS numbers show and what they mean for your sale.
The numbers: Victory vs. the rest of Verrado
These are resale single-family homes only. Builder and new-construction sales are left out, so you’re seeing what homeowners like you actually sold for. Counting new builds and attached villas, Victory’s overall median this year is about $532,500. The detached resales below are a different slice of the market.
| Last 12 months (Nov 2025 to Nov 2026) | Victory at Verrado | Rest of Verrado |
|---|---|---|
| Homes sold | 92 (up from 89) | 243 (up from 211) |
| Median sale price | $745,000 (up 14.6%) | $530,000 (down 5.8%) |
| Median price per sq ft | $347 (up 7.1%) | $239 (down 1.3%) |
| Median days on market | 61 (down from 80) | 61 (up from 59) |
| Sale price vs. list price | 99.3% | 101.0% |
| Sales with seller concessions | 7.6% | 58% |
| Median concession | $14,897 | $11,400 |
| Right now (Nov 3, 2026) | Victory at Verrado | Rest of Verrado |
|---|---|---|
| Active resale listings | 54 | 121 |
| Pending | 8 | 20 |
| Median list price | $734,950 | $599,900 |
| Months of inventory | 7.0 | 6.0 |
Months of inventory is how long it would take to sell every home on the market at the current pace. Around six months is usually considered balanced. Above that, buyers have more choices and more leverage.
Selling in Victory: good year, but more competition now
The last 12 months were strong for Victory sellers. The median sale price climbed to $745,000, homes sold about three weeks faster than the year before, and buyers paid close to full asking price. Only 7 of 92 sellers paid any concessions at all.
Here’s the part I want you to see, though. There are 54 Victory resales on the market right now and only 8 pending. That’s about seven months of inventory. Counting new builds and coming-soon listings, buyers in Victory can choose from about 90 homes right now, and they’re comparing your home to every one of them.
What that means for you:
- Last year’s price growth doesn’t carry over automatically. Your price needs to make sense next to the homes buyers will see the same weekend, not just the ones that sold in the spring.
- The homes that sell are the ones that show well and are priced right from day one. In Victory, that usually means single-level living that’s move-in ready, with the views, golf frontage or outdoor space that make the lot worth it.
- Concessions are rare here. Because so few Victory sellers paid them, I wouldn’t plan around them. A well-priced home rarely needs them.
Selling in the rest of Verrado: plan for concessions
The all-ages side of Verrado was busy. Resale volume was up 15%, with 243 homes sold. But the median price slipped 5.8% to $530,000, and 58% of sellers paid something toward the buyer’s costs, usually closing costs or an interest rate buydown. The median was $11,400.
A big part of that is new construction. Builders in and around Verrado are offering rate buydowns and closing-cost help, and buyers shopping resales bring those offers with them.
What that means for you:
- Budget for a concession from the start. It’s become normal here. Knowing your number ahead of time keeps you calm when the offer comes in.
- Don’t list high to leave room for it. A padded price sits, and a home that sits ends up selling for less. Price it to show real value, then negotiate.
- Know what makes your home different from a new build. Mature landscaping, an established street, a finished backyard, window coverings already in. New builds usually come without these, and they cost buyers real money to add.
Pricing it right, getting it ready, getting it seen
In a market with this much choice, three things decide how your sale goes.
- Price from closed sales, not active listings. Only closed sales prove what buyers will pay. I also look at similar homes that have been sitting a while, because those are the ones buyers are comparing you to, and I price with them in mind.
- Fix what buyers will notice first. Fresh paint and repairing anything visible, like cracks or a dripping faucet, matter most. A home that looks like it has deferred maintenance tends to draw low offers. Professional staging of the main living areas is worth considering too.
- Get it in front of the right buyers, wherever they are. Many Verrado and Victory buyers are relocating from out of state and start by watching video. Every listing I take gets professional photos and a video tour on my YouTube channel, West Phoenix Life, plus exposure on my website, social media, Main Street Magazine and the eXp Realty agent network.
When to list: fall, the holidays, or spring
In the West Valley, the market usually gets a lift in the fall, slows down over the holidays, and picks back up in spring. If you’re ready now, there’s still time to catch fall buyers before Thanksgiving. If you’re aiming for spring, start getting ready in January: paint, repairs and photos take longer than most people expect, and you’ll want to be on the market before the busiest weeks.
Frequently asked questions
How long does it take to sell a home in Victory at Verrado?
Over the last 12 months, the median Victory resale took 61 days to sell, down from 80 days the year before. With about seven months of inventory now, well-priced homes still sell, but overpriced ones tend to sit.
Do I need to offer concessions to sell in Verrado?
In the all-ages parts of Verrado, 58% of resale sellers paid concessions over the last year, with a median of $11,400. In Victory, only about 8% did. It depends on your home, your price and what’s competing with it.
Are home prices going up or down in Verrado?
Both, depending on where you are. Victory’s median resale price rose 14.6% to $745,000. The rest of Verrado’s dipped 5.8% to $530,000.
Should I wait until spring to sell?
Spring is usually the strongest season here, but more sellers list then too. If you’re ready now, fall can work well. Either way, the prep is the same.
Can you help me sell if I’ve already moved out of state?
Yes. I handle showings, vendors and repairs locally, and closings can be done remotely.
Thinking about selling?
Every home is different, and these medians are a starting point, not your price. If you’d like to know what your Verrado or Victory home would likely sell for right now, and what it would net you after concessions and costs, I’ll put together a market analysis for your home. Call or text me at (760) 419-2202, or send me a message.
Still deciding between the two communities? Read my comparison of Verrado vs. Victory.
Michelle Seymour, REALTOR® | eXp Realty
Buckeye & West Valley Real Estate
Based on information from the Arizona Regional Multiple Listing Service for the period November 3, 2024 through November 3, 2026. All information should be verified by the recipient and none is guaranteed as accurate by ARMLS.
