Arcadia Market Report
What Arcadia homes actually sold for, and how long they took.
500 single family sales across seven Arcadia pockets, July 1, 2025 to July 31, 2026. Not an estimate, and not a citywide average. The closed record for each pocket, with the number of sales behind every figure so you can see how much it is worth.
| Sold | Median | $/sq ft | Days | % of list | |
|---|---|---|---|---|---|
| Arcadia ProperCamelback Road to the Arizona Canal, 44th to 68th Street | 82 | $3,625,000 | $829 | 74 | 95% |
| Arcadia HighlandsNorth of Camelback Road, on the mountain slopes | 76 | $2,000,000 | $614 | 48 | 96% |
| Marion EstatesStanford Drive to McDonald Drive, 40th to 44th Street | 10 | $1,965,235 | $678 | 84 | 97% |
| Scottsdale ArcadiaCamelback Road to the Arizona Canal, 64th Street to Scottsdale Road | 31 | $1,770,000 | $621 | 80 | 95% |
| Arcadia LiteCamelback Road to Indian School Road, 32nd to 44th Street | 116 | $1,490,000 | $572 | 58 | 97% |
| Arcadia OsbornIndian School Road to Thomas Road, 40th Street east | 128 | $1,362,500 | $531 | 60 | 97% |
| OurcadiaIndian School Road to Thomas Road, 32nd to 40th Street | 57 | $950,000 | $453 | 45 | 97% |
Condominiums, townhouses and patio homes are excluded. They trade as a separate market here, not a cheaper version of the same one: in Arcadia Lite the houses run $1,490,000 and the attached product $392,000. Blending the two produces a number that describes neither.
One street is worth 43%.
Ourcadia and Arcadia Osborn share a border at 40th Street and little else. West of it the median house sold for $950,000. East of it, $1,362,500. Same thirteen months, same zip code, same distance to the same schools and restaurants.
No automated valuation knows that line is there. It reads the zip code, averages across it, and hands the same number to both sides of the street. That is the gap this report exists to show, and it is the reason a submarket opinion is worth having before you list.
Where each pocket begins and ends
Where each Arcadia pocket begins and ends
Arcadia is geography rather than a single plat, and the pockets inside it trade at genuinely different prices. These are the cross streets people actually use.
Ourcadia
Our Arcadia: the most attainable entry to 85018, directly west of the 40th Street line that steps the median up 43%.
- North
- Indian School Road
- South
- Thomas Road
- West
- 32nd Street
- East
- 40th Street
Arcadia Lite
Directly west of the historic core, denser and more walkable, built around Restaurant Row.
- North
- Camelback Road
- South
- Indian School Road
- West
- 32nd Street
- East
- 44th Street
Arcadia Proper
The historic core: estate lots, deep citrus canopies and the original flood irrigation.
- North
- Camelback Road, running to the base of Camelback Mountain
- South
- the Arizona Canal, just north of Indian School Road
- West
- 44th Street
- East
- 68th Street
Arcadia Scottsdale
The portion of Arcadia inside Scottsdale city limits, which carries Scottsdale services and Scottsdale Unified schools.
- North
- Camelback Road
- South
- the Arizona Canal at Indian School Road
- West
- 64th Street, the Phoenix and Scottsdale city line
- East
- Scottsdale Road
Arcadia Osborn, also called Lower Arcadia
South of the canal, straddling the Phoenix and Scottsdale line. The boundaries follow the Arcadia Osborn Neighborhood Association.
- North
- Indian School Road
- South
- Thomas Road
- West
- 40th Street
- East
- 56th Street
Arcadia Highlands
The view side: hillside homes climbing Camelback's north slope, with Marion Estates tucked into the northwest corner.
- North
- McDonald Drive and the Paradise Valley town line
- South
- Camelback Road
- West
- 40th Street
- East
- 68th Street
Marion Estates
A small historic subdivision on the northern edge, known for midcentury and hillside architecture.
- North
- Stanford Drive, against Paradise Valley
- South
- Camelback Road, meeting the top of Arcadia Proper
- West
- 44th Street
- East
- Invergordon Road, which is 56th Street
Arcadia Proper and Arcadia Scottsdale overlap between 64th and 68th Street on purpose: that strip is inside Arcadia and inside Scottsdale city limits at the same time, which is what changes the schools and the city services.
The seller's guide for your pocket
The table says the pockets trade differently. The guides say how: pricing, preparation and buyer psychology, written for each pocket specifically.
How this was put together
- Source. ARMLS, zip 85018 and 85251, closed sales July 1, 2025 to July 31, 2026. Pulled 2026-08-15.
- Single family only. Single Family Residence only. Attached product (townhouse, apartment, patio home, loft) is reported separately where the sample supports it, never blended: mixing them moved Arcadia Lite's median by 68%.
- Assignment. Assigned by coordinate against the street grid, calibrated separately per export. Camelback Road and Indian School Road trend south as they run east, so the 85251 grid does not share the 85018 latitudes.
- Small samples are shown, not hidden. Any pocket with fewer than 5 sales is left out rather than reported. Marion Estates has 10 sales, which clears that bar but moves easily. Treat it as indicative.
Where does your home sit in this?
The table gives you the pocket. What it cannot tell you is where your specific house falls inside it, which comes down to the lot, the condition, the street and whether your buyer is an end user or a builder. That is a conversation, and it is free.
Anne Sostman · The Brokery · Arizona License SA718853000