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Featured local agent — Cactus Forest, AZ
Sarah Mitchell
Compass Real Estate · Cactus Forest, AZ
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Cactus Forest, AZ Housing Market
The last median sale price Redfin published was $371,250 (through May 2026). With 1.5 months of supply and homes going under contract in about 138 days, Cactus Forest is a seller's market. At today's 6.66% 30-year fixed rate, 20% down on a $371,250 home is about $1,909/mo in principal and interest.
Key numbers for Cactus Forest, AZ
Median sale price
$371,250
Last published period
Redfin, through February 2026
Days on market
138
Slow-moving
Redfin, through February 2026
Active listings
3
1.5 months of supply
Redfin, through February 2026
30-yr fixed rate
6.66%
Freddie Mac weekly average
Freddie Mac via FRED, August 2026
Median household income
$68,854
Home costs 5.4x income
U.S. Census ACS, 2023
Sale-to-list ratio
98.2%
Selling below asking
Redfin, through February 2026
Zillow figures refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Cactus Forest a buyer's or seller's market?
Cactus Forest, AZ is a seller's market, based on 1.5 months of supply and homes selling in about 138 days. Under 2 months of supply is a severe shortage: expect competition on almost anything priced correctly, and little room to negotiate below asking.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Cactus Forest housing market data show?
Every row below is Redfin's final published month for Cactus Forest, AZ. Redfin, through February 2026
| Metric | Value |
|---|---|
| Median sale price | $371,250 |
| Median list price | $471,000 |
| Median price per sq ft | $174/sq ft |
| Median days on market | 138 days |
| Active inventory | 3 listings |
| Months of supply | 1.5 months |
| Sale-to-list price ratio | 98.2% |
| Homes sold (that month) | 2 |
| New listings (that month) | 2 |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Cactus Forest is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Cactus Forest is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Cactus Forest home prices moved?
Across the 24 months we hold for Cactus Forest, AZ, the median sale price rose 32.6%, from $279,900 in April 2021 to $371,250. For prices to fall meaningfully from here, supply would have to keep building past 1.5 months while the sale-to-list ratio slips below its current 98.2%. Watch those two together — they move before the median does.
Redfin, through February 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Cactus Forest?
Priced off the median sale price of $371,250 at the current 6.66% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $74,250 | $297,000 | $1,909/mo |
| 5% | $18,563 | $352,688 | $2,266/mo |
Redfin, through February 2026 for the price · Freddie Mac via FRED, August 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $1,909, that implies roughly $81,797 a year before you add taxes and insurance. The median household in Cactus Forest earns $68,854, about $12,943 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 5.4x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Cactus Forest in the next 12 months?
Tell us your timeline. We send the Cactus Forest market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Cactus Forest?
Zillow does not publish a rent index (ZORI) for Cactus Forest, AZ, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Cactus Forest?
Active listings in Cactus Forest, AZ went from 1 in August 2022 to 3 in February 2026, a +200.0% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| October 2022 | 2 | 1 |
| June 2023 | 1 | 1 |
| November 2023 | 1 | 1 |
| December 2023 | 1 | not published |
| February 2024 | 1 | not published |
| May 2024 | 2 | not published |
| November 2024 | 3 | 1 |
| April 2025 | 2 | not published |
| May 2025 | 3 | 2 |
| August 2025 | 4 | 1 |
| September 2025 | 3 | not published |
| February 2026 | 3 | 2 |
Redfin, through February 2026
How does Cactus Forest compare to Arizona and the U.S.?
Cactus Forest homes sell for $371,250 — 18% below the Arizona median of $453,800. Against the national median of $410,700, Cactus Forest runs 10% lower.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Cactus Forest, AZ | $371,250 | not published | 138 days |
| Arizona statewide | $453,800 | +0.5% | 62 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through February 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Cactus Forest
What buyers should watch
- Months of supply, currently 1.5. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The gap between 5% and 20% down here is $358 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 6.66%, every full point of rate change moves the payment on a $371,250 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Cactus Forest listing goes under contract in 138 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 98.2% of asking. Price to that ratio from day one rather than chasing the market down in cuts.
- In the last published month Cactus Forest added 2 new listings against 2 sales — more clearing than arriving, which is the better window to list.
- Comparable ZIP-level pricing inside Cactus Forest varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Cactus Forest
There are currently 3 homes listed for sale in Cactus Forest, Arizona. The median listing price is $471K.
Active listings
3
Homes on market
Median list price
$471K
Avg. days on market
138
Days until sale
New this week
2
Newly listed
How much do homes cost in Cactus Forest by property type?
How the Cactus Forest, AZ market breaks down across single-family homes, condos and townhouses. Redfin, through February 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $371,250 | $174/sq ft | 2 | 138 days |
Who lives in Cactus Forest?
American Community Survey estimates for Cactus Forest. U.S. Census ACS, 2023
Population
509
Households
287
Median income
$68,854/yr
Median age
68.5 years
Owner-occupied
82.2%
Median home value
$141,500
Median gross rent
$870/mo
Mean commute
53.1 min
82.2% of occupied homes in Cactus Forest are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market.
Which cities are near Cactus Forest, AZ?
Ordered by distance from Cactus Forest, not by size. Compare Cactus Forest side by side with any of them.
Cactus Forest housing market FAQ
Is Cactus Forest a buyer's or seller's market?
Cactus Forest, AZ is currently a seller's market. That read comes from 1.5 months of supply, homes going under contract in about 138 days, and sellers getting 98.2% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Cactus Forest?
The median sale price in the last month Redfin published was $371,250, about $174 per square foot.
Is Cactus Forest cheaper than the rest of Arizona?
Cactus Forest's median sale price of $371,250 is 18% lower than the Arizona statewide median of $453,800, and 10% below the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Cactus Forest?
Homes in Cactus Forest, AZ spent a median of 138 days on market before going under contract, versus 62 days statewide. Over two months means buyers have time to inspect, compare and negotiate. (Redfin, through May 2026.)
What income do you need to buy a home in Cactus Forest?
At the current 30-year fixed rate of 6.66%, 20% down on a $371,250 home is about $1,909 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $81,797 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $68,854.
Are home prices rising in Cactus Forest?
We do not hold a complete 12-month value series for Cactus Forest, AZ yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in Cactus Forest?
Cactus Forest ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Cactus Forest?
That depends on your timeline, not on a headline. What the data says today: Cactus Forest, AZ is a seller's market with 1.5 months of supply, the 30-year fixed rate is 6.66%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $371,250, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.