85202
Phoenix, Arizona

# Mesa 85202 Market Report

The 85202 ZIP code reports a median sale price of $414,000 as of February 2026, marking a 6.4% year-over-year increase that outpaces national inflation trends. Homes are moving at a moderate pace with an average 45.5 days on market, while 23% of closed transactions exceed asking price—a figure that indicates selective competition rather than broad bidding wars. This pricing dynamic suggests seller leverage exists but remains constrained to properties meeting specific buyer criteria in condition and location.

Traditional owner-occupant buyers gain advantage in this environment, as the 77% majority of homes selling at or below list price creates negotiation opportunities absent in tighter markets. The 45.5-day absorption rate provides adequate time for due diligence and financing contingencies without the pressure of immediate decisions. Investors seeking cash-flow properties face headwinds, as the 6.4% appreciation rate compressed against current borrowing costs limits immediate return scenarios compared to alternative Phoenix submarkets showing sub-40 day inventory turns.

The PropIQ score of 70 signals neutral momentum with elevated monitoring requirements, suggesting the current 6.4% appreciation trajectory lacks sufficient demand catalysts for acceleration. The 23% above-ask metric warrants close observation; contraction below 20% would indicate shifting buyer sentiment and potential price stabilization. Employment data, mortgage rate movements, and new listing volume through Q2 2026 will determine whether this ZIP maintains modest growth or transitions toward price corrections seen in similarly-scored Phoenix submarkets.