Recent numbers suggest a patient strategy works best when it is targeted, not passive.
If you are holding off in Gilbert, AZ because you expect broad price cuts, I would be careful with that assumption. The market gives you more options right now, but recent closings still show sellers keeping most of their asking price.
Homes in Gilbert, AZ closed at about 98.1% of asking last month, and the typical closed price reached $579,900. Supply stood at 3.27 months, with 867 active listings on the market. Those numbers support a more selective search, but they do not support a blanket expectation that prices are broadly collapsing.
For a buyer, patience still has value. I would use it to watch which homes are overpriced, which ones sit longer than the typical pace, and which sellers may need stronger terms to get to the finish line. In Gilbert, AZ, waiting without a plan can cost you the homes that were priced right from the start.
Track homes by how they compare with recent closed pricing. Revisit listings that linger beyond the typical timeline and see whether the seller adjusts. Stay ready to move on the well-priced homes because the current ask-to-close spread is still narrow.
