Set expectations for a longer selling runway.
You are trying to decide if listing now will actually move, or if you should wait. My straight answer plan for time, because recent closings in the area typically took 80 days last month. In Paradise Valley, AZ, the right timing decision is less about the calendar and more about whether your personal timeline can handle that pace.
If you only remember one closed data point right now, make it this a typical sale took 80 days last month. Supply measured 9.06 months, and the typical sale closed at about 95.55% of asking. Where people get this wrong is assuming that a beautiful home will automatically sell fast. Some metrics were not reported for this period. Still, when the typical timeline is 80 days and supply is 9.06 months, you want to build a plan that reduces surprises pricing, prep, and how you respond when negotiations show up. Choose your listing date based on your true move-out and purchase timing, not a wish for a quick contract. Price and stage the home to earn urgency early, because the recent pace suggests buyers may take their time. Decide in advance how you will respond if offers come in below asking, since last month typical deals landed around 95.55% of list.
