Biltmore Market Intelligence
The Biltmore does not behave like the broader Phoenix housing market—and treating it that way is how buyers overpay and sellers leave money on the table.
This Market Intelligence Hub distills the latest data, neighborhood patterns, and pricing dynamics specifically for the 85016–85018 Biltmore corridor. Updated monthly with insights from The Phil Tibi Group, this page gives buyers, sellers, and investors a clear, data-backed edge.
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Current Biltmore Market Snapshot
Key metrics at a glance — Updated for December 2025
| Metric | Current Biltmore Status | Why It Matters |
|---|---|---|
| Median Sold Price | $1.1M | Confirms the district’s position as a luxury enclave; turnkey, updated homes routinely push into the $1.5M+ range. |
| Price per Sq. Ft. | $601 (sold) / $533 (active) | Buyers pay a premium only for best-in-class condition and location—pricing strategy and presentation are critical. |
| Median Days on Market | 92 days | A slower, more deliberate market gives buyers negotiation room and makes correct initial pricing non-negotiable for sellers. |
| Months of Inventory | ~5.6 months | The Biltmore is in a balanced market (5–6 months of supply), reducing extreme seller leverage. |
| Sale-to-List Price Range | 94% – 106% | Perfectly positioned homes sell at or above ask; over-reaching listings are discounted—often visibly. |
Note: Data reflects closed sales and active listings within the core Biltmore boundaries. Updated monthly.
What This Means if You’re Buying
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What This Means if You’re Selling
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Neighborhood-Level Intelligence
How Different Property Types Are Performing
The Biltmore is not a single market—it’s a cluster of micro-markets. Here’s how key segments are trending:
| Segment | Key Communities | Market Notes |
|---|---|---|
| Golf & Resort Communities | Fairway Lodge, Biltmore Greens, Colony Biltmore | Strong appeal for walkable golf/resort access; resilient pricing in slower cycles. |
| Luxury Estates & Hillside Homes | Arizona Biltmore Estates, Biltmore Mountain Estates, Alta Vista Park, Taliverde | Highly sensitive to uniqueness, views, and architecture. Smaller buyer pool, but high upside when positioned correctly. |
| Condo & High-Rise Living | Esplanade Place, Two Biltmore Estates, Meridian, Biltmore Courts, Biltmore Terrace, Village on the Lakes, Cloisters | Popular with lock-and-leave buyers and relocators; HOA structure and amenities heavily influence value. |
Dive deeper into each neighborhood:
How the Biltmore Compares: Arcadia, Paradise Valley & Camelback Corridor
Serious buyers and sellers don’t just ask, “What is my home worth?”
They ask, “How does the Biltmore stack up against other luxury corridors?”
| Area | Key Differentiator | Buyer Profile |
|---|---|---|
| Arcadia | Historic ranch homes, larger lots, family-friendly vibe | Buyers wanting charm, space, and established neighborhoods. |
| Paradise Valley | Ultra-luxury estates, mountain views, privacy | Ultra-high-net-worth buyers seeking exclusivity and land. |
| Camelback Corridor | Urban amenities, walkability, dining/retail access | Professionals prioritizing convenience and lifestyle. |
| The Biltmore | Architectural legacy, resort adjacency, lock-and-leave ease | Buyers who want luxury without maintenance, culture without commute, and value that holds. |
Read our full comparison:
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Backed by decades of local expertise, deep neighborhood knowledge, and a proven track record, the Phil Tibi Group helps buyers navigate the estate market with clarity and confidence.
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