Mikesazhomes

08/31/2026

🚨 CHANDLER COULD LOSE 16% OF ITS COLORADO RIVER WATER.

Sounds scary, right?

Here’s the part of the story Arizona homeowners need to hear.

💧 Chandler says its annual Colorado River supply is expected to be reduced by approximately 16% in 2027 and 2028 under the new Colorado River framework.

But that does NOT mean Chandler homeowners are losing 16% of their water.

The reductions are expected to primarily affect Colorado River water that Chandler would otherwise put into underground storage — not the water currently coming out of your faucet.

And this is where decades of Arizona water planning become important.

🏜️ About 57% of Chandler’s drinking water comes from the Salt and Verde rivers.

💦 Chandler has also accumulated significant amounts of water in underground storage — enough to provide approximately 20–30 years of supply under the city’s planning assumptions.

🏗️ The city says it has sufficient water resources to support its planned build-out.

So is Chandler “running out of water?”

No.

But Arizona’s water situation IS changing.

And over the next decade, I believe water supply, infrastructure and the ability to demonstrate a reliable 100-year supply will become increasingly important when comparing communities across the Valley.

For homeowners, buyers and investors, the question shouldn’t just be:

❌ “Is Arizona running out of water?”

It should be:

✅ “Where does this community get its water, and how prepared is it for future shortages?”

That’s a much more important real estate conversation.

I’m continuing to track Arizona’s changing water situation and what it means specifically for Chandler, Gilbert, Queen Creek, San Tan Valley and the East Valley housing market.

Mike Bernard | Connect Realty
📞 480-203-4779
🌐 mikesazhomes.com

08/27/2026

💧 IS ARIZONA RUNNING OUT OF WATER?

You’ve probably seen the headlines about Lake Mead, the Colorado River and Arizona’s water cuts.

But here’s what homeowners need to know:

Not every East Valley community faces the same water risk.

Beginning in 2027, Arizona is expected to take significant reductions in Colorado River water. But that does not mean homeowners in Gilbert, Chandler or Queen Creek are suddenly going to turn on the faucet and find no water.

The bigger real estate story is what happens next.

🏠 Gilbert has spent years diversifying its water supply and investing in additional treatment capacity and wells.

💧 Chandler has a diversified supply that includes Salt and Verde River water, groundwater and a substantial amount of water stored underground.

🏗️ Queen Creek is investing heavily in securing long-term water resources as it continues to grow, including projects designed to reduce its dependence on local groundwater.

And that's where water could have a major impact on Arizona real estate.

Future water availability may influence:

• Where new communities can be built
• How quickly the East Valley can continue growing
• Water rates and infrastructure costs
• Land and development values
• Which communities are better positioned for long-term growth

So the question isn't simply:

“Is Arizona running out of water?”

The better question is:

👉 “Where does MY community get its water, and how secure is that supply for the next 100 years?”

That's a conversation Arizona buyers should be having before purchasing a home—not after.

Thinking about buying, selling or investing in the East Valley? I’m keeping a close eye on Arizona's changing water situation and what it could mean for our housing market.

Mike Bernard | Connect Realty
📞 480-203-4779
🌐 mikesazhomes.com

08/25/2026

🏡 New-home sales just plunged 10.5%—and that could be GOOD news for Queen Creek buyers.

Yes, you read that right.

U.S. new-home sales dropped 10.5% in July compared with the previous month.

And when builders need to move inventory, they don't always slash the advertised price.

Instead, they may offer:

📉 Mortgage-rate buydowns
💰 Closing-cost assistance
✨ Free or discounted upgrades
🏠 Quick-move-in incentives
💵 Selective price reductions

And in Queen Creek—where buyers have plenty of new construction to choose from—that matters.

🔑 IF YOU'RE BUYING

Don't compare a $600K resale with a $625K new build based only on price.

Ask:

“What will each home actually cost me per month?”

A builder offering an aggressive mortgage-rate incentive could potentially make the more expensive home more affordable.

But here's the other side...

A motivated resale seller may also be willing to negotiate the price, pay closing costs or contribute toward your rate buydown.

Make them compete for your business.

🏡 IF YOU'RE SELLING

Your competition isn't just the resale home down the street.

You're competing with builders.

And that builder may have something you don't:

A financing department willing to subsidize your buyer's mortgage rate.

That's why pricing based only on old comparable sales isn't enough anymore.

We need to know:

✔️ What nearby builders are charging
✔️ What incentives they're offering
✔️ What their effective monthly payment looks like
✔️ How your home compares after those incentives

THE BOTTOM LINE

New-home sales slowing doesn't necessarily mean Queen Creek real estate is crashing.

It means competition for buyers is getting tougher.

And that creates:

🔥 Opportunity for buyers

⚠️ Pressure on sellers

🎯 A need for better strategy on both sides

Thinking about buying or selling in Queen Creek?

Let's compare the resale AND new-build options before you make your move.

Mike Bernard | Connect Realty
📞 480-203-4779
🌐 mikesazhomes.com

08/18/2026

Everyone says first-time buyers can’t afford Gilbert. 🏡

**The national data says something very different.**

Gilbert was recently ranked among the **best cities in America for first-time home buyers**.

Surprised? I was interested in the *why*.

Gilbert stood out for factors including:

🏗️ Strong new-home construction activity
💰 Relatively low real-estate taxes
🏡 A 46% millennial homeownership rate
🌵 Quality-of-life advantages
🤝 A housing market where buyers have more negotiating power than they did a few years ago

Now, does that mean Gilbert is suddenly cheap?

**Absolutely not.**

The typical home sale is still around **$580,000**, and mortgage rates remain a major affordability challenge.

But here's what many buyers are missing:

**Affordability isn't just the asking price.**

Today's slower market can create opportunities to negotiate:

→ Seller-paid closing costs
→ Mortgage-rate buydowns
→ Repairs
→ Price reductions
→ Builder incentives

So instead of asking:

**“Can I afford a home in Gilbert?”**

The better question may be:

**“What would it actually cost me per month after we negotiate the deal?”**

That's a very different conversation.

If you've been sitting on the sidelines because you assumed Gilbert was out of reach, let's run the actual numbers before you rule it out.

📲 Message me **“GILBERT”** and I'll help you see what your options look like.

**Mike Bernard | Connect Realty**
📞 480-203-4779
🌐 mikesazhomes.com

08/14/2026

08/14/2026

🏡 Nearly 62% of Queen Creek homes are selling BELOW asking price.

That’s a number both buyers AND sellers should be paying attention to.

The Queen Creek market isn’t crashing—but it has definitely changed.

📊 QUEEN CREEK MARKET SNAPSHOT

🏠 Homes for sale: 665
💰 Typical home value: ~$631K
📉 Year-over-year value change: -0.1%
⏱️ Median time to pending: ~50 days
⬇️ Sales below asking: 61.8%
⬆️ Sales above asking: 14.5%

And mortgage rates have finally shown a little relief, with the average 30-year fixed dipping to approximately 6.67% after five consecutive weeks of increases.

🔑 IF YOU'RE BUYING

This is a market where you can negotiate.

Don't automatically assume the list price is the final price.

Depending on the property and competition, there may be opportunities to negotiate:

✅ Purchase price
✅ Seller-paid closing costs
✅ Repairs
✅ Mortgage-rate buydowns
✅ Other concessions

The goal isn't simply finding the lowest-priced house.

It's creating the best overall deal and monthly payment.

🏡 IF YOU'RE SELLING

That 61.8% statistic should get your attention.

Buyers have choices—and they're extremely payment-sensitive.

Overpricing your home doesn't necessarily mean being $50,000 too high.

Sometimes being $10,000–$20,000 above where buyers see the value is enough to lose the showing or offer.

Price strategically. Present the home exceptionally well. And understand that you're competing against other resale homes AND new-build incentives.

📈 IF YOU'RE AN INVESTOR

Queen Creek rents are also showing some softness, with average asking rent around $2,433.

That means today's investment property needs to make sense based on today's numbers—not hoped-for appreciation or future rent increases.

THE BOTTOM LINE

Queen Creek isn't collapsing.

It's negotiating.

And in this market, strategy matters more than ever.

Thinking about buying, selling or investing in Queen Creek?

Let's look at the numbers for your specific situation and build the right strategy.

Mike Bernard | Connect Realty
📞 480-203-4779
🌐 mikesazhomes.com

08/13/2026

Gilbert isn't done growing. 🏗️

Hundreds of millions of dollars are being invested in roads, parks, water systems and other infrastructure across the community—and some projects could have a much bigger impact on certain neighborhoods than others.

From the Ocotillo Road improvements and Gilbert Regional Park area to Downtown Gilbert's continued evolution, these projects can change accessibility, traffic patterns, amenities and ultimately how buyers perceive different parts of Gilbert.

Does that mean a new road automatically makes your house worth more? **No.**

But real estate has always been about more than the house itself.

It's also about what's happening around it.

📍 Better connectivity
🌳 Parks and recreation
🏙️ New development
💧 Water infrastructure
🚗 Transportation improvements

If you own a home in Gilbert, it's worth knowing what's being built around you—not just what's selling around you.

Want to know what's happening near your neighborhood and what it could mean for your home's value? Send me a message.

**Mike Bernard | Connect Realty**
📞 480-203-4779
🌐 mikesazhomes.com

08/12/2026

🏡 **QUEEN CREEK MARKET UPDATE: This isn’t a crash. It’s a strategy market.**

Queen Creek home prices are **almost flat year over year**—but homes are still taking longer to sell.

So what does that actually mean?

📊 **QUEEN CREEK SNAPSHOT**

🏠 Typical home value: **~$631K**
📉 Year-over-year change: **-0.1%**
⏱️ Average time to sell: **~71 days**
💵 Median sale price: **~$614K**
📈 Mortgage rates: Still around the **high-6% range**

Here’s the important part:

# # # 🔑 BUYERS HAVE LEVERAGE

Higher mortgage rates and longer market times mean buyers may have opportunities to negotiate:

✅ Price
✅ Closing costs
✅ Repairs
✅ Seller concessions
✅ Mortgage-rate buydowns

Instead of asking only, **“Can I afford this price?”**

Ask:

**“What can we negotiate to make this monthly payment work?”**

# # # 🏡 SELLERS STILL HAVE VALUE

Prices aren't collapsing—but buyers are much more selective.

That means pricing your home $10K–$20K too high can be enough to lose buyers to another resale or a new construction home offering aggressive incentives.

**Price it correctly. Present it well. Compete on VALUE—not just price.**

And Queen Creek continues to grow. New development and infrastructure projects—including proposed mixed-use development near **Ellsworth Loop & Rittenhouse Road**—are worth watching as the community continues to evolve.

# # # THE BOTTOM LINE

❌ Queen Creek isn't crashing.

❌ It's not the 2021 seller frenzy either.

✅ **It's a strategy market.**

Buyers have negotiating power.

Sellers still have equity.

And the people who understand how today's market actually works have the advantage.

Thinking about buying or selling in Queen Creek?

**Let's look at the numbers for YOUR situation—not the national headlines.**

**Mike Bernard | Connect Realty**
📞 480-203-4779
🌐 mikesazhomes.com

08/07/2026

Your Queen Creek home may not be overpriced by $50,000. It might be overpriced by $10,000—and that's enough.

That’s the reality of today’s market.

Buyers aren’t just shopping for a house anymore.

They’re shopping for a monthly payment.

And that changes everything.

A buyer looking at your $600,000 resale isn’t only comparing it to the $595,000 home down the street.

They may also be comparing it to a $625,000 new build offering:

🏠 Builder incentives
💰 Closing-cost assistance
📉 Mortgage-rate buydowns
✨ Upgrade packages

Suddenly, the more expensive new build could actually have the more attractive monthly payment.

That’s why pricing correctly from the beginning matters so much.

If your home is even $10,000 above where buyers perceive the value, you could miss the buyers who would otherwise make an offer—and simply sitting on the market longer usually doesn’t solve the problem.

But here's where strategy comes in:

Another price reduction isn't always the best answer.

Sometimes offering a buyer credit toward closing costs or a mortgage-rate buydown can make your home more financially attractive than simply cutting the price.

Every property is different, so the question shouldn't just be:

“What should we list it for?”

It should be:

“How do we make this the best VALUE compared with everything else a Queen Creek buyer can choose?”

Thinking about selling in Queen Creek?

Before you pick a price, know exactly what you're competing against—including the builders.

Mike Bernard | Connect Realty