Prices up, days on market down, four in ten selling above list

What the numbers say

Median sale price across Sun City is $399,861 over the three months to June 2026, up 2.7% on the same period a year earlier, at $233 per square foot. Median days on market fell to 39 from 45. The sale-to-list ratio is 100.2%, and 42% of homes sold above asking. Ninety-eight homes changed hands, up about 19% year over year.

What the numbers do not say

A community-wide median is a blunt instrument in a community with more than fifty floor plans. With this many distinct plans and this few sales of each, the mix of what happened to sell moves the median as much as any real change in value. Three Great Lakes Estates sales in a quarter pull it up; three Clovers units pull it down. Do not read a community median as a statement about your house.

Note also that price per square foot went very slightly down while the median went up. That tells you the mix shifted toward larger homes — not that every home appreciated 2.7%.

Four in ten homes selling above list is not a soft market. It is a market where correctly prepared homes are competed for and unprepared ones are not.

That is the practical takeaway. The gap between a well-presented listing and a tired one widens in a competitive market, because the buyers who miss out on the first one do not settle for the second — they wait.

If you are selling this fall

• Price from your floor plan, not the community median. Pull closed comps on your specific model, going back as far as you need. In a thin market that may mean eighteen months of history.
• Do the presentation work. Paint, lighting, landscaping, decluttering. In a market where buyers compare this closely, it returns more than it does in a busy one.
• Do not price high to leave room. With a 100.2% sale-to-list ratio, correctly priced homes are getting asking or better. Pricing above the plan-specific comps is what produces the 13.5% of listings that end up taking a cut.

If you are buying

• Get your alerts sorted. Hot homes are going pending in about 28 days and the best of them move faster. Portal notifications are too slow.
• Understand the assessment before you fall in love. It is a real monthly cost and it changes.
• Know which plan you want before you have to decide. Where 42% of homes go above list, the buyers who win already know that a Cantigny suits them and a Geneva does not. That homework is free, and it is on the Sun City page.

Sources and method

Redfin neighborhood data for Del Webb’s Sun City, retrieved 18 August 2026, reported over the three months ending June 2026. Active inventory counts vary by source because Redfin’s neighborhood polygon and the MLS subdivision field do not cover the same ground. Production site should pull from MRED market reports monthly and restate the “as of” date every time. Figures reflect public portal data as of August 2026 and are provided for general information. They are not a valuation of any specific property. For a number specific to your home, request a valuation.