Mesa 85204

Maricopa County, AZ · 15,884 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

43affordability /100

Buyer leverage is seller slight; weigh payment burden and the 3-lens valuation before bidding.

Payment burden
34.5%
stretched
Days on market
39
daily
Price cuts
32.3%
of active
Valuation
+17.9%
vs assessor
Look up an address
42
/100
Mixed
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
45
Valuation
50
Economic health
43

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

38/ 100SellerBalancedBuyer
Seller's Market
Needs 13% correction for affordability
DOM: 50d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)50
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)75
Cancellation Rate (10%)50
Days on Market (5%)60

Seller-favored market in 85204. Expect to pay at or near list price. Payment burden: 34.6% of median income. Median days on market: 50. Renting is approximately 91% cheaper than buying (price-to-rent ratio: 22.9).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge. Prices down 1.2% YoY.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$395,614
▾ 1.2% YoY
Days on market
39
daily · zip_data
Median rent
$1,443
ZORI
Investor score
38/100
cash-flow lens
Active listings
92
90-day

Valuation3 lenses, different anchors

vs assessor
+17.9%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$466,300
county CAMA · properties_v
vs income
—
Fair-value model not available for this market.
fair_value_scores · 10-state coverage
vs county comps
+71.3%
County-wide market — the widest, slowest signal.
Maricopa+71.3%
Lotvox comps · mv_valuation_gap
Read together: Above county comps but sustainable on local incomes.
Pricing detail
Price / sqft$329
Price-to-income5.7×

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How 85204 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity89%
Supply tightness97%
Affordability38%
Investment yield39%
Appreciation37%

Affordability, supply & momentum

77SUPPLY
Severe TightnessSupply Tightness

Very tight supply — well-priced homes attract multiple offers within days.

Months of Supply2.6 mo
Days on Market39d
Inv vs History+1.5%
Listing Density4.0/1k
Affordability — payment burden
Monthly payment (P&I)$1,998
Payment burden34.5%
Median income · ZIP$69,474
Mortgage rate6.49% · 30yr
Total monthly own$2,394
Monthly rent$1,443
Market dynamics
Price cut %32.3%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$1,443
Price-to-rent22.9
Est. cap rate2.8%
Buy vs rentfavors renting

Livability

Walk score6
Transit score3
Bike score—
Places & amenities in ZIP 85204 · 97 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space26
Sherwood ParkReed ParkMcAfee Place Unit Two Mini ParkCountryside ParkEagles ParkStapley Gardens Mini Park+20 more
Trails2
Sun Circle TrailMesa Route 1
Recreation & aquatics19
Orangetheory FitnessPure BarreJazzerciseD-BAT MesaPlanet FitnessJabz Boxing+13 more
Venues & culture5
AMC Mesa Grand 14Main Street Creative Arts CenterFrame of MindMesa Arizona TempleMesa Drive
Dining & cafés40
Organ Stop PizzaApplebee'sStarbucksPizza HutBuffalo Wild WingsEmpower Coffee Roasters+34 more
Land & water2
Eastern CanalReflecting Pool
Getting around2
Mesa Dr/Main StGilbert Rd/Main St
Weekend range11
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area16 mi
Superstition Wilderness Water Sources, Plo 5368 Watershed Withdrawal · national conservation area25 mi
Sierra Estrella Wilderness Area · wilderness area29 mi
Four Peaks Wilderness · wilderness area32 mi
McFarland State Historic Park · state park34 mi
Three-Bar Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area36 mi
Table Top Wilderness Area · wilderness area48 mi
South Maricopa Mountains Wilderness Area · wilderness area48 mi
Mazatzal Wilderness · wilderness area48 mi
Gila River Waterfowl Management Area · national conservation area48 mi

Straight-line distance from the ZIP centroid (USGS PAD-US).

1,236 ft above sea level elevation · USGS 3DEP28 protected / open-space parcels · USGS PAD-USMesa: incorporated/founded 1878 · Wikidata

Place data: USGS 3D Elevation Program · USGS Protected Areas Database (PAD-US) · Wikidata · © OpenStreetMap contributors — licensed ODbL (OpenStreetMap), CC0 (Wikidata) and US public domain (USGS, NPS, Census). Every place shown comes from the named sources; nothing is editorialized.

Historical trends

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Maricopa County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

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Nearby ZIP codes

85202
Mesa
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85203
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85205
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$407,245
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85206
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85207
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$553,870
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85208
Mesa
$379,965
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85209
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85201
Mesa
$362,118
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Phoenix Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Maricopa County