Paradise Valley 85253

Maricopa County, AZ · 9,885 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

0affordability /100

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

Payment burden
109.6%
severe
Days on market
83
daily
Price cuts
33.4%
of active
Valuation
-44.3%
vs assessor
Look up an address
33
/100
Weak
hot · seller slight · prices rising year-over-year.
Price trend
54
Affordability
10
Valuation
35

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

65/ 100SellerBalancedBuyer
Negotiate Hard
Needs 72.6% correction for affordability
DOM: 86d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)60
Supply & Demand (20%)20
Buy vs Rent (15%)100
Cancellation Rate (10%)25
Days on Market (5%)75

Moderate buyer leverage in 85253. Room to negotiate 5-10% below list. Payment burden: 109.7% of median income. A 68% price correction needed to reach 30% affordability threshold. Median days on market: 86. Renting is approximately 798% cheaper than buying (price-to-rent ratio: 107.7).

What to Offer

Offer 5-10% below list. You have room to negotiate.

Conditions resemble 2019 pre-pandemic levels — moderate overvaluation with slowing demand. Negotiation room exists.
HOTSELLER SLIGHT

Market is running hot with fast-moving inventory. Sellers hold a slight edge. Prices up 11.2% YoY.

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Market snapshoteach number, once

Median price
$3,292,044
▴ 11.2% YoY
Days on market
83
daily · zip_data
Median rent
$2,547
ZORI
Investor score
35/100
cash-flow lens
Active listings
262
90-day

Valuation3 lenses, different anchors

vs assessor
-44.3%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$1,834,200
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$879
Price-to-income18.1×

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How 85253 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity28%
Supply tightness70%
Affordability0%
Investment yield1%
Appreciation98%

Affordability, supply & momentum

47SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply2.6 mo
Days on Market83d
Inv vs History+7.1%
Listing Density35.4/1k
Affordability — payment burden
Monthly payment (P&I)$16,629
Payment burden109.6%
Median income · ZIP$182,150
Mortgage rate6.49% · 30yr
Total monthly own$19,921
Monthly rent$2,547
Market dynamics
Price cut %33.4%
Momentumhot
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$2,547
Price-to-rent107.7
Est. cap rate0.6%
Buy vs rentfavors renting

Livability

Walk score4
Transit score1
Bike score—
Places & amenities in ZIP 85253 · 44 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space1
Echo Canyon Recreation Area
Trails3
Summit TrailEcho Canyon TrailCholla Trail
Recreation & aquatics5
Kerr Cultural CenterYMCAParadise Valley Country ClubCamelback Golf ClubMountain Shadows Golf Course
Venues & culture8
Phoenix Bat CaveRitz-Carlton Paradise ValleyParadise ValleyCamelback InnCosantiHermosa Inn+2 more
Dining & cafés17
Blanco Tacos + TequillaWerf and WetTamosan Coffee LoungePizza HutCalifornia Pizza KitchenFogo de Chão Brazilian Steakhouse+11 more
Land & water9
Berneil Ditch and Drainage ChannelArizona CanalArizona Canal Diversion ChannelCudia City WashMummy MountainCamelback Mountain+3 more
Weekend range12
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area19 mi
Sierra Estrella Wilderness Area · wilderness area28 mi
Superstition Wilderness Water Sources, Plo 5368 Watershed Withdrawal · national conservation area35 mi
Four Peaks Wilderness · wilderness area37 mi
Hells Canyon Wilderness Area · wilderness area37 mi
Mazatzal Wilderness · wilderness area41 mi
Gila River Waterfowl Management Area · national conservation area42 mi
North Maricopa Mountains Wilderness Area · wilderness area45 mi
McFarland State Historic Park · state park48 mi
Castle Creek Wilderness · wilderness area48 mi

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

1,751 ft above sea level elevation · USGS 3DEP1 protected / open-space parcels · USGS PAD-USParadise Valley: incorporated/founded 1961 · Wikidata

Place data: NPS National Register of Historic Places · 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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