Scottsdale 85262

Maricopa County, AZ · 11,830 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

11affordability /100

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

Payment burden
53.8%
severe
Days on market
89
daily
Price cuts
30.5%
of active
Valuation
-55.8%
vs assessor
Look up an address
27
/100
Weak
warming · seller slight · prices rising year-over-year.
Price trend
55
Affordability
10
Valuation
20
Economic health
11

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

64/ 100SellerBalancedBuyer
Negotiate Hard
Needs 44.2% correction for affordability
DOM: 81d (stable) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)100
Valuation Gap (25%)60
Supply & Demand (20%)20
Buy vs Rent (15%)75
Cancellation Rate (10%)50
Days on Market (5%)75

Moderate buyer leverage in 85262. Room to negotiate 5-10% below list. Payment burden: 53.8% of median income. A 35% price correction needed to reach 30% affordability threshold. Median days on market: 81. Renting is approximately 82% cheaper than buying (price-to-rent ratio: 21.8).

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.
WARMINGSELLER SLIGHT

Market is warming with rising prices. Sellers hold a slight edge.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$1,541,127
▴ 1.8% YoY
Days on market
89
daily · zip_data
Median rent
$5,901
ZORI
Investor score
49/100
cash-flow lens
Active listings
360
90-day

Valuation3 lenses, different anchors

vs assessor
-55.8%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$681,200
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$565
Price-to-income8.9×

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How 85262 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity26%
Supply tightness72%
Affordability7%
Investment yield48%
Appreciation80%

Affordability, supply & momentum

46SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply2.6 mo
Days on Market89d
Inv vs History+7.5%
Listing Density58.4/1k
Affordability — payment burden
Monthly payment (P&I)$7,785
Payment burden53.8%
Median income · ZIP$173,795
Mortgage rate6.49% · 30yr
Total monthly own$9,326
Monthly rent$5,901
Market dynamics
Price cut %30.5%
Momentumwarming
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$5,901
Price-to-rent21.8
Est. cap rate3.0%
Buy vs rentfavors renting

Livability

Walk score2
Transit score1
Bike score—
Places & amenities in ZIP 85262 · 214 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space2
Pinnacle Peak ParkGeorge "Doc" Cavalliere Park
Trails147
Brown's Mountain TrailDixileta TrailBlack Hill TrailOld Trail 20Wrangler TrailCorral Trail+141 more
Recreation & aquatics14
Legend Trail Community CenterFreedom FitnessChildren's PoolAdult PoolDesert Mountain Apache Golf CourseDesert Mountain Chiricahua Golf Course+8 more
Venues & culture8
Balanced RockBunny RockTrail Maintenance Tool BoxBrown's Ranch Interpretive TrailHorseshoe LakeScottsdale National Golf Club+2 more
Dining & cafés5
Darcy's RistoranteThe Cantina at Legend Trail Golf ClubPinnacle Grille of ArizonaPony Express CafeDynamite Grille at Troon North
Land & water37
Rock TankModel A TankBootlegger TankBuckhorn TankCamp Creek TrailBlack Hill Tank+31 more
Weekend range13
Mazatzal Wilderness · wilderness area18 mi
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area21 mi
Pine Mountain Wilderness · wilderness area29 mi
Four Peaks Wilderness · wilderness area30 mi
Three-Bar Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area30 mi
Hells Canyon Wilderness Area · wilderness area34 mi
Castle Creek Wilderness · wilderness area35 mi
Superstition Wilderness · wilderness area37 mi
Cedar Bench Wilderness · wilderness area38 mi
Fossil Springs Wilderness · wilderness area43 mi

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

2,998 ft above sea level elevation · USGS 3DEP49 protected / open-space parcels · USGS PAD-USScottsdale: incorporated/founded 1894; named after Winfield Scott · 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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Phoenix Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Maricopa County