Rio Verde 85263

Maricopa County, AZ · 3,831 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

39affordability /100

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

Payment burden
36.9%
severe
Days on market
113
daily
Price cuts
30.1%
of active
Valuation
-14.6%
vs assessor
Look up an address
53
/100
Mixed
warming · seller slight · prices rising year-over-year.
Price trend
75
Affordability
25
Valuation
70
Economic health
39

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 18.7% correction for affordability
DOM: 99d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)75
Valuation Gap (25%)80
Supply & Demand (20%)20
Cancellation Rate (10%)75
Days on Market (5%)100

Moderate buyer leverage in 85263. Room to negotiate 5-10% below list. Payment burden: 36.9% of median income. A 5% price correction needed to reach 30% affordability threshold. Median days on market: 99. Market appears 18% overpriced vs. assessed values.

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
$834,965
▴ 2.0% YoY
Days on market
113
daily · zip_data
Median rent
$1,437
county avg
Investor score
34/100
cash-flow lens
Active listings
109
90-day

Valuation3 lenses, different anchors

vs assessor
-14.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$712,900
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$397
Price-to-income6.1×

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How 85263 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity17%
Supply tightness64%
Affordability29%
Investment yield—
Appreciation81%

Affordability, supply & momentum

51SUPPLY
Tight MarketSupply Tightness

Supply is below normal — sellers are favored but buyers still have options.

Months of Supply2.6 mo
Days on Market113d
Inv vs History-19.5%
Listing Density63.3/1k
Affordability — payment burden
Monthly payment (P&I)$4,218
Payment burden36.9%
Median income · ZIP$137,200
Mortgage rate6.49% · 30yr
Total monthly own$5,053
Monthly rent$1,437
Market dynamics
Price cut %30.1%
Momentumwarming
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$1,437
Price-to-rent48.4
Est. cap rate1.2%
Buy vs rentfavors renting

Livability

Walk score—
Transit score—
Bike score—
Places & amenities in ZIP 85263 · 60 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space5
Gilbert ParkFishermans Point Recreation AreaHorseshoe Recreation AreaMesquite Recreation AreaDog Park
Trails20
Saddle Mountain Trail #91Camp CreekArizona Trail/Saddle Mountain Trail #91Arizona Trail/Cornucopia Trail #86Arizona Trail/Sheep Creek Trail #88Arizona Trail/Thicket Trail #95+14 more
Recreation & aquatics4
Rio Verde Community & Welcome CenterRio Verde Country ClubTonto Verde Golf Club (Ranch Course)Verde River Golf and Social Club
Venues & culture1
Bartlett Lake
Land & water29
Bartlett ReservoirChalk TankBrunson TankDry Lake TankSparks TankSheep Creek+23 more
Weekend range11
Mazatzal Wilderness · wilderness area14 mi
Three-Bar Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area22 mi
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area22 mi
Four Peaks Wilderness · wilderness area23 mi
Pine Mountain Wilderness · wilderness area29 mi
Salome Wilderness · wilderness area32 mi
Superstition Wilderness · wilderness area33 mi
Hellsgate Wilderness · wilderness area35 mi
Cedar Bench Wilderness · wilderness area37 mi
Fossil Springs Wilderness · wilderness area39 mi

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

1,932 ft above sea level elevation · USGS 3DEP

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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