Fort McDowell 85264

Maricopa County, AZ · 186 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

0affordability /100

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

Payment burden
125.1%
severe
Days on market
338
daily
Price cuts
0.0%
of active
Look up an address
43
/100
Mixed
hot · balanced · prices rising year-over-year.
Price trend
75
Affordability
10

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

82/ 100SellerBalancedBuyer
Strong Buyer's Market
Needs 76% correction for affordability
Score Components
Payment Burden (25%)100
Valuation Gap (25%)100
Supply & Demand (20%)20
Buy vs Rent (15%)100
Days on Market (5%)100

Strong buyer leverage in 85264. If you must buy now, offer 10-15% below list price. Payment burden: 125.2% of median income. A 72% price correction needed to reach 30% affordability threshold. Median days on market: 338. Renting is approximately 1492% cheaper than buying (price-to-rent ratio: 191.1). Market appears 32% overpriced vs. assessed values.

What to Offer

Offer 10-15% below list price. Sellers are under pressure.

Conditions most similar to late 2007 — overvaluation without corresponding income growth. Significant correction potential.
HOTBALANCED

Market is running hot with fast-moving inventory. Conditions are balanced between buyers and sellers. Prices up 7.5% YoY.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$1,203,762
▴ 7.5% YoY
Days on market
338
daily · zip_data
Median rent
$525
ZORI
Investor score
32/100
cash-flow lens
Active listings
5
90-day

Valuation3 lenses, different anchors

vs assessor
—
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$0
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$208
Price-to-income20.6×

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How 85264 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity2%
Supply tightness64%
Affordability0%
Investment yield0%
Appreciation97%

Affordability, supply & momentum

45SUPPLY
BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply2.6 mo
Days on Market338d
Inv vs History+50.0%
Listing Density14.2/1k
Affordability — payment burden
Monthly payment (P&I)$6,081
Payment burden125.1%
Median income · ZIP$58,333
Mortgage rate6.49% · 30yr
Total monthly own$7,284
Monthly rent$525
Market dynamics
Price cut %0.0%
Momentumhot
LeverageBALANCED
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$525
Price-to-rent191.1
Est. cap rate0.3%
Buy vs rentfavors renting

Livability

Walk score26
Transit score—
Bike score—
Places & amenities in ZIP 85264 · 118 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space6
Four Peaks WildernessBlue Point Picnic AreaButcher Jones Recreation SiteCamp Reno Historical MarkerSaguaro del Norte Recreation SiteThree Bar Wildlife Area
Trails10
Alder Pack TrailArizona TrailSoldier Camp Trail #83Ballantine Trail #283Ballantine Connector TrailBrown's Peak Trail+4 more
Recreation & aquatics3
Fort McDowell Recreation CenterFort McDowell Rodeo GroundsWe-Ko-Pa Golf Club
Venues & culture12
Desert Belle CruisesFort McDowell LibraryCanyon LakeSkeleton CaveHayden-Rhodes AqueductBush Fire+6 more
Dining & cafés5
Shiprock RestaurantRed Rock BuffetThe Silver Platter87 CafeStreets of New York
Land & water80
Apache LakeBlack Mesa TanksLower Hughes TankUpper Hughes TankSpringRincon Tank+74 more
Getting around1
Goldfield Ranch Airport
Weekend range10
Three-Bar Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area12 mi
Superstition Wilderness · wilderness area17 mi
Salome Wilderness · wilderness area27 mi
Mazatzal Wilderness · wilderness area29 mi
Summit Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area34 mi
Sierra Ancha Wilderness · wilderness area36 mi
Salt River Canyon Wilderness · wilderness area39 mi
Hellsgate Wilderness · wilderness area40 mi
White Canyon Wilderness Area · wilderness area43 mi
Pine Mountain Wilderness · wilderness area44 mi

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

2,758 ft above sea level elevation · USGS 3DEP8 protected / open-space parcels · USGS PAD-US

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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