Scottsdale 85266

Maricopa County, AZ · 7,784 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

18affordability /100

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

Payment burden
49.9%
severe
Days on market
75
daily
Price cuts
32.8%
of active
Valuation
-56.6%
vs assessor
Look up an address
35
/100
Weak
warming · seller slight · prices rising year-over-year.
Price trend
75
Affordability
10
Valuation
20
Economic health
18

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

68/ 100SellerBalancedBuyer
Negotiate Hard
Needs 39.9% correction for affordability
DOM: 68d (stable) · 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%)50
Days on Market (5%)75

Moderate buyer leverage in 85266. Room to negotiate 5-10% below list. Payment burden: 50.0% of median income. A 30% price correction needed to reach 30% affordability threshold. Median days on market: 68. Renting is approximately 127% cheaper than buying (price-to-rent ratio: 27.3). Market appears 13% 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
$1,294,163
▴ 2.1% YoY
Days on market
75
daily · zip_data
Median rent
$3,956
ZORI
Investor score
39/100
cash-flow lens
Active listings
132
90-day

Valuation3 lenses, different anchors

vs assessor
-56.6%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$561,200
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$474
Price-to-income8.2×

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How 85266 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity33%
Supply tightness79%
Affordability10%
Investment yield21%
Appreciation83%

Affordability, supply & momentum

56SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.6 mo
Days on Market75d
Inv vs History-17.8%
Listing Density24.2/1k
Affordability — payment burden
Monthly payment (P&I)$6,537
Payment burden49.9%
Median income · ZIP$157,137
Mortgage rate6.49% · 30yr
Total monthly own$7,831
Monthly rent$3,956
Market dynamics
Price cut %32.8%
Momentumwarming
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$3,956
Price-to-rent27.3
Est. cap rate2.4%
Buy vs rentfavors renting

Livability

Walk score6
Transit score—
Bike score—
Places & amenities in ZIP 85266 · 25 mapped
Leaflet © OpenStreetMap contributors © CARTO
Trails3
North 78th StreetWhisper Rockk accessWhisper Rock access
Recreation & aquatics6
Anytime FitnessDesert Foothills YMCABellasera Community AssociationTerravita Golf ClubThe Boulders Golf ClubWhisper Rock Golf Club
Venues & culture3
Cactus Shadows Fine Arts CenterJoyEful GalleryCongregation Beth Israel
Dining & cafés11
StarbucksStarbucksFirst WatchPei WeiLiberty StationTwist Bistro & Gallery+5 more
Land & water1
Lone Mountain
Weekend range11
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area20 mi
Mazatzal Wilderness · wilderness area27 mi
Hells Canyon Wilderness Area · wilderness area29 mi
Four Peaks Wilderness · wilderness area34 mi
Castle Creek Wilderness · wilderness area35 mi
Pine Mountain Wilderness · wilderness area37 mi
Superstition Wilderness Water Sources, Plo 5368 Watershed Withdrawal · national conservation area38 mi
Sierra Estrella Wilderness Area · wilderness area42 mi
Cedar Bench Wilderness · wilderness area45 mi
Gila River Waterfowl Management Area · national conservation area50 mi

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

2,193 ft above sea level elevation · USGS 3DEP1 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