Fountain Hills 85268

Maricopa County, AZ · 15,484 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

36affordability /100

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

Payment burden
38.7%
severe
Days on market
56
daily
Price cuts
31.5%
of active
Valuation
-39.1%
vs assessor
Look up an address
38
/100
Weak
stable · seller slight · prices rising year-over-year.
Price trend
55
Affordability
25
Valuation
35
Economic health
36

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

50/ 100SellerBalancedBuyer
Balanced Market
Needs 22.5% correction for affordability
DOM: 67d (rising) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)75
Valuation Gap (25%)40
Supply & Demand (20%)20
Buy vs Rent (15%)75
Cancellation Rate (10%)25
Days on Market (5%)75

Balanced market in 85268. List price is roughly fair — focus on condition and value. Payment burden: 38.8% of median income. A 10% price correction needed to reach 30% affordability threshold. Median days on market: 67. Renting is approximately 99% cheaper than buying (price-to-rent ratio: 23.9).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.
STABLESELLER SLIGHT

Market is holding steady with balanced conditions. Sellers hold a slight edge.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$672,733
▴ 1.0% YoY
Days on market
56
daily · zip_data
Median rent
$2,347
ZORI
Investor score
41/100
cash-flow lens
Active listings
266
90-day

Valuation3 lenses, different anchors

vs assessor
-39.1%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$409,700
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$373
Price-to-income6.4×

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How 85268 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity62%
Supply tightness79%
Affordability27%
Investment yield31%
Appreciation72%

Affordability, supply & momentum

59SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.6 mo
Days on Market56d
Inv vs History-8.4%
Listing Density23.8/1k
Affordability — payment burden
Monthly payment (P&I)$3,398
Payment burden38.7%
Median income · ZIP$105,288
Mortgage rate6.49% · 30yr
Total monthly own$4,071
Monthly rent$2,347
Market dynamics
Price cut %31.5%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$2,347
Price-to-rent23.9
Est. cap rate2.7%
Buy vs rentfavors renting

Livability

Walk score3
Transit score—
Bike score—
Places & amenities in ZIP 85268 · 85 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space11
Four Peaks ParkFountain Hills Botanical GardenGolden Eagle ParkAspen Eagle ParkFountain Hills Community GardenThe Fountains Memorial Park+5 more
Trails15
Botanical TrailPromenade Trail (Moderate)Andrews-Kinsey Trail (Moderately Difficult)Sonoran Trail (Difficult)Wilderness Trail (Hard)Western Trail (Hard)+9 more
Recreation & aquatics9
Snap FitnessAnytime FitnessFountain Hills Community CenterFountain Hills Activity CenterRotary Splash PadFireRock Country Club+3 more
Venues & culture5
Fountain Hills TheaterRiver Of Time MuseumFountain Hills Branch LibraryPerformance PadKHOT-FM
Dining & cafés23
StarbucksStarbucksPisa PizzaDenny'sFiliberto'sStreets of New York+17 more
Land & water21
Fountain LakeHesperus WashAshbrook WashLegend WashColony Wash (North Branch)Ironwood Wash+15 more
Weekend range11
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area6 mi
Four Peaks Wilderness · wilderness area24 mi
Superstition Wilderness Water Sources, Plo 5368 Watershed Withdrawal · national conservation area24 mi
Three-Bar Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area27 mi
Mazatzal Wilderness · wilderness area34 mi
Sierra Estrella Wilderness Area · wilderness area40 mi
Salome Wilderness · wilderness area42 mi
McFarland State Historic Park · state park44 mi
Castle Creek Wilderness · wilderness area50 mi
Hellsgate Wilderness · wilderness area53 mi

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

1,791 ft above sea level elevation · USGS 3DEPFountain Hills: incorporated/founded 1989 · 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