Gilbert 85296

Maricopa County, AZ · 17,115 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

53affordability /100

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

Payment burden
28.5%
stretched
Days on market
45
daily
Price cuts
35.2%
of active
Valuation
+54.4%
vs assessor
Look up an address
44
/100
Mixed
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
65
Valuation
20
Economic health
53

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

27/ 100SellerBalancedBuyer
Seller's Market
DOM: 53d (falling) · Market Dynamics rolling median · hourly
Score Components
Payment Burden (25%)25
Valuation Gap (25%)10
Supply & Demand (20%)20
Buy vs Rent (15%)75
Cancellation Rate (10%)0
Days on Market (5%)60

Seller-favored market in 85296. Expect to pay at or near list price. Payment burden: 28.5% of median income. Median days on market: 53. Renting is approximately 88% cheaper than buying (price-to-rent ratio: 22.6).

Buyer Caution

Seller's market. Be prepared to pay near list price.

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.
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
$550,138
▾ 1.0% YoY
Days on market
45
daily · zip_data
Median rent
$2,032
ZORI
Investor score
40/100
cash-flow lens
Active listings
184
90-day

Valuation3 lenses, different anchors

vs assessor
+54.4%
Market vs assessed value — a tax-roll lag, not a deal signal.
Avg assessor$849,600
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$382
Price-to-income4.7×

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How 85296 ranks in AZ
percentile vs all Arizona ZIPs · n=398
Market velocity82%
Supply tightness94%
Affordability64%
Investment yield43%
Appreciation40%

Affordability, supply & momentum

67SUPPLY
Tight MarketSupply Tightness

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

Months of Supply2.6 mo
Days on Market45d
Inv vs History+13.8%
Listing Density11.0/1k
Affordability — payment burden
Monthly payment (P&I)$2,779
Payment burden28.5%
Median income · ZIP$117,120
Mortgage rate6.49% · 30yr
Total monthly own$3,329
Monthly rent$2,032
Market dynamics
Price cut %35.2%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$2,032
Price-to-rent22.6
Est. cap rate2.9%
Buy vs rentfavors renting

Livability

Walk score1
Transit score1
Bike score—
Places & amenities in ZIP 85296 · 84 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space15
Crossroads ParkLiv splash pad/ parkCosmo Dog ParkAgritopia Community GardensAmber ParkMarlene Park+9 more
Trails2
Consolidated Canal PathEastern Canal Path
Recreation & aquatics18
Life TimeOrangetheory FitnessGilbert YogaPlanet FitnessBounce UYogaSpot+12 more
Venues & culture5
Regal CinemasJP's Comedy ClubChristmas on ComstockArizona's 5th congressional districtAZ Ice Gilbert
Dining & cafés39
StarbucksGadzooks Enchiladas and SoupStarbucksStarbucksDutch Bros. CoffeeStarbucks+33 more
Land & water4
Eastern CanalCrossroads Park LakeMorrison Ranch North LakeConsolidated Canal
Weekend range11
Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area18 mi
Superstition Wilderness Water Sources, Plo 5368 Watershed Withdrawal · national conservation area23 mi
McFarland State Historic Park · state park29 mi
Sierra Estrella Wilderness Area · wilderness area30 mi
Four Peaks Wilderness · wilderness area32 mi
Three-Bar Watersheds Research Area, Plo 3263 Watershed Withdrawal · national conservation area37 mi
Table Top Wilderness Area · wilderness area45 mi
South Maricopa Mountains Wilderness Area · wilderness area47 mi
Gila River Waterfowl Management Area · national conservation area51 mi
Mazatzal Wilderness · wilderness area52 mi

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

1,275 ft above sea level elevation · USGS 3DEP4 protected / open-space parcels · USGS PAD-US

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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