Gilbert 85296

Maricopa County, AZ · 17,115 properties · updated 7/26/2026

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

29%

stretched

Days on market

daily

Price cuts

33.9%

of active

Valuation

+55.2%

vs assessor

Look up an address

/100

Mixed

stable · seller slight · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

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

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: 28.4% 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.

Turnover Index · Live in this ZIPBacktest: 20.8% of later sellers were already in the top 20% (random = 20%, 53 held-out sales) · 15,607 parcels scored nightly

How the score works Accuracy by ZIP Farm territory available · Tier A $299/mo

Address lookup$99 report path

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<iframe src="https://lotvox.com/embed/zip/85296" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Gilbert 85296 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/phoenix/zip/85296?utm_source=embed&utm_medium=backlink">Gilbert 85296 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$547,309

▾ 0.6% YoY

Days on market

daily · zip_data

Median rent

$2,100

ZORI

Investor score

40/100

cash-flow lens

Active listings

184

90-day

Valuation3 lenses, different anchors

vs assessor

+55.2%

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

+70.4%

County-wide market — the widest, slowest signal.

Maricopa+70.4%

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%

Appreciation44%

Affordability, supply & momentum

68SUPPLY

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+11.7%

Listing Density11.0/1k

Affordability — payment burden

Monthly payment (P&I)$2,828

Payment burden29%

Median income · ZIP$117,120

Mortgage rate6.71% · 30yr

Total monthly own$3,376

Monthly rent$2,100

Market dynamics

Price cut %33.9%

Momentumstable

LeverageSELLER SLIGHT

Months of supply2.6

Sales (90d)0

Investment analysis

Median rent$2,100

Price-to-rent22.6

Est. cap rate2.9%

Buy vs rentfavors renting

Livability

Walk score1

Transit score1

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in Maricopa.

Aggregate median +0.2% YoY in this ZIP, but the under-$500k tier is +0.4% — both are essentially flat year over year. Over the same year the under-$500k share of sales moved from 35.5% to 35.2% (-0.4pp) and the $1M+ share from 7.2% to 11.5% (+4.3pp).

Current tiers · 12 months to Aug 25floor 10 sales/tier

1 tier had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	$200k	$204	2,869	—	COUNTY · Maricopa, AZ
$250k–$500k	$437k	$281	174	35.2%	ZIP
$500k–$750k	$599k	$281	211	42.6%	ZIP
$750k–$1M	$830k	$297	53	10.7%	ZIP
$1M–$1.5M	$1.26M	$323	36	7.3%	ZIP
$1.5M–$2M	$1.65M	$398	10	2.0%	ZIP
$2M+	$2.65M	$582	11	2.2%	ZIP
All sales (the headline median)	$565k	$287	495	100%	ZIP

Share of sales by tier (quarterly)

If the upper tiers widen over time, the headline median rises on composition alone.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+

Median within each tier, against the headline median (quarterly)

The blue line is the single number NAR-style reporting quotes. The gold lines are what each tier actually did. Log scale — the tiers span an order of magnitude, and on a log axis equal slopes mean equal percentage moves, which is the comparison being made.

$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
All sales (headline)

National context — not local

NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 85296.

United States
West

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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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.

ZIP 85296→Maricopa County, AZ

12-Month Direction

-7Stable

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

41· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden45

33.2%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent6

1.915x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation11

+70.4%

overvalued

Source: Lotvox comps · Updated 2026-05-15