Sun City 85351

Maricopa County, AZ · 20,902 properties · updated 7/5/2026

Should you buy here?buyer-timing lens

46affordability /100

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

Payment burden

32.8%

stretched

Days on market

daily

Price cuts

35.0%

of active

Valuation

+49.3%

vs assessor

Look up an address

/100

Weak

cooling · 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

Needs 8.5% correction for affordability

DOM: 73d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)40

Supply & Demand (20%)20

Buy vs Rent (15%)25

Cancellation Rate (10%)50

Days on Market (5%)75

Seller-favored market in 85351. Expect to pay at or near list price. Payment burden: 32.9% of median income. Median days on market: 73. Renting is approximately 12% cheaper than buying (price-to-rent ratio: 13.4).

Buyer Caution

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

Competitive market similar to 2021-2022 — limited inventory driving prices above fundamentals.

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 3.3% YoY.

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Market snapshoteach number, once

Median price

$275,193

▾ 3.3% YoY

Days on market

daily · zip_data

Median rent

$1,708

ZORI

Investor score

68/100

cash-flow lens

Active listings

413

90-day

Valuation3 lenses, different anchors

vs assessor

+49.3%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$410,800

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$215

Price-to-income5.4×

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How 85351 ranks in AZ

percentile vs all Arizona ZIPs · n=398

Market velocity39%

Supply tightness76%

Affordability45%

Investment yield97%

Appreciation5%

Affordability, supply & momentum

57SUPPLY

Tight MarketSupply Tightness

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

Months of Supply2.6 mo

Days on Market69d

Inv vs History-12.9%

Listing Density23.8/1k

Affordability — payment burden

Monthly payment (P&I)$1,390

Payment burden32.8%

Median income · ZIP$50,812

Mortgage rate6.49% · 30yr

Total monthly own$1,665

Monthly rent$1,708

Market dynamics

Price cut %35.0%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.6

Sales (90d)0

Investment analysis

Median rent$1,708

Price-to-rent13.4

Est. cap rate4.8%

Buy vs rentfavors buying

Livability

Walk score—

Transit score—

Bike score—

Places & amenities in ZIP 85351 · 37 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space6

Prayer GardenLakeview Recreation CenterKismet CourtPeoria Avenue ParkPeoria Avenue Park107th Avenue Park

Trails10

New River TrailAdair CourtCabo CourtCerro CourtFria CourtSabre Court+4 more

Recreation & aquatics9

Bell Recreation CenterSouth Golf Course (Sun City)Quail Run Golf CourseRiverview Golf CourseSun City Country ClubNorth Golf Course (Sun City)+3 more

Venues & culture6

Sun Bowl AmphitheatreSun Cities Area Historical Society/Del Webb Sun Cities MuseumSun CityMaricopa County Library DistrictMarinetteWest Valley

Dining & cafés3

StarbucksSun City Country ClubNino's Pizzeria

Land & water2

Dawn LakeViewpoint Lake

Weekend range9

Hells Canyon Wilderness Area · wilderness area24 mi

Sierra Estrella Wilderness Area · wilderness area27 mi

Gila River Waterfowl Management Area · national conservation area28 mi

Usdi Bureau Of Reclamation, Central Arizona Project, Orme Dam Water Reserve Withdrawal · national conservation area37 mi

North Maricopa Mountains Wilderness Area · wilderness area37 mi

Hassayampa River Canyon Wilderness Area · wilderness area39 mi

Castle Creek Wilderness · wilderness area40 mi

Mazatzal Wilderness · wilderness area48 mi

Woolsey Peak Wilderness Area · wilderness area48 mi

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

1,157 ft above sea level elevation · USGS 3DEP2 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.

ZIP 85351→Maricopa County, AZ

12-Month Direction

-5Stable

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 Burden44

33.4%

stretched

Source: Lotvox · Updated 2026-05-15

Buy vs Rent6

1.914x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation10

+71.3%

overvalued

Source: Lotvox comps · Updated 2026-05-15