Sun City West 85375

Maricopa County, AZ · 19,156 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

41affordability /100

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

Payment burden

36.6%

severe

Days on market

daily

Price cuts

30.1%

of active

Valuation

-28.9%

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

Balanced Market

Needs 18% correction for affordability

DOM: 67d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)40

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)50

Days on Market (5%)75

Balanced market in 85375. List price is roughly fair — focus on condition and value. Payment burden: 35.9% of median income. Median days on market: 67. Renting is approximately 37% cheaper than buying (price-to-rent ratio: 16.4).

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

COOLINGSELLER SLIGHT

Market is cooling with expanding inventory. Sellers hold a slight edge. Prices down 1.7% YoY.

Turnover Index · Coming soonLotvox Turnover Index did not beat random in backtest, so no score is published.

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/85375" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Sun City West 85375 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/phoenix/zip/85375?utm_source=embed&utm_medium=backlink">Sun City West 85375 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$377,812

▾ 1.7% YoY

Days on market

daily · zip_data

Median rent

$1,967

ZORI

Investor score

59/100

cash-flow lens

Active listings

306

90-day

Valuation3 lenses, different anchors

vs assessor

-28.9%

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

Avg assessor$268,522

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$224

Price-to-income5.9×

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How 85375 ranks in AZ

percentile vs all Arizona ZIPs · n=398

Market velocity60%

Supply tightness79%

Affordability33%

Investment yield85%

Appreciation20%

Affordability, supply & momentum

63SUPPLY

Tight MarketSupply Tightness

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

Months of Supply2.6 mo

Days on Market57d

Inv vs History-20.8%

Listing Density19.3/1k

Affordability — payment burden

Monthly payment (P&I)$1,952

Payment burden36.6%

Median income · ZIP$63,977

Mortgage rate6.71% · 30yr

Total monthly own$2,330

Monthly rent$1,967

Market dynamics

Price cut %30.1%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.6

Sales (90d)0

Investment analysis

Median rent$1,967

Price-to-rent16.4

Est. cap rate4.0%

Buy vs rentneutral

Livability

Walk score1

Transit score—

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 +2.0% YoY in Maricopa, AZ (county), but the under-$500k tier is +0.0% — the aggregate and the entry tier are moving together. Over the same year the under-$500k share of sales moved from 55.5% to 53.5% (-1.9pp) and the $1M+ share from 9.6% to 10.6% (+1.0pp).

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

3 tiers 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	$222k	$195	53	6.1%	ZIP
$250k–$500k	$360k	$221	649	74.3%	ZIP
$500k–$750k	$580k	$267	139	15.9%	ZIP
$750k–$1M	$797k	$291	28	3.2%	ZIP
$1M–$1.5M	$1.19M	$397	2,883	—	COUNTY · Maricopa, AZ
$1.5M–$2M	$1.69M	$500	1,202	—	COUNTY · Maricopa, AZ
$2M+	$3.10M	$686	1,907	—	COUNTY · Maricopa, AZ
All sales (the headline median)	$375k	$225	873	100%	ZIP

ZIP-level history was too thin to draw the tiers; served at county level (Maricopa, AZ), by quarter.

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.

Under $250k
$250k–$500k
$500k–$750k
$750k–$1M
$1M–$1.5M
$1.5M–$2M
$2M+
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 85375.

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 85375→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