Sun City West 85375

Maricopa County, AZ · 19,156 properties · updated 7/5/2026

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%

severe

Days on market

daily

Price cuts

32.7%

of active

Valuation

-29.3%

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

Balanced Market

Needs 16.7% 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: 36.0% 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 2.2% YoY.

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Market snapshoteach number, once

Median price

$379,743

▾ 2.2% YoY

Days on market

daily · zip_data

Median rent

$1,924

ZORI

Investor score

59/100

cash-flow lens

Active listings

306

90-day

Valuation3 lenses, different anchors

vs assessor

-29.3%

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

+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$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%

Appreciation18%

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-20.1%

Listing Density19.3/1k

Affordability — payment burden

Monthly payment (P&I)$1,918

Payment burden36%

Median income · ZIP$63,977

Mortgage rate6.49% · 30yr

Total monthly own$2,298

Monthly rent$1,924

Market dynamics

Price cut %32.7%

Momentumcooling

LeverageSELLER SLIGHT

Months of supply2.6

Sales (90d)0

Investment analysis

Median rent$1,924

Price-to-rent16.4

Est. cap rate4.0%

Buy vs rentneutral

Livability

Walk score1

Transit score—

Bike score—

Places & amenities in ZIP 85375 · 97 mapped

Leaflet © OpenStreetMap contributors © CARTO

Parks & open space3

Small DogsLarge DogsBeardsley Recreation Center

Trails71

Pebblebrook PathEagle CourtSwallow CourtRaven CourtFalcon CourtQuail Court+65 more

Recreation & aquatics10

Briarwood Country ClubStardust Golf CoursePebblebrook Golf CourseHillcrest Golf ClubDesert Trails Golf CourseDeer Valley Golf Course+4 more

Venues & culture3

Sun City West LibraryLabyrinth - Desert Palms Presbyterian ChurchBeardsley

Dining & cafés6

StarbucksStarbucksCrooked Putter Restaurant & PizzeriaBetty's RoosteCorte Bella GrillMemo's Bistro

Land & water3

Padelford WashRiver of LifeBeardsley Canal

Weekend range9

Hells Canyon Wilderness Area · wilderness area19 mi

Gila River Waterfowl Management Area · national conservation area29 mi

Sierra Estrella Wilderness Area · wilderness area32 mi

Hassayampa River Canyon Wilderness Area · wilderness area34 mi

Castle Creek Wilderness · wilderness area37 mi

North Maricopa Mountains Wilderness Area · wilderness area40 mi

Signal Mountain Wilderness Area · wilderness area48 mi

Woolsey Peak Wilderness Area · wilderness area49 mi

Pine Mountain Wilderness · wilderness area53 mi

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

1,256 ft above sea level elevation · USGS 3DEP

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.

ZIP 85375→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