Buckeye 85396

Maricopa County, AZ · 23,457 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

60affordability /100

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

Payment burden

25%

affordable

Days on market

daily

Price cuts

30.4%

of active

Valuation

-3.7%

vs assessor

Look up an address

/100

Stable

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: 83d (stable) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)0

Valuation Gap (25%)60

Supply & Demand (20%)20

Buy vs Rent (15%)50

Cancellation Rate (10%)75

Days on Market (5%)75

Seller-favored market in 85396. Expect to pay at or near list price. Payment burden: 24.4% of median income. Median days on market: 83. Renting is approximately 47% cheaper than buying (price-to-rent ratio: 17.6).

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 · 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/85396" width="100%" height="300" style="border:0;border-radius:12px;overflow:hidden;max-width:640px" loading="lazy" title="Buckeye 85396 — Lotvox market card"></iframe>
<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/phoenix/zip/85396?utm_source=embed&utm_medium=backlink">Buckeye 85396 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$460,326

▾ 0.4% YoY

Days on market

daily · zip_data

Median rent

$2,175

ZORI

Investor score

58/100

cash-flow lens

Active listings

512

90-day

Valuation3 lenses, different anchors

vs assessor

-3.7%

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

Avg assessor$443,500

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$241

Price-to-income4.0×

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How 85396 ranks in AZ

percentile vs all Arizona ZIPs · n=398

Market velocity29%

Supply tightness71%

Affordability85%

Investment yield76%

Appreciation49%

Affordability, supply & momentum

49SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply2.6 mo

Days on Market82d

Inv vs History-1.1%

Listing Density42.3/1k

Affordability — payment burden

Monthly payment (P&I)$2,379

Payment burden25%

Median income · ZIP$114,266

Mortgage rate6.71% · 30yr

Total monthly own$2,839

Monthly rent$2,175

Market dynamics

Price cut %30.4%

Momentumstable

LeverageSELLER SLIGHT

Months of supply2.6

Sales (90d)0

Investment analysis

Median rent$2,175

Price-to-rent17.6

Est. cap rate3.7%

Buy vs rentneutral

Livability

Walk score3

Transit score3

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 -0.4% YoY in this ZIP, but the under-$500k tier is -1.8% — the headline median is essentially flat, so the tier move is what matters here. Over the same year the under-$500k share of sales moved from 48.4% to 49.0% (+0.6pp) and the $1M+ share from 5.1% to 5.8% (+0.8pp).

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	$100k	—	23	1.8%	ZIP
$250k–$500k	$405k	$230	610	47.3%	ZIP
$500k–$750k	$593k	$258	427	33.1%	ZIP
$750k–$1M	$848k	$301	156	12.1%	ZIP
$1M–$1.5M	$1.15M	$365	54	4.2%	ZIP
$1.5M–$2M	$1.67M	$489	13	1.0%	ZIP
$2M+	$3.10M	$686	1,907	—	COUNTY · Maricopa, AZ
All sales (the headline median)	$507k	$251	1,291	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.

Under $250k
$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 85396.

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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Video analysisrestored

What's the 85396 Buckeye, AZ Housing Market Like? | Lotvox

ZIP 85396 in Buckeye sits at 1476 feet across 125 mapped parcels.

Score 69: Stable tier with -0.5% year-over-year change. Momentum stable, leverage slight seller. Confidence full.

Median price $461,148 at $241 per square foot. 82 days on market, 512 active listings. 31.7% cut rate, median rent $2,183.

-3.8% gap versus assessor value of $443,500. Price-to-income ratio 4.04 against Arizona benchmark. Appreciation at 52nd percentile.

Income $114,266 supports monthly payment $2,329 or own cost $2,791. Rent $2,183, burden 24.5%. Supply tightness at 71st percentile.

Maricopa County economic health score 60. Investment yield ranks at 76th percentile for Arizona.

At 1476 feet elevation, water features include New Tank and Broken Tank. Wagner Wash, Bootlegger Wash, Bulldozer Wash cross the basin.

86 parks including Tartesso Community Park and Senita Recreation Center. Five trails like Lost Creek Trailhead and Maricopa Trail traverse open space.

Saguaro Recreation Center and The Victory Club anchor activity. Golf options include Founder's Course at Verrado Golf Club.

Victory Steps at Verrado hosts events. Dining spans Starbucks, Anthem Coffee, Cold Beers & Cheeseburgers, Ciao Grazie across KFUE and Sun City Festival.

Gila River Waterfowl Management Area sits 15 miles out. Hummingbird Springs Wilderness 27 miles. Buckeye Park And Ride enables access to 13 destinations.

Buckeye founded in 1888 with population 91,502.

Explore ZIP 85396 at lotvox.com/phoenix/zip/85396.

Maricopa County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 85396→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

Supply/Demand17

3.5 mo

balanced

Source: Lotvox MLS · Updated 2026-05-15

Insurance Risk

32/100

moderate

Source: FEMA/NFIP · Updated 2026-04

County distress indicators

ECONOMIC INDICATORS

Economic indicators are mixed relative to comparable U.S. counties.

Unemployment Rate

Near national averages

Source: BLS LAUS · 2026-0667d ago

Poverty Rate

Near national averages

Median Household Income

Higher than most U.S. counties

Cost of Living (RPP)

Near national averages

Home Value (ZHVI)$460,378

County data: BLS, Census ACS, CDC, FBI UCR, Federal Reserve, USDA

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Nearby ZIP codes

Phoenix Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Maricopa County