Buckeye 85396

Maricopa County, AZ · 23,457 properties · updated 7/5/2026

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
24.5%
affordable
Days on market
82
daily
Price cuts
31.7%
of active
Valuation
-3.8%
vs assessor
Look up an address
69
/100
Stable
stable · seller slight · prices easing year-over-year.
Price trend
35
Affordability
95
Valuation
90
Economic health
60

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

38/ 100SellerBalancedBuyer
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: 24.5% 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.

Address lookup$99 report path

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Market snapshoteach number, once

Median price
$461,148
▾ 0.5% YoY
Days on market
82
daily · zip_data
Median rent
$2,183
ZORI
Investor score
58/100
cash-flow lens
Active listings
512
90-day

Valuation3 lenses, different anchors

vs assessor
-3.8%
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
+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$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%
Appreciation52%

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+0.4%
Listing Density42.3/1k
Affordability — payment burden
Monthly payment (P&I)$2,329
Payment burden24.5%
Median income · ZIP$114,266
Mortgage rate6.49% · 30yr
Total monthly own$2,791
Monthly rent$2,183
Market dynamics
Price cut %31.7%
Momentumstable
LeverageSELLER SLIGHT
Months of supply2.6
Sales (90d)0
Investment analysis
Median rent$2,183
Price-to-rent17.6
Est. cap rate3.7%
Buy vs rentneutral

Livability

Walk score3
Transit score3
Bike score—
Places & amenities in ZIP 85396 · 125 mapped
Leaflet © OpenStreetMap contributors © CARTO
Parks & open space87
Tartesso Community ParkSenita Recreation CenterWagner Sports ComplexBarketside Dog Park at VerradoKeeler's GardenCrescent Park+81 more
Trails5
Lost Creek TrailheadMaricopa TrailMountain View TrailPyrite TrailChuckwalla Trail
Recreation & aquatics8
Saguaro Recreation CenterThe Victory ClubSun City Festival Pickleball ComplexFounder's Course at Verrado Golf ClubCopper Canyon - Mountain/Vista CourseCopper Canyon - Vista/Lake Course+2 more
Venues & culture5
Victory Steps at VerradoKFUESun City FestivalTartessoTrillium
Dining & cafés11
StarbucksAnthem CoffeeCold Beers & CheeseburgersCiao GrazieRosie's Taco ShopTempo Urban Bistro+5 more
Land & water7
New TankPyrite SummitCentral Arizona Project CanalWagner WashBootlegger WashBroken Tank+1 more
Getting around1
Buckeye Park And Ride
Weekend range13
Gila River Waterfowl Management Area · national conservation area15 mi
Hummingbird Springs Wilderness Area · wilderness area27 mi
Big Horn Mountains Wilderness Area · wilderness area29 mi
Signal Mountain Wilderness Area · wilderness area30 mi
North Maricopa Mountains Wilderness Area · wilderness area31 mi
Woolsey Peak Wilderness Area · wilderness area32 mi
Hells Canyon Wilderness Area · wilderness area32 mi
Sierra Estrella Wilderness Area · wilderness area32 mi
Hassayampa River Canyon Wilderness Area · wilderness area41 mi
Harquahala Mountains Wilderness Area · wilderness area42 mi

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

1,476 ft above sea level elevation · USGS 3DEP1 protected / open-space parcels · USGS PAD-USBuckeye: incorporated/founded 1888 · Wikidata

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.

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Nearby ZIP codes

85326
Buckeye
$373,227
-1.1%
Phoenix Metro·Overpriced ZIPs·Investor ZIPs·View on Map·Maricopa County