ZIP 85018 vs ZIP 85254

85018 is one of 135 ZIP codes that lie mostly in Maricopa County, AZ.

Shaded by typical home value, it ranks 2 of the 39 nearby ZIPs shown.

13 school locations in 85018: 3 elementary, 4 middle, 6 high.

In alphabetical order: Arcadia High School, Biltmore Preparatory Academy, Career Success School - Sage Campus, EVIT - Arcadia High School, and more on the ZIP page. Locations only — no ratings are shown here.

85254 is one of 135 ZIP codes that lie mostly in Maricopa County, AZ.

Shaded by typical home value, it ranks 6 of the 38 nearby ZIPs shown.

13 school locations in 85254: 1 elementary, 9 middle, 2 high, 1 other.

In alphabetical order: Cocopah Middle School, Copper Canyon Elementary School, Desert Shadows Elementary School, Desert Shadows Middle School, and more on the ZIP page. Locations only — no ratings are shown here.

In January 2000 the typical home in 85018 was worth $203,319.

Values peaked at $984,707 in August 2026. The latest reading is the peak.

As of August 2026: $984,707, +4.8% over twelve months.

Start with the typical home: $984,707. Put 20% down and borrow $787,766 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $5,454 a month in principal and interest.

The median household here earns $87,637 a year, $7,303 a month. So the payment takes 74.7% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 15.4% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $1,217.

In December 2020, with rates at 2.68%, it was $2,123.

By August 2026, at 6.67%, it was $5,066 — +139% since December 2020, while the home's value moved +50%.

Reported values rose +384% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $401,271. So the real change is +145%, not +384%.

85018: +384% since January 2000.

Maricopa County: +212% since January 2000.

Arizona: +207% since January 2000 — 85018 ran ahead of it by 178 points.

Against 398 Arizona ZIP codes, 85018 sits at the 0th percentile for affordability (price vs local income).

94th for appreciation (recent value growth); 3rd for rental yield (rent vs price).

Owning the typical home costs about $6,439 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $1,568 a month.

Price divided by a year's rent: 52.3. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

In January 2000 the typical home in 85254 was worth $210,482.

Values peaked at $904,759 in August 2026. The latest reading is the peak.

As of August 2026: $904,759, +5.0% over twelve months.

Start with the typical home: $904,759. Put 20% down and borrow $723,807 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $5,011 a month in principal and interest.

The median household here earns $120,885 a year, $10,074 a month. So the payment takes 49.7% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 11.6% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $1,260.

In December 2020, with rates at 2.68%, it was $1,889.

By August 2026, at 6.67%, it was $4,655 — +146% since December 2020, while the home's value moved +55%.

Reported values rose +330% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $415,408. So the real change is +118%, not +330%.

85254: +330% since January 2000.

Maricopa County: +212% since January 2000.

Arizona: +207% since January 2000 — 85254 ran ahead of it by 123 points.

Against 398 Arizona ZIP codes, 85254 sits at the 14th percentile for affordability (price vs local income).

95th for appreciation (recent value growth); 15th for rental yield (rent vs price).

Owning the typical home costs about $5,916 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,448 a month.

Price divided by a year's rent: 30.8. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 66 a month (Redfin, 3-month rolling data through August 2026). That is 75% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 264. That is 92% of the 2015–2019 level for the same months.

Going out — closed sales: about 49 a month. That is 60% of the 2015–2019 level for the same months. The drain is drawn 36% narrower: the share of homes for sale that sell each month is 64% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 5.4 months of supply — inside the 4–6 month balanced range. In the basin, that is the water level against the shaded balanced band.

The net reading: about 17 more homes came on than sold each month, so inventory is growing. The basin is filling.

Homes sold: about 49 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 80 — so sales ran at 61% of it, and below it in 24 of the last 24 months.

Across Maricopa County, builders pulled permits for 31,651 new homes in 2025.

Of those, 54% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

Picture the Listings Flow Ladder as a basin: new listings pour in from the faucet, the homes for sale are the water, and closed sales run out the drain. Coming in — new listings: about 78 a month (Redfin, 3-month rolling data through August 2026). That is 74% of the 2015–2019 level for the same months.

On the shelf — homes for sale at the end of the period: 250. That is 87% of the 2015–2019 level for the same months.

Going out — closed sales: about 78 a month. That is 78% of the 2015–2019 level for the same months. The drain is drawn 5% narrower: the share of homes for sale that sell each month is 95% of its 2015–2019 level.

The ladder: homes for sale ÷ monthly sales = 3.2 months of supply — below the 4–6 month range Lotvox treats as balanced. In the basin, that is the water level against the shaded balanced band.

The net reading: about 0 more homes sold than came on each month, so inventory is shrinking. The basin is draining.

Homes sold: about 78 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 97 — so sales ran at 80% of it, and below it in 20 of the last 24 months.

Across Maricopa County, builders pulled permits for 31,651 new homes in 2025.

Of those, 54% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Maricopa County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 25,749 moved in. Among the ten receiving the most, 25,843 moved out.

Net across those counties: −94 households. Beside it, homes for sale in this ZIP: 264 in June 2026.

Most arrivals came from Pinal, AZ (6,549 households); most departures went to Pinal, AZ (10,805).

Of 3,819 homes with a recorded purchase date, 10% have had the same owner for 20 years or more, and 38% changed hands in the last five.

25% are owned from a different mailing address, 5% from out of state.

This ZIP sits in Maricopa County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 25,749 moved in. Among the ten receiving the most, 25,843 moved out.

Net across those counties: −94 households. Beside it, homes for sale in this ZIP: 250 in June 2026.

Most arrivals came from Pinal, AZ (6,549 households); most departures went to Pinal, AZ (10,805).

Of 6,189 homes with a recorded purchase date, 14% have had the same owner for 20 years or more, and 37% changed hands in the last five.

24% are owned from a different mailing address, 8% from out of state.