Every number below comes from recorded sales, not sentiment.
Right now this is a strong buyer's market, cooling.
Buyers hold real leverage here right now. Homes sit longer than this ZIP's own norm and sellers are conceding more than they usually do.
$820K
Median sold (3 mo)
$425
Per sqft
60 days
On market · 5-yr norm 46
96.4%
Sold to list
3%
Closed over list · 5-yr norm 20%
Latest three complete months of ARMLS single-family sales in 85016.‡
One-year $/sqft change: 6.0%. Three-year: 6.3%.
Percentages sit next to this ZIP's own five-year norm, so a number reads as high or low
for 85016 specifically, not the metro.
Out of the 73 homes that closed in May to July 2026, here is the bedroom count buyers
actually bought. Median 2.0 bathrooms.
CLIFFORDSELLSAZ
2 beds or fewer15%
3 bedrooms58%
4 bedrooms23%
5+ bedrooms4%
Where 85016 sits
The shaded area is ZIP 85016. Streets and highways
stay visible so you can orient yourself. Map data from OpenStreetMap.
Is 85016 expensive right now
Against its own 26-year track record, 85016 is running about 16% hotter than it usually does relative to the rest of the Valley. Sellers are getting a premium. Buyers should know they are paying one. That premium and the buyer's-market call above are not a contradiction. One is about where prices sit, the other is about which way they are being pushed. 85016 re-rated over the past decade, and right now the market is catching its breath, so buyers negotiate hard from a higher base.
This is a finished neighborhood. Builders moved on decades ago, so the 14,464 homes here are the whole story. Most were built around 1971. The large majority predate 1980, so walk in expecting older roofs, plumbing and electrical panels, and budget the inspection accordingly. 19% of the homes are landlord-owned, which is typical for the Valley.
When 85016 was built
The age profile of the 12,744 homes here with a recorded build year. The copper
bar is the decade that defines this neighborhood. Age tells you what to inspect: a 1970s ZIP
means original plumbing and panels are still out there, while a 2020s ZIP is mostly
under builder warranty.
CLIFFORDSELLSAZ
Before 196036%
1960s12%
1970s14%
1980s15%
1990s6%
2000s10%
2010s5%
2020s2%
Twenty-six years of price history
ZIP 85016Maricopa County
Median sold price per square foot by month,
Jan 2000 to Aug 2026, 3-month smoothed. ARMLS single-family sales.
Over the last 10 years this ZIP appreciated 115%.* In the 2008 crash it drew down 65% peak to trough,† which is the honest measure of how it behaves when the market turns.
Where prices actually land
From 179 sales in the last 6 months (February to July 2026).
Half of everything sold between the 25th and 75th percentile lines.
$/sqft
Sold price
Bottom of the market (p10)
$289
25th percentile
$338
$553,506
Median
$408
$755,490
75th percentile
$509
$1,182,282
Top of the market (p90)
$606
$/sqft and sold price are each their own ranking of
these 179 sales — the 25th percentile by $/sqft is not always the same
sale as the 25th percentile by price, since home size varies within any price range.
Bigger homes here run MORE per square foot, not less — the largest sales in this ZIP skew toward custom or luxury builds. Judge a home against its own size band below, not the ZIP overall.
Size band
Median $/sqft
Sales
Under 1,400 sqft
$401/sqft
29
1,400 to 1,900 sqft
$366/sqft
52
1,900 to 2,600 sqft
$428/sqft
52
Over 2,600 sqft
$506/sqft
46
CLIFFORDSELLSAZ
Where does your home land?
Slide to a price and size. I will place it on 85016's ladder, using the
last 6 months of actual sales.
ENTRYVALUEMIDUPPERPREMIUM
YOUR HOME
$289/sqft$408 median$606/sqft
Runs entirely on this page. Nothing is sent anywhere. Not an appraisal,
just where the number sits on this ZIP's ladder.
See what features place a house into each price tier in 85016, and how your
home stacks up. Leave a way to reach you and I will send your street-level
breakdown.
Got it. Your
85016 tier breakdown is on its way. I read every one of these myself. Clifford
That didn't go
through. Try once more, or email me directly at
clifford@cliffordsellsaz.com
and I will take it from there.
What this means for you
Buying here
Take your time and negotiate. The data supports it. Leverage score 83 out of 100,
measured against this ZIP's own 26-year history. Days on market sit at the
72nd percentile of everything this ZIP has ever done.
Selling here
The data says: price sharp: the first 2 weeks decide it. That comes from how 85016 buyers
are actually behaving this quarter, not a rule of thumb.
Short-term rentals
63 licensed short-term rentals operate in 85016 (City of Phoenix registry).
Profile: 57% have a pool, median last sale $568K,
43% professionally managed. The archetype here is mixed.
If you are weighing a purchase for STR use, this is proven demand territory, and also
proven competition.
Neighborhood profile: 85016
Who provides the power, how common HOAs are, the assigned schools, and what the homes come with. From ARMLS listing data.
Assigned schoolsElementary: Madison Elementary, Madison Camelview · Middle: Madison Park, Madison #1 Middle · High: Camelback High sch, North. Look up ratings at Arizona's school report cards.
HOA22% of homes are in an HOA (median $402/mo).
Electric utilitySRP (75%) territory.
Water source100% on a city or private water utility.
Homes & amenities37% have a private pool, 16% gated, 7% on a golf course.
Flood zone2% of homes noted in a flood zone.
Communities within 85016
One ZIP can hold very different neighborhoods. These are the most active by recent sales, from brand-new gated builds to established non-HOA streets.
Is ZIP 85016 in Phoenix a buyer's or seller's market right now?
As of May to July 2026, 85016 is a strong buyer's market. Homes take a median 60 days to sell and 3% close above asking, below the ZIP's ~20% five-year norm for this time of year — measured against the ZIP's own history, not the metro average.
What is the median home price in 85016 (Phoenix)?
Over the latest three complete months, the median sold price in 85016 is $820K, about $425 per square foot. Across a steadier six-month window it is $755,490, about $408 per square foot — the shorter window moves faster, the longer one is more reliable when a ZIP has fewer sales.
Is 85016 affordable for a first-time buyer?
Entry-level homes in 85016, around the 25th percentile by sold price, start near $553,506 (median $755,490). Separately, the 25th percentile by $/sqft is about $338 — its own ranking of the same sales, since home size varies within any price range.
Is 85016 a good area to buy a rental or investment property?
19% of homes in 85016 are held as long-term rentals, and prices are up 115% over the last 10 years. In the 2008 downturn the area drew down 65% peak to trough, which shows how it behaves when the market turns.
What price will a home in 85016 sell for?
Over the last 6 months, most 85016 homes sold between $553,506 and $1,182,282, with a median of $755,490. By $/sqft — its own ranking, not necessarily the same sales — the high end (90th percentile) reaches about $606 per square foot.
How fast do homes sell in 85016?
Homes in 85016 take a median 60 days on market and close at 96.4% of list price, with 3% going over asking, as of May to July 2026.
Is 85016 newer or older housing?
Homes in 85016 were built around a median year of 1971, with 62% built before 1980. Older stock means budgeting for roof, HVAC and systems; newer stock means less deferred maintenance.
This is the ZIP. Your street tells its own story.
I run this same analysis at the subdivision and
size-band level before any client of mine lists or offers.
* 10-year appreciation compares the 3-month-smoothed median price per square foot in August 2016 against August 2026 — the same series shown in the chart above.
† 2008 drawdown is peak-to-trough on the smoothed monthly series: the August 2006 peak to the July 2011 low. On annual medians the figure looks smaller, but it would not match the chart.
‡ The hero tiles above use the latest three complete months (more current, smaller sample); the price-tier table below uses six months (more stable, larger sample). The two medians will not always match, and in a ZIP with fewer sales the gap can be substantial, not a rounding difference — currently about 9% apart in 85016.
West USA Realty
Market Data by Clifford Wong, West USA Realty · v1.1 · Data through August 2026 · Updated August 25, 2026
Clifford Wong is licensed to sell real estate in Arizona by the Arizona Department of Real Estate · West USA Realty · AZ License SA699206000 · Equal Housing Opportunity
Sources: ARMLS sold records (Jan 2000 to Aug 2026) and Maricopa County Assessor public
records. Analysis window May to July 2026. This report describes market conditions in ZIP 85016
as a whole. It is not an appraisal or a valuation of any specific property, and it is not
investment advice. Statistics reflect recorded single-family sales and may lag the market
by up to one month. Clifford Wong, West USA Realty.
West USA Realty