Every number below comes from recorded sales, not sentiment.
Right now this is a balanced market, heating up.
Neither side holds much leverage. Homes move at a normal pace for this ZIP and pricing discipline decides the outcome.
$422K
Median sold (3 mo)
$276
Per sqft
36 days
On market · 5-yr norm 30
99.6%
Sold to list
32%
Closed over list · 5-yr norm 40%
Latest three complete months of ARMLS single-family sales in 85210.‡
One-year $/sqft change: 3.6%. Three-year: 1.3%.
Percentages sit next to this ZIP's own five-year norm, so a number reads as high or low
for 85210 specifically, not the metro.
Out of the 36 homes that closed in July to September 2026, here is the bedroom count buyers
actually bought. Median 2.0 bathrooms.
CLIFFORDSELLSAZ
2 beds or fewer0%
3 bedrooms50%
4 bedrooms42%
5+ bedrooms8%
Where 85210 sits
The shaded area is ZIP 85210. Streets and highways
stay visible so you can orient yourself. Map data from OpenStreetMap.
Is 85210 expensive right now
Against its own 26-year track record, 85210 is running about 10% hotter than it usually does relative to the rest of the Valley. Sellers are getting a premium. Buyers should know they are paying one.
This is a finished neighborhood. Builders moved on decades ago, so the 10,978 homes here are the whole story. Most were built around 1979. Close to half predate 1980, so expect some aging roofs, plumbing and electrical panels, and inspect accordingly. 26% of the homes are landlord-owned, high for the Valley, so expect more renters than owners on some streets.
When 85210 was built
The age profile of the 9,022 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 196011%
1960s6%
1970s35%
1980s37%
1990s6%
2000s1%
2010s4%
2020s0%
Twenty-six years of price history
ZIP 85210Maricopa County
Median sold price per square foot by month,
Jan 2000 to Oct 2026, 3-month smoothed. ARMLS single-family sales.
Over the last 10 years this ZIP appreciated 98%.* In the 2008 crash it drew down 69% peak to trough,† which is the honest measure of how it behaves when the market turns.
Where prices actually land
From 76 sales in the last 6 months (April to September 2026).
Half of everything sold between the 25th and 75th percentile lines.
$/sqft
Sold price
Bottom of the market (p10)
$221
25th percentile
$248
$399,697
Median
$282
$454,520
75th percentile
$312
$553,808
Top of the market (p90)
$327
$/sqft and sold price are each their own ranking of
these 76 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.
Price per square foot falls as homes get bigger here, so a large home should be judged against its own size band below, not the ZIP overall.
Size band
Median $/sqft
Sales
Under 1,400 sqft
$301/sqft
23
1,400 to 1,900 sqft
$295/sqft
32
1,900 to 2,600 sqft
$273/sqft
17
Over 2,600 sqft
too few to publish
4
CLIFFORDSELLSAZ
Where does your home land?
Slide to a price and size. I will place it on 85210's ladder, using the
last 6 months of actual sales.
ENTRYVALUEMIDUPPERPREMIUM
YOUR HOME
$221/sqft$282 median$327/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 85210, and how your
home stacks up. Leave a way to reach you and I will send your street-level
breakdown.
Got it. Your
85210 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
No rush, no panic. Pricing discipline matters more than timing. Leverage score 53 out of 100,
measured against this ZIP's own 26-year history. Days on market sit at the
52nd percentile of everything this ZIP has ever done.
Selling here
The data says: underprice to spark bidding (over-list market). That comes from how 85210 buyers
are actually behaving this quarter, not a rule of thumb.
Neighborhood profile: 85210
Who provides the power, how common HOAs are, the assigned schools, and what the homes come with. From ARMLS listing data.
Is ZIP 85210 in Mesa a buyer's or seller's market right now?
As of July to September 2026, 85210 is a balanced market. Homes take a median 36 days to sell and 32% close above asking, below the ZIP's ~40% 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 85210 (Mesa)?
Over the latest three complete months, the median sold price in 85210 is $422K, about $276 per square foot. Across a steadier six-month window it is $454,520, about $282 per square foot — the shorter window moves faster, the longer one is more reliable when a ZIP has fewer sales.
Is 85210 affordable for a first-time buyer?
Entry-level homes in 85210, around the 25th percentile by sold price, start near $399,697 (median $454,520). Separately, the 25th percentile by $/sqft is about $248 — its own ranking of the same sales, since home size varies within any price range. This is one of the ZIPs where a sub-$450K purchase still exists.
Is 85210 a good area to buy a rental or investment property?
26% of homes in 85210 are held as long-term rentals, and prices are up 98% over the last 10 years. In the 2008 downturn the area drew down 69% peak to trough, which shows how it behaves when the market turns.
What price will a home in 85210 sell for?
Over the last 6 months, most 85210 homes sold between $399,697 and $553,808, with a median of $454,520. By $/sqft — its own ranking, not necessarily the same sales — the high end (90th percentile) reaches about $327 per square foot.
How fast do homes sell in 85210?
Homes in 85210 take a median 36 days on market and close at 99.6% of list price, with 32% going over asking, as of July to September 2026.
Is 85210 newer or older housing?
Homes in 85210 were built around a median year of 1979, with 51% 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 September 2016 against October 2026 — the same series shown in the chart above.
† 2008 drawdown is peak-to-trough on the smoothed monthly series: the November 2006 peak to the May 2009 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.
West USA Realty
Market Data by Clifford Wong, West USA Realty · v1.1 · Data through October 2026 · Updated October 19, 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 Oct 2026) and Maricopa County Assessor public
records. Analysis window July to September 2026. This report describes market conditions in ZIP 85210
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