Every number below comes from recorded sales, not sentiment.
Right now this is a balanced market, holding steady.
Neither side holds much leverage. Homes move at a normal pace for this ZIP and pricing discipline decides the outcome.
$526K
Median sold (3 mo)
$294
Per sqft
47 days
On market · 5-yr norm 32
99.3%
Sold to list
17%
Closed over list · 5-yr norm 26%
Latest three complete months of ARMLS single-family sales in 85233.‡
One-year $/sqft change: 2.5%. Three-year: 7.3%.
Percentages sit next to this ZIP's own five-year norm, so a number reads as high or low
for 85233 specifically, not the metro.
Out of the 107 homes that closed in May to July 2026, here is the bedroom count buyers
actually bought. Median 2.0 bathrooms.
CLIFFORDSELLSAZ
2 beds or fewer2%
3 bedrooms54%
4 bedrooms32%
5+ bedrooms12%
Where 85233 sits
The shaded area is ZIP 85233. Streets and highways
stay visible so you can orient yourself. Map data from OpenStreetMap.
Is 85233 expensive right now
Measured against 26 years of history, 85233 is priced right where it usually sits relative to the rest of the Valley. No premium, no discount. If you buy here, you pay what the neighborhood is actually worth.
This neighborhood is done growing. The 14,259 homes here are relatively young, but there is no meaningful construction left to come. Most were built around 1995. 15% of the homes are landlord-owned, which is typical for the Valley.
When 85233 was built
The age profile of the 12,852 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 19601%
1960s0%
1970s4%
1980s14%
1990s69%
2000s8%
2010s4%
2020s1%
Twenty-six years of price history
ZIP 85233Maricopa 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 104%.* In the 2008 crash it drew down 54% peak to trough,† which is the honest measure of how it behaves when the market turns.
Where prices actually land
From 207 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)
$224
25th percentile
$250
$453,571
Median
$284
$520,204
75th percentile
$313
$610,063
Top of the market (p90)
$352
$/sqft and sold price are each their own ranking of
these 207 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
$342/sqft
35
1,400 to 1,900 sqft
$293/sqft
76
1,900 to 2,600 sqft
$264/sqft
58
Over 2,600 sqft
$236/sqft
38
CLIFFORDSELLSAZ
Where does your home land?
Slide to a price and size. I will place it on 85233's ladder, using the
last 6 months of actual sales.
ENTRYVALUEMIDUPPERPREMIUM
YOUR HOME
$224/sqft$284 median$352/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 85233, and how your
home stacks up. Leave a way to reach you and I will send your street-level
breakdown.
Got it. Your
85233 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 56 out of 100,
measured against this ZIP's own 26-year history. Days on market sit at the
68th percentile of everything this ZIP has ever done.
Selling here
The data says: price at market; expect near-list offers. That comes from how 85233 buyers
are actually behaving this quarter, not a rule of thumb.
Neighborhood profile: 85233
Who provides the power, how common HOAs are, the assigned schools, and what the homes come with. From ARMLS listing data.
Is ZIP 85233 in Gilbert a buyer's or seller's market right now?
As of May to July 2026, 85233 is a balanced market. Homes take a median 47 days to sell and 17% close above asking, below the ZIP's ~26% 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 85233 (Gilbert)?
Over the latest three complete months, the median sold price in 85233 is $526K, about $294 per square foot. Across a steadier six-month window it is $520,204, about $284 per square foot — the shorter window moves faster, the longer one is more reliable when a ZIP has fewer sales.
Is 85233 affordable for a first-time buyer?
Entry-level homes in 85233, around the 25th percentile by sold price, start near $453,571 (median $520,204). Separately, the 25th percentile by $/sqft is about $250 — its own ranking of the same sales, since home size varies within any price range.
Is 85233 a good area to buy a rental or investment property?
15% of homes in 85233 are held as long-term rentals, and prices are up 104% over the last 10 years. In the 2008 downturn the area drew down 54% peak to trough, which shows how it behaves when the market turns.
What price will a home in 85233 sell for?
Over the last 6 months, most 85233 homes sold between $453,571 and $610,063, with a median of $520,204. By $/sqft — its own ranking, not necessarily the same sales — the high end (90th percentile) reaches about $352 per square foot.
How fast do homes sell in 85233?
Homes in 85233 take a median 47 days on market and close at 99.3% of list price, with 17% going over asking, as of May to July 2026.
Is 85233 newer or older housing?
Homes in 85233 were built around a median year of 1995, with 5% 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 April 2006 peak to the April 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.
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 85233
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