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.
$988K
Median sold (3 mo)
$429
Per sqft
43 days
On market
97.7%
Sold to list
11%
Closed over list
Latest three complete months of ARMLS single-family sales in 85254.
One-year $/sqft change: 0.7%. Three-year: 11.5%.
What sold here in the last three months
Out of the 207 homes that closed in April to June 2026, here is the bedroom count buyers
actually bought. Median 3.0 bathrooms.
CLIFFORDSELLSAZ
2 beds or fewer0%
3 bedrooms35%
4 bedrooms48%
5+ bedrooms17%
Where 85254 sits
The shaded area is ZIP 85254. Streets and highways
stay visible so you can orient yourself. Map data from OpenStreetMap.
Is 85254 expensive right now
Against its own 22-year track record, 85254 is running about 11% hotter than it usually does relative to the rest of the Valley. Sellers are getting a premium. Buyers should know they are paying one.
Mostly built out. 19,281 homes, with builders still working the last open pockets. Most were built around 1985. 15% of the homes are landlord-owned, which is typical for the Valley.
When 85254 was built
The age profile of the 18,284 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 19600%
1960s3%
1970s28%
1980s34%
1990s24%
2000s4%
2010s1%
2020s6%
Twenty-two years of price history
ZIP 85254Maricopa County
Median sold price per square foot by month,
Jan 2004 to Jul 2026, 3-month smoothed. ARMLS single-family sales.
Over the last 10 years this ZIP appreciated 124%. In the 2008 crash it drew down 46% peak to trough, which is the honest measure of how it behaves when the market turns.
Where prices actually land
From 723 sales in the last 12 months (July 2025 to June 2026).
Half of everything sold between the 25th and 75th percentile lines.
$/sqft
Sold price
Bottom of the market (p10)
$343
25th percentile
$377
$793,512
Median
$429
$975,346
75th percentile
$503
$1,277,066
Top of the market (p90)
$595
Price per square foot falls as homes get bigger, so a large
home should be judged against its own size band, not the ZIP overall.
Size band
Median $/sqft
Sales
1,400 to 1,900 sqft
$427/sqft
143
1,900 to 2,600 sqft
$420/sqft
319
Over 2,600 sqft
$441/sqft
251
CLIFFORDSELLSAZ
Where does your home land?
Slide to a price and size. I will place it on 85254's ladder, using the
last 12 months of actual sales.
ENTRYVALUEMIDUPPERPREMIUM
YOUR HOME
$343/sqft$429 median$595/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 85254, and how your
home stacks up. Leave a way to reach you and I will send your street-level
breakdown.
Got it. Your
85254 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 47 out of 100,
measured against this ZIP's own 22-year history. Days on market sit at the
33th 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 85254 buyers
are actually behaving this quarter, not a rule of thumb.
Short-term rentals
439 licensed short-term rentals operate in 85254 (City of Phoenix registry).
Profile: 95% have a pool, median last sale $850K,
66% professionally managed. The archetype here is resort/pool.
If you are weighing a purchase for STR use, this is proven demand territory, and also
proven competition.
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.
Sources: ARMLS sold records (Jan 2004 to Jul 2026) and Maricopa County Assessor public
records. Analysis window April to June 2026. This report describes market conditions in ZIP 85254
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, CliffordSellsAZ.
CliffordSellsAZ