ZIP 85354 · Tonopah
Every number below comes from recorded sales, not sentiment.
The edge tilts to buyers. Days on market and concessions are running above this ZIP's historical norm.
Latest three complete months of ARMLS single-family sales in 85354.‡ One-year $/sqft change: 2.0%. Three-year: 2.8%. Percentages sit next to this ZIP's own five-year norm, so a number reads as high or low for 85354 specifically, not the metro.
See what is for sale in 85354 right nowLive listings on cliffordsellsaz.com, updated continuously Browse listingsWhat sold here in the last three months
Out of the 43 homes that closed in July to September 2026, here is the bedroom count buyers actually bought. Median 3.0 bathrooms.
Where 85354 sits
The shaded area is ZIP 85354. Streets and highways stay visible so you can orient yourself. Map data from OpenStreetMap.
Is 85354 expensive right now
Against its own 26-year track record, 85354 is running about 9% 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. 85354 re-rated over the past decade, and right now the market is catching its breath, so buyers negotiate hard from a higher base.
Mostly built out. 5,138 homes, with builders still working the last open pockets. Most were built around 2006. Only 3% are landlord-owned, low for the Valley. This is owner territory.
When 85354 was built
The age profile of the 1,144 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.
Twenty-six years of price history
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 376%.* In the 2008 crash it drew down 78% peak to trough,† which is the honest measure of how it behaves when the market turns.
Where prices actually land
From 98 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) | $202 | |
| 25th percentile | $209 | $407,953 |
| Median | $226 | $436,028 |
| 75th percentile | $242 | $464,694 |
| Top of the market (p90) | $256 |
$/sqft and sold price are each their own ranking of these 98 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 | too few to publish | 4 |
| 1,400 to 1,900 sqft | $240/sqft | 37 |
| 1,900 to 2,600 sqft | $212/sqft | 55 |
| Over 2,600 sqft | too few to publish | 2 |
Where does your home land?
Slide to a price and size. I will place it on 85354's ladder, using the last 6 months of actual sales.
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 85354, and how your home stacks up. Leave a way to reach you and I will send your street-level breakdown.
What this means for you
Buying here
This is one of the ZIPs where a sub-$450K purchase still exists. Prices are inching up, but you have time to be selective. Leverage score 68 out of 100, measured against this ZIP's own 26-year history. Days on market sit at the 86th percentile of everything this ZIP has ever done.
Selling here
The data says: price at market; expect near-list offers. That comes from how 85354 buyers are actually behaving this quarter, not a rule of thumb.
Neighborhood profile: 85354
Who provides the power, how common HOAs are, the assigned schools, and what the homes come with. From ARMLS listing data.
Communities within 85354
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.
| Community | Median | Built | HOA dues |
|---|---|---|---|
| Woods North Add To Wintersburg | $415K | 1976 | none |
| Valley View Ranchettes 2 | $431K | 2006 | none |
| Coyote Ridge | $415K | 2008 | none |
| Survey Of Section 28 T2N R5W Parce | $370K | 2021 | none |
| Horseshoe Trls | $420K | 2003 | none |
| Saddle Vista | $412K | 2005 | none |
| West Phoenix Estates | $447K | 2008 | none |
| West Phoenix Estates | $438K | 2005 | none |
Common questions about 85354
Is ZIP 85354 in Tonopah a buyer's or seller's market right now?
As of July to September 2026, 85354 is a buyer's market. Homes take a median 102 days to sell and 18% 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 85354 (Tonopah)?
Over the latest three complete months, the median sold price in 85354 is $443K, about $230 per square foot. Across a steadier six-month window it is $436,028, about $226 per square foot — the shorter window moves faster, the longer one is more reliable when a ZIP has fewer sales.
Is 85354 affordable for a first-time buyer?
Entry-level homes in 85354, around the 25th percentile by sold price, start near $407,953 (median $436,028). Separately, the 25th percentile by $/sqft is about $209 — 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 85354 a good area to buy a rental or investment property?
3% of homes in 85354 are held as long-term rentals, and prices are up 376% over the last 10 years. In the 2008 downturn the area drew down 78% peak to trough, which shows how it behaves when the market turns.
What price will a home in 85354 sell for?
Over the last 6 months, most 85354 homes sold between $407,953 and $464,694, with a median of $436,028. By $/sqft — its own ranking, not necessarily the same sales — the high end (90th percentile) reaches about $256 per square foot.
How fast do homes sell in 85354?
Homes in 85354 take a median 102 days on market and close at 100.0% of list price, with 18% going over asking, as of July to September 2026.
Is 85354 newer or older housing?
Homes in 85354 were built around a median year of 2006, with 6% built before 1980. Older stock means budgeting for roof, HVAC and systems; newer stock means less deferred maintenance.
I run this same analysis at the subdivision and size-band level before any client of mine lists or offers.
Run the numbers firstOr browse homes for sale in 85354
Notes on the numbers
- * 10-year appreciation compares the 3-month-smoothed median price per square foot in June 2009 against October 2026 — the same series shown in the chart above.
- † 2008 drawdown is peak-to-trough on the smoothed monthly series: the March 2007 peak to the February 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 RealtyMarket 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 85354 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.