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.
$400K
Median sold (3 mo)
$219
Per sqft
61 days
On market · 5-yr norm 46
98.3%
Sold to list
7%
Closed over list · 5-yr norm 10%
Latest three complete months of ARMLS single-family sales in 85375.‡
One-year $/sqft change: -1.2%. Three-year: -3.1%.
Percentages sit next to this ZIP's own five-year norm, so a number reads as high or low
for 85375 specifically, not the metro.
Out of the 236 homes that closed in May to July 2026, here is the bedroom count buyers
actually bought. Median 2.0 bathrooms.
CLIFFORDSELLSAZ
2 beds or fewer76%
3 bedrooms20%
4 bedrooms3%
5+ bedrooms1%
Where 85375 sits
The shaded area is ZIP 85375. Streets and highways
stay visible so you can orient yourself. Map data from OpenStreetMap.
Is 85375 expensive right now
Against its own 26-year track record, 85375 is running about 11% cheaper than it usually does relative to the rest of the Valley. A gap like that does not guarantee a bargain, but it is where value hunting starts.
This is a finished neighborhood. Builders moved on decades ago, so the 19,106 homes here are the whole story. Most were built around 1988. Only 6% are landlord-owned, low for the Valley. This is owner territory.
When 85375 was built
The age profile of the 18,872 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%
1960s0%
1970s19%
1980s36%
1990s35%
2000s9%
2010s1%
2020s1%
Twenty-six years of price history
ZIP 85375Maricopa 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 76%.* In the 2008 crash it drew down 45% peak to trough,† which is the honest measure of how it behaves when the market turns.
Where prices actually land
From 551 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)
$166
25th percentile
$190
$323,691
Median
$220
$377,745
75th percentile
$245
$456,062
Top of the market (p90)
$271
$/sqft and sold price are each their own ranking of
these 551 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 runs fairly flat across home sizes here; still, judge a home against its own size band below for the closest comparison.
Size band
Median $/sqft
Sales
Under 1,400 sqft
$240/sqft
88
1,400 to 1,900 sqft
$216/sqft
226
1,900 to 2,600 sqft
$201/sqft
192
Over 2,600 sqft
$241/sqft
45
CLIFFORDSELLSAZ
Where does your home land?
Slide to a price and size. I will place it on 85375's ladder, using the
last 6 months of actual sales.
ENTRYVALUEMIDUPPERPREMIUM
YOUR HOME
$166/sqft$220 median$271/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 85375, and how your
home stacks up. Leave a way to reach you and I will send your street-level
breakdown.
Got it. Your
85375 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 58 out of 100,
measured against this ZIP's own 26-year history. Days on market sit at the
75th 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 85375 buyers
are actually behaving this quarter, not a rule of thumb.
Neighborhood profile: 85375
Who provides the power, how common HOAs are, the assigned schools, and what the homes come with. From ARMLS listing data.
Is ZIP 85375 in Sun City West a buyer's or seller's market right now?
As of May to July 2026, 85375 is a balanced market. Homes take a median 61 days to sell and 7% close above asking, about the ZIP's ~10% 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 85375 (Sun City West)?
Over the latest three complete months, the median sold price in 85375 is $400K, about $219 per square foot. Across a steadier six-month window it is $377,745, about $220 per square foot — the shorter window moves faster, the longer one is more reliable when a ZIP has fewer sales.
Is 85375 affordable for a first-time buyer?
Entry-level homes in 85375, around the 25th percentile by sold price, start near $323,691 (median $377,745). Separately, the 25th percentile by $/sqft is about $190 — 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 85375 a good area to buy a rental or investment property?
6% of homes in 85375 are held as long-term rentals, and prices are up 76% over the last 10 years. In the 2008 downturn the area drew down 45% peak to trough, which shows how it behaves when the market turns.
What price will a home in 85375 sell for?
Over the last 6 months, most 85375 homes sold between $323,691 and $456,062, with a median of $377,745. By $/sqft — its own ranking, not necessarily the same sales — the high end (90th percentile) reaches about $271 per square foot.
How fast do homes sell in 85375?
Homes in 85375 take a median 61 days on market and close at 98.3% of list price, with 7% going over asking, as of May to July 2026.
Is 85375 newer or older housing?
Homes in 85375 were built around a median year of 1988, with 19% 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 February 2006 peak to the January 2012 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 85375
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