ZIP 85378 · Surprise
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 85378.‡ One-year $/sqft change: -0.5%. Three-year: -2.1%. Percentages sit next to this ZIP's own five-year norm, so a number reads as high or low for 85378 specifically, not the metro.
See what is for sale in 85378 right nowLive listings on cliffordsellsaz.com, updated continuously Browse listingsWhat sold here in the last three months
Out of the 30 homes that closed in May to July 2026, here is the bedroom count buyers actually bought. Median 2.0 bathrooms.
Is 85378 expensive right now
Measured against 26 years of history, 85378 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 3,402 homes here are relatively young, but there is no meaningful construction left to come. Most were built around 1998. 24% of the homes are landlord-owned, high for the Valley, so expect more renters than owners on some streets.
When 85378 was built
The age profile of the 2,873 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 Aug 2026, 3-month smoothed. ARMLS single-family sales.
Over the last 10 years this ZIP appreciated 115%.*
Where prices actually land
From 61 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) | $186 | |
| 25th percentile | $209 | $328,687 |
| Median | $228 | $359,237 |
| 75th percentile | $246 | $392,242 |
| Top of the market (p90) | $261 |
$/sqft and sold price are each their own ranking of these 61 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 | $248/sqft | 17 |
| 1,400 to 1,900 sqft | $226/sqft | 33 |
| 1,900 to 2,600 sqft | too few to publish | 10 |
| Over 2,600 sqft | too few to publish | 1 |
Where does your home land?
Slide to a price and size. I will place it on 85378'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 85378, 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
Take your time and negotiate. The data supports it. Leverage score 77 out of 100, measured against this ZIP's own 26-year history. Days on market sit at the 77th percentile of everything this ZIP has ever done.
Selling here
The data says: price at market; expect near-list offers. That comes from how 85378 buyers are actually behaving this quarter, not a rule of thumb.
Neighborhood profile: 85378
Who provides the power, how common HOAs are, the assigned schools, and what the homes come with. From ARMLS listing data.
Communities within 85378
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 |
|---|---|---|---|
| Coyote Lakes Golf | $378K | 1997 | $26/mo |
| Canyon Ridge West Parcel 6 Gated | $384K | 2000 | $82/mo |
| Fox Hill Run | $289K | 1996 | none |
Common questions about 85378
Is ZIP 85378 in Surprise a buyer's or seller's market right now?
As of May to July 2026, 85378 is a buyer's market. Homes take a median 55 days to sell and 12% close above asking, below the ZIP's ~33% 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 85378 (Surprise)?
Over the latest three complete months, the median sold price in 85378 is $369K, about $232 per square foot. Across a steadier six-month window it is $359,237, about $228 per square foot — the shorter window moves faster, the longer one is more reliable when a ZIP has fewer sales.
Is 85378 affordable for a first-time buyer?
Entry-level homes in 85378, around the 25th percentile by sold price, start near $328,687 (median $359,237). 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 85378 a good area to buy a rental or investment property?
24% of homes in 85378 are held as long-term rentals, and prices are up 115% over the last 10 years.
What price will a home in 85378 sell for?
Over the last 6 months, most 85378 homes sold between $328,687 and $392,242, with a median of $359,237. By $/sqft — its own ranking, not necessarily the same sales — the high end (90th percentile) reaches about $261 per square foot.
How fast do homes sell in 85378?
Homes in 85378 take a median 55 days on market and close at 98.0% of list price, with 12% going over asking, as of May to July 2026.
Is 85378 newer or older housing?
Homes in 85378 were built around a median year of 1998, with 12% 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 85378
Notes on the numbers
- * 10-year appreciation compares the 3-month-smoothed median price per square foot in January 2016 against July 2026 — the same series shown in the chart above.
- ‡ 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 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 85378 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.