New River, AZ—85087
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — New River, AZ
As of Oct '25, the median home price in New River, AZ is $617,000, with a year-over-year change of -0.6%. This indicates that home prices in New River, AZ are flat. According to Zillow, the 1-year price projection is 0.3%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $617,000 | -0.6% |
| Single Family | $617,000 | -0.8% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | N/A | N/A |
3 Bed | $586,000 | -0.7% |
4 Bed | $658,000 | -0.3% |
| 5 Bed | $716,000 | -1.4% |
% of Housing Stock
Rental Trends — New River, AZ
As of July '25, Rentcast reports the average rent in New River, AZ is $2,650, with a year-over-year rent change of -5.7%. Per bedroom, the median rent as of July '25 in New River, AZ is 1-bedrooms: $1,470, 2-bedrooms: $2,000, 3-bedrooms: $2,630, 4-bedrooms: $2,900. The most common rental property sizes in New River, AZ are 4-bedroom and 3-bedroom, accounting for 42.7% and 37.4% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,500 | $2,650 |
| Studio Rent | N/A | N/A |
| 1 Bed Rent | $1,470 | $1,470 |
| 2 Bed Rent | $2,000 | $2,000 |
| 3 Bed Rent | $2,450 | $2,630 |
| 4 Bed Rent | $2,800 | $2,900 |
% of Rental Stock
Property Listings — New River, AZ
As of Oct '25, Realtor.com reports that the median days on market for a home in New River, AZ is 90. This is a increase of 71.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 35.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $711,000 | -3.0% |
Listing Count | 79 | 16.0% |
| Listings as % of Homes | 1.6% | 16.0% |
Days on Market | 90 | 71.0% |
Demographics — New River, AZ
As of the latest ACS Survey released in 2023, New River, AZ has a population of 9,840, which has increased by 15.6% over the past 5 years. New River, AZ is a moderately popular place for families, as children make up 21.9% of the population. The area has a moderately educated workforce, with 29.5% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 20.8% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 9,840 | 15.6% |
% Under 18 | 21.9% | -3.1% |
% Seniors | 24.2% | 15.2% |
% WFH | 20.8% | 37.7% |
% w/ College Degree | 29.5% | 17.1% |
As of the latest ACS Survey released in 2023, New River, AZ is a predominantly white area, with 82.8% of the population identifying as white. The white population has shrunk by 4.5% in the last 5 years. The second most common race or ethnicity in New River, AZ is hispanic, making up 6.5% of the population. Foreign-born residents account for 4.7% of the population in New River, AZ, and this percentage has decreased by 27.7% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 82.8% | -4.5% |
% Black | 1.6% | 300.0% |
% Hispanic | 6.5% | 4.8% |
% Asian | 1.7% | -60.5% |
% Foreign Born | 4.7% | -27.7% |
Mortgage and Risk — New River, AZ
According to HUD data as of 2023, there were 281 mortgage originations in New River, AZ, of which 81.0% of loans were conventional mortgages. The average loan-to-value was 55.0%, with 20.0% above 90% LTV (very high). This implies large mortgage risk in New River, AZ. Investor activity is low, as 1.0% of loans were by investors. 12.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 281 |
% Conventional Loans | 81.0% |
% Government Loans | 19.0% |
% Investor Loans | 1.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 12.0% |
Loan Activity
Rentals and Section 8 — New River, AZ
As of 2024, the percent of homes in New River, AZ under the Section 8 program is 0.5%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In New River, AZ, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 1 |
Total Units Section 8 | 1 |
% Rentals under Section 8 | 0.5% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $710 | $1,470 | $2,180 |
| 2 Bedroom | $530 | $2,000 | $2,530 |
| 3 Bedroom | $950 | $2,450 | $3,400 |
| 4 Bedroom | $1,010 | $2,800 | $3,810 |
Affordability — New River, AZ
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 4.9 |
| Median Home Price | $617,000 |
| Median Household Income | $121,000 |