Bullhead City, AZ—86442
Real Estate Data & Market Trends
Key Metrics at a Glance
Other Zip Codes in Bullhead City, AZ
Home Price Trends — Bullhead City, AZ
As of Oct '25, the median home price in Bullhead City, AZ is $267,000, with a year-over-year change of -1.6%. This indicates that home prices in Bullhead City, AZ are decreasing. According to Zillow, the 1-year price projection is 0.5%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $267,000 | -1.6% |
| Single Family | $275,000 | -1.4% |
| Condos | $190,000 | -0.5% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $122,000 | -3.2% |
2 Bed | $225,000 | -2.6% |
3 Bed | $279,000 | -1.1% |
4 Bed | $387,000 | -1.0% |
| 5 Bed | $704,000 | -0.7% |
% of Housing Stock
Rental Trends — Bullhead City, AZ
As of July '25, Rentcast reports the average rent in Bullhead City, AZ is $1,430, with a year-over-year rent change of -2.7%. Per bedroom, the median rent as of July '25 in Bullhead City, AZ is studios: $963, 1-bedrooms: $1,180, 2-bedrooms: $1,280, 3-bedrooms: $1,720, 4-bedrooms: $1,900. The most common rental property sizes in Bullhead City, AZ are 2-bedroom and 3-bedroom, accounting for 41.1% and 28.6% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,350 | $1,430 |
| Studio Rent | $935 | $963 |
| 1 Bed Rent | $1,180 | $1,180 |
| 2 Bed Rent | $1,200 | $1,280 |
| 3 Bed Rent | $1,650 | $1,720 |
| 4 Bed Rent | $2,100 | $1,900 |
% of Rental Stock
Property Listings — Bullhead City, AZ
As of Oct '25, Realtor.com reports that the median days on market for a home in Bullhead City, AZ is 60. This is a decrease of -10.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 20.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $330,000 | -1.0% |
Listing Count | 219 | -6.0% |
| Listings as % of Homes | 1.2% | -6.0% |
Days on Market | 60 | -10.0% |
Demographics — Bullhead City, AZ
As of the latest ACS Survey released in 2023, Bullhead City, AZ has a population of 34,300, which has increased by 2.3% over the past 5 years. Bullhead City, AZ is a moderately popular place for families, as children make up 16.1% of the population. The area has a poorly educated workforce, with 13.9% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 6.2% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 34,300 | 2.3% |
% Under 18 | 16.1% | -11.0% |
% Seniors | 31.2% | 12.2% |
% WFH | 6.2% | 520.0% |
% w/ College Degree | 13.9% | 47.9% |
As of the latest ACS Survey released in 2023, Bullhead City, AZ is a predominantly white area, with 67.6% of the population identifying as white. The white population has shrunk by 1.5% in the last 5 years. The second most common race or ethnicity in Bullhead City, AZ is hispanic, making up 22.4% of the population. Foreign-born residents account for 9.1% of the population in Bullhead City, AZ, and this percentage has decreased by 14.2% 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 | 67.6% | -1.5% |
% Black | 2.5% | 47.1% |
% Hispanic | 22.4% | -14.5% |
% Asian | 1.8% | 5.9% |
% Foreign Born | 9.1% | -14.2% |
Mortgage and Risk — Bullhead City, AZ
According to HUD data as of 2023, there were 589 mortgage originations in Bullhead City, AZ, of which 67.0% of loans were conventional mortgages. The average loan-to-value was 70.0%, with 31.0% above 90% LTV (very high). This implies large mortgage risk in Bullhead City, AZ. Investor activity is low, as 3.0% of loans were by investors. 13.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 589 |
% Conventional Loans | 67.0% |
% Government Loans | 33.0% |
% Investor Loans | 3.0% |
% Second Loans | 13.0% |
% Cash Out Refinance | 13.0% |
Loan Activity
Rentals and Section 8 — Bullhead City, AZ
As of 2024, the percent of homes in Bullhead City, AZ under the Section 8 program is 2.4%. 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. 2-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Bullhead City, AZ, because HUD payments exceed market rent, while 1-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 135 |
Total Units Section 8 | 135 |
% Rentals under Section 8 | 2.4% |
% Occupied Section 8 | 69.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$190 | $1,180 | $990 |
| 2 Bedroom | $80 | $1,200 | $1,280 |
| 3 Bedroom | $130 | $1,650 | $1,780 |
| 4 Bedroom | -$130 | $2,100 | $1,970 |
Affordability — Bullhead City, AZ
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.9 |
| Median Home Price | $267,000 |
| Median Household Income | $45,500 |