Fountain Hills, AZ—85268
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Fountain Hills, AZ
As of Oct '25, the median home price in Fountain Hills, AZ is $661,000, with a year-over-year change of -0.2%. This indicates that home prices in Fountain Hills, AZ are flat. According to Zillow, the 1-year price projection is 0.4%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $661,000 | -0.2% |
| Single Family | $748,000 | 0.1% |
| Condos | $352,000 | -1.1% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $383,000 | -2.3% |
3 Bed | $692,000 | -0.4% |
4 Bed | $1,058,000 | 1.2% |
| 5 Bed | $1,525,000 | 1.9% |
% of Housing Stock
Rental Trends — Fountain Hills, AZ
As of July '25, Rentcast reports the average rent in Fountain Hills, AZ is $3,180, with a year-over-year rent change of 0.3%. Per bedroom, the median rent as of July '25 in Fountain Hills, AZ is studios: $1,400, 1-bedrooms: $2,450, 2-bedrooms: $2,720, 3-bedrooms: $3,940, 4-bedrooms: $4,530. The most common rental property sizes in Fountain Hills, AZ are 2-bedroom and 3-bedroom, accounting for 49.2% and 27.2% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,600 | $3,180 |
| Studio Rent | $1,400 | $1,400 |
| 1 Bed Rent | $2,200 | $2,450 |
| 2 Bed Rent | $2,200 | $2,720 |
| 3 Bed Rent | $3,100 | $3,940 |
| 4 Bed Rent | $3,800 | $4,530 |
% of Rental Stock
Property Listings — Fountain Hills, AZ
As of Oct '25, Realtor.com reports that the median days on market for a home in Fountain Hills, AZ is 54. This is a increase of 14.0% 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 26.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $756,000 | -13.0% |
Listing Count | 307 | 37.0% |
| Listings as % of Homes | 1.6% | 37.0% |
Days on Market | 54 | 14.0% |
Demographics — Fountain Hills, AZ
As of the latest ACS Survey released in 2023, Fountain Hills, AZ has a population of 23,900, which has decreased by -3.7% over the past 5 years. Fountain Hills, AZ is a less popular place for families, as children make up 12.0% of the population. The area has a highly educated workforce, with 49.5% of adult residents holding a bachelor’s degree or higher. There are many residents working remotely, with 28.0% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 23,900 | -3.7% |
% Under 18 | 12.0% | -1.6% |
% Seniors | 39.6% | 8.5% |
% WFH | 28.0% | 120.5% |
% w/ College Degree | 49.5% | -0.8% |
As of the latest ACS Survey released in 2023, Fountain Hills, AZ is a predominantly white area, with 88.1% of the population identifying as white. The white population has shrunk by 4.2% in the last 5 years. The second most common race or ethnicity in Fountain Hills, AZ is hispanic, making up 3.7% of the population. Foreign-born residents account for 7.5% of the population in Fountain Hills, AZ, and this percentage has decreased by 14.8% 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 | 88.1% | -4.2% |
% Black | 2.6% | 1,200.0% |
% Hispanic | 3.7% | -17.8% |
% Asian | 1.9% | -26.9% |
% Foreign Born | 7.5% | -14.8% |
Mortgage and Risk — Fountain Hills, AZ
According to HUD data as of 2023, there were 284 mortgage originations in Fountain Hills, AZ, of which 92.0% of loans were conventional mortgages. The average loan-to-value was 51.0%, with 12.0% above 90% LTV (elevated). This implies medium mortgage risk in Fountain Hills, AZ. Investor activity is low, as 2.0% 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 | 284 |
% Conventional Loans | 92.0% |
% Government Loans | 8.0% |
% Investor Loans | 2.0% |
% Second Loans | 10.0% |
% Cash Out Refinance | 12.0% |
Loan Activity
Rentals and Section 8 — Fountain Hills, AZ
As of 2024, the percent of homes in Fountain Hills, AZ under the Section 8 program is 0.1%. 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 units appear to be good home sizes to consider for Section 8 housing in Fountain Hills, AZ, because HUD payments exceed market rent, while 1-bedroom and 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 3 |
Total Units Section 8 | 3 |
% Rentals under Section 8 | 0.1% |
% Occupied Section 8 | N/A |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | -$250 | $2,200 | $1,950 |
| 2 Bedroom | $70 | $2,200 | $2,270 |
| 3 Bedroom | -$50 | $3,100 | $3,050 |
| 4 Bedroom | -$380 | $3,800 | $3,420 |
Affordability — Fountain Hills, AZ
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 6.1 |
| Median Home Price | $661,000 |
| Median Household Income | $105,000 |