Springerville Arizona Real Estate Market Report — May 2026
- May 2026 Snapshot
- Prices & Volume
- By Zip Code
- Neighborhoods
- Neighboring Cities
- Schools & Districts
- Safety & Crime
- Employers & Commute
- New Construction
- Condos & Townhomes
- Resident Testimonials
- Why Springerville Matters
- Buyer & Seller Takeaways
- FAQ
- Get In Touch
- Commercial & Business
- Methodology & Sources
Springerville Arizona Real Estate in May 2026 is one of the most affordable mountain markets in the state… a buyer-favorable, low-volume submarket where median sale prices sit near $235,000 for in-town homes and the combined Round Valley market clears closer to $369,000. Inventory is thin (about 23 active listings inside town limits) but listings linger… days on market run long because the buyer pool is small and seasonal. The local economy is anchored by the Springerville Generating Station (Tucson Electric Power) and White Mountain Regional Medical Center. For buyers seeking elevation, four real seasons, and price points well below the Phoenix metro, this is one of Arizona’s last truly affordable mountain entry points.
May 2026 Market Snapshot
Median Sale Price $235,000 ▲ Down 2.1% YoY |
Average Sale Price $280,000 ▲ Up 4.8% YoY |
Price / Sq Ft $193 ▲ Up 6.6% YoY |
Homes Sold (Mo) 8 to 12 ▲ vs. 10 last year last year |
Active Listings 23 ▲ 3-month range 18 to 32 |
Days on Market 37 days (in-town) → Round Valley median 200+ days |
Sale-to-List 96.0% → Stable |
Months of Supply 8 to 10 → Buyer-favorable |
Prices & Volume… May 2026
Springerville’s May 2026 closings cluster in two clear price bands. Entry-level homes (under 1,500 square feet, 1970s and 1980s construction in Springerville Townsite and the older additions south of Main Street) trade between $140,000 and $230,000. The mid-band (1,800 to 2,400 square feet on a half acre or more, built in the 1990s and 2000s) lands between $260,000 and $400,000. Above $500,000 you are in custom log home, horse property, or large-acreage territory closer to Becker Lake and the forest boundary. Per-square-foot pricing has held up better than total sale price… $193 PSF for closed in-town sales is up 6.6% year over year even as headline median dipped about 2%.
Volume is the story. The combined Eagar-Springerville (Round Valley) market closed only 10 homes in April 2025 and 8 to 12 is a typical monthly cadence in any season. Active inventory across both towns has been running 60 to 75 homes in the 85938 and 85925 zip codes combined. Inside Springerville town limits alone, you are looking at about 23 active listings as of mid-May 2026. About 80% of Round Valley homes sold last cycle closed below asking price… this is a slow, negotiation-friendly market. Sellers who price correctly and present well still move in 30 to 60 days. Sellers who chase the optimistic list-price comps from Show Low or Pinetop sit for 6 to 12 months.
By Zip Code
Springerville is a single-zip market (85938). The same zip code also covers a large unincorporated portion of southeastern Apache County including Greer, Nutrioso, South Fork, and the Holiday Park area east of town. When you see an 85938 listing on a search portal, always check whether the address is inside Springerville town limits or out in unincorporated Apache County, because tax rates, police jurisdiction, road maintenance, water/sewer service, and building permit authority all change at the town line.
- 85938 (Springerville and surrounding Apache County): Median sale price $235,000 inside town limits, with the broader 85938 footprint (including Greer, Nutrioso, and Holiday Park unincorporated area) running higher because of cabin and acreage sales. Volume across the full zip code runs about 18 to 25 closings per quarter. Town-limits closings anchor the affordable band; outside-town closings carry the high end.
Springerville Neighborhoods & Subdivisions
Springerville does not have master-planned subdivisions in the Phoenix sense. The town is small enough (11.7 square miles, about 880 housing units) that buyers shop by neighborhood and street rather than by HOA. Below are the named subdivisions and additions actually filed on Apache County plat maps inside Springerville town limits. Each one verified against a current MLS-published address with zip code 85938 and confirmed inside the incorporated boundary.
Springerville Townsite
Historic core along Main Street and the original town plat. Mix of 1920s-1960s bungalows, post-war ranches, and the occasional newer infill. Walkable to Town Hall, the post office, and the Springerville Heritage Center. Best buyer for owner-occupants who want lower price points and short distance to services.
El Cajon Estates
South-side platted subdivision along S El Cajon Circle and S Cordillia Street. 1970s and 1980s stick-built ranches on quarter to half acre lots with mature trees. Mid-market price point. Quiet residential streets, no through-traffic, full city utilities. Best buyer for primary residents who want a real subdivision feel inside town limits.
Coronado Acres
Larger-lot subdivision along N Becker Lake Road on the north side of town. Half-acre to multi-acre parcels, 1980s and 1990s construction, several custom homes. Mountain and pasture views, room for horses on the larger parcels. Best buyer for buyers who want acreage inside town limits without going fully rural.
Hillcrest
Small platted subdivision in the south-central part of town. Modest single-family homes from the 1980s through 2010s on standard residential lots with full town utilities. Walkable to Round Valley Elementary School. Best buyer for first-time buyers and downsizing retirees who want a low-maintenance lot and town-services convenience.
Green View Acres
Older south-side addition along S Catalina Avenue. Small homes (often under 1,200 square feet) on standard residential lots. Most affordable platted subdivision inside town limits. Best buyer for entry-level owner-occupants and long-term rental investors targeting the power plant and hospital workforce.
Saffell Addition
One of the original platted additions to the Springerville Townsite. Mix of older bungalows and post-war ranches on traditional grid streets close to Main Street commercial. Full town water and sewer. Best buyer for buyers who want walkability to downtown plus a slightly larger original lot than the core Townsite offers.
All six subdivisions above verified against current MLS-published addresses inside Springerville town limits, zip code 85938. Holiday Park, South Fork, Greer, and Nutrioso use the 85938 zip code but sit outside Springerville town limits in unincorporated Apache County and are not included here.
Springerville’s Neighboring Cities & Surrounding Markets
Springerville sits within Apache County… the eastern White Mountains corridor. Buyers shopping Springerville almost always also look at Eagar (its sister town across the highway), Show Low, Pinetop-Lakeside, and the cabin towns of Greer and Alpine. Below is the working set of Arizona cities and towns most directly comparable to Springerville on price, elevation, and lifestyle.
Explore All of Apache County Real Estate
Apache County is Arizona’s third-largest county by land area and one of its most rural. Springerville and Eagar are the largest incorporated towns in the southern half of the county. The northern half is dominated by the Navajo Nation and the Petrified Forest National Park. Apache County’s full real estate guide covers all of its incorporated towns, unincorporated communities, and tribal lands.
▶Apache County Real Estate Guide◀Schools & School Districts
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), the Round Valley Unified School District earned a B grade at the district level. Round Valley USD is the single unified district serving both Springerville and Eagar across grades K-12. There is no separate elementary district and no separate high school district in Round Valley… one board, four schools, one football stadium (the famous geodesic Ensphere in Eagar). The district consolidated in 1969 from six smaller community schools (Springerville, Eagar, Vernon, Nutrioso, Greer, Colter).
Round Valley Unified School District… B-Rated District
Round Valley USD posted a B district letter grade in the ADE FY25 release, with stronger performance at the middle and high school levels than at the elementary level. Round Valley Middle School scored an A with 76.84 total points earned… the highest school score in the district. Round Valley Elementary School earned a C with 68.45 total points and is the next renewal target for state intervention if scores slip further. Families relocating from out of state should know that the Round Valley schools are the only public option inside Springerville and Eagar… there are no competing K-8 districts inside the town limits.
Round Valley Unified School District (HS)… B-Rated District
The Round Valley high school operates inside the same unified district and earned an A letter grade in the ADE FY25 release. Round Valley High School posted 79.63 total points earned, a 9-12 graduation rate score of 10 out of 10, and a CCRI (College and Career Readiness Index) score of 10 out of 10. The high school plays in the famed Round Valley Ensphere… the only domed high school stadium in the world.
Round Valley High School
Per ADE FY25 official data, Round Valley High School earned an A letter grade with 79.63 total points earned, a perfect 10.00 graduation rate score, and a perfect 10.00 CCRI college and career readiness score. Home of the Ensphere… the only geodesic dome high school stadium in the world.
A grade 79.63 points Grad rate 10.00Round Valley Middle School
Per ADE FY25 official data, Round Valley Middle School earned an A letter grade with 76.84 total points earned. The highest-scoring school in the Round Valley Unified District and a key reason families targeting the middle school years prioritize Round Valley over surrounding districts.
A grade 76.84 points Top district schoolRound Valley Elementary School
Per ADE FY25 official data, Round Valley Elementary School earned a C letter grade with 68.45 total points earned. Sole elementary school inside Springerville and Eagar town limits. Improving scores at the middle and high school grades suggest the district pipeline strengthens after the elementary years.
C grade 68.45 points K-5 only schoolAlpine Elementary School
Per ADE FY25 official data, Alpine Elementary School earned an A letter grade with 89.83 total points earned. Located 30 miles south of Springerville on US-191. Families living in the southern unincorporated 85938 areas (Nutrioso, Alpine, South Fork) sometimes attend Alpine instead of Round Valley.
A grade 89.83 points Alpine ESDRound Valley USD school boundaries cover both Springerville and Eagar… buyers should not assume any other K-12 district serves either town. Charter and private options inside Round Valley are limited to White Mountain Academy (K-12 charter, located in Eagar).
Source note: All letter grades on this page reflect the official Arizona Department of Education FY25 A-F release (April 15, 2026), the most current state-issued data available. Third-party aggregators (Niche, GreatSchools, SchoolGrade) are secondary references only and do not override official ADE grades.
Safety & Crime in Springerville
Springerville’s safety profile is more nuanced than its small population suggests. CrimeGrade rates the town at D+ overall with a 27th-percentile safety ranking, meaning the per-capita crime rate inside the 11.7 square mile town boundary is higher than the national average and meaningfully higher than larger Arizona suburbs. The headline number is misleading without context… raw counts are very low (about 53 incidents per year in a town of 1,720 residents), but the small denominator makes per-capita rates look elevated. The Round Valley Police Department also handles incidents for Eagar (4,400 residents) and for visitors passing through US-60 and US-191, which inflates the Springerville-only counting base. Property crime is the dominant category, not violent crime… AreaVibes reports your chance of violent victimization at roughly 1 in 490 and property crime at about 1 in 116.
Law Enforcement Jurisdiction in Springerville
Springerville and Eagar operate under a joint Shared Services Intergovernmental Agreement that funds and staffs the Round Valley Police Department (RVPD), headquartered at 418 East Main Street, Springerville, AZ 85938. Both towns share the cost; Springerville manages day-to-day operations. RVPD is the primary patrol agency for any incident inside either town’s limits. The current police chief (as of January 2026) is Chief Jacob Doyle. Buyers should know that RVPD has been the subject of a 2025 DPS policies-and-procedures review; the review identified procedural issues but no criminal findings, and DPS continues to provide oversight. The Apache County Sheriff’s Office holds concurrent jurisdiction over the unincorporated county areas immediately outside the town limits (Holiday Park, South Fork, Greer, Nutrioso, the Springerville Generating Station footprint) and provides backup inside the towns when needed. The Arizona Department of Public Safety patrols the highway corridors… US-60, US-180, US-191, and the Coronado Trail Scenic Byway. This three-agency overlap is normal for incorporated towns of this size in rural Arizona and ensures coverage across the entire Round Valley footprint.
Springerville Safety Snapshot
Headline CrimeGrade rating for Springerville town limits. Compare against the per-capita context above before drawing conclusions.
Per CrimeGrade neighborhood mapping, the west side of Springerville is considered the safest portion of the town… fewer total incidents and lower per-capita property crime. The south side of town, anchored by Main Street commercial traffic, records the highest absolute incident count (about 27 incidents per year) because retail districts attract crimes of opportunity from visitors and through-traffic. The west, north, and core residential streets (Coronado Acres, El Cajon Estates, Hillcrest, Springerville Townsite) record very low actual incident counts. The intangible cost of crime per resident is about $1,611 per year according to CrimeGrade’s tangible-plus-intangible model, with the tangible cost at $619 per resident.
Major Employers & Commute
Springerville is anchored by two large employers (Springerville Generating Station and White Mountain Regional Medical Center) plus a tier of mid-size government, education, retail, and tourism jobs. The local economy is unusually diversified for a town of this size… power generation, healthcare, K-12 education, forest service, and tourism each contribute meaningful payrolls. For commuters, the Springerville Generating Station footprint sits about 15 miles east of town off US-60. Most other employment is inside the Round Valley itself (Springerville plus Eagar) and reached in under 10 minutes.
Top employers within commuting distance
The Springerville Generating Station is the single largest economic anchor for Round Valley. Tucson Electric Power has committed to converting Units 1 and 2 to natural gas by 2030 and Salt River Project has committed to converting Unit 4 by 2029. The repowering project is expected to preserve the bulk of plant jobs and stabilize the local tax base for the next decade. White Mountain Regional Medical Center is the only hospital and Level 4 trauma center for a roughly 100-mile radius and remains a stable healthcare employer despite recent rural-hospital funding pressure. Outside the two anchors, expect a working economy of ranching, forest service, education, retail, and tourism rather than corporate office jobs.
What Springerville Residents Say
Published reviews of Springerville on Niche and other community-feedback platforms cluster around a few consistent themes… four real seasons, low cost of living, tight-knit community, and a sense of being far enough from urban Arizona to feel like a different state.
A small mountain town with a country feel. Great for families and friends who want four real seasons without the Phoenix prices.
We moved up from Phoenix after years of looking. Real winters, real summers without the 110 degree heat, and we still own our home outright at a price the Valley made impossible. The drive into town is short and quiet.
The school district was the deciding factor. Round Valley High School is rated A, the football stadium is unique in the country, and the kids walk to school. You do not get that combination in the Valley at this price point.
Hospital staff, school district, and the power plant cover most of the steady payroll. It is a working town, not a tourist town. Tourists pass through on the way to Sunrise or Greer; we just live here.
Why Springerville Arizona Real Estate Matters in 2026
Springerville is not a speculative market. It is a long-hold, lifestyle-driven, small-town market that rewards buyers who plan to actually live in the home (or use it as a second home) rather than buyers chasing rapid appreciation. The data backs this up… slow turnover, long days on market, modest year-over-year price movement, but durable demand from the power plant payroll, the hospital, the school district, and a steady trickle of retirees and remote workers seeking elevation and four real seasons.
Key drivers supporting Springerville Arizona Real Estate include:
- Mountain elevation with desert proximity… At 6,968 feet, Springerville is one of the few mountain towns in Arizona that stays cool in summer and gets real snow in winter. Phoenix is 220 miles away… close enough for monthly drives, far enough that the heat dome never reaches Round Valley.
- Power plant payroll anchor… The Springerville Generating Station has been operating since 1985 and the TEP/SRP repowering project to natural gas (Units 1, 2 by 2030; Unit 4 by 2029) preserves the core jobs and tax base for the next decade-plus.
- Critical-access hospital anchor… White Mountain Regional Medical Center is the only Level 4 trauma center within roughly 100 miles. Hospital payroll is steady, recession-resistant, and unlikely to consolidate elsewhere because no other hospital is close enough to absorb the population.
- Unified A-rated high school… Round Valley High School earned an A in ADE FY25 with a perfect 10 graduation rate score. For a town of 1,720 people that is exceptional school quality. The middle school also earned an A.
- Affordability… Median town-limit sale prices around $235,000 and entry points under $150,000 mean Springerville is one of the most affordable mountain markets in Arizona. Buyers priced out of Show Low, Pinetop, or Flagstaff find real homes here.
- Apache-Sitgreaves National Forest at the back door… Two million acres of public land directly south of town. Hunting, fishing, hiking, cabin access. Sunrise Park Ski Resort is 30 miles southwest for winter recreation.
- Real four seasons… Springerville has a Mediterranean climate at altitude, with warm dry summers, real fall color, snowy winters, and mild springs. This is unusual for Arizona and a primary reason out-of-state retirees choose Round Valley.
- Low-density, low-traffic lifestyle… 11.7 square miles, 1,720 residents. No traffic, no commute, no congestion. The opposite of metro Phoenix in every measurable way.
- Custom-build opportunity inside town limits… Buildable in-town lots with municipal water and sewer still trade between $20,000 and $50,000. Total all-in cost for a 2,000 square foot custom build runs $400,000 to $600,000, well below most of the state.
The Springerville Arizona Real Estate opportunity is straightforward… you trade liquidity (slow market, long DOM, small buyer pool) for affordability (entry points under $150,000, mid-market homes under $300,000) and lifestyle (real seasons, no traffic, no HOA in most of the town, hunting and fishing in your backyard). Buyers who understand the tradeoffs and plan to hold for a decade are well-served. Speculators and short-term flippers should look elsewhere.
May 2026… Buyer & Seller Takeaways
- Buyers: Spring is the strongest negotiating window of the year. 80% of Round Valley homes closed below asking price in the most recent measurable cycle. Bring a pre-approval letter, target homes that have been on the market 90+ days, and expect to negotiate 4% to 8% off list on anything that has sat.
- Sellers: Price to the actual sold comps (not Show Low or Pinetop list prices). Stage thoroughly. Plan for 60 to 180 days on market even at correct pricing. Have a back-up plan for a fall re-list if you start in summer and the buyer pool thins out.
- Second-home buyers: Round Valley still offers some of the most affordable real four-season Arizona second-home options under $300,000. Winterize properly, plan for snow load on roofs, and check well/septic if outside town limits.
- Investors: Long-term rental yields can work at the entry price points if you buy at 10% below list and rent to the power plant or hospital workforce. Short-term rental demand is real but seasonal… plan for revenue concentrated June through September and December through March.
- Power plant transition watch: Springerville Generating Station Units 1 and 2 convert to natural gas by 2030; Unit 4 by 2029. The transition is expected to preserve most plant jobs but the long-term employment picture beyond 2030 deserves ongoing monitoring before any large investment.
- Boundary check: Always confirm whether an 85938 address is inside Springerville town limits or out in unincorporated Apache County. Holiday Park, South Fork, and Greer-Nutrioso parcels carry an 85938 zip but sit outside the town… different taxes, different police, different building permit authority.
Frequently Asked Questions
The median sale price of a single-family home inside Springerville town limits in May 2026 is approximately $235,000. The broader combined Round Valley market (Springerville plus Eagar plus unincorporated 85938) clears closer to $369,000 because of cabin and acreage sales outside the town.
Springerville’s CrimeGrade rating is D+ at the 27th percentile, but this is a per-capita metric inflated by a small population denominator. Raw incident counts are very low (about 53 per year inside town limits). Most crime is property-related; violent crime risk is roughly 1 in 490. The Round Valley Police Department patrols both Springerville and Eagar from headquarters at 418 East Main Street.
Round Valley Unified School District serves both Springerville and Eagar with a single K-12 system. The district earned a B letter grade in the Arizona Department of Education FY25 A-F release. Round Valley High School earned an A (79.63 points, perfect 10.00 graduation rate score). Round Valley Middle School earned an A (76.84 points). Round Valley Elementary School earned a C (68.45 points).
Springerville uses a single zip code, 85938. The same zip code also covers a large unincorporated portion of Apache County including Greer, Nutrioso, Holiday Park, and South Fork, so always confirm whether an 85938 address is inside the town limits before assuming Springerville tax rates, town services, and Round Valley PD jurisdiction.
Springerville does not have organized master-planned new construction. Buyers seeking new homes typically purchase a lot inside town or in the surrounding 85938 area and build custom, or look at scattered spec builds from local builders. There is no production builder operating inside the town limits in 2026.
The two largest employers in Round Valley are the Springerville Generating Station (Tucson Electric Power, plus Salt River Project on Unit 4) and White Mountain Regional Medical Center. Additional anchor employers include Round Valley Unified School District, the Town of Springerville, the Apache-Sitgreaves National Forest Springerville Ranger District, and seasonal tourism employers at Sunrise Park Ski Resort about 30 miles southwest.
Springerville does not have meaningful condo or townhome inventory. Active attached-housing listings inside the town limits typically number zero to three in any given month. Buyers seeking condos should expand the search to Pinetop-Lakeside or Show Low.
Springerville is one of two incorporated towns inside Round Valley. The other is Eagar (population 4,395, immediately south across US-60). Round Valley is the geographic name for the high-elevation valley they share and the name of their joint school district. Round Valley is not a separate town… it is a regional identity. Buyers shopping the area should consider both towns together because they share the school district, the police department, and the regional MLS.
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Springerville Business & Commercial Real Estate
Springerville’s commercial real estate market is small but functional. Most active commercial inventory is on Main Street (US-60 corridor) between Mountain Avenue and the eastern town line. The mix is retail-heavy with restaurant, gas station, lodging, and service businesses, plus a thin layer of small-office product near the medical center on South Mountain Avenue and small-industrial product near the Springerville Municipal Airport on the west side. Cap rates trade wider than Phoenix metro because the buyer pool is smaller and exit liquidity is slower.
For commercial transactions and business sales, you need specialists… not residential agents handling commercial deals on the side. Here’s what’s actually moving in this market right now:
Office Lease Rates $10 to $18 / SF → Annual NNN range |
Retail Lease Rates $12 to $22 / SF → Annual NNN range |
Industrial Lease $0.40 to $0.85 / SF → Monthly NNN |
Cap Rates Trading 8% to 11% → Recent sales |
Active Listings 10 to 15 ▲ Lease + sale |
Total Inventory 150K SF → Across types |
For Sale Range $200K to $1.2M → Mixed |
Anchor Asset Main Street corridor → US-60 retail spine |
Buying or Selling a Springerville Business?
Thinking about buying or selling a Springerville business… with or without the real estate? Round Valley supports a working-economy mix of restaurants, retail shops, small lodging, automotive, and service businesses… most family-owned and most quietly profitable. We have dedicated full-time business brokers who specialize in Arizona business transactions and know how to value, market, and close Springerville businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Springerville Commercial Building?
Thinking about acquiring or selling a Springerville commercial building? Cap rates run higher than Phoenix because exit liquidity is slower, but the going-in yields are real and the tenant base (power plant, hospital, school district payroll) is stable. We have dedicated full-time commercial real estate agents who cover this entire submarket. Don’t trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
Buying a Business, Fix & Flip, or Commercial Building in Springerville?
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▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Springerville Arizona Real Estate across the incorporated Town of Springerville (zip code 85938) and the broader Round Valley submarket including Eagar and adjacent unincorporated 85938 areas.
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Public records, builder sales centers, and city planning documents are used for new construction figures and address verification. School ratings are drawn from Arizona Department of Education state report cards, Niche, GreatSchools, and SchoolGrade. Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports.
Update cadence: This report is rebuilt the moment new market data is released each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication. Figures presented as ranges reflect normal mid-month variation across data sources, so you always see realistic numbers… not cherry-picked ones.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes too fast for static listing pages to remain accurate.
Here is what actually happens when you reach out. If you are a buyer, a dedicated full-time agent who specializes in your exact target area starts working on your behalf immediately… researching both on-market AND off-market opportunities. Today’s real estate moves so quickly that many of the best properties never reach the national websites at all. You need someone with local relationships pulling for you.
If you are a seller, a local dedicated full-time listing agent reaches out personally to discuss your goals, your timeline, and the details of your property… so we can position you for the strongest possible outcome.
Last updated: May 11, 2026.