Guadalupe Arizona Real Estate Market Report — May 2026
Guadalupe Arizona Real Estate is one of the most distinctive and least-understood submarkets in the entire Phoenix metro. Inside the 0.8-square-mile town limits in May 2026, single-family inventory remains extremely thin… only a handful of active listings, a median list price near $499,000, and an average days-on-market north of 90. The wider 85283 zip code (heavily dominated by Tempe volume) shows a $480,000 median sale price up 4.3 percent year over year. For buyers, this is a chance at urban-adjacent ownership within 2 miles of ASU and 7 miles of Sky Harbor at a price point well below most of the East Valley… but the inventory is small, the cultural character is unlike anywhere else in the Valley, and the safety profile demands honest disclosure.
May 2026 Market Snapshot
Median Sale Price (85283) $480,000 ▲ 4.3% YoY |
Town-Limit Median List $499,000 → Thin sample |
Price / Sq Ft (85283) $279 ▼ 3.6% YoY |
Homes Sold (85283 Mo) 75 ▼ vs. 97 last year |
Active in Town 3 → Extremely thin |
Days on Market (Town) 95 → Above zip avg |
Sale-to-List (85283) 98% → Stable |
Months of Supply 4 months → Balanced |
Prices & Volume… May 2026
The most important truth about Guadalupe pricing is this: the town occupies a tiny corner of zip code 85283, and almost every MLS-published statistic labeled “85283” is overwhelmingly Tempe inventory. Inside the actual town boundary, the median list price hovers near $499,000 across roughly 3 active single-family listings… an inventory level so thin that any one home sale visibly moves the local average. Average days on market for town-limit listings is running above 90 days, which reflects both the small buyer pool that specifically targets Guadalupe and the long-tail nature of inventory in a 0.8-square-mile town that does not turn over often.
At the broader 85283 zip level, the most recent monthly cut closed at a $480,000 median sale price (up 4.3 percent year over year), with price per square foot at $279 (down 3.6 percent year over year), and about 75 homes sold versus 97 in the same month last year. The mix is unusual for the Valley: the zip is anchored by Tempe single-family neighborhoods at one end and historic Yaqui-Mexican homes plus mid-century stock and a meaningful share of mobile and manufactured homes inside Guadalupe at the other. That mix pulls the price-per-square-foot down compared to surrounding zip codes and explains why entry-level homes in Guadalupe remain genuinely accessible for buyers willing to embrace the town’s unique character.
By Zip Code
Guadalupe is a single-zip town. Here is what that one zip actually looks like:
- 85283 (Guadalupe / South Tempe): Median sale price $480,000… up 4.3 percent year over year. About 75 homes sold last month, average 59 days on market at the zip level, $279 per square foot. The zip spans Guadalupe (south of Baseline, east of I-10), most of South Tempe along Kyrene Road and Lakeshore Drive, and parts of southern Tempe near McClintock and Rural. Inside the Guadalupe town boundary specifically, expect 2 to 5 active listings at any given time, median list near $499,000, average DOM near 95 days, and roughly $307 per square foot on listed inventory. The town subset is consistently a smaller fraction of total zip volume.
Guadalupe Neighborhoods & Subdivisions
Guadalupe is too small (0.8 square miles, single zip 85283) to support a multi-subdivision grid the way Chandler, Mesa, or Gilbert can. There is essentially one residential community here, defined not by master-planned tracts but by the streets, the plaza, and the cultural fabric that has held the town together since 1907. The grid layout reads Mexican more than American: Avenida del Yaqui runs the spine of the town north to south, intersecting Calle Guadalupe at the cultural and commercial heart, with Calle San Angelo, Calle Sahuaro, Calle Batoua, Calle Vauo Nawi, and dozens of other Yaqui- and Spanish-named streets feeding off either side.
Housing stock varies sharply by block. Closer to the plaza around Our Lady of Guadalupe Catholic Church (5445 E. Calle San Angelo) and the Santa Lucia Pascua Yaqui Temple, you will find older single-family adobe and stucco homes from the 1940s through 1970s on small lots, frequently owner-occupied within Yaqui and Mexican-American families that have lived in town for multiple generations. Moving outward toward Avenida del Yaqui and Calle Batoua, the inventory mixes detached single-family on larger lots with a meaningful share of mobile and manufactured homes… that mobile-home component is part of why town-wide price-per-square-foot reads lower than surrounding Tempe zips. Small subdivision plats exist on the recorded map (East Guadalupe Block 14, Solares Addition, Ranchitos Place, Gastello) but these are surveyor plat designations, not master-planned communities in the modern Valley sense. They are the legal subdivisions of record… not lifestyle brands.
The strongest argument for buying in Guadalupe is location plus cultural authenticity at a price point you cannot duplicate anywhere else inside the 101 loop. The strongest argument against is the limited inventory turnover, the higher reported crime profile (covered honestly in the Safety section below), and the lack of HOA-managed amenities. Buyers who fit this market understand the trade-off and value the community for what it is. Buyers who want amenitized master-plan living should look at Kyrene Corridor, South Tempe, or West Chandler.
All addresses verified inside Guadalupe town limits, zip 85283. Plat names referenced are recorded subdivisions of survey, not active developer-managed communities.
Guadalupe’s Neighboring Cities & Surrounding Markets
Guadalupe sits within Maricopa County… part of the East Valley site menu region. Buyers looking at Guadalupe almost always cross-shop neighboring South Tempe and the broader East Valley submarkets, and many also look at adjacent South Mountain and Ahwatukee inventory across I-10. The neighbors below are the cities most cross-shopped against Guadalupe in 2026.
Explore All of Maricopa County Real Estate
Maricopa County is the engine of metro Phoenix… 4.5 million residents, 9,200 square miles, and every East Valley city Guadalupe buyers typically cross-shop. Browse county-wide pricing, school quality, employer migration, and the full city directory.
▶Maricopa County Real Estate Guide◀Schools & School Districts
Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Guadalupe is served by Tempe School District for K-8 (district LEA grade of B) and Tempe Union High School District for grades 9-12 (district LEA grade of A). Both districts are accredited and have served the town for generations. The neighborhood elementary located physically inside Guadalupe is Frank Elementary School at 8409 S. Avenida del Yaqui, founded in the 1920s and considered a cultural cornerstone of the community.
Tempe School District… B-Rated District
Tempe School District operates 22 schools across Tempe, southern Phoenix neighborhoods, and Guadalupe. The district holds an ADE FY25 LEA grade of B, and individual schools within the district span the full grade range. The two schools most relevant to Guadalupe buyers are Frank Elementary (B grade, 79.71 points earned) which physically sits inside Guadalupe town limits, and the broader district elementary network for families with school choice flexibility.
Tempe Union High School District… A-Rated District
Tempe Union High School District holds an ADE FY25 LEA grade of A and operates 7 traditional high schools. Guadalupe’s assigned attendance area feeds Marcos de Niza High School at 6000 S. Lakeshore Drive in Tempe… an A-rated school (81.33 total points earned, with a perfect 10.00 graduation rate score and 10.00 EL proficiency score per the FY25 file). Marcos de Niza serves a deeply multicultural student body, has the largest minority enrollment in the district, and operates a business academy in partnership with ASU’s W.P. Carey School of Business.
Frank Elementary School
Per ADE FY25 official data, Frank Elementary earned a B letter grade with 79.71 total points. Founded in the 1920s and located at 8409 S. Avenida del Yaqui inside Guadalupe town limits, Frank serves approximately 537 students with a 13.85 student-to-teacher ratio and a multi-generational Yaqui and Mexican-American family base.
B Grade 79.71 Pts PK-5Marcos de Niza High School
Per ADE FY25 official data, Marcos de Niza earned an A letter grade with 81.33 total points… including a perfect 10.00 graduation rate score and 10.00 EL proficiency score. Located at 6000 S. Lakeshore Drive in Tempe, MdN is the assigned high school for Guadalupe attendance and operates a business academy partnership with ASU’s W.P. Carey School of Business.
A Grade 81.33 Pts 10.0 GradWard Traditional Academy
Per ADE FY25 official data, Ward Traditional Academy earned an A letter grade with 94.27 total points… the highest score in the Tempe School District. Ward is a district-wide choice option for Guadalupe families seeking a traditional academic model and was named a National Blue Ribbon School in 2025. Open enrollment lottery applies.
A Grade 94.27 Pts Blue RibbonCorona del Sol High School
Per ADE FY25 official data, Corona del Sol earned an A letter grade with 94.74 total points… one of the top-graded large high schools in the East Valley. Located in South Tempe and accessible to Guadalupe families through district open enrollment when capacity allows, Corona is known for academics, athletics, and AP coverage.
A Grade 94.74 Pts Open EnrollSchool zone assignments depend on the specific street address inside Guadalupe. Confirm boundaries directly with Tempe School District (K-8) and Tempe Union High School District before making a purchase decision based on school enrollment.
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 Guadalupe
Guadalupe’s safety profile is one of the things that prospective buyers most need to understand honestly before they buy. Per CrimeGrade’s most recent data, Guadalupe carries an overall safety grade of D and ranks in the 19th percentile nationally for safety. Violent crime grades D-minus (12th percentile) and drug-related crime grades D-plus (29th percentile). The overall crime rate runs roughly 38.65 incidents per 1,000 residents in a typical year, with the cost of crime per resident around $596 annually… about $131 above the national average and $143 above the Arizona state average. We share these numbers directly rather than soft-pedaling them, because buyers deserve honest disclosure when they are pricing a long-term decision.
Law Enforcement Jurisdiction in Guadalupe
Guadalupe is policed under a contract-jurisdiction framework that buyers and sellers should understand. The Town of Guadalupe has contracted with the Maricopa County Sheriff’s Office (MCSO) for primary law enforcement since July 1, 1990, after dissolving its own town police department. MCSO maintains a dedicated substation inside Guadalupe at 9241 S. Avenida del Yaqui (the same building that houses Town Hall and the Guadalupe Branch Library). The contract calls for one patrol beat staffed during day shift, two beats during evening shift, an assigned detective, supervision and support services, and a dedicated Community Police Deputy. The non-emergency MCSO dispatch line for Guadalupe is 602-876-1011, and 911 routes to MCSO for emergencies. The Arizona Department of Public Safety handles highway patrol on Interstate 10 along the town’s western edge. Fire and emergency medical services transitioned in October 2025 from the former Guadalupe Fire Department to Arizona Fire and Medical Authority under a new intergovernmental agreement.
Guadalupe Safety Snapshot
Honest disclosure: Guadalupe’s reported crime rates run above the U.S. and Arizona averages. The data below comes from CrimeGrade’s projected annual figures based on multi-year incident reporting inside the official town boundary.
CrimeGrade’s neighborhood-level analysis shows internal variation inside Guadalupe. The west and northwest portions of town, closer to I-10 and Baseline Road, tend to report lower per-resident incident rates than the southeast portion of town. Drug-related crime is concentrated more heavily in the southeast as well. None of these neighborhood-level differences make Guadalupe a high-crime city in absolute terms (this is a community of roughly 5,950 people, so total incident counts are small), but the per-resident rates run above metro averages because the denominator is small and because the town has historically faced economic challenges that elevate property and quality-of-life offenses. Buyers should walk the specific block they are considering, talk to immediate neighbors, and weigh the cultural and price-point advantages against the safety data with eyes open.
Major Employers & Commute
Guadalupe’s location is the single most underrated piece of its real estate case. The town sits 2 miles south of Arizona State University’s Tempe campus, 7 miles southeast of Phoenix Sky Harbor International Airport, and within a 20-minute drive of every major East Valley employment cluster. Buyers who work at ASU, Sky Harbor, the Tempe Town Lake employer cluster, or the South Mountain industrial corridor often find Guadalupe to be the closest affordable ownership option that exists.
Top employers within commuting distance
Two commute realities stand out. First, ASU and Sky Harbor are the two highest-volume daily destinations for Guadalupe residents, and both are reachable in under 15 minutes door-to-door under normal traffic. Second, I-10 access at Baseline Road puts Guadalupe inside the same commute envelope as Ahwatukee or South Tempe for any employer west of the airport, including downtown Phoenix, the Capitol complex, and the South Mountain industrial nodes. The Valley Metro Bus system (Routes 56 and 108) also runs directly through town, making this one of the few East Valley submarkets where car-free or single-car households are genuinely viable.
What Guadalupe Residents Say
These themes are drawn from public community reviews and resident commentary about Guadalupe. They reflect the consistent observations of long-tenured residents and recent buyers… not advertising language.
The cultural identity here is real. Easter ceremonies in the plaza, Día de los Muertos in November, the December feast for Our Lady… my family has been part of this town for four generations and we are not going anywhere.
We bought a small home off Calle Guadalupe in 2024. The price point was a third of what equivalent square footage would cost in Tempe proper, and I commute to ASU in 6 minutes. We love walking to the Mercado for breakfast on weekends.
This is not Tempe and people who buy here thinking it will be Tempe are going to be disappointed. It is its own town, with its own rhythm, and the people who fall in love with it understand that the rhythm is the whole point.
The car show in April is something you have to experience. The whole town shuts down for it. Twenty-five years running. The Mercado fills with lowriders and the kids run wild and the grandparents tell stories.
Why Guadalupe Arizona Real Estate Matters in 2026
Guadalupe is not a market that competes with Tempe or Chandler on amenities, schools, or master-planned polish. It competes on something those cities cannot offer at any price: authentic, living, multi-generational Yaqui and Mexican-American cultural identity inside metro Phoenix, 7 miles from Sky Harbor, 2 miles from ASU, and adjacent to South Mountain Park. That is a unique value proposition… and it is the reason this 0.8-square-mile town has held its identity for more than a century while every neighboring city expanded around it.
Key drivers supporting Guadalupe Arizona Real Estate include:
- Singular cultural identity… the only Yaqui-founded incorporated town in metro Phoenix, with 300-year-old Pascua Yaqui Lent and Easter ceremonies that still happen in the town plaza every year
- Sub-$500K entry price… town-limit median list near $499,000 in May 2026, well below adjacent South Tempe and competitive with much smaller homes in Phoenix and Mesa
- Elite location for ASU and Sky Harbor commuters… 2 miles to ASU Tempe, 7 miles to Sky Harbor, 15 minutes to downtown Phoenix via I-10
- A-rated assigned high school… Marcos de Niza High School (ADE FY25 A grade, 81.33 points) anchors a Tempe Union HSD that holds an A district LEA grade
- South Mountain Park 1 mile west… 16,000-acre municipal preserve with hiking, mountain biking, and equestrian trails on the doorstep
- Mercado de Guadalupe commercial center… 22,000-square-foot open-plaza shopping district with authentic Mexican restaurants, retail, and the annual Guadalupe Car Show
- Public transit access… Valley Metro Routes 56 and 108 run through town, supporting single-car or car-free households
- Built-out boundary… town size is permanently fixed at 0.8 square miles by I-10, Baseline Road, the SRP canal, and Tempe annexation lines, meaning long-term scarcity is built into the inventory
- Tempe Elementary B-rated district and Tempe Union A-rated district… per ADE FY25, both districts serving Guadalupe are accredited and rated
- Cultural events year-round… Easter ceremonies in the plaza (Lent through Easter Sunday), the Guadalupe Car Show (April), Día de los Muertos (November), and the Feast of Our Lady of Guadalupe (December)
This is a strategic long-term demand market for a very specific buyer profile, not a speculative flip market. Buyers who succeed in Guadalupe are buyers who understand what they are buying: an authentic, walkable, culturally rooted town adjacent to one of the largest urban employment cores in the Southwest. Sellers who succeed in Guadalupe are sellers who price honestly, market patiently to the right buyer pool, and recognize that the inventory turns over slowly because residents tend to stay.
May 2026… Buyer & Seller Takeaways
- Buyers: Expect roughly 2 to 5 active town-limit listings at any moment, median list near $499,000, average DOM near 95 days. This is the rare metro Phoenix submarket where you can buy under $500K within 7 miles of Sky Harbor. Move fast when the right property surfaces… inventory is thin enough that good homes draw multiple offers.
- Sellers: The buyer pool is small but specific. List with realistic pricing supported by recent town-limit comps (not 85283 zip averages dominated by Tempe). A dedicated full-time agent who understands the cultural and geographic context will outperform a generalist who tries to sell Guadalupe as if it were South Tempe.
- Schools-driven buyers: Tempe Union HSD is A-rated and Marcos de Niza is the assigned A-rated high school. Tempe Elementary is B-rated district-wide. Open-enrollment lottery access to Ward Traditional Academy (A grade, 94.27 points, 2025 Blue Ribbon School) is a meaningful option for families willing to apply.
- ASU commuters: No other ownership submarket in metro Phoenix combines sub-$500K pricing with sub-10-minute door-to-door commute to ASU Tempe. That is Guadalupe’s single strongest demand thesis.
- Investors: Cash flow math works at current price points, but the small inventory and slow turnover mean this is not a high-velocity flip market. Long-hold rental or owner-financed wholetail strategies fit the town’s pace better than fast resale.
- Safety honesty: Per CrimeGrade, Guadalupe’s overall grade is D and the violent crime grade is D-minus. Walk the specific block, talk to immediate neighbors, and weigh the cultural and price advantages against the data with eyes open.
Frequently Asked Questions
Inside the 0.8-square-mile town limits, Guadalupe inventory remained extremely thin in May 2026 with roughly 3 active single-family listings and a median list price near $499,000. The broader 85283 zip code (mostly Tempe) closed at a $480,000 median sale price, up 4.3 percent year over year, with about 75 homes sold in the most recent month.
Per CrimeGrade, Guadalupe carries an overall D safety grade and ranks in the 19th percentile nationally, with crime rates higher than the U.S. and Arizona averages. Violent crime grades D-minus and drug-related crime grades D-plus. We share this directly because buyers deserve honest disclosure. Guadalupe is a culturally significant Yaqui and Mexican-American town with strong community identity, but reported crime per resident sits above metro norms, and law enforcement is contracted through the Maricopa County Sheriff’s Office.
Guadalupe is served by Tempe School District (K-8) and Tempe Union High School District (9-12). Per Arizona Department of Education FY25 A-F grades released April 15, 2026, Tempe School District holds a B district grade and Tempe Union High School District holds an A district grade. The town’s neighborhood elementary is Frank Elementary (B grade, 79.71 points), located at 8409 S. Avenida del Yaqui inside Guadalupe. The assigned high school is Marcos de Niza High School (A grade, 81.33 points) at 6000 S. Lakeshore Drive in Tempe.
Guadalupe uses a single zip code, 85283. That zip is shared with portions of southern Tempe, so MLS results and zip-level housing data labeled “85283” usually reflect Tempe inventory dominated by volume. Town-specific listings inside the 0.8-square-mile Guadalupe boundary are a small subset of that zip-level data.
No. Guadalupe is fully built out at 0.8 square miles, bounded by I-10, Baseline Road, Tempe on three sides, and the SRP Highline Canal. No active production homebuilder communities operate within town limits. Buyers seeking new construction in this submarket should look to South Tempe, Chandler, or West Chandler infill projects.
Guadalupe sits within a short commute of Arizona State University Tempe (about 2 miles north), Phoenix Sky Harbor International Airport (about 7 miles), Honeywell Aerospace, State Farm at Marina Heights, Edward Jones, Carvana headquarters, Banner Health, Dignity Health, Intel Chandler, and the Tempe Town Lake employer cluster. ASU and Sky Harbor are the two highest-volume daily commute destinations.
Guadalupe is overwhelmingly a single-family detached and mobile-home market with a small number of duplex and small-lot infill properties. There is no meaningful condominium or HOA-managed townhome inventory inside the 0.8-square-mile town boundary. Buyers seeking condos in this part of the East Valley should focus on adjacent South Tempe, Kyrene Corridor, or West Chandler.
Guadalupe is the only Yaqui-founded incorporated town in metro Phoenix and one of the most culturally distinct small towns in Arizona. Buyers get an entry price point well below Tempe and Chandler in a location that is 7 miles from Sky Harbor, 2 miles from ASU, and immediately adjacent to South Mountain Park. Inventory is extremely thin and turnover is slow, which gives sellers in good condition a price-discipline advantage and gives buyers a real chance at urban-adjacent ownership at sub-$500K.
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Guadalupe Business & Commercial Real Estate
Guadalupe’s commercial market is small, concentrated, and culturally specific. The town’s primary commercial spine runs along Baseline Road (with hotel and restaurant inventory), Priest Drive on the western edge, and Avenida del Yaqui through the heart of town. The signature commercial asset is the Mercado de Guadalupe at the corner of Avenida del Yaqui and Calle Guadalupe… a 22,000-square-foot open-plaza Mexican-style commercial complex housing restaurants, retail, a barbershop, and event programming including the 25-year-running Guadalupe Car Show every April. South of Baseline, the town has a small light-industrial commercial zone. The South Mountain Community College Guadalupe Center at 9233 S. Avenida del Yaqui provides educational anchoring.
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 $18 to $24 / SF → Annual NNN range |
Retail Lease Rates $16 to $28 / SF → Annual NNN range |
Industrial Lease $10 to $14 / SF → Small-bay flex |
Cap Rates Trading 7.0% to 8.5% → Recent sales |
Active Listings Under 10 ▲ Lease + sale |
Total Inventory 250K SF → Across types |
For Sale Range $200K to $2M → Mixed |
Anchor Asset 22,000 SF → Mercado de Guadalupe |
Buying or Selling a Guadalupe Business?
Thinking about buying or selling a Guadalupe business… with or without the real estate? Most Guadalupe businesses are family-owned restaurants, retail tenants inside the Mercado, neighborhood services, and small light-industrial operations south of Baseline. We have dedicated full-time business brokers who specialize in Arizona business transactions and know how to value, market, and close Guadalupe businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Guadalupe Commercial Building?
Thinking about acquiring or selling a Guadalupe commercial building? Inventory is tight, the buyer pool is specific, and pricing requires cultural and historical context that generalist commercial brokers often miss. 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 Guadalupe?
Visit 75BizLoans.com for fast, competitive financing on business acquisitions, commercial real estate, and investment properties in Guadalupe… from $100,000 to $50 million. Whether you’re acquiring a Guadalupe restaurant or retail tenant, financing a fix-and-flip residential investment, BRRR strategy, multi-family apartment building, or purchasing a commercial property, 75BizLoans.com offers nationwide commercial lending with fast approvals and terms that actually close deals.
▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Guadalupe Arizona Real Estate across zip code 85283, with town-limit boundaries (I-10 west, Baseline Road north, SRP Highline Canal east, Tempe annexation lines south) clearly distinguished from broader zip-level data dominated by Tempe inventory.
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 (FY25 file released April 15, 2026), 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.
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Last updated: May 12, 2026.