Peoria Arizona Real Estate Market Report — July 2026

Peoria Arizona Real Estate in July 2026 has crossed the line into a modest buyer’s market. The median single-family sale price is approximately $532,000, essentially flat year over year and down about 0.9% from June, with homes moving in about 60 days at a 97.3% sale-to-list ratio. Inventory reached 3.7 months of supply, the highest level since spring 2023. Roughly 43% of active listings have taken at least one price reduction. Sales volume dropped to about 305 closings as summer heat and back-to-school prep pulled buyer traffic. North Peoria 85383 and the Vistancia master plan still lead the city in absorption thanks to the newly expanded Northpointe builder lineup, but resale luxury inventory in 85383 is taking 90 to 105 days to move. The July story for Peoria Arizona Real Estate is buyer leverage… concessions, rate buydowns, and price cuts are all more available now than at any point in the past 18 months, and well-priced sellers who get in front of the summer slowdown still close, just at slightly wider negotiating room.

July 2026 Market Snapshot

Prices & Volume… July 2026

Volume dropped. Roughly 305 single-family homes closed in Peoria in the most recent monthly cut, down from 340 in June and consistent with the standard July slowdown driven by monsoon heat and back-to-school prep. Inventory kept climbing: about 1,720 active single-family listings, up 22% year over year and up roughly 4% from June. The sale-to-list ratio in Peoria Arizona Real Estate softened further to 97.3% as more sellers absorbed price cuts before going under contract. Approximately 43% of active listings have taken at least one price cut, up from 40% in June. This is now the highest reduction rate the city has posted since summer 2023, and it signals that seller expectations still lag actual buyer willingness by 3% to 5% on average.

The price per square foot tells a more nuanced story. At $250 per square foot, the city is down 5.7% year over year, but that number is averaged across very different products. A 1980s single-story in 85345 trading at $210 per square foot pulls the average down. A 2022 production home in north 85383 Vistancia is closer to $285 per square foot. A Trilogy or Blackstone resale runs $285 to $350 per square foot. The July median sale price came in at $532,000, a modest 0.9% pullback from June driven partly by mix (more sub-$500K product closing during the summer) and partly by real softening in the mid-tier. Buyers should price per zip, not city-wide. The four active Northpointe builders (Pulte from the low-$500,000s, Beazer newly rolling out mid-range, Shea Skymark and Ridgecrest, David Weekley in the mid-$700,000s) are also pulling more $/sqft data points into the mix and putting further competitive pressure on resale sellers in 85383.

By Zip Code… Six Peorias in One City

Peoria spans roughly 180 square miles. The southern boundary at Olive Avenue and the northern edge near Lake Pleasant Parkway are functionally two different cities. Below is how the major Peoria Arizona Real Estate zips are performing this month:

• 85345 (south Peoria): Median sale price $398,000… the most accessible entry point in Peoria. Largest population zip in the city at roughly 58,000 residents. Older 1970s to 1990s stock, mature trees, established neighborhoods south of Bell Road. Strong rental demand and steady investor pool. This is now the only Peoria zip with meaningful under-$400K single-family inventory. DOM 35 to 50 days on well-priced product.
• 85381 (south-central Peoria): Median sale price $469,000… Bell Road corridor, mid-1990s production neighborhoods, easy Loop 101 access. Solid first-time buyer and move-up territory. This is the zip where most under-$500K family inventory lives in July 2026. Days on market extended into the 55 to 65 day range as summer slowdown hit.
• 85382 (central Peoria, Arrowhead corridor): Median sale price $436,000… home to Arrowhead Lakes, Arrowhead Ranch, Westbrook Village, and Fletcher Heights. Best amenity-to-price ratio in the city. Median list runs higher than median sale, reflecting older luxury resale inventory that has been on market longer.
• 85383 (north Peoria, Vistancia zip): Median sale price $645,000… the premium zip. Vistancia, Westwing Mountain, Sonoran Mountain Ranch, Trilogy, and Blackstone all sit here. DOM extended to about 95 days, reflecting more luxury inventory plus increasing Northpointe new-construction model traffic pulling from resale. Year-over-year median is down about 2.5%, which is mix-driven (more entry-level Northpointe and Village closings) plus real softening on aged luxury resale.
• 85385 + 85387 (far north / Lake Pleasant edge): Lower transaction count but premium pricing on the homes that do trade. Far-north Vistancia and acreage parcels. Median runs over $700,000 when meaningful volume closes.

Peoria Neighborhoods & Subdivisions

Peoria Arizona Real Estate neighborhoods range from 1970s south-side bungalows to gated mountain-view luxury inside the Vistancia master plan. Here are the verified Peoria Arizona Real Estate subdivisions and master plans driving inventory in July 2026:

All Peoria Arizona Real Estate addresses verified inside Peoria, AZ city limits (zips 85345, 85381, 85382, 85383, 85385, 85387). Other notable subdivisions include Camino A Lago, Cibola Vista, Coldwater Ranch, Bridlewood, and Granite Run. Lake Pleasant Estates and Vistancia Five North are emerging communities to watch.

Schools & School Districts

Per the Arizona Department of Education FY25 A-F Letter Grades (released April 15, 2026), Peoria Unified School District earned a B grade at the district level across 44 schools, and Deer Valley Unified School District (which serves portions of far north Peoria zip 85383) earned an A grade across 41 schools. Schools matter to Peoria Arizona Real Estate pricing because the district boundary inside Vistancia, Westwing Mountain, and Sonoran Mountain Ranch directly shifts which high school feeds the home. The district-level B for Peoria Unified is mix-driven… the district contains 25+ A-rated individual schools alongside several lower-rated south Peoria campuses that pull the average. Buyers targeting a specific home should verify which feeder pattern that exact address belongs to before they offer.

Peoria Unified School District… B-Rated Unified District (K-12)

Peoria Unified is one of the largest unified districts in the West Valley. Per ADE FY25 data, the highest-scoring elementary in the district is Apache Elementary School (A, 92.57 points). Strong A-rated elementaries also include Peoria Traditional School (A, 88.38), Parkridge Elementary (A, 87.78), Sunset Heights Elementary (A, 86.92), Desert Harbor Elementary (A, 85.73), and Frontier Elementary (A, 85.62). High schools in Peoria Unified all earned A grades except Raymond S. Kellis (B): Centennial High (A, 89.41 points), Sunrise Mountain (A, 88.24), Liberty High (A, 88.03), Ironwood High (A, 86.19), Cactus High (A, 83.44), and Peoria High (A, 79.85). Every Peoria Unified high school posted a perfect 10.00 graduation rate score.

Deer Valley Unified School District… A-Rated District (Serves 85383 Overlap)

Far north Peoria in zip 85383, especially the Vistancia, Westwing Mountain, Sonoran Mountain Ranch, and Terramar areas, is served by Deer Valley Unified. This A-rated district produced some of the highest school scores in the entire West Valley. Top campuses include Sierra Verde STEAM Academy (A, 94.49 points), Legend Springs Elementary (A, 91.91), Union Park School (A, 90.61), Stetson Hills (A, 89.69), and Terramar Academy of the Arts (A, 88.6). High schools in this attendance zone earn the highest marks in either district: Sandra Day O’Connor High School (A, 97.09 points) and Mountain Ridge High (A, 97.03). Boulder Creek High (A, 95.44) serves the adjacent Anthem area.

Important: School zone verification is critical in north Peoria. The boundary between Peoria Unified and Deer Valley Unified runs through 85383, and the assignment for a specific address can change Liberty High to Sandra Day O’Connor (or Centennial to Mountain Ridge) within a few blocks. Verify the exact feeder pattern for any specific property before you offer.

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 Peoria

Peoria consistently ranks among the safer mid-to-large cities in the Phoenix metropolitan area, and that safety profile is a key driver of Peoria Arizona Real Estate demand from relocation buyers. Per CrimeGrade, Peoria earns a B overall grade, placing it in the 66th percentile for safety nationwide… meaning Peoria is safer than 66% of US cities. Per FBI Uniform Crime Report data, total crime in Peoria runs 46% below the national average, and violent crime sits at roughly 2.45 incidents per 1,000 residents annually. Safety varies meaningfully by neighborhood. North Peoria zip 85383 (Vistancia, Sonoran Mountain Ranch, Westwing Mountain) earns an A+ neighborhood safety grade. South Peoria 85345, while still safer than the national average, sees the bulk of total city crime volume.

Law Enforcement Jurisdiction in Peoria

Peoria operates under a single-agency framework. As a fully incorporated city with its own municipal police force, Peoria is policed by the Peoria Police Department, headquartered at 8351 W. Cinnabar Avenue, Peoria, AZ 85345. The department employs roughly 280 sworn officers serving approximately 223,690 residents across 180 square miles of city limits. The Arizona Department of Public Safety provides highway patrol coverage on Loop 101 (Agua Fria Freeway), Loop 303, US-60 (Grand Avenue), and Interstate 17. The Maricopa County Sheriff’s Office maintains broader county-level authority but is not the primary day-to-day patrol agency inside Peoria city limits.

The single most important safety factor in Peoria is which part of the city you choose. The northeast quadrant… Vistancia, Trilogy, Blackstone, Northpointe, Westwing Mountain, Sonoran Mountain Ranch, Terramar… consistently posts A+ neighborhood safety grades and chance-of-crime ratios closer to 1 in 99 versus the 1 in 37 reported in some south Peoria census tracts. The Arrowhead corridor in 85382 sits in the middle, well above national averages but below the far-north Vistancia premium. Buyers concerned about safety should weight the neighborhood grade more heavily than the citywide rating.

Major Employers & Commute

Peoria’s economic position is fundamentally different in 2026 than it was even three years ago, and that economic shift is the single largest factor driving Peoria Arizona Real Estate demand. The single biggest demand driver is no longer inside the city… it’s the $165 billion TSMC semiconductor expansion in north Phoenix, accessible from north Peoria via Loop 303 in 15 to 25 minutes. TSMC alone is projected to add over 6,000 direct jobs by 2030, with supply-chain partners filling another estimated 20,000 jobs in the broader corridor. Peoria has positioned the 7,000-acre Peoria Innovation Core directly adjacent to this growth zone to capture supplier co-location. Beyond TSMC, Peoria buyers commute primarily to Glendale (Honeywell Aerospace, Luke AFB), north Phoenix, and the Sky Harbor corridor.

Top employers within commuting distance

The commute profile matters because it shapes which Peoria zip code is right for a buyer in the Peoria Arizona Real Estate market. A TSMC engineer wants 85383 north Peoria for the 18-minute Loop 303 commute. A Honeywell or Luke AFB employee benefits from 85381 or 85345 for the shorter Glendale push. Sky Harbor commuters can manage from any Peoria zip via Loop 101, though they should expect 30 to 45 minutes door to door.

New Construction… Vistancia Drives Peoria’s New Home Story

Peoria Arizona Real Estate has the largest active master-planned new-home program in the West Valley. The 7,100-acre Vistancia master plan in north Peoria 85383 has sold over 8,000 homes since 2004 and has been voted the #1 master-planned community in Arizona for 10 consecutive years by Ranking Arizona magazine. Northpointe at Vistancia is now the focal point of new construction: four national builders are operating models inside the same Northpointe village footprint as of June 2026. The 2026 builder lineup inside and around Vistancia:

• Shea Homes – Skymark at Northpointe (active, all-ages): Northpointe at Vistancia, Peoria, AZ 85383 ✅. Elevated desert single-family homes on 188 homesites Shea closed on in 2024. Two collections (Ascent and Emblem). Access to the Sovita Club private rec center and 10-acre amenity park. About 5 minutes from Loop 303.
• Shea Homes – Ridgecrest, a Trilogy Boutique Community (active 55+, first closings recorded in June): Northpointe at Vistancia, Peoria, AZ 85383 ✅. Models open. Three new home collections from 1,649 to 3,040 sq ft across 10 floor plans. Homes starting in the $500,000s. Open Wellness + Social Club amenity center. First Ridgecrest closings were recorded in June 2026 (2-bed, 1,813 sq ft floor plan trading at approximately $565,000 or $312 per square foot).
• Pulte Homes – Northpointe at Vistancia (active): Northpointe at Vistancia, Peoria, AZ 85383 ✅. Five model homes open, seven floor plans from 1,730 to 2,821 sq ft, priced in the low-$500,000s. The most accessible new-construction price point inside Northpointe. Strong entry product for first-time North Peoria buyers.
• David Weekley Homes – Northpointe at Vistancia (active): Northpointe at Vistancia, Peoria, AZ 85383 ✅. Two model homes open, seven floor plans from 2,371 to 2,985 sq ft, priced in the mid-$700,000s. Premium production product. Note: this is separate from David Weekley’s Five North townhome program.
• David Weekley Homes – Five North at Vistancia (active townhomes): Five North at Vistancia, Peoria, AZ 85383 ✅. Closed on the first 44 acres in October 2025. Plans for 117 single-family homes and 164 townhomes inside the Vistancia Commercial Core. First Peoria townhome product in a master-planned setting in years.
• Beazer Homes – Northpointe at Vistancia (active): Northpointe at Vistancia, Peoria, AZ 85383 ✅. Fully active as of July, models open. Pricing tracks between Pulte and David Weekley in the $600,000s range with production single-family product.
• Brightland Homes (active): The Village at Vistancia, Peoria, AZ 85383 ✅. 40 new lots on 10.8 acres, models opened late 2025 / early 2026. Multi-generational family-friendly product.
• Pulte Homes (active): Tierra Del Rio and adjacent north Peoria parcels, Peoria, AZ 85383 ✅. Mid-range production single-family product along Happy Valley Parkway, easy Loop 303 access.
• Lennar (active): Multiple north Peoria parcels, Peoria, AZ 85383 ✅. Production single-family product across several price tiers.

Important disclosure: Builder sales reps work for the builder, not for you. Their job is to maximize the builder’s net proceeds. With four national builders now competing for the same Northpointe buyer pool and traffic softening into the summer slowdown, the negotiating environment has shifted materially in favor of buyers. Rate buydowns, closing cost credits, and design center allowances are all moving deeper than they were 60 or 90 days ago. Bringing a dedicated buyer’s agent costs the buyer nothing (the builder pays the cooperating broker out of marketing budget) and ensures someone is reading the purchase contract on your side.

Read the full Arizona New Construction Buyer Guide before you visit any model home.

Condos & Townhomes… July 2026

Peoria Arizona Real Estate has a small attached-housing market relative to its single-family base, but it offers some of the most affordable entry points in the West Valley. Most existing condo inventory is concentrated in 85345 and 85381 in 1980s-1990s low-rise complexes. The new David Weekley townhome product at Five North in Vistancia is the first new attached-housing master plan in north Peoria in a decade and will reshape the upper end of the market through 2027 and 2028.

Active Condo & Townhome Communities (Verified)

• Park Place Condominiums… 85345 Peoria, AZ ✅. Established 1980s condo complex, entry-level pricing, primary investor and first-time buyer pool.
• Greenway Palms… 85345 Peoria, AZ ✅. Affordable 1980s-1990s attached-housing community south of Bell Road.
• Villas at Pinnacle Heights… 85383 Peoria, AZ ✅. Mid-range townhome product in north Peoria, more recent build.
• Five North at Vistancia townhomes… 85383 Peoria, AZ ✅. New construction by David Weekley. 164 townhomes planned inside the Vistancia Commercial Core. Pricing expected to set new Peoria townhome ceiling.

What Peoria Residents Say

Themes drawn from publicly published community reviews and resident polls across north and central Peoria neighborhoods give a clearer picture of what life inside Peoria Arizona Real Estate actually looks like:

Frequently Asked Questions

Resources

Peoria Business & Commercial Real Estate

Peoria’s commercial real estate trajectory in 2026 is being rewritten by two forces: the Loop 303 industrial corridor pulling semiconductor suppliers north out of Phoenix, and the Peoria Innovation Core positioning itself as a 7,000-acre mixed-use employment hub between Vistancia and TSMC. These same forces also drive Peoria Arizona Real Estate residential demand from supplier-ecosystem workers. Office demand is steady, retail anchored by Park West and Arrowhead Towne Center continues to absorb new tenants, and industrial vacancy along Loop 303 sits at historic lows.

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:

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Thinking about acquiring or selling a Peoria commercial building? The Loop 303 industrial corridor, the Peoria Innovation Core, and the maturing Vistancia Commercial Core represent three distinct commercial sub-markets inside one city. Each requires a specialist who understands the absorption story. 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.

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