Sun Lakes AZ market report
Sun Lakes Arizona Real Estate Market Report: October 2026
Market data area: Sun Lakes community (part of ZIP 85248).
Sun Lakes Arizona real estate key facts
- The median single-family sale price in the Sun Lakes community (part of ZIP 85248) is $430,000 on 29 closed sales, a small sample, so the change from a year earlier is not a reliable read.
- 29 single-family homes sold in the latest month of closings, and they spent 71 days on market.
- Inventory equals 2.9 months of supply, which makes the area a seller’s market.
- This Sun Lakes AZ market report covers Sun Lakes homes for sale, updated monthly.
Talk to a full-time agent in Sun Lakes
Two quick steps. Prefer to read first? The full report is below, with another form at the end.
Sun Lakes Arizona real estate snapshot: October 2026
This Sun Lakes Arizona real estate report covers every number that moves a price in Sun Lakes: closings, pending sales, inventory and time on market for single-family homes. Whether you are browsing Sun Lakes homes for sale or getting ready to sell, start here.
| Latest month, single‑family | Year earlier | Latest | Change |
|---|---|---|---|
| Median sale price | $479,000 | $430,000 | -10.2% |
| Average sale price | $484,500 | $455,893 | -5.9% |
| Closed sales | 35 | 29 | -17.1% |
| Pending sales | 25 | 25 | +0.0% |
| New listings | 50 | 61 | +22.0% |
| Homes for sale | 123 | 113 | -8.1% |
| Days on market | 78 | 71 | -9.0% |
| Share of list price received | 96.7% | 98.3% | +1.6 pts |
| Months of supply | 3.7 | 2.9 | -21.6% |
The worry: Sellers often ask how much it costs to sell a house in Arizona, and the list price alone does not answer it. The fix: Your net depends on price, concessions and closing costs, so get a written price opinion and a net sheet from a full-time listing agent.
Year to date in Sun Lakes Arizona real estate: 376 homes closed at a $487,800 median, versus 317 at $510,000 a year earlier, so more homes have sold at a lower median than last year.
What it means for buyers
You have leverage, but it is thin. Sellers still received 98.3% of asking, so build your offer from closed sales on your street, not from list prices. Your full-time Sun Lakes buyer’s agent pulls those comps before every offer.
What it means for sellers
Pending sales are up 0.0%, but buyers still compare every listing, and pricing on day one decides your net. Start with a real price opinion for your Sun Lakes home, then compare plans from a full-time listing agent in your zip.
Here is what the October 2026 Sun Lakes Arizona real estate numbers mean for your next move.
October 2026 Buyer & Seller Takeaways
- Buyers: Base every offer on recent closed comps rather than asking prices: sellers took 98.3% of list in the latest month. Start with the homes that have been listed longest, and have a dedicated buyer’s agent check the comps before you offer.
- Sellers: Across the Sun Lakes community (part of ZIP 85248), homes are taking 71 days to sell and pending sales are up 0.0% from a year earlier, so use this Sun Lakes AZ market report to set your list price from closed sales, then interview a full-time Sun Lakes listing agent.
- Out-of-state buyers: Get a dedicated agent touring Sun Lakes homes for sale on video before you fly in. We walk the street, the HOA and the commute for you on a live call, so your trip is for the final two or three homes.
The worry: Buyers and sellers both search who pays closing costs in Arizona. The fix: The purchase contract decides it, and seller concessions can shift costs, so ask for an estimated settlement statement before you sign; a full-time listing agent or buyer’s agent negotiates those terms.
How to read this Sun Lakes AZ market report
Months of supply is how long current listings would last at today’s sales pace; under 3 favors sellers, 3 to 6 is balanced. Pending sales are homes under contract, the earliest sign of where closings go next. Share of list price shows how much room buyers are negotiating. Read the three together before you set a price or write an offer.
What else moved this month
Across Sun Lakes Arizona real estate, closed sales fell 17.1% to 29 while new listings rose 22.0% to 61, and homes for sale were down 8.1% from a year earlier. The average sale price of $455,893 sits above the $430,000 median because higher-priced homes pull the average up, so the typical home costs closer to the median than the headline average suggests.
12-month Sun Lakes Arizona real estate trend: single-family median sale price
Over the past 12 months, single-family medians in Sun Lakes Arizona real estate ranged from $430,000 to $535,000, a $105,000 band. The latest month closed at $430,000, down from $500,000 the month before and 10.2% below the same month a year earlier, a change that rests on a small sample of 29 sales. Month-to-month medians move with the mix of homes that close, so read the line, not one point. Each month this Sun Lakes AZ market report adds the newest closings to the line.
What a pricing mistake costs in Sun Lakes
Sun Lakes sellers received 98.3% of asking in the latest month, about $7,300 under list on a $430,000 home, before any concessions. Sellers who priced right closed in about 71 days; sellers who guessed are still sitting, cutting and handing leverage to the buyer. Buyers face the mirror image: overpay by 5% on a $430,000 home and you start $21,500 behind before your first payment. That is why we put a dedicated full-time local agent on every Sun Lakes Arizona real estate move.
DON’T make a $100,000 mistake and hire a part-time or out-of-area agent.
Here is how that mistake happens with Sun Lakes Arizona real estate:
- Pricing against the wrong comps. A blended-ZIP median or a different subdivision is not your home’s market. Sellers in the Sun Lakes community (part of ZIP 85248) received 98.3% of asking in the latest month; misread the comps by 5% on a $430,000 home and that is $21,500.
- Missing an HOA, floodplain or airport issue. HOA rules, a mapped floodplain or an airport noise or flight-path area can change a home’s value. Check any address on the Flood Control District of Maricopa County floodplain page before you are under contract, and have your agent pull the official airport disclosure maps.
- Losing negotiation leverage. Seller concessions are negotiated, and a weak first offer or counter can leave thousands on the table.
Work with a dedicated full-time local agent: a full-time buyer’s agent if you are buying, or a full-time seller’s agent if you are selling.
Sun Lakes homes for sale by zip code
Sun Lakes Arizona real estate covers about 5.4 square miles of unincorporated Maricopa County south of Chandler, inside ZIP 85248, which it shares with part of Chandler.
Sun Lakes homes for sale: what each part of Sun Lakes offers
Sun Lakes country clubs: 85248
Sun Lakes is made up of separate country club communities, each with its own association, rules, fees and amenities.
Riggs Road and Alma School Road
The main roads through Sun Lakes, with the Interstate 10 access to the west.
Ask us for single-family comps on your exact street before you write an offer on Sun Lakes homes for sale or set a list price.
Sun Lakes Arizona real estate neighborhoods to know
Zip codes tell you price. Neighborhoods tell you how it feels to live there. These are the Sun Lakes Arizona real estate names our agents hear most from buyers.
- Sun Lakes Country Club (HOA #1). The original Sun Lakes association; see the Sun Lakes Country Club site for its rules.
- Palo Verde. A separate country club association with its own fees and rules.
- Cottonwood and Oakwood. Two more country club associations, each with its own golf courses and fees.
- Ironwood. The newest of the Sun Lakes country club associations, with its own rules and fees.
- Golf course lots. Many homes back to a golf course or lake; ask us which ones are for sale now.
Every Sun Lakes Arizona real estate neighborhood above behaves differently when prices soften. Ask us how the last three months of sales played out in the exact community you are considering.
Which cities near Sun Lakes should buyers compare against?
Sun Lakes sits in Maricopa County; compare Sun Lakes Arizona real estate with every city in our Maricopa County guide. Times are approx. drive time from Sun Lakes Boulevard at Riggs Road, no traffic, by our routing to each city’s mapped center.
How Sun Lakes compares with its neighbors
Many Sun Lakes buyers also tour Chandler, Gilbert and Queen Creek before they decide, so we track each of those markets every month alongside Sun Lakes Arizona real estate. Sun Lakes is unincorporated, so Maricopa County, the fire district and each association set the rules for an address.
Selling in one Valley city and buying in another? Timing both sides is where movers lose money. One full-time agent can line up your sale and purchase so you are not carrying two mortgages or rushing into the wrong home.
Buying Sun Lakes Arizona real estate this fall: a 5-step plan
- Set your number from closed sales, not list prices. Sun Lakes sellers received 98.3% of asking in the latest month. On a $430,000 home that is about $7,300 of room, so build your offer around recent closings on your street.
- Pick the zip before the house. Sun Lakes Arizona real estate prices vary by country club association, floor plan and whether the lot backs to a golf course or lake. Compare fees and rules for each association before you narrow your search.
- Target homes that have sat. With 71 days on market and pending sales up 0.0%, Sun Lakes homes for sale that have sat for several weeks are where sellers listen. Our team flags those listings the day they cross that line.
- Check jurisdiction lines, HOA rules and school boundaries. Because Sun Lakes is unincorporated, Maricopa County provides most services and the Sun Lakes Fire District covers fire and medical calls. Sun Lakes is a 55+ age-restricted community under its own rules (HOPA, the Housing for Older Persons Act; see the U.S. Department of Justice Fair Housing Act page). Each country club association has its own fees and rules, so check them before you write an offer.
- Put a full-time agent on your side. Tell us your goal in 60 seconds with the form below, and a dedicated full-time Sun Lakes buyer’s agent who works your part of Sun Lakes gets back to you.
Selling Sun Lakes Arizona real estate this fall: 4 pricing moves that work
- Price for today, not last spring. Over 12 months, the single-family median for Sun Lakes Arizona real estate moved between $430,000 and $535,000. Pricing above what recent closings support invites price cuts. We price from recent closings near you, not from online estimates.
- Win the first two weeks. With 113 Sun Lakes homes for sale and 25 pending, buyers compare everything. Photos, repairs and price need to be right on day one.
- Know your real competition. Resale houses in Sun Lakes compete with each other on association, lot, floor plan and updates, so price Sun Lakes Arizona real estate against recent sales in the same association first.
- Negotiate the net, not the price. Concessions can matter as much as the sale price, and a full-time Sun Lakes listing agent protects the number you actually walk away with.
Sun Lakes Arizona real estate: age rules, seasonal ownership and investing
Age rules and seasonal ownership
Sun Lakes is a 55+ age-restricted community under its own rules (HOPA, the Housing for Older Persons Act; see the U.S. Department of Justice Fair Housing Act page). Before you buy, read the age rules, the deed restrictions and the association membership and fees that come with the property, plus any rules on seasonal use and rentals. If you’re relocating, see our Arizona relocation guide.
Buying to rent or hold
Sun Lakes Arizona real estate has rental demand, but age rules, association rental rules and minimum lease lengths apply, so check them before you buy a rental. Before you buy a rental, confirm the HOA rental rules and local licensing for the exact address. Already own one? We offer $99-a-month flat-fee property management, and we help investors plan an Arizona 1031 exchange inside the 45-day and 180-day windows.
Why Sun Lakes movers choose our team
- 99 city reports, 15 county guides. Beyond this Sun Lakes AZ market report, we publish market reports for 99 Arizona cities and communities and all 15 Arizona counties, so your agent sees how Sun Lakes Arizona real estate compares with every nearby market.
- Full-time agents only. Never a part-timer, never a call center. Here is why full-time matters.
- Real numbers, not robot estimates. Pricing in this Sun Lakes AZ market report comes from actual Sun Lakes closings, not an automated value. See why online estimates get Arizona homes wrong.
- Local knowledge. Which association a home sits in, which lots back to a golf course or lake, and what each association charges: our agents know Sun Lakes street by street, and price Sun Lakes Arizona real estate from that detail.
Living in Sun Lakes: schools, county services and jobs
Sun Lakes is home to 14,868 residents, according to the U.S. Census Bureau 2020 Census count for the Sun Lakes CDP (linked in Sun Lakes market drivers).
Nearby schools
Source: Arizona State Board of Education FY2025 A-F letter grades, Arizona Department of Education final FY2025 file; school detail on Arizona School Report Cards. Grades served and school ZIPs from the National Center for Education Statistics school search. Verify attendance boundaries with the district.
The worry: Buyers search Arizona school grades, then learn that the closest school is not always the one assigned to an address. The fix: Use the FY2025 grades below as a starting point and confirm the attendance boundary with the district; your buyer’s agent checks it for the exact address.
| District serving Sun Lakes addresses | FY2025 district grade | Schools graded | Where it serves Sun Lakes |
|---|---|---|---|
| Chandler Unified District #80 | A | 48 | 1 graded schools with a Sun Lakes address (85248) |
Top elementary schools. Among district schools with Sun Lakes addresses, the highest FY2025 K-8 scores belong to Chandler Traditional Academy – Independence (Chandler Unified #80, A, 88.84).
High schools. No graded district high school has a Sun Lakes address in the FY2025 file; ask the district which high school serves a specific address.
Chandler Traditional Academy – Independence
88.84 total points. School address in 85248.
ADE A88.84 pointsGrades are neutral public information and one of many factors a household may weigh. We do not recommend or discourage any area based on school data.
Sun Lakes crime data and police coverage: October 2026
The worry: A common search is which Arizona city has the lowest crime rate, but city rankings mix different sources and methods. The fix: Read the sourced figures below side by side and look up the exact address; a local buyer’s agent can tour the street with you at different hours.
2 public sources cover crime in Sun Lakes, each with its own method: AreaVibes and FBI Crime Data Explorer. The FBI Crime Data Explorer counts offenses the Maricopa County Sheriff’s Office reported; AreaVibes grades the area in its own way. A grade or a rate is not a promise about any street.
Sun Lakes crime by source, side by side
Each source measures crime differently, so read each column on its own terms rather than against the others.
| Source | AreaVibes | FBI Crime Data Explorer |
|---|---|---|
| What it measures | Crime grade and reported crimes per 100,000 residents, from FBI data | Offenses reported by the Maricopa County Sheriff’s Office for all the areas it patrols, not Sun Lakes alone |
| Sun Lakes figure | Grade A+, from an estimated 843 crimes per 100,000 residents (Arizona 2,214; US 2,119); no locally reported count is published for Sun Lakes | 2024: 1,159 violent (276.9 per 100,000) and 3,773 property (901.2 per 100,000). 2025 is left out because the published months are incomplete |
| Period | 2024 data (estimate) | Calendar year 2024 |
| Checked | October 12, 2026 | October 12, 2026 |
Crime data is one data point; tour the area at different times of day. Your buyer’s agent can walk the street with you at night and on a weekend before you write an offer.
Crime figures checked October 12, 2026. Per-resident rates read higher around retail and commercial blocks, where few people live. Look up any specific address yourself before you decide.
Law enforcement jurisdiction in Sun Lakes
Sun Lakes is an unincorporated community in Maricopa County, so it has no city or town police department. Law enforcement comes from the Maricopa County Sheriff’s Office. ZIP 85248 also covers part of Chandler, which the Chandler Police Department serves, so check which side of the line an address sits on.
Fire and emergency medical service in Sun Lakes comes from the Sun Lakes Fire District, a separate fire district with its own budget; ask which station serves a specific home before you buy. Sun Lakes covers about 5.4 square miles of land, per the Census Bureau gazetteer.
Major employers and commute times
The nearest hospitals and larger employment centers for Sun Lakes are in Chandler, along the Price Road corridor and around Chandler Regional Medical Center. Times below are approx. drive time, no traffic, from Sun Lakes Boulevard at Riggs Road, computed with the public OSRM road router to each employer’s main site in the area. Your rush-hour drive will be longer.
- Intel Ocotillo campus 5 min, approx. drive time, no traffic
- Chandler Regional Medical Center 13 min, approx. drive time, no traffic
- Phoenix Sky Harbor International Airport 30 min, approx. drive time, no traffic
- Phoenix-Mesa Gateway Airport 31 min, approx. drive time, no traffic
Before you write an offer on Sun Lakes Arizona real estate, your agent pulls the tax history and checks the commute at the hours you actually drive.
Buying Sun Lakes Arizona real estate from out of state
Many buyers of Sun Lakes Arizona real estate are relocating from colder or pricier states. The biggest mistake we see is buying from a photo without knowing the street, the HOA or the commute. Relocating to Sun Lakes? A local buyer’s agent can tour homes for you on live video and tell you what the listing photos leave out, before you fly in.
Start with the Sun Lakes association whose rules and fees fit your plans, then compare Sun Lakes Arizona real estate listings against real closings, not list prices. Read our moving to Arizona guide for climate, costs and timing.
More Sun Lakes Arizona real estate help from our team
Not every Sun Lakes Arizona real estate move is a simple house purchase, and each request below gets a dedicated full-time specialist. If you are selling, you get real comps from a full-time agent, not an automated online estimate. Seasonal buyers can compare Sun Lakes homes with single-family homes, HOA rules and rental limits here and in nearby Chandler and Gilbert.
Buying or selling a Sun Lakes business, with or without the real estate? We work with full-time business brokers who value, market and close with complete confidentiality. Retail, office, industrial, flex and multifamily belong with a full-time commercial agent, not a residential agent who handles one occasionally. For land and acreage, we check zoning, water, utilities and access before you commit, so a great price doesn’t become an unbuildable parcel.
Sun Lakes and Valley events: October 2026 to spring 2027
Touring Sun Lakes Arizona real estate listings from out of town? Plan a trip around one of these.
| When | Event | Link |
|---|---|---|
| Oct 24, 2026 | Phoenix Suns home opener The Suns’ downtown Phoenix arena, vs. Warriors. Home games run through April 9, 2027. | Official site |
| Oct 25 to Jan 3 | Arizona Cardinals home games The Cardinals’ stadium in Glendale: Oct 25, Nov 15, Nov 29, Dec 6, Dec 20 and Jan 3. Week 18 home game vs. 49ers: the weekend of Jan 9 to 10, 2027, with the exact day set by the league after Week 17. | Official site |
| Fri Apr 2, 2027 | Arizona Diamondbacks Home opener Friday, April 2, 2027 vs. the Marlins, at the Diamondbacks’ downtown Phoenix ballpark. | Official site |
Dates checked October 11, 2026 on each event’s or team’s official site. Every date above is the one published on that official site.
Why Sun Lakes Arizona real estate matters in 2026
Sun Lakes market drivers
These are the forces behind Sun Lakes Arizona real estate prices this year.
- Chandler jobs. Chandler’s Price Road corridor and hospitals sit a short drive north of Sun Lakes (see major employers for approx. drive times by our routing).
- Unincorporated. Sun Lakes is not a city, so the Maricopa County Sheriff’s Office and Maricopa County handle police and most services; see police coverage.
- Age rules. Sun Lakes is a 55+ age-restricted community under HOPA, which limits who can buy and live there under its rules.
- Association fees. Each country club association sets its own fees and rules, which buyers weigh along with price.
- Interstate 10. Interstate 10 runs along the west side of Sun Lakes, so the drive to Phoenix and Tempe shapes demand.
- Population. Sun Lakes had 14,868 residents in the U.S. Census Bureau 2020 Census count for the Sun Lakes CDP.
Moving to Sun Lakes from California, Washington or Texas?
The Census Bureau’s latest State-to-State Migration Flows: 2024, Table 1 (American Community Survey 1-year estimates) counts 52,383 people (±6,890) living in Arizona who lived in California a year earlier, the most from any state, followed by Washington (17,601, ±3,256) and Texas (10,306, ±2,404). These are survey estimates for 2024 with margins of error.
Sun Lakes versus California. In this Sun Lakes AZ market report, the single-family median sale price is $430,000. For California, the Census Bureau’s QuickFacts lists a median value of owner-occupied housing units of $734,700 (2020-2024 American Community Survey 5-year estimate); that is an owner-reported value, a different measure from a sale price. Sun Lakes had 14,868 residents in the U.S. Census Bureau 2020 Census count for the Sun Lakes CDP; California has 39,355,309 in the Census Vintage 2025 estimates.
Retirement income. Arizona does not tax Social Security retirement benefits; the Arizona Department of Revenue lists them among income Arizona law does not tax.
Buying from out of state. A dedicated full-time Sun Lakes buyer’s agent tours Sun Lakes Arizona real estate listings for you on live video and checks what listing photos leave out: whether a street sits in an airport noise or flight-path area, whether a lot backs onto a wash or sits in a mapped floodplain (look up any address on the Flood Control District of Maricopa County floodplain page), what the HOA rules allow, and which school district serves the address, since district lines and city lines differ in Sun Lakes.
The worry: Buying a house in Arizona from out of state is a top search, and the risk is buying from photos alone. The fix: Have a local buyer’s agent tour homes for you on live video, then read our moving to Arizona guide.
Census, Department of Revenue and Flood Control District pages checked October 2026.
How we build this Sun Lakes Arizona real estate report
Every area-wide number in this Sun Lakes Arizona real estate report is our market data for Sun Lakes, reported for single-family homes. Zip-level figures return once the current month’s zip data is complete; we do not show older zip numbers next to newer area-wide data. We never publish a number we cannot verify; when a figure is not available, such as a monthly new construction series or price per square foot, we leave it out instead of guessing. Builder prices come from each builder’s own site and change often, and event dates were checked on official sites. We refresh this report every month.
Sun Lakes Arizona real estate FAQ
What is the median home price in Sun Lakes, AZ right now?
The median single-family sale price in Sun Lakes was $430,000 in the latest month of closings, on 29 sales. That is a small sample, so the 10.2% change from $479,000 a year earlier is not a reliable read on its own; the 12-month trend is a better guide.
Is Sun Lakes a buyer’s or seller’s market in October 2026?
Sun Lakes is a seller’s market. Inventory equals 2.9 months of supply, pending sales rose 0.0% year over year, and sellers received 98.3% of list price.
How long does it take to sell a house in Sun Lakes?
Single-family homes that closed in the latest month spent 71 days on market, 7 days faster than a year earlier. Pricing right on day one is the biggest factor you control.
How many homes are for sale in Sun Lakes?
In the latest month, 113 single-family homes were for sale in Sun Lakes, with 61 new single-family listings added during the month.
What zip codes are in Sun Lakes, AZ?
Sun Lakes uses ZIP 85248, which it shares with part of Chandler, so our Sun Lakes figures cover the Sun Lakes community only. Check where any address sits.
Which school districts serve Sun Lakes addresses?
The districts with the most graded schools at Sun Lakes addresses are Chandler Unified District #80 (A) in the FY2025 Arizona A-F letter grades. Always confirm the district for the exact address before you write an offer.
How many people live in Sun Lakes?
Sun Lakes had 14,868 residents in the U.S. Census Bureau 2020 Census count for the Sun Lakes CDP.
Who pays closing costs in Arizona?
The purchase contract sets which closing costs the buyer pays and which the seller pays, and seller concessions can shift buyer costs to the seller. Ask for an estimated settlement statement before you sign.
How much does it cost to sell a house in Arizona?
It depends on the sale price, the commission you negotiate, any concessions, and your share of closing costs and loan payoffs. Ask a full-time listing agent for a written net sheet built on recent Sun Lakes closings.
Your next Sun Lakes move starts with one message
Read this Sun Lakes Arizona real estate report, then tell us where you are headed. We’ll do the local legwork and protect your money like it is ours. Buying, selling, a condo or a new build, one message puts a full-time agent from our Sun Lakes team to work for you.
Get started with a dedicated full-time agent
Two quick steps. A full-time local agent who works your part of Sun Lakes replies personally.
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Call Arizona Homes and Condos Realty at (480) 490-4865 or visit ArizonaHomesandCondos.com.
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