Real Estate Investing in Fountain Hills, Arizona (85268)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 85268 (Fountain Hills, AZ)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 16.1% of homes vacant — above national norms.
What’s happening in Fountain Hills, AZ (85268)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 85268 Fountain Hills
ZIP 85268 inside Maricopa County looks affordable on the surface — median value of $668K — but the discount exists for reasons that a careful buyer should understand before committing.
For an experienced owner, 85268 can be a a viable market for hunting ground — but the discount at $668K reflects genuine risk that outside investors often underestimate.
Nearby ZIPs in Fountain Hills have seen price recovery that 85268 has not matched. Maricopa County data supports the view that the spread is structural rather than temporary.
Demographically, 85268 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 85268 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Fountain Hills:
Property Strategy for 85268
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $382,727 | $2,080 | 3.9% | +6.6% | $191,364 |
| 3BR | $691,511 | $2,770 | 2.9% | +7.7% | $230,504 |
| 4BR | $1,057,749 | $3,080 | 2.1% | +8.7% | $264,437 |
| 5BR | $1,525,441 | — | — | +9.7% | $305,088 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 85268 Compare?
| Metric | 85268 | Fountain Hills | Phoenix-Mesa-Chandler, AZ | Arizona |
|---|---|---|---|---|
| Home Value | $667,568 | $667,568 | N/A | $419,643 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 6.5% |
| Avg Rent | $2,294 | $2,294 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 85268 (Fountain Hills, AZ). Anonymous, moderated, never written by AI.
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Property managers serving Maricopa County
Manage rentals here? List your business →Active Renter Property Management offers rental property management services in Phoenix, Arizona, including a 6-month tenant guarantee. summary from their website
Arête Realty and Property Management, LLC offers property management services and real estate expertise in Glendale, Avondale, Chandler, Mesa, Gilbert, Sun City, Paradise Valley, Scottsdale, and Peori summary from their website
Arizona Community Management Services offers a comprehensive suite of services for Association leaders, including board training, financial management, and covenants enforcement, with decades of exper summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $667,568 |
| Monthly Rent | $2,294 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 6.3% |
📈 Home Appreciation
| 1-Year | +1.0% ▲ |
| 3-Year CAGR | +1.6% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +6.0% ▲ |
🏠 Rent Trends
| 1-Year | -8.8% ▼ |
| 3-Year CAGR | -1.2% ▼ |
| 5-Year CAGR | +1.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 85268
Population: 23,895
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 85268
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,983 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical renter like in Fountain Hills, AZ?
Working renters make up the core of the Fountain Hills, AZ tenant base. The pool is reasonable for investors targeting long-term holds.
What is it like being a landlord in Fountain Hills, AZ?
Fountain Hills, AZ falls under AZ landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
How much does a house cost in Fountain Hills, AZ?
Typical homes in Fountain Hills, AZ go for around $668K. The 5-year CAGR of 0.0% predictable price movement.
Are there empty rentals in Fountain Hills, AZ?
Occupancy in Fountain Hills, AZ runs stable with elevated vacancy. Well-priced units at $2,294/mo lease on reasonable timelines.
How much do tenants pay in Fountain Hills, AZ?
Rents in Fountain Hills, AZ run near $2,294/mo. Compared with median home prices of $668K that produces solid gross yields for typical rentals.
You know 85268 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 85268 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 85268 ranks in Phoenix-Mesa-Chandler, AZ
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