15103 E Palisades Blvd · Fountain Hills, AZ 85268

$925,000

5 bd · 3.0 ba · 2,151 sqft · SingleFamily public records · 71 Days on market

Built 1984 0.42 ac lot $430/sqft · 8% above area Est $1242k · 26% under

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.4/30.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spectacular views & over $360K in a recent addition & other improvements! This 5 bedroom + den, 3.5 bath home has been remodeled & includes the addition of a new, spacious primary suite on the main level. Feel pampered every day in the spa-like bathroom featuring an oversized dual-head shower, free-standing tub, dual sink vanity & private toilet room. The suite even has it's own water heater. Two walk-in closets - wait until you see the largest one! Multiple mini-split A/C's ensure you can sleep at just the perfect temperature for you without having to make the whole house the same temp! Gorgeously remodeled kitchen features a 5 burner induction cooktop plus stainless steel appliances & apron-front sink. Walk-in pantry with trendy frosted glass door. Stylish backsplash & handsome ... granite counters with breakfast bar seating/serving space. Gorgeous new cabinetry with soft-close, pull-out shelves & trash/recycle cupboard. The kitchen is open to a great room that is currently used solely as a huge dining room with bar cart to entertain. Could also be used as a family room - use to suit your needs & furnishings. A half bathroom for guests is nearby. Another living room has a cozy wood burning fireplace newly remodeled with stacked stone & a beautiful mantle. Great mountain views are enjoyed through that room's huge picture window! Double french doors lead from that room to a den/home office. This space could be opened up to combine the rooms for a larger family room if desired - again, use the spaces to suit your lifestyle! The laundry room is also on the main level - washer & dryer included! All 4 secondary bedrooms & two bathrooms are upstairs. The bedrooms are generous in size & one has it's own private balcony. One was the original primary bedroom, so is a huge room with an ensuite bathroom. This could also be used as a wonderful recreation/bonus room to entertain in since it has french doors to the HUGE rooftop deck. Wait until you see how much deck space there is & the endless views you get in all directions! Imagine the happy hours & other gatherings you can host up there! And if you want even more rooftop deck space to entertain on, the addition was built to be walked on - put steps up to it for AWESOME 360 degree views! You can see the world-famous Fountain, 4th of July fireworks, etc & of course, spectacular mountain, city light, sunrise & sunset views! RV owners will love the extra wide RV gate & RV parking complete with hook-ups for water, electric, & septic clean-out. Two car garage plus extra slab parking & a front circle drive! Smart features in the home include Alexa-enabled light switches, ceiling fans, mini-splits & central air thermostats, front door lock, porch lights, & more - even the washer/dryer & primary bathroom shower can be turned on by voice! The solar panels in the backyard were privately financed (as separate personal property - not a lien on the home/mortgage). Sellers would like to take them, but that is negotiable with the right offer. Sellers will remove the posts they are installed on prior to close as well if preferred by Buyer or the posts can stay (use them to build a gazebo for covered seating or an outdoor kitchen/BBQ island, etc. - they are extremely sturdy!). Speak with listing agent for more information/options. Sellers will also remove the bocce ball court prior to close of escrow if Buyer prefers. Included in the over $360K in improvements referenced: new primary suite addition ($200K in 2023), NEW roof & roof deck surface (2/2026), new patio cover outside bedroom with deck access, two Trane A/C's (2021), all new flooring (LPV & tile), fresh exterior & interior paint, Anderson windows throughout original portion of home, brand new kitchen (2021), all bathrooms remodeled (last one completed 2026), electrical panel upgraded to 400 AMP (2022), fireplace remodeled, all new lighting (down to the outlets, switches, etc), new ceiling fans, $8K in new landscaping rock, & more! Ready to move-in & enjoy as is, or keep going & spruce up the pool & create your dream backyard with all of the open space ... room for whatever you want! Tour today & you will want to call this house home!

Key facts

• Free-standing tub
• Spa-like bathroom
• Dual sink vanity

Tags

• NEW SPACIOUS PRIMARY SUITE
• SPA-LIKE BATHROOM
• OVERSIZED DUAL-HEAD SHOWER
• FREE-STANDING TUB
• DUAL SINK VANITY
• PRIVATE TOILET ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $925k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $713k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $533k (42.4% below list).
• Recommended offer: $533k (42.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.3% in Fountain Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#45 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: amenities F, commute F, cost of living F.
• Fountain Hills Unified District (4247) (other): math 32% / reading 47% proficiency, ranked #61 of 249 in AZ (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mcdowell Mountain Elementary School (math 47% / reading 57%, grade C-, #243 of 1,109 statewide, top 23%, 297 students, 32% FRL); Fountain Hills Middle School (math 31% / reading 45%, grade F, #54 of 218 statewide, top 25%, 390 students, 22% FRL); Fountain Hills High School (math 27% / reading 47%, grade F, #84 of 381 statewide, top 23%, 466 students, 17% FRL).
• Market conditions: Rents rising (+1.0%/yr); 453 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $5,325/mo this rent would consume 57% of the median local household income ($113k/yr) (locally 374% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($870k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $74k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $437k; list at $925k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 4→11/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $532,545 (42.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.58% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 14.5

CMA / ARV

• ARV (median comp): $1,241,852
• List price: $925,000
• Delta: -25.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15110 E Palomino Blvd	0.54mi	4/2.0 (-1)	2,130 (-1%)	17mo	$722,000	$339	50
15009 E Palomino Blvd	0.53mi	4/2.0 (-1)	2,281 (+6%)	8mo	$573,000	$251	49
15555 E Cholla Dr	0.62mi	4/2.0 (-1)	2,355 (+10%)	1mo	$690,000	$293	46
11811 N Spotted Horse Way	0.65mi	4/3.0 (-1)	2,368 (+10%)	3mo	$835,000	$353	46
15505 E Sycamore Dr	0.53mi	4/3.0 (-1)	2,400 (+12%)	11mo	$769,500	$321	42
15602 E EL Lago Blvd	0.63mi	4/2.5 (-1)	2,454 (+14%)	6mo	$1,050,000	$428	35
15532 E Cavern Dr	0.64mi	4/2.5 (-1)	2,421 (+13%)	13mo	$825,000	$341	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.08×
• Total profit: $-237,085
• Equity at exit: $137,921

10-year hold

• IRR: -33.5%
• Equity multiple: -0.34×
• Total profit: $-347,691
• Equity at exit: $79,977

Cash invested: $259,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85268

• Rents YoY: 1.0%
• Active inventory: 453
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $5,325 medium
• Mortgage (P&I): −$4,851
• Tax from tax record: −$169 /mo · $2,029/yr
• Insurance: −$385
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,118
• Net cashflow: $-1,198

Break-even live

Break-even rent $6,842

Max offer price $713,328

Occupancy floor —

Sensitivity live

Price	-10% $-675	-5% $-936	+0% $-1,198	+5% $-1,460	+10% $-2,825
Rent	-10% $-1,619	-5% $-1,409	+0% $-1,198	+5% $-988	+10% $-778
Rate	-1.0pp $-732	-0.5pp $-963	base $-1,198	+0.5pp $-1,438	+1.0pp $-1,682

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $231,250
• Closing costs: $27,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15510 E Sycamore Dr Fountain Hills, AZ	4.0	2.5	2429	$3,695	$1.52	22d	1	0.56mi
15967 E Lost Hills Dr Fountain Hills, AZ	4.0	2.5	2790	$15,000	$5.38	0d	1	1.22mi

Listing history 23 events

1. 2026-06-21
   days on market $925,000 Active 71 DOM
2. 2026-06-18
   days on market $925,000 Active 68 DOM
3. 2026-06-17
   days on market $925,000 Active 67 DOM
4. 2026-06-16
   days on market $925,000 Active 66 DOM
5. 2026-06-15
   days on market $925,000 Active 65 DOM
6. 2026-06-13
   pricedays on market $925,000 Active 63 DOM
7. 2026-06-09
   days on market $949,900 Active 59 DOM
8. 2026-06-08
   days on market $949,900 Active 58 DOM
9. 2026-06-07
   days on market $949,900 Active 57 DOM
10. 2026-06-04
    days on market $949,900 Active 54 DOM
11. 2026-06-03
    days on market $949,900 Active 53 DOM
12. 2026-06-02
    days on market $949,900 Active 52 DOM
13. 2026-06-01
    days on market $949,900 Active 51 DOM
14. 2026-05-31
    days on market $949,900 Active 50 DOM
15. 2026-04-28
    price $975,000 4314-char remark

    Show marketing remark (4314 chars)

    Spectacular views & over $360K in a recent addition & other improvements! This 5 bedroom + den, 3.5 bath home has been remodeled & includes the addition of a new, spacious primary suite on the main level. Feel pampered every day in the spa-like bathroom featuring an oversized dual-head shower, free-standing tub, dual sink vanity & private toilet room. The suite even has it's own water heater. Two walk-in closets - wait until you see the largest one! Multiple mini-split A/C's ensure you can sleep at just the perfect temperature for you without having to make the whole house the same temp! Gorgeously remodeled kitchen features a 5 burner induction cooktop plus stainless steel appliances & apron-front sink. Walk-in pantry with trendy frosted glass door. Stylish backsplash & handsome ... granite counters with breakfast bar seating/serving space. Gorgeous new cabinetry with soft-close, pull-out shelves & trash/recycle cupboard. The kitchen is open to a great room that is currently used solely as a huge dining room with bar cart to entertain. Could also be used as a family room - use to suit your needs & furnishings. A half bathroom for guests is nearby. Another living room has a cozy wood burning fireplace newly remodeled with stacked stone & a beautiful mantle. Great mountain views are enjoyed through that room's huge picture window! Double french doors lead from that room to a den/home office. This space could be opened up to combine the rooms for a larger family room if desired - again, use the spaces to suit your lifestyle! The laundry room is also on the main level - washer & dryer included! All 4 secondary bedrooms & two bathrooms are upstairs. The bedrooms are generous in size & one has it's own private balcony. One was the original primary bedroom, so is a huge room with an ensuite bathroom. This could also be used as a wonderful recreation/bonus room to entertain in since it has french doors to the HUGE rooftop deck. Wait until you see how much deck space there is & the endless views you get in all directions! Imagine the happy hours & other gatherings you can host up there! And if you want even more rooftop deck space to entertain on, the addition was built to be walked on - put steps up to it for AWESOME 360 degree views! You can see the world-famous Fountain, 4th of July fireworks, etc & of course, spectacular mountain, city light, sunrise & sunset views! RV owners will love the extra wide RV gate & RV parking complete with hook-ups for water, electric, & septic clean-out. Two car garage plus extra slab parking & a front circle drive! Smart features in the home include Alexa-enabled light switches, ceiling fans, mini-splits & central air thermostats, front door lock, porch lights, & more - even the washer/dryer & primary bathroom shower can be turned on by voice! The solar panels in the backyard were privately financed (as separate personal property - not a lien on the home/mortgage). Sellers would like to take them, but that is negotiable with the right offer. Sellers will remove the posts they are installed on prior to close as well if preferred by Buyer or the posts can stay (use them to build a gazebo for covered seating or an outdoor kitchen/BBQ island, etc. - they are extremely sturdy!). Speak with listing agent for more information/options. Sellers will also remove the bocce ball court prior to close of escrow if Buyer prefers. Included in the over $360K in improvements referenced: new primary suite addition ($200K in 2023), NEW roof & roof deck surface (2/2026), new patio cover outside bedroom with deck access, two Trane A/C's (2021), all new flooring (LPV & tile), fresh exterior & interior paint, Anderson windows throughout original portion of home, brand new kitchen (2021), all bathrooms remodeled (last one completed 2026), electrical panel upgraded to 400 AMP (2022), fireplace remodeled, all new lighting (down to the outlets, switches, etc), new ceiling fans, $8K in new landscaping rock, & more! Ready to move-in & enjoy as is, or keep going & spruce up the pool & create your dream backyard with all of the open space ... room for whatever you want! Tour today & you will want to call this house home!

16. 2026-04-11
    listed $999,000 Active 4314-char remark

    Show marketing remark (4314 chars)

    Spectacular views & over $360K in a recent addition & other improvements! This 5 bedroom + den, 3.5 bath home has been remodeled & includes the addition of a new, spacious primary suite on the main level. Feel pampered every day in the spa-like bathroom featuring an oversized dual-head shower, free-standing tub, dual sink vanity & private toilet room. The suite even has it's own water heater. Two walk-in closets - wait until you see the largest one! Multiple mini-split A/C's ensure you can sleep at just the perfect temperature for you without having to make the whole house the same temp! Gorgeously remodeled kitchen features a 5 burner induction cooktop plus stainless steel appliances & apron-front sink. Walk-in pantry with trendy frosted glass door. Stylish backsplash & handsome ... granite counters with breakfast bar seating/serving space. Gorgeous new cabinetry with soft-close, pull-out shelves & trash/recycle cupboard. The kitchen is open to a great room that is currently used solely as a huge dining room with bar cart to entertain. Could also be used as a family room - use to suit your needs & furnishings. A half bathroom for guests is nearby. Another living room has a cozy wood burning fireplace newly remodeled with stacked stone & a beautiful mantle. Great mountain views are enjoyed through that room's huge picture window! Double french doors lead from that room to a den/home office. This space could be opened up to combine the rooms for a larger family room if desired - again, use the spaces to suit your lifestyle! The laundry room is also on the main level - washer & dryer included! All 4 secondary bedrooms & two bathrooms are upstairs. The bedrooms are generous in size & one has it's own private balcony. One was the original primary bedroom, so is a huge room with an ensuite bathroom. This could also be used as a wonderful recreation/bonus room to entertain in since it has french doors to the HUGE rooftop deck. Wait until you see how much deck space there is & the endless views you get in all directions! Imagine the happy hours & other gatherings you can host up there! And if you want even more rooftop deck space to entertain on, the addition was built to be walked on - put steps up to it for AWESOME 360 degree views! You can see the world-famous Fountain, 4th of July fireworks, etc & of course, spectacular mountain, city light, sunrise & sunset views! RV owners will love the extra wide RV gate & RV parking complete with hook-ups for water, electric, & septic clean-out. Two car garage plus extra slab parking & a front circle drive! Smart features in the home include Alexa-enabled light switches, ceiling fans, mini-splits & central air thermostats, front door lock, porch lights, & more - even the washer/dryer & primary bathroom shower can be turned on by voice! The solar panels in the backyard were privately financed (as separate personal property - not a lien on the home/mortgage). Sellers would like to take them, but that is negotiable with the right offer. Sellers will remove the posts they are installed on prior to close as well if preferred by Buyer or the posts can stay (use them to build a gazebo for covered seating or an outdoor kitchen/BBQ island, etc. - they are extremely sturdy!). Speak with listing agent for more information/options. Sellers will also remove the bocce ball court prior to close of escrow if Buyer prefers. Included in the over $360K in improvements referenced: new primary suite addition ($200K in 2023), NEW roof & roof deck surface (2/2026), new patio cover outside bedroom with deck access, two Trane A/C's (2021), all new flooring (LPV & tile), fresh exterior & interior paint, Anderson windows throughout original portion of home, brand new kitchen (2021), all bathrooms remodeled (last one completed 2026), electrical panel upgraded to 400 AMP (2022), fireplace remodeled, all new lighting (down to the outlets, switches, etc), new ceiling fans, $8K in new landscaping rock, & more! Ready to move-in & enjoy as is, or keep going & spruce up the pool & create your dream backyard with all of the open space ... room for whatever you want! Tour today & you will want to call this house home!

17. 2020-12-18
    soldstatus $437,000 Closed 460-char remark

    Show marketing remark (460 chars)

    Diamond in the rough: This home has been used as a second home for a long time. Pool has been replastered, new pump, filter and cleaning system in place. New flooring on lower level. Will need some TLC and upgrades. The 360 degree views from the wrap-around balcony are priceless...Lot extends beyound the rear fence, the area is large enough for tennis court or a guest house: Bring your imagination!! Existing furniture is included at no cost to the buyer.

18. 2020-12-18
    soldstatus $437,000

    Show marketing remark (460 chars)

    Diamond in the rough: This home has been used as a second home for a long time. Pool has been replastered, new pump, filter and cleaning system in place. New flooring on lower level. Will need some TLC and upgrades. The 360 degree views from the wrap-around balcony are priceless...Lot extends beyound the rear fence, the area is large enough for tennis court or a guest house: Bring your imagination!! Existing furniture is included at no cost to the buyer.

19. 2020-11-19
    status Pending 460-char remark

    Show marketing remark (460 chars)

    Diamond in the rough: This home has been used as a second home for a long time. Pool has been replastered, new pump, filter and cleaning system in place. New flooring on lower level. Will need some TLC and upgrades. The 360 degree views from the wrap-around balcony are priceless...Lot extends beyound the rear fence, the area is large enough for tennis court or a guest house: Bring your imagination!! Existing furniture is included at no cost to the buyer.

20. 2020-10-30
    price $450,000 460-char remark

    Show marketing remark (460 chars)

    Diamond in the rough: This home has been used as a second home for a long time. Pool has been replastered, new pump, filter and cleaning system in place. New flooring on lower level. Will need some TLC and upgrades. The 360 degree views from the wrap-around balcony are priceless...Lot extends beyound the rear fence, the area is large enough for tennis court or a guest house: Bring your imagination!! Existing furniture is included at no cost to the buyer.

21. 2020-09-24
    listed $475,000 Active 460-char remark

    Show marketing remark (460 chars)

    Diamond in the rough: This home has been used as a second home for a long time. Pool has been replastered, new pump, filter and cleaning system in place. New flooring on lower level. Will need some TLC and upgrades. The 360 degree views from the wrap-around balcony are priceless...Lot extends beyound the rear fence, the area is large enough for tennis court or a guest house: Bring your imagination!! Existing furniture is included at no cost to the buyer.

22. 1992-06-29
    soldstatus $160,000
23. 1984-04-27
    soldstatus $22,590

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $2,029 · $169/mo
• Projected year-2 tax: $6,105 · $509/mo
• Expected delta: +$4,076/yr (+$340/mo · 200.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 4 d/yr ≥113°F today · 11 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,905
• − Mortgage interest: −$51,814
• − Property taxes: −$2,029
• − Insurance: −$4,625
• − Repairs & maintenance: −$5,112
• − Management: −$5,112
• − Depreciation: −$26,909
• Taxable loss: −$31,697
• Est. tax savings @ 24.0%: +$7,607
• After-tax cash flow: $-6,771/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fountain Hills Unified District (4247)
• NCES district ID: 0403040
• Math proficiency: 32% ▼ -21.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $75,038
• Composite: 36.41/100
• National rank: #4677
• State rank: #61 of 249 in AZ

Livability — Fountain Hills

• Score: 69/100
• State rank: #45
• US rank: #8769

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Hills, AZ
• County: Maricopa County · 4,537,380 people
• City population: 23,849
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 23,849
• Household income: $112,795
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 374.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 4% Portuguese 4% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.81%
• Current HPI: 283.4064
• Rent YoY: ▲ 1.03%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+4216.1% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $975,000 ARMLS
• 2026-04-11 Listed $999,000 ARMLS
• 2020-12-18 Sold (Public Records) $437,000 Public Records
• 2020-12-18 Sold (MLS) $437,000 ARMLS
• 2020-11-19 Pending — ARMLS
• 2020-10-30 Price Changed $450,000 ARMLS
• 2020-09-24 Listed $475,000 ARMLS
• 1992-06-29 Sold (Public Records) $160,000 Public Records
• 1984-04-27 Sold (Public Records) $22,590 Public Records

Property tax history

+0.0%/yr

Latest (2025): $2,029 · -1.2% YoY. Source: county tax records.