Best Places85262, AZ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 85262, scored on 40 measures of daily life and ranked to fit what matters to you. Local pay runs high here, and housing takes the biggest bite out of it. To work out which city fits you best, start with the best places to live tool.
85262 ranks 2,847th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on health care access by a wide margin, and air quality ranks lowest.
The best neighborhoods in 85262
BestNeighborhood is the only ranking that scores 40 measures of daily life neighborhood by neighborhood and lets you re-weight every one of them yourself.
85262's strengths and weaknesses
Where 85262 ranks high
- Healthcare accessBetter than 98% of zip codes
- Household income$172,522 median, better than 98% of zip codes
- Cost of living vs incomeBetter than 97% of zip codes
- Nice weatherabout 195 pleasant days a year, better than 97% of zip codes
- Low property taxBetter than 96% of zip codes
Where 85262 ranks low
- Air qualityBetter than only 1% of zip codes
- Heat safetyBetter than only 1% of zip codes
- Housing crash safetyBetter than only 4% of zip codes
- Tree shadeBetter than only 9% of zip codes
- Low vacancyBetter than only 20% of zip codes
What it costs to buy a home in 85262
A household needs to earn about $323,000 a year to comfortably buy the median 85262 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $172,522, so buying stretches a typical household.
Where the monthly payment goes
Assumes a 20% down payment, a 6.6% 30-year fixed rate, and a 28% share of income going to the payment. The rate is the 2026-07-23 30-year fixed average, series MORTGAGE30US from the St. Louis Fed, which publishes Freddie Mac's weekly survey. Against the median home value, property tax uses 85262's effective rate of 0.29%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices and rents, renting stays cheaper than buying across the first 10 years here, so the case for buying rests on staying much longer or on prices rising faster than assumed. The chart tracks the running cost of each.
Who lives in 85262
85262 runs older than the country, and households here run smaller than average.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 85262.
Who works in 85262, and how
Work in 85262 centers on professional & technical and retail trade. Unemployment is low, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 62%
- Work from home 34%
- Transit, walk, or bike 4%
Life in 85262
85262 has fewer places to eat and drink per resident than most zip codes. That concentrates in some parts of 85262 and thins out in others, which the map shows.
What the weather is like in 85262, month by month
85262 sees roughly 195 pleasant days a year. July highs average about 108 degrees. January highs sit near 67, with lows near 41. The comfortable stretch runs February through April, November, and December.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 67° | 54° | 41° |
| April | 87° | 73° | 58° |
| July | 108° | 96° | 83° |
| October | 90° | 76° | 62° |
Flying in and out of 85262
Phoenix Sky Harbor International sits about 26 miles away. It is a large hub and boarded 25.2 million passengers in 2025, with 177 nonstop destinations.
The best schools in and around 85262
Schools across 85262 average a B+, better than 73% of zip codes.
Top elementary schools
- Black Mountain Elementary SchoolA · 65% proficient
- Copper Ridge SchoolA · 64% proficient
- Desert Sun AcademyB+ · 53% proficient
Top middle schools
- Sonoran Trails Middle SchoolB+ · 49% proficient
- Fountain Hills Middle SchoolC+ · 38% proficient
Top high schools
- Cactus Shadows High SchoolB · 48% proficient
- Fountain Hills High SchoolC+ · 35% proficient
- Mayer High SchoolF · 5% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 85262 school and its grade on SchoolGrade.
85262 measure by measure
Cards are ordered by how much each measure matters to you, so the ones you weighted highest come first. Expand to see every measure. Percentages compare 85262 against the other 33,109 zip codes.
Common questions about living in 85262
Is 85262 a good place to live?
Using BestNeighborhood's default rankings, 85262 ranks 2,847th of 33,110 zip codes. It scores highest on health care access, high incomes, and what local pay buys, and lowest on air quality and summer heat. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 85262 expensive to live in?
The median home is worth $1,329,625. The overall cost of living runs about 29% above the national average. Set against a $172,522 median income, cost of living beats 97% of zip codes.
Is 85262 safe?
Yes, 85262 is safer than 64% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $304 per resident a year.
Compare 85262 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 85262. Scores are absolute rather than ranked, which means a 60 in 85262 represents the same real quantity as a 60 anywhere else, and the ranking is a weighted average of those absolutes. The map colors come from a national scale calibrated against a population weighted random sample of 5,000 neighborhoods. That absolute scoring is what no other places-to-live ranking does: it puts a single neighborhood, a town, a metro, and a state on one scale, so the same 40 measures answer both which metro to move to and which street inside it to buy on. Read the full methodology.
85262 detail on BestNeighborhood maps:
- Walk Grade for 85262: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 85262: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 85262: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 85262: carrier by carrier coverage behind the cell score.
85262 detail on related sites:
- CrimeGrade: neighborhood crime rates behind the crime safety score.
- ISPreports.org: provider by provider internet availability and advertised speeds.
- CoverageWatch: the car insurance premiums behind the cheap car insurance score.
Federal and public data:
- U.S. Census Bureau American Community Survey: income, home value, rent, vacancy, commute time and mode, educational attainment, home age, age structure, household type, industry, and race.
- NOAA Global Surface Summary of the Day: the daily station record behind the monthly temperatures and the pleasant-day count.
- FAA Passenger Boarding Data: airport size and annual passenger counts.
- Freddie Mac Primary Mortgage Market Survey: the 30-year fixed rate used in the cost-to-buy estimate.
- FBI Crime Data Explorer: reported offenses behind the tangible crime cost estimate.
- U.S. EPA Air Quality System: five year average air quality index.
- FEMA National Risk Index: expected annual loss from natural hazards.
- CDC PLACES: disease burden, preventable risk, and barriers to care.
- National Center for Education Statistics: school enrollment and assessment inputs behind the school grade.
- FCC National Broadband Map: internet and wireless availability.
- U.S. Bureau of Labor Statistics: employment and job growth behind the local economy score.
- Religious activity uses a proprietary religious signal measurement.
Your priorities
Move a slider to say how much a measure matters. Zero turns it off.