Best Places86054, AZ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 86054, scored on 40 measures of daily life and ranked to fit what matters to you. Several measures below read low, and the ranked lists name which ones. To work out which city fits you best, start with the best places to live tool.
86054 ranks 32,903rd of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on low disaster risk by a wide margin, and a weak job market ranks lowest.
The best neighborhoods in 86054
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.
86054's strengths and weaknesses
Where 86054 ranks high
- Disaster safetyBetter than 99% of zip codes
- Housing crash safetyBetter than 98% of zip codes
- Air qualityBetter than 97% of zip codes
- Nice weatherabout 187 pleasant days a year, better than 96% of zip codes
- Low property taxBetter than 91% of zip codes
Where 86054 ranks low
- Local economyBetter than only 1% of zip codes
- School gradeF, better than only 1% of zip codes
- Healthcare accessBetter than only 1% of zip codes
- Educational attainmentBetter than only 2% of zip codes
- Cost of living vs incomeBetter than only 3% of zip codes
What it costs to buy a home in 86054
A household needs to earn about $18,000 a year to comfortably buy the median 86054 home, at 20% down and today's 30-year rate. That is below the area's own median income of $31,206, so a typical household can afford the median home outright.
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 86054's effective rate of 0.41%, and insurance is estimated at 0.4% of home value a year.
Renting versus buying
At today's prices, buying tends to cost more than renting for about the first 2 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 86054
86054 runs older than the country.
Residents by age
Racial and ethnic makeup has its own map. See the race and diversity map for 86054.
Who works in 86054, and how
Work in 86054 centers on education and health care & social. Unemployment runs well above the national rate, and the job base is shrinking.
Largest industries
How people get to work
- Drive or carpool 78%
- Work from home 8%
- Transit, walk, or bike 14%
Life in 86054
The map and measures below break down dining, culture, and green space by neighborhood across 86054.
What the weather is like in 86054, month by month
86054 sees roughly 187 pleasant days a year. July highs average about 101 degrees. January highs sit near 48, with lows near 28. The comfortable stretch runs April, May, and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 48° | 37° | 28° |
| April | 76° | 61° | 47° |
| July | 101° | 87° | 73° |
| October | 76° | 61° | 49° |
Flying in and out of 86054
The nearest airport, Page Municipal, is about 50 miles away and is a small airport. The nearest major hub is Phoenix Sky Harbor International, about 230 miles away.
The best schools in and around 86054
Schools across 86054 average an F, better than 1% of zip codes.
Top elementary schools
- Kayenta Elementary SchoolF · 8% proficient
Top middle schools
- Kayenta Middle SchoolF · 11% proficient
Top high schools
- Monument Valley High SchoolF · 8% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 86054 school and its grade on SchoolGrade.
86054 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 86054 against the other 33,109 zip codes.
Common questions about living in 86054
Is 86054 a good place to live?
Using BestNeighborhood's default rankings, 86054 ranks 32,903rd of 33,110 zip codes. It scores highest on low disaster risk, a stable housing market, and clean air, and lowest on a weak job market and the schools. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 86054 expensive to live in?
The median home is worth $72,620. The overall cost of living runs about 9% above the national average. Set against a $31,206 median income, cost of living beats 3% of zip codes.
Is 86054 safe?
86054 is safer than 7% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $723 per resident a year.
Compare 86054 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 86054. Scores are absolute rather than ranked, which means a 60 in 86054 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.
86054 detail on BestNeighborhood maps:
- Walk Grade for 86054: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 86054: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 86054: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 86054: carrier by carrier coverage behind the cell score.
86054 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.