Best Places86320, AZ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 86320, 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.
86320 ranks 31,148th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on low property taxes by a wide margin, and the cost of living against local pay is the weak spot.
The best neighborhoods in 86320
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.
86320's strengths and weaknesses
Where 86320 ranks high
- Low property taxBetter than 92% of zip codes
- Nice weatherabout 155 pleasant days a year, better than 90% of zip codes
- Heat safetyBetter than 86% of zip codes
- Low income/sales/gas taxBetter than 75% of zip codes
- State infrastructureBetter than 57% of zip codes
Where 86320 ranks low
- Cost of living vs incomeBetter than only 3% of zip codes
- Household income$42,049 median, better than only 3% of zip codes
- Internet speedBetter than only 5% of zip codes
- Voter turnoutBetter than only 6% of zip codes
- Air qualityBetter than only 7% of zip codes
What it costs to buy a home in 86320
A household needs to earn about $46,000 a year to comfortably buy the median 86320 home, at 20% down and today's 30-year rate. That is only a little above the area's median income of $42,049; the gap is small, which keeps homes within reach of local pay.
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 86320's effective rate of 0.38%, 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 6 years, then pulls ahead as rent keeps rising and the mortgage builds equity. The chart tracks the running cost of each.
Who lives in 86320
86320 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 86320.
Who works in 86320, and how
Work in 86320 centers on health care & social and hospitality & food. Unemployment runs well above the national rate, and the job base is shrinking.
Largest industries
How people get to work
- Drive or carpool 68%
- Work from home 16%
- Transit, walk, or bike 16%
Life in 86320
The map and measures below break down dining, culture, and green space by neighborhood across 86320.
What the weather is like in 86320, month by month
86320 sees roughly 155 pleasant days a year. July highs average about 85 degrees. January highs sit near 45, with lows near 22. The comfortable stretch runs May through September.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 45° | 32° | 22° |
| April | 64° | 49° | 34° |
| July | 85° | 71° | 56° |
| October | 68° | 52° | 37° |
Flying in and out of 86320
The nearest airport, Prescott Regional/Ernest A Love Field, is about 41 miles away and is a small airport. The nearest major hub is Phoenix Sky Harbor International, about 128 miles away.
The best schools in and around 86320
Schools across 86320 average a B−, better than 57% of zip codes.
Top elementary schools
- Ash Fork Elementary SchoolB− · 40% proficient
- Seligman Elementary SchoolD+ · 25% proficient
- Williams Elementary/middle SchoolD+ · 24% proficient
Top middle schools
- Ash Fork Middle SchoolB+ · 50% proficient
- Heritage Middle SchoolC− · 28% proficient
Top high schools
- Ash Fork High SchoolC+ · 40% proficient
- Williams High SchoolD · 21% proficient
- Chino Valley High SchoolF · 11% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 86320 school and its grade on SchoolGrade.
86320 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 86320 against the other 33,109 zip codes.
Common questions about living in 86320
Is 86320 a good place to live?
Using BestNeighborhood's default rankings, 86320 ranks 31,148th of 33,110 zip codes. It scores highest on low property taxes, the weather, and heat safety, and lowest on the cost of living against local pay and low incomes. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 86320 expensive to live in?
The median home is worth $187,144. The overall cost of living runs about 3% above the national average. Set against a $42,049 median income, cost of living beats 3% of zip codes.
Is 86320 safe?
86320 is safer than 13% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $575 per resident a year.
Compare 86320 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 86320. Scores are absolute rather than ranked, which means a 60 in 86320 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.
86320 detail on BestNeighborhood maps:
- Walk Grade for 86320: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 86320: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 86320: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 86320: carrier by carrier coverage behind the cell score.
86320 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.