Best Places86404, AZ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 86404, scored on 40 measures of daily life and ranked to fit what matters to you. This page is for people who live here or already know they want to. To work out which city fits you best, start with the best places to live tool.
86404 ranks 15,503rd of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on the weather by a wide margin, and summer heat is the weak spot.
The best neighborhoods in 86404
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.
86404's strengths and weaknesses
Where 86404 ranks high
- Nice weatherabout 191 pleasant days a year, better than 97% of zip codes
- Disaster safetyBetter than 95% of zip codes
- Short commute16.4 minutes each way, better than 95% of zip codes
- Low property taxBetter than 91% of zip codes
- Cell coverageBetter than 85% of zip codes
Where 86404 ranks low
- Heat safetyBetter than only 1% of zip codes
- Tree shadeBetter than only 2% of zip codes
- Air qualityBetter than only 10% of zip codes
- Housing crash safetyBetter than only 12% of zip codes
- Cost of living vs incomeBetter than only 25% of zip codes
What it costs to buy a home in 86404
A household needs to earn about $122,000 a year to comfortably buy the median 86404 home, at 20% down and today's 30-year rate. That runs well above the area's median income of $75,928, 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 86404's effective rate of 0.40%, 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 86404
86404 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 86404.
Who works in 86404, and how
Work in 86404 centers on retail trade and health care & social. Unemployment is low, and employment has held roughly flat.
Largest industries
How people get to work
- Drive or carpool 82%
- Work from home 15%
- Transit, walk, or bike 3%
Life in 86404
86404 has fewer places to eat and drink per resident than most zip codes. That concentrates in some parts of 86404 and thins out in others, which the map shows.
What the weather is like in 86404, month by month
86404 sees roughly 191 pleasant days a year. July highs average about 113 degrees. January highs sit near 67, with lows near 43. The comfortable stretch runs November through March.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 67° | 55° | 43° |
| April | 91° | 76° | 60° |
| July | 113° | 101° | 86° |
| October | 91° | 77° | 63° |
Flying in and out of 86404
The nearest airport, Boulder City Municipal, is about 103 miles away and is a small airport. The nearest major hub is Harry Reid International, about 117 miles away.
The best schools in and around 86404
Schools across 86404 average a C+, better than 41% of zip codes.
Top elementary schools
- Jamaica Elementary SchoolB+ · 54% proficient
- Nautilus Elementary SchoolB · 48% proficient
- Havasupai Elementary SchoolB− · 43% proficient
Top middle schools
- Thunderbolt Middle SchoolC− · 31% proficient
Top high schools
- Lake Havasu High SchoolC · 31% proficient
- River Valley High SchoolF · 10% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 86404 school and its grade on SchoolGrade.
86404 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 86404 against the other 33,109 zip codes.
Common questions about living in 86404
Is 86404 a good place to live?
Using BestNeighborhood's default rankings, 86404 ranks 15,503rd of 33,110 zip codes. It scores highest on the weather, low disaster risk, and short commutes, and lowest on summer heat and tree cover. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 86404 expensive to live in?
The median home is worth $493,622. The overall cost of living runs about 14% above the national average. Set against a $75,928 median income, cost of living beats 25% of zip codes.
Is 86404 safe?
Yes, 86404 is safer than 67% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $280 per resident a year.
Compare 86404 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 86404. Scores are absolute rather than ranked, which means a 60 in 86404 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.
86404 detail on BestNeighborhood maps:
- Walk Grade for 86404: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 86404: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 86404: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 86404: carrier by carrier coverage behind the cell score.
86404 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.