Best Places86409, AZ Best Neighborhoods
2026–2027 edition · Data updated July 2026
Every neighborhood inside ZIP code 86409, 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.
86409 ranks 23,975th of 33,110 U.S. zip codes on the BestNeighborhood index. It scores highest on cell coverage by a wide margin, and summer heat is the weak spot.
The best neighborhoods in 86409
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.
86409's strengths and weaknesses
Where 86409 ranks high
- Cell coverageBetter than 97% of zip codes
- Nice weatherabout 165 pleasant days a year, better than 93% of zip codes
- Short commute19.2 minutes each way, better than 88% of zip codes
- Low property taxBetter than 88% of zip codes
- Air qualityBetter than 83% of zip codes
Where 86409 ranks low
- Heat safetyBetter than only 1% of zip codes
- School gradeD−, better than only 3% of zip codes
- Tree shadeBetter than only 5% of zip codes
- Cost of living vs incomeBetter than only 11% of zip codes
- Household income$53,117 median, better than only 14% of zip codes
What it costs to buy a home in 86409
A household needs to earn about $49,000 a year to comfortably buy the median 86409 home, at 20% down and today's 30-year rate. That is below the area's own median income of $53,117, 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 86409's effective rate of 0.44%, 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 86409
86409 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 86409.
Who works in 86409, and how
Work in 86409 centers on health care & social and retail trade. Unemployment is close to the national rate, and jobs are growing.
Largest industries
How people get to work
- Drive or carpool 83%
- Work from home 10%
- Transit, walk, or bike 7%
Life in 86409
The map and measures below break down dining, culture, and green space by neighborhood across 86409.
What the weather is like in 86409, month by month
86409 sees roughly 165 pleasant days a year. July highs average about 102 degrees. January highs sit near 58, with lows near 30. The comfortable stretch runs April, May, and October.
Show the monthly temperatures
| Month | Avg high | Avg | Avg low |
|---|---|---|---|
| January | 58° | 43° | 30° |
| April | 79° | 62° | 44° |
| July | 102° | 87° | 70° |
| October | 83° | 65° | 48° |
Flying in and out of 86409
The nearest airport, Grand Canyon West, is about 52 miles away and is a small airport. The nearest major hub is Harry Reid International, about 85 miles away.
The best schools in and around 86409
Schools across 86409 average a D−, better than 3% of zip codes.
Top elementary schools
- Kingman Academy Of Learning - Intermediate SchoolB · 45% proficient
- Manzanita ElementaryB− · 42% proficient
- Desert Willow Elementary SchoolC− · 28% proficient
Top middle schools
- Kingman Academy Of Learning - Middle SchoolC+ · 39% proficient
- White Cliffs Middle SchoolC− · 29% proficient
- Kingman Middle SchoolF · 12% proficient
Top high schools
- Kingman Academy Of Learning - High SchoolC− · 30% proficient
- Lee Williams High SchoolD+ · 24% proficient
- Kingman High SchoolF · 5% proficient
Grades come from K-12 test scores, with scores projected for schools missing data. See every 86409 school and its grade on SchoolGrade.
86409 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 86409 against the other 33,109 zip codes.
Who 86409 suits
Families
Schools land around the 3rd percentile and crime safety beats 63%.
Remote workers
Internet is fast and widely advertised and 10% already work from home.
Common questions about living in 86409
Is 86409 a good place to live?
Using BestNeighborhood's default rankings, 86409 ranks 23,975th of 33,110 zip codes. It scores highest on cell coverage, the weather, and short commutes, and lowest on summer heat and the schools. How good it is for you depends on which of those you weight most, which the map lets you set.
Is 86409 expensive to live in?
The median home is worth $195,135. The overall cost of living runs about 7% below the national average. Set against a $53,117 median income, cost of living beats 11% of zip codes.
Is 86409 safe?
Yes, 86409 is safer than 63% of zip codes. Safety varies a lot by neighborhood. Crime costs an estimated $288 per resident a year.
What is the weather like in 86409?
July highs average about 102 degrees, and January highs near 58 with lows near 30. That works out to about 165 pleasant days a year, more than 93% of zip codes.
Is 86409 good for families?
Schools beat 3% of zip codes, crime safety beats 63%, and childcare runs $800 a month.
Compare 86409 with other zip codes
Sources and methodology
Every measure on this page is scored for each neighborhood, then rolled up to 86409. Scores are absolute rather than ranked, which means a 60 in 86409 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.
86409 detail on BestNeighborhood maps:
- Walk Grade for 86409: walkability, transit, and biking, measured on the real street network rather than by straight line distance.
- Noise in 86409: road, rail, and aviation sound modeling calibrated against federal ground truth measurements.
- Conservative vs liberal map of 86409: precinct level election results apportioned to neighborhoods.
- Mobile and cell coverage in 86409: carrier by carrier coverage behind the cell score.
86409 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.