What is the median home value in Pinal County, AZ?

The median home value in Pinal County, AZ is $312,100, according to the latest Census ACS 5-Year Estimates.

What is the cap rate in Pinal County, AZ?

The cap rate proxy in Pinal County, AZ is 7.1% (estimated from HUD Fair Market Rent and Census home values with a 35% expense ratio). This is above average for cash-flow investors.

How much new construction is happening in Pinal County, AZ?

Pinal County has 449,219 residents and issued 8,403 building permits over the trailing twelve months, according to the Census Building Permits Survey.

Phoenix-Mesa-Chandler, AZ · Arizona

Pinal County

449,219 residents8,403 permits TTM$77,588 median HHI29 ZIP codesUpdated April 28, 2026

Investor first look

Median home value

$312,100

ACS 5-Year

Cap rate proxy

7.1%

FMR × 0.65 ÷ Home Value

Rent-to-income

21.9%

HUD FMR ÷ ACS HHI

Net migration

+3.85%

IRS SOI

Permits (TTM)

8,403

Census BPS

Climate risk

93.8

FEMA NRI (0–100)

ZIP code breakdown29 ZIP codes

ZIP	Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
85121	$312,100county est.	$2,290	8.8%	5.4%	38.1%
85145	$290,486	$1,830	7.6%	5.9%	22.6%
85147	$312,100county est.	$1,960	7.5%	5.4%	27.7%
85138	$345,917	$2,300	8.0%	6.2%	22.7%
85137	$170,879	$1,570	11.0%	10.0%	9.8%

Ranked by composite score

Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
$164,060	$1,530	11.2%	10.4%	7.4%
$192,824	$1,530	9.5%	8.8%	7.4%
$272,417	$1,530	6.7%	7.1%	-5.4%
$332,658	$1,630	5.9%	6.4%	-8.3%
$377,960	$2,140	6.8%	6.2%	8.6%
$354,695	$1,530	5.2%	5.9%	-14.5%
$337,505	$1,840	6.5%	5.9%	9.7%
$307,845	$1,530	6.0%	5.9%	1.2%
$291,405	$1,530	6.3%	5.8%	7.4%
$432,289	$2,250	6.2%	5.5%	12.3%
$312,100county est.	$1,530	5.9%	5.4%	7.4%
$312,100county est.	$1,530	5.9%	5.4%	7.4%
$312,100county est.	$1,530	5.9%	5.4%	7.4%
$312,100county est.	$1,530	5.9%	5.4%	7.4%
$312,100county est.	$1,530	5.9%	5.4%	7.4%
$312,100county est.	$1,530	5.9%	5.4%	8.4%
$392,982	$1,530	4.7%	5.2%	-11.4%
$533,352	$2,030	4.6%	5.2%	-13.9%
$472,460	$2,030	5.2%	5.1%	1.7%
$342,460	$1,530	5.4%	5.0%	7.4%
$485,336	$1,580	3.9%	4.9%	-26.5%
$359,879	$1,540	5.1%	4.7%	8.0%
$583,043	$2,470	5.1%	4.5%	12.3%
$532,573	$2,330	5.2%	3.2%	39.2%

Demographics

Owner-occupied

80.5%

Census ACS

Vacancy rate

12.6%

Census ACS

Bachelor's degree +

22.2%

Census ACS

Rent burdened

40.1%

Census ACS (>30% income)

Median age

40.3

Census ACS

Data sources

U.S. Census Bureau — American Community Survey 5-Year Estimates

U.S. Census Bureau — Building Permits Survey

U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)

Internal Revenue Service — Statistics of Income Migration Data

FEMA — National Risk Index

Last updated: April 28, 2026

Pinal County

See all 29 ZIPs ranked by yield and cap rate