Peoria is one of the West Valley's most balanced housing markets — big enough for six ZIP codes at different price points, small enough that buyers still get personal service. This 2026 guide covers prices, sub-markets, schools, and amenities.
Peoria, Arizona is one of the West Valley's most balanced housing markets — big enough for six zip codes at different price points, small enough that buyers still get reasonable inventory and personal service. The city stretches from the older grid along Grand Avenue up into the master-planned foothills near Lake Pleasant, giving homes for sale in Peoria AZ a wider range of styles, ages, and prices than almost any other West Valley community.
This 2026 buyer's guide covers prices, the main Peoria zip codes, sub-markets (Vistancia, Trilogy, West Wing, Fletcher Heights), schools, and amenities like the P83 Entertainment District, Peoria Sports Complex, and Lake Pleasant. If you're comparing Peoria to nearby cities, we cross-reference Surprise neighborhoods and Vistancia, since Vistancia sits partly inside Peoria's northern edge.
Peoria is currently one of the most buyer-friendly markets in the West Valley. Redfin puts the median sale price at about $517,000 for the three months ending June 2026, down 0.58% year over year (Redfin Peoria Housing Market). Resideline's six-month sample of 1,654 closings shows a similar $505,000 median, with the middle half of sales closing between $383,000 and $670,000 (Resideline Peoria market). Zillow's typical value index is slightly lower at $484,842, down 1.1% year over year (Zillow Peoria home values).
The combined single-family picture across all Peoria zips in August 2026 shows a $528,000 median, 65 days on market, and 46% of listings taking a price cut — the definition of a soft market (Arizona Homes & Condos: Peoria). That mirrors the trend we tracked in the Surprise real estate market analysis: slower turnover, more concessions, better leverage for prepared buyers. Sellers are more flexible on rate buy-downs and closing-cost credits than 18 months ago. Buyers using our home value estimator and home buying checklist will find it a workable environment.
Peoria is one of the few Valley cities where the zip code genuinely predicts the housing stock, lot size, and often the school. Here is how the four main zips compare in 2026.
| Zip | Character | Typical price | Notes |
|---|---|---|---|
| 85383 | Booming north / foothills | $500K-$1M+ | Vistancia, Trilogy, Terramar, Blackstone; newer construction; Deer Valley Unified overlap |
| 85345 | Established central | $350K-$475K | Older grid, ranches from the 1970s-90s, closest to Grand Ave and P83 |
| 85381 | Central / Arrowhead-adjacent | $400K-$550K | 1980s-2000s tract, mature landscaping, Peoria Unified schools |
| 85382 | North-central | $425K-$600K | Fletcher Heights, Sonoran, close to 101 and P83 |
| 85385 | West / Sun City-adjacent | $400K-$550K | Newer subdivisions, mix of 55+ and family |
| 85387 | Far north / rural edge | $500K-$900K | Large lots, custom homes, Lake Pleasant access |
Under $500K with a shorter commute? 85345 and 85381 are the sweet spot. Want new construction, resort amenities, or an active-adult lifestyle? 85383 is where the growth is — mirroring the north-Surprise pattern we covered in new homes in Surprise AZ and West Valley Phoenix new construction 2026.
Zip 85383 is the fastest-changing part of Peoria and one of the most-searched zips in the entire West Valley. It contains almost all of the Vistancia master-planned community — a 7,100-acre development with parks, golf courses, resort pools, and 3.5 miles of the Discovery Trail (Vistancia community). Inside Vistancia you'll find three sub-communities: Village at Vistancia (family-oriented), Blackstone at Vistancia (private gated golf), and Trilogy at Vistancia (55+ active adult).
Trilogy at Vistancia is a 1,000-acre, 2,800-home Shea Homes / Mattamy / Taylor Morrison community with a Kiva Club, spa, restaurant, and 18-hole golf course. Average list price is around $645,000 as of mid-2026 (Homes by Marco: Trilogy at Vistancia). It's the largest 55+ community inside Peoria and pairs naturally with the Surprise 55+ community options for buyers cross-shopping the West Valley. Retirees also compare it to Sun City Grand and Sun City West.
Also in 85383 is the West Wing submarket — the collection of family neighborhoods (Terramar, Sonoran Mountain Ranch, Aloravita, Westwing Mountain) built on the west side of the 303 loop. West Wing homes typically run $500K-$800K, most built after 2000, on 6,000-10,000 sq ft lots.
Peoria Unified School District (PUSD) serves most of the city and earned an A rating from the Arizona Department of Education — 40 of 42 graded schools received an A or B (Peoria Unified: A-rated district). PUSD serves about 34,436 students across 44 schools and ranks in Arizona's top 50% on state testing (Public School Review: PUSD).
Highly-rated schools include Sunrise Mountain High, Liberty High, Centennial High, and Peoria Traditional. Portions of 85383 fall inside Deer Valley Unified (also highly rated) — a subtlety when comparing houses on paper. Verify the assigned school by address, since attendance lines don't follow zips. If schools are a top factor, compare with best schools in Surprise AZ and the Surprise schools overview.
The P83 Entertainment District — officially rebranded from Peoria Sports Complex Entertainment District — is a walkable stretch along 83rd Avenue just south of Bell Road, and it's the closest thing the northwest Valley has to Old Town Scottsdale. Postino, Blanco Cocina + Cantina, Kabuki, In-N-Out, The Moon Saloon, and a rotating cast of local concepts anchor the dining scene, and new multi-family projects like Revolve at P83 are adding walkable density (Phoenix Magazine: Day trip to P83).
P83 sits adjacent to the Peoria Sports Complex, and the surrounding zips (85381, 85382) command a modest premium for the walkable-lifestyle appeal (Visit Peoria: P83). This corridor beats anything in the immediate Surprise things-to-do radius and pairs well with the Surprise AZ restaurants scene for weekend variety.
Peoria Sports Complex was the first shared spring-training facility in Major League Baseball, opened in 1994, and it's still the joint home of the Seattle Mariners and San Diego Padres every February and March (Visit Peoria: spring training). The 2026 Cactus League season wrapped in late March, and 2027 tickets typically go on sale in November (Peoria Sports Complex).
The complex hosts year-round events and the Peoria All-American Festival on July 4. Six weeks of professional baseball five minutes from home is a real quality-of-life amenity. Like the calendar we track in the Surprise AZ events guide, Peoria's calendar leans heavily on outdoor gatherings from October through April.
Northern Peoria borders Lake Pleasant Regional Park — a 23,000-acre reservoir with boating, wakeboarding, fishing, and camping. Homes with Lake Pleasant access in 85383 and 85387 command a premium; Mystic at Lake Pleasant Heights is a specific address buyers ask about (Mystic at Lake Pleasant Heights). Custom lots on the far north end can push $1M-$2M.
Buyers relocating from out-of-state — especially those covered in moving from California to Arizona — often shortlist Lake Pleasant-adjacent homes for the outdoor lifestyle without the drive time of Prescott or Payson.
Peoria's cost of living tracks the West Valley average, roughly 3-5% below the U.S. average. Maricopa County property tax effective rates typically fall between 0.55% and 0.75% of assessed value — we break the math down in the property tax Arizona guide. For a full budget picture compare the cost of living in Surprise AZ analysis.
Plan for buyer closing costs of 2-3% plus prorated HOA transfer fees (Vistancia and Trilogy both charge one-time capital-contribution fees at closing). Our West Valley buying guide and home inspection guide apply directly to Peoria.
Cross-shoppers frequently look at nearby master plans like Marley Park in Surprise, Sarah Ann Ranch, and the Desert Oasis area. If Peoria feels expensive, our Surprise homes under $500K and Waddell homes lists are worth a look.
Peoria has genuine luxury inventory — Blackstone at Vistancia, custom Lake Pleasant properties, and the far-north 85387 estates routinely close above $1.5M. For a broader West Valley luxury view, see luxury homes in Surprise AZ. On the investment side, Peoria's rental demand is strong along P83 and near the sports complex; if you're evaluating short-term or long-term rentals compare our vacation rentals in Surprise AZ and Surprise rental properties analyses — the same permitting and STR rules generally apply.
Because Peoria's price bands, school boundaries, and HOA rules vary block by block, most buyers get better outcomes with an agent who covers the northwest Valley daily. Our team at Deal Landers Arizona Realty writes Peoria, Surprise, Sun City, Waddell, and Vistancia offers weekly and can flag school-boundary quirks, transfer fees, and roof/HVAC age issues before you write. For a broader look at agent selection see real estate agents in Surprise AZ. Sellers in Peoria can use our home selling guide and home selling checklist. If you're relocating, the moving to Surprise walkthrough covers utilities, DMV, and school registration steps that apply the same way in Peoria.
The median sale price in Peoria is roughly $505,000-$528,000 depending on the data source, with Redfin at $517K for the three months ending June 2026 and citywide MLS data at $528,000 for August 2026. Prices are essentially flat year over year, with 46% of listings taking a price cut — a mild buyer's market.
Zip 85383 (Vistancia, West Wing, Terramar) is the most popular family zip because of newer construction, top-rated Peoria Unified and Deer Valley Unified schools, and amenities like community pools and parks. Zips 85381 and 85382 are strong runners-up with mature landscaping, walkable access to P83, and easier commutes to the 101.
As of August 2026 Peoria is a mild buyer's market. Median days on market are 37-65, roughly 46% of listings have taken at least one price cut, and sellers are offering concessions, rate buy-downs, and closing-cost credits. Well-prepared buyers can negotiate 1-3% below list price on typical resale inventory.
Most of Peoria is served by Peoria Unified School District, which is A-rated by the Arizona Department of Education — 40 of 42 graded schools earned an A or B. Northern portions of zip 85383 fall inside Deer Valley Unified School District, which is also highly rated. Always verify the assigned school by street address before writing an offer.
Vistancia is a 7,100-acre master-planned community that sits inside the city limits of Peoria in zip 85383. It contains three sub-communities — Village at Vistancia (family), Blackstone at Vistancia (private golf), and Trilogy at Vistancia (55+ active adult) — and shares Peoria's city services, but the community itself has separate HOA amenities and transfer fees.
Trilogy at Vistancia is one of the top-rated active-adult communities in the West Valley, with an average list price around $645,000, resort amenities at the Kiva Club, an 18-hole golf course, and 2,800 homes built between 2003 and 2024. It typically compares favorably to Sun City Grand and Sun City West on newness, amenities, and resale value.
P83 is Peoria's dining and entertainment corridor along 83rd Avenue just south of Bell Road, adjacent to the Peoria Sports Complex. It includes Postino, Blanco Cocina + Cantina, The Moon Saloon, In-N-Out, and multiple bars, plus new mixed-use apartment projects. It's a major quality-of-life amenity for buyers in the 85381, 85382, and 85383 zips.
Northern Peoria borders Lake Pleasant Regional Park — a 23,000-acre reservoir 10-20 minutes from most 85383 and 85387 homes. Downtown Phoenix is about 25 miles / 30-40 minutes via the Loop 101 or I-17, and Sky Harbor Airport is 30-40 minutes depending on traffic. Peoria hits a genuine sweet spot between outdoor recreation and metro access.
Whether you're shopping under $500K in 85345, comparing Vistancia to Trilogy in 85383, or looking at Lake Pleasant custom lots in 85387, our team writes Peoria offers every week. Call 623-295-8169 or reach out through the site to get a curated list of homes matching your budget, schools, and lifestyle.
Deal Landers Arizona Realty
17310 W Wildwood St, Surprise AZ 85388
623-295-8169
The median sale price in Peoria is roughly $505,000-$528,000 depending on the data source, with Redfin at $517K for the three months ending June 2026 and citywide MLS data at $528,000 for August 2026. Prices are essentially flat year over year, with 46% of listings taking a price cut — a mild buyer's market.
Zip 85383 (Vistancia, West Wing, Terramar) is the most popular family zip because of newer construction, top-rated Peoria Unified and Deer Valley Unified schools, and amenities like community pools and parks. Zips 85381 and 85382 are strong runners-up with mature landscaping, walkable access to P83, and easier commutes to the 101.
As of August 2026 Peoria is a mild buyer's market. Median days on market are 37-65, roughly 46% of listings have taken at least one price cut, and sellers are offering concessions, rate buy-downs, and closing-cost credits. Well-prepared buyers can negotiate 1-3% below list price on typical resale inventory.
Most of Peoria is served by Peoria Unified School District, which is A-rated by the Arizona Department of Education — 40 of 42 graded schools earned an A or B. Northern portions of zip 85383 fall inside Deer Valley Unified School District, which is also highly rated. Always verify the assigned school by street address before writing an offer.
Vistancia is a 7,100-acre master-planned community that sits inside the city limits of Peoria in zip 85383. It contains three sub-communities — Village at Vistancia (family), Blackstone at Vistancia (private golf), and Trilogy at Vistancia (55+ active adult) — and shares Peoria's city services, but the community itself has separate HOA amenities and transfer fees.
Trilogy at Vistancia is one of the top-rated active-adult communities in the West Valley, with an average list price around $645,000, resort amenities at the Kiva Club, an 18-hole golf course, and 2,800 homes built between 2003 and 2024. It typically compares favorably to Sun City Grand and Sun City West on newness, amenities, and resale value.
P83 is Peoria's dining and entertainment corridor along 83rd Avenue just south of Bell Road, adjacent to the Peoria Sports Complex. It includes Postino, Blanco Cocina + Cantina, The Moon Saloon, In-N-Out, and multiple bars, plus new mixed-use apartment projects. It's a major quality-of-life amenity for buyers in the 85381, 85382, and 85383 zips.
Northern Peoria borders Lake Pleasant Regional Park — a 23,000-acre reservoir 10-20 minutes from most 85383 and 85387 homes. Downtown Phoenix is about 25 miles / 30-40 minutes via the Loop 101 or I-17, and Sky Harbor Airport is 30-40 minutes depending on traffic. Peoria hits a genuine sweet spot between outdoor recreation and metro access.
Ready to take the next step? Search Properties to browse current MLS listings.