Housing data for New River, AZ
New River, AZ has an estimated 18,240 residents and 7,419 homes (US Census Bureau, 2020–2024 American Community Survey).
It is an unincorporated community in Maricopa County.
5.3% of households rent.
The median gross rent is $1,948 a month.
Its population grew measurably since 2015–2019 (+14.6%).
Figures last updated on .
- Residents
- 18,240 (±1,451)
- Housing units
- 7,419 (±636)
- Households that rent
- 5.3%
- Median gross rent
- $1,948
- Residents since 2015–2019
- +14.6%
What stands out in New River
Households that rent: 5.3% (±2.7 points) in New River, lower than in Maricopa County (34.8%).
Homes in buildings of 5 or more units: 0.0% (±1.0 points) in New River, lower than in Maricopa County (20.7%).
Median real estate taxes: $3,357 (±$165) in New River, higher than in Maricopa County ($1,983).
Homes built before 1980: 7.3% (±3.0 points) in New River, lower than in Maricopa County (28.5%).
Housing in New River at a glance
- Median rent: $1,948 median gross rent a month
- Rent burden: 62.7% of renters pay 30% or more of income (Small sample: wide margin of error)
- Renters and owners: 5.3% of households rent (Small sample: wide margin of error)
- Income and affordability: $134,289 median household income
- Home values: $640,600 median home value
- Homeowner costs: $2,365 median monthly cost with a mortgage
- Property taxes: $3,357 median real estate taxes a year
- Types of homes: 0.0% of homes are in buildings of 5 or more units
- Bedrooms: 92.1% of homes have 3 or more bedrooms
- Age of homes: 7.3% of homes were built before 1980
- Vacancy rate: 9.8% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 80.7% heat with electricity
- Commute and cars: 34.0 minutes average trip to work
- Growth: +14.6% residents since 2015–2019
- How long people stay: 13.6% moved in since 2020
- Crowding and facilities: 2.2% of homes have more than 1 person per room
- Fair Market Rent: $2,100 Small Area FMR, 2 bedrooms (ZIP 85087)
New River against Maricopa County, its state and the nation
| New River | Maricopa County | Arizona | United States | |
|---|---|---|---|---|
| Residents | 18,240 (±1,451) | 4,559,748 (exact) | 7,378,838 (exact) | 334,922,499 |
| Housing units | 7,419 (±636) | 1,884,334 (±536) | 3,192,839 (±631) | 143,775,355 |
| Households that rent | 5.3% (±2.7 points) | 34.8% (±0.3 points) | 32.6% (±0.3 points) | 34.8% |
| Median gross rent | $1,948 (±$429) | $1,708 (±$8) | $1,543 (±$7) | $1,413 |
| Median household income | $134,289 (±$14,675) | $89,300 (±$562) | $79,964 (±$407) | $80,734 |
| Median home value | $640,600 (±$31,709) | $452,800 (±$1,398) | $394,500 (±$1,474) | $332,700 |
| Median real estate taxes (a year) | $3,357 (±$165) | $1,983 (±$12) | $1,879 (±$10) | $3,119 |
| Built before 1980 | 7.3% (±3.0 points) | 28.5% (±0.3 points) | 29.3% (±0.3 points) | 49.7% |
| Average commute | 34.0 minutes (±2.0) | 26.0 minutes (±0.2) | 25.4 minutes (±0.1) | 26.4 minutes |
| Households with broadband | 96.8% (±2.0 points) | 93.1% (±0.2 points) | 91.5% (±0.2 points) | 91.0% |
| Median age of residents | 50.7 years (±2.9) | 37.6 years (±0.2) | 39.0 years (±0.1) | 38.9 years |
New River covers 56.1 square miles of land, about 325 residents per square mile (Census Bureau Gazetteer).
How New River has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 15,910 (±982) | 18,240 (±1,451) | +14.6% | Measurable increase |
| Housing units | 6,685 (±264) | 7,419 (±636) | +11.0% | Measurable increase |
| Median gross rent | $1,968 (±$412) | $1,948 (±$429) | −1.0% | No measurable change after inflation |
| Median home value | $376,700 (±$22,570) | $640,600 (±$31,709) | +70.1% | Up after inflation |
| Median household income | $85,294 (±$15,059) | $134,289 (±$14,675) | +57.4% | Up after inflation |
| Median owner cost with a mortgage | $1,914 (±$102) | $2,365 (±$174) | +23.6% | No measurable change after inflation |
| Median real estate taxes | $2,414 (±$148) | $3,357 (±$165) | +39.1% | Up after inflation |
| Households that rent | 9.0% (±3.0 points) | 5.3% (±2.7 points) | −3.7 percentage points | Not a measurable change |
| Rental vacancy rate | 14.5% (±15.5 points) | 9.8% (±11.2 points) | −4.7 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
Crime reported to police in Maricopa County
New River has no police department of its own in the FBI’s figures, so this is the figure for Maricopa County as a whole.
In 2025, the police departments that report for Maricopa County recorded 431 violent and 1,675 property crimes per 100,000 residents.
A county-wide figure describes the whole county, not this place; crime varies from one community to the next.
ZIP codes in New River
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 85087 | 39% | 10,157 | $2,280 | $552,300 | $138,566 |
| 85086 | 35% | 43,270 | $2,330 | $598,900 | $121,676 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near New River
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Anthem | 3.4 mi | $2,548 | $569,900 | 15.1% |
| Cave Creek | 6.8 mi | $2,493 | $906,100 | 5.4% |
| Carefree | 11 mi | $1,538 | $1,088,100 | 8.9% |
| Black Canyon City | 13 mi | — | $288,500 | 8.3% |
| Peoria | 14 mi | $1,843 | $463,600 | 24.0% |
| Scottsdale | 19 mi | $2,013 | $789,800 | 33.0% |
| Sun City West | 21 mi | $1,672 | $377,800 | 11.9% |
| Phoenix | 21 mi | $1,582 | $420,700 | 42.7% |
Places in Arizona most like New River
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Queen Creek | $2,210 | $635,400 | $141,978 | 9.8% |
| Corona de Tucson | $2,213 | $382,700 | $132,568 | 4.3% |
| Vail | $2,057 | $414,600 | $130,904 | 8.9% |
| Citrus Park | $2,863 | $722,500 | $141,026 | 4.3% |
| Buckeye | $1,963 | $419,800 | $99,486 | 14.0% |
| Cave Creek | $2,493 | $906,100 | $107,067 | 5.4% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Arizona.
HUD Fair Market Rent for New River, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,390 | $1,493 | $1,734 | $2,287 | $2,537 |
HUD also publishes a Small Area Fair Market Rent for each ZIP code in the area; the Fair Market Rent page for this place lists its ZIP codes.
HUD income limits for New River, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $23,600 | $39,350 | $62,950 |
| 2 people | $27,000 | $45,000 | $71,950 |
| 3 people | $30,350 | $50,600 | $80,950 |
| 4 people | $33,700 | $56,200 | $89,900 |
| 5 people | $38,680 | $60,700 | $97,100 |
| 6 people | $44,360 | $65,200 | $104,300 |
| 7 people | $50,040 | $69,700 | $111,500 |
| 8 people | $55,720 | $74,200 | $118,700 |
These are the limits HUD sets for its housing programs in the Phoenix-Mesa-Chandler, AZ MSA, where HUD’s median family income for fiscal year 2026 is $112,400.
A program can use its own limits; tax-credit and local programs often do.
New River is a census-designated place: an unincorporated community the Census Bureau draws for statistics, with no municipal government of its own.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about New River
What is the average rent in New River, AZ?
The Census Bureau publishes the median rather than the average: the median gross rent in New River is $1,948 (±$429) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
What is the median household income in New River?
The median household income in New River is $134,289 (±$14,675) a year (2020–2024 American Community Survey).
What is the average home value in New River, AZ?
The Census Bureau publishes the median: $640,600 (±$31,709) for owner-occupied homes in New River (2020–2024 American Community Survey).
What is the average mortgage payment in New River?
The Census Bureau publishes total owner costs rather than the mortgage alone: the median for owners with a mortgage in New River, AZ is $2,365 (±$174) a month, including taxes, insurance and utilities.
How much are property taxes in New River?
The median real estate tax paid by homeowners in New River, AZ is $3,357 (±$165) a year (2020–2024 American Community Survey).
How many homes are in New River?
New River, AZ has an estimated 7,419 (±636) housing units, occupied and vacant (2020–2024 American Community Survey).
Is New River growing?
In New River, the number of residents went from 15,910 in 2015–2019 to 18,240 in 2020–2024 (+14.6%), a measurable increase.
What ZIP codes are in New River?
The ZIP codes that cover New River are 85087, 85086.
What is the median rent in ZIP code 85087?
The median gross rent in ZIP Code Tabulation Area 85087 is $2,280 (±$391) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — New River CDP, Arizona
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — New River CDP, Arizona
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — New River CDP, Arizona
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — New River CDP, Arizona
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — New River CDP, Arizona
- Total Population (B01003), 2015–2019 ACS 5-year estimates — New River CDP, Arizona
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — New River CDP, Arizona
- HUD Fair Market Rents, fiscal year 2027: Phoenix-Mesa-Chandler, AZ MSA
- HUD Small Area Fair Market Rents, fiscal year 2027
- HUD Income Limits, fiscal year 2026: Phoenix-Mesa-Chandler, AZ MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for New River CDP, Arizona (place:49360, in state:04).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .