The story of this market
The typical home in ZIP 86432 sells for about $515,000, or $279 per square foot.
Prices are up +175.4% from a year ago, so sellers still have some momentum. Homes take about 84 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $821 a month.
ZIP 86432
The housing market in 86432 is characterized by high vacancy rates and a significant disparity between listing prices and historical census-reported values. The area serves as a niche, rural residential market with limited inventory and low sales volume, heavily influenced by its location along the I-15 transit corridor. Rental data reflects a reliance on HUD-based fair market standards due to the lack of traditional multi-family rental depth.
This ZIP is primarily suited for retirees, rural-lifestyle seekers, and commuters who prioritize proximity to the I-15 corridor over urban amenities.
Median prices moved up 175.4% year over year.
Homes spend a median of 84 days on market with 28.0 months of supply — a slower-moving market.
3% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.0% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 12.0%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 86432, Mohave County, AZ
The area is served by the Littlefield Unified District, which provides public education for the local community.
The area is characterized by arid desert conditions; property insurance posture is influenced by regional wildfire and environmental risk factors typical of Mohave County.
Development momentum is limited, with the area primarily serving as a rural residential and transit-adjacent community along the I-15 corridor.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Arizona) — Senior Property Valuation Protection Option (Senior Freeze): Provides a 'freeze' on the valuation of the property for tax purposes, limiting the growth of the property tax burden for eligible seniors. State (Arizona) — Arizona Property Tax Assessment: The tax is calculated by applying an assessment ratio to the property's Limited Property Value (LPV). For primary residential property (Class 3), the assessment ratio is 10%. State (Arizona) — Arizona Property Tax Assessment: Property tax is calculated using the formula: (Full Cash Value or Limited Property Value) x Assessment Ratio = Net Assessed Value. The Net Assessed Value is then multiplied by the local tax rate. For primary residential property (Class 3), the assessment ratio is 10%. State (Arizona) — Delinquent Property Tax Lien Sale and 3-Year Redemption Foreclosure: The county treasurer sells a tax lien certificate via public auction to the investor bidding the lowest annual rate of interest (ranging from 16% down to 0% per annum under A.R.S. § 42-18114). State (Arizona) — Ad Valorem Property Taxation — Class 3 and Class 4 Residential Assessment: Imposes primary and secondary ad valorem taxes based on Limited Property Value (LPV). Formula: Net Assessed Value (NAV) = LPV × Assessment Ratio (10.0% for Class 3 owner-occupied under A.R.S.
The ZIP code is located along the I-15 corridor, providing a primary transit link for commuters traveling toward the St. George, Utah or Las Vegas, Nevada employment hubs.
The area offers access to rugged desert landscapes, trails, and proximity to the Virgin River, with limited local shopping and dining options.
The rental market is characterized by a high vacancy rate and a significant share of non-traditional housing, with HUD Small Area Fair Market Rents for a 2-bedroom unit set at $1,630 for FY2027.
The local economy is largely driven by transit-related services, agriculture, and proximity to regional employment centers in neighboring states.
The area is heavily reliant on the I-15 highway corridor for regional connectivity and access to major employment hubs.
Mohave County Assessor manages property valuations for tax purposes.
Parcels are subject to Littlefield Unified District school taxes and standard county-level assessments.
Property insurance premiums are influenced by regional wildfire risk and the remote nature of the geography.
Data retrieved from US Census Bureau ACS 5-year estimates.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment. Source: NCES EDGE public school locations 2023-24.
Provides local outdoor recreation and scenic value.
Offers hiking and desert landscape access.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.