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City · 18,240 residents · Maricopa County, Arizona

New River , Arizona

In New River, a typical home is worth $640,600 and typical rent is $1,948 a month. Compared with all of Maricopa County, typical household income is 50% higher, the typical home value is 41% higher, and the share of households that own their home is 30 points higher.

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  • Typical home value

    $640,600

    41% above the county

    62% above Arizona

    • New River
    • Maricopa
    • Arizona

  • Typical rent

    $1,948a month

    14% above the county

    26% above Arizona

    • New River
    • Maricopa
    • Arizona

  • Typical household income

    $134,289a year

    50% above the county

    68% above Arizona

    • New River
    • Maricopa
    • Arizona

  • Households that own their home

    95%

    30 points above the county

    27 points above Arizona

    • New River
    • Maricopa
    • Arizona

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$758,272
1.8% more than 12 months ago

From Zillow (ZHVI), September 2026. The Census figures above are 5-year averages (2020–2024).

New River is in Maricopa County. The FHA loan limit ($557,750 for a one-unit home), the fair market rents and the help on this page are those of all of Maricopa County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets New River apart

What this place has that others do not, from public data, most unusual first.

  1. 95% of households in New River own their home, against 65% in Maricopa County.

  2. The typical household income in New River is $134,289, 50% more than in Maricopa County as a whole ($89,300).

  3. Nearby, in Sun City West, the typical home value is $377,800: 41% less than in New River ($640,600).

  4. The typical home in New River is worth $640,600, 41% more than in Maricopa County as a whole ($452,800).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in New River

What homes there are in New River, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in New River: 91% of homes, more than in Maricopa County (64%).

In New River there are many mobile homes: 8% of homes; in Maricopa County, 5%.

Year built

Homes in New River are newer: the typical year built is 2003; in Maricopa County, 1993.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,365 a month

Maricopa County: $1,931 a month

Without a mortgage

$617 a month

Maricopa County: $575 a month

Owners with a mortgage

72%

Maricopa County: 67%

Owning costs more in New River: with a mortgage, the typical cost is $2,365 a month; in Maricopa County, $1,931. Without one, $617.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Homes in New River gained value more slowly than in Maricopa County: 70% since 2015–2019, against 74%.

Since 2015–2019, the typical rent in New River did not change clearly, according to the Census.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureNew RiverMaricopa CountyArizonaUnited States
Rental vacancy Unreliable estimate6.0%5.8%5.5%
Homeowner vacancy Unreliable estimate0.9%1.0%0.9%
More than one person per room Unreliable estimate4.3%4.3%3.4%
People per household 2.562.592.532.53
Drive alone 64%65%67%69%
Carpool 6%10%10%9%
Public transit Unreliable estimate1%1%3%
Walk or bike Unreliable estimate2%2%3%
Work from home 27%21%18%15%
Other means Unreliable estimate2%2%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Maricopa County, a household in New River has 2.56 people on average.

In New River, 27% of workers work from home, more than in Maricopa County (21%).

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in New River?

A typical home costs more than the typical income allows

We start with a typical home in New River, worth $640,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income in New River, which is $134,289 a year. For that payment to be 28% of income, a household would need to earn about $218,095 a year. Note: at that price the loan is above the FHA limit for Maricopa County ($557,750), so FHA would not insure it; the payment is only a reference.

The calculator's FHA and conventional loan limits are those of all of Maricopa County.

Your numbers

Local data
$

Starts at the typical home value in New River. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $22,421 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,089

at 7.18% · 30 years

Loan amount
$628,997
Total interest
$904,979
Paid off in
November 2056

Includes $10,818 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,133 a month

  • Tight

    $3,133 to $4,029 a month

  • Hard

    more than $4,029 a month

    Your payment · 45%

Compared with the typical household income in New River ($134,289 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,089
Principal & interest$4,261
Property tax$278
Home insurance$267
FHA mortgage insurance (MIP)$283

This loan is over the FHA limit

You'd borrow $618,179, but the FHA limit for a one-unit home in New River is $557,750. You'd need a bigger down payment or a different loan.

You need at least $22,421 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

New River and Maricopa County

New River is in Maricopa County, Arizona. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

New River's own numbers

Typical home value
$640,600
Typical monthly rent
$1,948
Typical yearly household income
$134,289
Households that own their home
95%
Effective property tax rate
0.52%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Maricopa County

FHA limit, one-unit home
$557,750
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,734
Price change over 5 years (FHFA)
+56%
Homes in a high flood-risk zone
1.4%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Maricopa County.

Everything about Maricopa County

Buying

Buying a home in New River

A typical home in New River is worth $640,600: 41% above the county and 62% above Arizona. With the typical household income in New River ($134,289 a year), a typical home costs 4.8 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • New River 4.8 years
  • Maricopa 5.1 years
  • Arizona 4.9 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Maricopa County

According to FHFA’s house price index, home prices in Maricopa County rose 125% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Maricopa County.

Period County Arizona U.S.
Last year (2025) +0.7% +0.9% +2.9%
5 years (2020–2025) +56% +55% +47%
10 years (2015–2025) +125% +119% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

New River next to Maricopa County, Arizona and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • New River $640,600
  • Maricopa $452,800
  • Arizona $394,500
  • United States $332,700
Typical monthly rent
  • New River $1,948
  • Maricopa $1,708
  • Arizona $1,543
  • United States $1,413
Typical yearly household income
  • New River $134,289
  • Maricopa $89,300
  • Arizona $79,964
  • United States $80,734
See the full table
New River next to Maricopa County and Arizona
Measure New River Maricopa County Arizona U.S.
Typical home value $640,600 $452,800 $394,500 $332,700
Typical monthly rent $1,948 $1,708 $1,543 $1,413
Typical yearly household income $134,289 $89,300 $79,964 $80,734
Households that own their home 95% 65% 67% 65%
Typical yearly property tax $3,357 $1,983 $1,879 $3,119
Effective property tax rate 0.52% 0.44% 0.48% 0.94%
Renters with high rent for their income 63% 53% 51% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Maricopa County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in New River

For a typical $640,600 home in New River, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, New River's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,089a month

    Above the FHA limit for Maricopa County ($557,750)
    Down payment
    $22,421
    Cash to close
    $41,639
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $283

  • Conventional, 5% down $4,971a month

    Least cash to close
    Down payment
    $32,030
    Cash to close
    $51,248
    Rate
    7.18%
    Mortgage insurance
    PMI · $304

  • Conventional, 20% down, no PMI $4,016a month

    Down payment
    $128,120
    Cash to close
    $147,338
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,608a month

    Down payment
    $96,090
    Cash to close
    $115,308
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for New River and for Maricopa County.

Property tax

Effective rate in New River

0.52%of the home’s value each year

$3,357 a year for the typical owner in New River.

  • New River 0.52%
  • Maricopa 0.44%
  • Arizona 0.48%

What Arizona publishes Senior Property Valuation Protection (valuation freeze) (Arizona Department of Revenue (ADOR))

Exemptions and deadlines in Arizona

Flood risk in Maricopa County

FEMA does not publish these numbers by city: they are for all of Maricopa County.

Homes in the high-risk zone
1.4%
20,901
Of those, with NFIP insurance
29%
County Arizona U.S.
Homes in the high-risk zone 1.4% 2.2% 3.5%
Of those, with NFIP insurance 29% 21% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in New River

Typical rent in New River is $1,948 a month: 14% above the county. In New River, 63% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Maricopa County, by unit size. To pay the 2-bedroom one ($1,734 a month) without spending more than 30% of your income, you would need to earn $33.35 an hour working full time.

HUD fair market rent for all of Maricopa County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,390 $26.73 $55,600
1 bedroom $1,493 $28.71 $59,720
2 bedrooms $1,734 $33.35 $69,360
3 bedrooms $2,287 $43.98 $91,480
4 bedrooms $2,537 $48.79 $101,480

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in New River

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). New River has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,100 in 85087 to $2,350 in 85086.

2 of the 2 are above the fair market rent for Maricopa County ($1,734).

  • 85086 $2,350$3,100
  • 85087 $2,100$2,770

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for New River when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in New River

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 12 HUD-approved agencies with an office in Maricopa County; 11 say they serve in Spanish.

Two women and a girl laugh together at the bus stop.

HUD counseling is free or low-cost

Assistance programs in New River

2 programs are for New River or Maricopa County, by their own records: they come first, each with what its official page says about being open. The ones below are statewide in Arizona: they work in New River the same as in the rest of the state.

Which programs do I qualify for? All programs in Arizona

  • Home in Five Advantage

    For Maricopa County

    Help from the Phoenix and Maricopa County development authorities for the down payment and closing costs in Maricopa County: up to 6% as a second loan, forgivable or with payments depending on the option; no first-time buyer requirement. Offered by Maricopa County Industrial Development Authority and The Industrial Development Authority of the City of Phoenix.

    ForgivableRepayable

    See the program Official page

  • Rental Assistance (Maricopa County Human Services)

    For Maricopa County

    Maricopa County help with the deposit or the month's rent for people who live outside Glendale, Mesa and Phoenix and went through a crisis. Offered by Maricopa County Human Services Department, Senior Services and Community Resilience Division.

    Rental

    See the program Official page

  • Home Plus

    Statewide in Arizona

    Open, per the source

    Arizona IDA down payment assistance across Arizona: a second loan with no interest and no payments, forgiven after five years. Offered by Arizona Industrial Development Authority (Arizona IDA).

    ForgivableDeferred

    See the program Official page

Housing counselors near New River

The HUD-approved agencies closest to the center of New River, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Take Charge America

    20430 N 19th Ave, Phoenix · 15 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 6 more
    (866) 987-2008

  • Take Charge America- El Centro

    20430 N 19th Ave, Phoenix · 15 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 3 more
    (866) 987-2008

  • Administration of Resources and Choices (ARC)

    3003 N Central Ave Ste 610, Phoenix · 28 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (602) 374-2226

Every agency in Maricopa County All counseling agencies in Arizona

Help in Spanish near New River

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of New River

HUD’s record names them for New River or Maricopa County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Maricopa County Section 8 vouchers (602) 744-4500

8 other authorities have an office in Maricopa County: see the list Source: HUD

Cities

Other cities in Maricopa County

These cities are also in Maricopa County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Maricopa County Housing in Arizona
See 15 more cities in Maricopa County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to New River, with the typical home value.

Neighboring counties

If Maricopa County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in New River.

All guides
A family walks a boardwalk trail in the forest; one of them uses a wheelchair.

Questions

Housing questions about New River

Short answers with the numbers for New River and all of Maricopa County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in New River?

The typical home value in New River is $640,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Maricopa County it is $452,800.

How much does it cost to rent in New River?

Typical rent in New River is $1,948 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Maricopa County is $1,734.

What is the FHA loan limit in New River?

New River uses the FHA limit for all of Maricopa County (2026): $557,750 for a one-unit home and $1,072,600 for a four-unit home.

How much property tax do owners pay in New River?

The typical homeowner in New River pays $3,357 a year, according to the U.S. Census Bureau. That is 0.52% of the home’s value; in Maricopa County, the rate is 0.44%.

Where can I find free help to buy or rent in New River?

There are 12 HUD-approved counseling agencies with an office in Maricopa County. 11 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).