Cost of Living Comparison
Cost of living varies dramatically by community. We ranked every community by cost of living index (national average = 100) so you can find communities that match your budget.
42 communities · 8 regions
Rankings
Community Comparison
| # | Community | Median Price | CoL Index | Property Tax | Sales Tax |
|---|---|---|---|---|---|
| 1 | Sun City Sun Cities | ~$325K | 2-5% below national average when housing is factored; slightly above Phoenix metro for healthcare spending | ~0.62% effective median (Maricopa County, 85351); median annual bill ~$1,600-$2,100 | 8.1% combined (5.6% Arizona state + 0.7% Maricopa County + ~1.8% special/county districts; no town sales tax since unincorporated) |
| 2 | Phoenix (Arcadia / Biltmore) Central Phoenix | ~$1.4M Arcadia; ~$1.1M Biltmore | Housing well above national and metro averages; non-housing costs at metro norms (~3-5% below national) | ~0.6-1.3% effective depending on taxing district; Phoenix primary levy ~1.27 per $100 assessed; Maricopa County primary ~1.16 | 8.3% combined (5.6% Arizona state + Maricopa County + 2.3% City of Phoenix, effective July 2025) |
| 3 | Phoenix (Central) Central Phoenix | ~$460K citywide; ~$510K Central Phoenix | ~3-5% below national average (Phoenix metro) | ~0.6-1.3% effective rate depending on taxing district; City of Phoenix primary levy ~1.27 per $100 assessed; Maricopa County primary ~1.16 | 8.3% combined (5.6% Arizona state + Maricopa County + 2.3% City of Phoenix, effective July 2025) |
| 4 | Phoenix (Ahwatukee Foothills) South Phoenix | $476K-$590K | Above US average; housing ~15-25% above Phoenix city median | Maricopa County effective rate ~0.6%-1.3% of market value depending on taxing districts (FY 2025/26); Phoenix primary levy $1.2658 per $100 assessed; Ahwatukee effective all-in rate typically ~0.5%-0.7% | 8.6% (5.6% Arizona + 0.7% Maricopa County + 2.3% Phoenix city) |
| 5 | Surprise West Valley | $419K-$465K | Near US average overall; housing below US median; utilities ~+25-30% due to summer AC loads | ~0.51% median effective rate (Ownwell); median annual property tax bill ~$1,603 — well below the US median of $2,400 | 9.1% combined (5.6% Arizona + 0.7% Maricopa County + 2.8% Surprise city — city rate increased from 2.2% to 2.8% effective 2025 via Ordinance 2024-09) |
| 6 | Chandler East Valley | $521K-$558K | Modestly above US average; utilities +29% due to summer AC | ~1.08% combined (primary $0.2118 + secondary $0.87 per $100 assessed value, FY 2025/26); median effective rate ~0.51%; rate lowered 9 consecutive years | 7.8% (5.6% Arizona + 0.7% Maricopa County + 1.5% Chandler city) |
| 7 | Gold Canyon Southeast Valley | ~$495K | Housing ~68% above Arizona average (areavibes) | Pinal County median effective 0.58%; primary county rate $3.45 per $100 assessed value (FY 2024-25, 4th highest in AZ). Median annual Pinal County tax bill ~$1,507. | 9.1% total (AZ state 5.6% + Pinal County 1.1% + Gold Canyon/special districts 2.4%) in ZIP 85118 |
| 8 | Florence Southeast Valley | $340K-$378K | ~92-96 (below national average; materially below Phoenix / Mesa / Chandler) | Pinal County primary rate $3.3630 per $100 assessed valuation (FY 2024-25); combined ~$3.45 per $100 with districts. Effective ~0.75-0.90% of market value. Median Pinal County tax bill $1,383-$1,507. | 11.7% through Jun 30, 2026 (5.6% state + 1.1% Pinal County + ~5% special district components + 2.0% Florence town). Florence town TPT rises from 2.0% to 3.5% effective Jul 1, 2026. Verify current schedule with ADOR. |
| 9 | Mesa East Valley | $436K-$473K | ~102-105 (near US average; below Scottsdale, above west Mesa and Apache Junction) | Effective ~0.51-0.65% combined (Maricopa County + secondary Mesa bonds only). Mesa has NO primary city property tax — uncommon in metro Phoenix. | 8.3% combined (5.6% Arizona + 0.7% Maricopa County + 2.0% Mesa city) |
| 10 | Tempe East Valley | $475K-$506K | ~102-105 (slightly above Phoenix metro avg of 103) | Effective ~0.60-0.70%; median annual bill ~$2,007 | 8.1% combined (5.6% AZ state + 0.7% Maricopa County + 1.8% Tempe city) |
| 11 | Gilbert East Valley | $562K-$650K | ~108-111 (above US average, driven by housing) | Median effective ~0.51%; Gilbert levies NO primary property tax — secondary only on voter-approved bonds | 8.3% combined (5.6% Arizona + 0.7% Maricopa County + 2.0% Gilbert town, 2026) |
| 12 | Scottsdale Scottsdale Northeast | $830K-$965K | 114.2 (14.2% above US average; housing 25.3% above) | ~0.91% combined (primary $0.4891 + secondary $0.4233 per $100 assessed value, FY 2025/26 proposed) | 8.05% (5.6% state + 0.7% Maricopa County + 1.75% Scottsdale city, effective July 2025) |
| 13 | Paradise Valley Scottsdale Northeast | ~$3.2M | 220 (well above national avg; driven by housing) | ~0.52% effective — among the lowest in Arizona (town levies no primary property tax; services funded by sales/bed tax on resort activity and state-shared revenue) | 8.55% (state 5.6% + Maricopa County 0.7% + town 2.25%) |
| 14 | Maricopa Southeast Valley | $346K-$360K | Housing well below Maricopa County/Phoenix median; utilities elevated (summer AC); gasoline above-average due to SR-347 commute distance | ~0.62% effective (~$2,107/yr on $338,600 home median); 32% above Pinal County avg (0.47%), below US avg (1.02%) | 9.2% combined (5.6% Arizona + 1.1% Pinal County + 2.5% City of Maricopa) |
| 15 | Phoenix (Desert Ridge / Norterra) Central Phoenix | ~$680K Desert Ridge; ~$624K Norterra | Above Phoenix metro average due to higher home prices and HOA fees | Maricopa County effective median ~0.47%; Phoenix combined typically 0.6-1.0% depending on special districts and CFDs | 8.6% combined (Phoenix 2.3% + state 5.6% + county 0.7%) |
| 16 | Phoenix (Maryvale) Central Phoenix | $345K | Materially below Phoenix metro average; housing is among the most affordable in the City of Phoenix | Maricopa County effective rate typically 0.6%-1.0% of market value; city of Phoenix primary rate ~1.2658%; Maricopa County primary rate ~1.16% | 9.1% combined in Phoenix as of July 1, 2025 (5.6% state + 0.7% Maricopa County + 2.8% Phoenix city, up from 2.3% prior) |
| 17 | Phoenix (North Mountain / Sunnyslope) Central Phoenix | ~$400K North Mountain; Sunnyslope core ~$302K-$583K range | — | ~0.55-0.65% effective (Maricopa County — among the lowest metro rates in the US) | 8.6% combined (5.6% Arizona state + 0.7% Maricopa County + 2.3% Phoenix city) |
| 18 | Fountain Hills Scottsdale Northeast | ~$700K | Above national average; tracks broader North Scottsdale submarket | 0.35% effective median (Ownwell / Maricopa County). Median bill ~$1,864. | 9.2% combined (5.6% AZ state + 0.7% Maricopa County + 2.9% town) |
| 19 | Rio Verde Scottsdale Northeast | ~$780K | — | 0.6%-1.3% effective (Maricopa County; varies by taxing district) | ~6.3%-8.6% combined (5.6% AZ state + county/local overlays) |
| 20 | Guadalupe East Valley | ~$394K-$547K | Substantially below Phoenix metro and national averages; among the lowest household-income municipalities in the metro | 0.33% effective (Ownwell / Maricopa County records); median annual bill ~$447 | 10.3% combined (5.6% AZ state + 0.7% Maricopa County + 4.0% town) -- among the higher combined sales-tax rates in the metro |
| 21 | Apache Junction Southeast Valley | $367K-$473K | Below Mesa and most SE Valley cities; Apache Junction consistently rates as the most affordable SE Valley city | Effective ~0.49% (Pinal County). Apache Junction has NO primary city property tax. Maricopa-county parcels within city limits use Maricopa rates. | 9.1% combined (5.6% Arizona + 1.1% Pinal County + 2.4% Apache Junction city). Pinal County reduced its rate from 1.6% to 1.1% on April 1, 2022. |
| 22 | Casa Grande Southeast Valley | $327K-$360K | Lower than Phoenix metro average — driven primarily by housing affordability vs. Maricopa County | Median effective ~0.54% per Ownwell; median annual bill ~$1,350 | 8.7% combined (5.6% Arizona + 1.1% Pinal County + 2.0% Casa Grande city, 2026) |
| 23 | Queen Creek Southeast Valley | $623K-$665K | Near or slightly above US average — housing drives variance | Median effective ~0.5-0.65% depending on Maricopa vs. Pinal side; Town of Queen Creek levies only secondary property tax (for voter-approved bonds), not primary | 8.55% combined on Maricopa side (5.6% Arizona + 0.7% Maricopa County + 2.25% Queen Creek town); ~8.95% on Pinal-side parcels |
| 24 | San Tan Valley Southeast Valley | $408K-$460K | Below Phoenix metro average — housing remains the primary affordability draw vs. incorporated East Valley suburbs | ~0.44% effective rate — lowest in Pinal County (Ownwell 2026); incorporation July 2026 may add municipal levy tiers pending new Town Council decisions | 7.2% combined per Avalara (5.6% Arizona state + 1.6% Pinal County); some ZIP-level rates reach 8.95% due to special districts — verify by address. Post-incorporation, a town sales tax layer will become possible |
| 25 | Anthem North Valley | ~$575K | Above Phoenix metro average; tracks affluent North Valley submarket | 0.73% effective median (Ownwell, Maricopa County). Median annual bill in 85086 ~$2,880. | 8.8% combined (5.6% Arizona state + 0.7% Maricopa County + 2.5% county/special -- no town tax since unincorporated) |
| 26 | Carefree North Valley | ~$1.39M | Well above national average; tracks luxury North Scottsdale submarket | ~0.35% effective typical for Maricopa County residential; Carefree has no primary town property tax -- the bill combines Maricopa County, CCUSD, and any community facilities districts | 9.3% combined (5.6% AZ state + 0.7% Maricopa County + 3.0% town) |
| 27 | New River North Valley | ~$697K | — | 0.6%-1.3% effective (Maricopa County; unincorporated areas combine county, school, fire district, and special levies). FY2025 county primary rate 1.16% (fourth consecutive cut). | ~6.3%-8.6% combined (5.6% AZ state + county transaction privilege overlays) |
| 28 | Avondale West Valley | ~$418K-$420K | Slightly below Phoenix metro median; below national median | 0.60% effective (Ownwell / Maricopa County); median annual bill ~$1,715 | 8.8% combined (5.60% AZ state + 0.70% Maricopa County + 2.50% City of Avondale); groceries exempt from local sales tax |
| 29 | Buckeye West Valley | $386K-$430K | — | Median effective ~0.67% (0.62% in ZIP 85326, 0.77% in ZIP 85396 Verrado corridor) — below the 1.02% US median | 9.3% combined (5.6% Arizona + 0.7% Maricopa County + 3.0% Buckeye city, 2026) — notably higher than Gilbert (8.3%) or Phoenix (8.6%) |
| 30 | Glendale West Valley | ~$405K-$460K | Near Phoenix metro median; below Scottsdale but above west-valley entry markets like Tolleson | 0.49% effective (Maricopa County / Ownwell; ZIP range 0.42%-0.68%; below US median of 1.02%) | 9.2% combined (5.6% Arizona state + 0.7% Maricopa County + 2.9% City of Glendale) |
| 31 | Goodyear West Valley | $475K-$500K | Modestly above US average; utilities elevated due to summer AC loads | — | 8.8% combined (5.6% Arizona + 0.7% Maricopa County + 2.5% Goodyear city); restaurant/prepared food 10.3%; grocery for home consumption 2.0% city only (state exempts base groceries); single retail item $5,000+ drops to 1.2% city rate; construction contracting 3.5% |
| 32 | Litchfield Park West Valley | ~$515K-$550K | Above Phoenix metro median; Litchfield Park's housing and household incomes sit in the upper quartile of the West Valley | Maricopa County median effective 0.40%; below Arizona median 0.51% and national median 1.02% | 9.10% combined retail/restaurant (5.60% AZ state + 0.70% Maricopa County + 2.80% City of Litchfield Park); 11.10% for construction contracting |
| 33 | Peoria West Valley | $480K-$535K | — | — | — |
| 34 | El Mirage Sun Cities | ~$350K-$360K | Below Phoenix metro median; among the lowest in incorporated West Valley | ~0.6%-1.1% effective (Maricopa County range 0.6%-1.3% depending on overlapping taxing jurisdictions); Arizona Limited Property Value (LPV) assessment is capped at 5% annual increase | 9.30% combined (5.60% Arizona state + 0.70% Maricopa County + 3.00% City of El Mirage) |
| 35 | Sun City West Sun Cities | ~$378K | — | Qualifying Tax Rate $2.20 per $100 assessed (reduced — carved out of school district levies); Maricopa County primary rate 1.16 per $100 (2025, cut for 4th straight year); median annual bill $1,508 | ~8.3% combined (5.6% AZ state + Maricopa County + local overlays) |
| 36 | Wickenburg Sun Cities | ~$510K | Near Arizona state average; slightly below Phoenix metro average given distance from core | Maricopa County median effective rate 0.46% -- among the lowest in Arizona. Total bill depends on WUSD overrides and community facility districts. | 8.5% combined (5.6% Arizona state + 0.7% Maricopa County + 2.2% Town of Wickenburg transaction privilege tax) |
| 37 | Youngtown Sun Cities | ~$295K-$375K | Below the Phoenix metro average; one of the more affordable entry points in the northwest Valley | ~0.46% effective typical (Maricopa County median; combined bill reflects county, Dysart USD, community college, and any fire district levies) | 9.3% combined (5.6% AZ state + 0.7% Maricopa County + 3.0% town) |
| 38 | Phoenix (Laveen) South Phoenix | $415K-$490K | Slightly below Phoenix metro average; housing materially below Chandler/Gilbert/Scottsdale | ~0.6%-1.3% effective (Maricopa County blended); Laveen #59 Phoenix combined rate ~$8.69 per $100 assessed value (2025) | ~8.6% combined (Arizona state 5.6% + Maricopa County + Phoenix city 2.3%) |
| 39 | Tolleson South Phoenix | ~$380K-$430K | Below national average; on par with adjacent Avondale and lower than the Phoenix metro median | 0.59% effective (Ownwell / Maricopa County) | 9.10% combined (5.60% AZ state + 0.70% Maricopa County + 2.80% City of Tolleson) |
| 40 | Coolidge Southeast Valley | $228K-$300K | below US average — Pinal County median property tax bill $1,507 (Ownwell) | ~0.46% effective (Coolidge, per Ownwell) — below Arizona median of 0.51%; Pinal County median bill $1,507 | 9.7% combined (5.6% Arizona + 1.1% Pinal County + 3.0% City of Coolidge, 2026) |
| 41 | Eloy Southeast Valley | ~$323K-$359K | Below Phoenix MSA and national averages; among the lowest household-income municipalities in the metro (per capita income ~$19,561 vs $43,395 MSA) | 0.74% effective median (Ownwell / Pinal County records); median annual bill ~$1,039. Pinal County countywide effective rate is 0.41%; Eloy sits slightly above | 9.7% combined (5.6% AZ state + 1.1% Pinal County + 3.0% City of Eloy per Avalara 2025); some aggregator sources cite 10.2% with a higher county component -- verify at the transaction address |
| 42 | Cave Creek North Valley | ~$925K | Above national average; per capita income $87,334 vs Phoenix metro $45,239 | 0.40% effective median (Ownwell / Maricopa County). Median annual bill ~$2,147. | ~9.3% combined (5.6% AZ state + 0.7% Maricopa County + 3.0% town) per Avalara 2026 |
Common Questions
FAQ — Phoenix communities
What is a cost of living index?
The cost of living index compares the overall cost of living in a location to the national average (100). A score of 110 means 10% more expensive than average.
What drives cost of living differences?
Housing is the biggest driver. Groceries, utilities, and transportation are closer to national averages in most metro areas.