The story of this market
The typical home in ZIP 86406 sells for about $565,000, or $265 per square foot.
Prices are down 1.74% from a year ago, which gives buyers more room to negotiate. Homes take about 67 days to sell, which is slow. HUD's fair market rent for a two-bedroom is $2,300 a month.
ZIP 86406 — Lake Havasu City
The 86406 housing market is currently balanced, with supply and demand reaching an equilibrium. While median prices remain elevated compared to historical norms, the market has seen a slight year-over-year cooling, reflecting broader national trends in affordability and interest rate sensitivity.
This ZIP is ideal for retirees, outdoor enthusiasts, and those seeking a lifestyle centered on water recreation. It also attracts investors interested in the vacation rental market, though it is less suited for those requiring proximity to major metropolitan employment centers.
Median prices moved down 1.7% year over year.
Homes spend a median of 67 days on market with 6.0 months of supply — a balanced-paced market.
25% of listings have cut prices · homes sell at 97% of asking — demand is holding steady.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.1% · poverty 9.5% — 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 6.3%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 86406, Mohave County AZ
Crime rates in Lake Havasu City are generally considered moderate, with property crime being the primary concern compared to violent crime. The area remains consistent with regional trends for similar-sized Arizona communities.
Schools serving the 86406 area are part of the Lake Havasu Unified School District, which provides a standard range of public education options. Performance ratings vary by individual campus, with most schools meeting state accountability benchmarks.
The area faces risks primarily from extreme heat and occasional flash flooding during monsoon season. Property insurance premiums are influenced by these environmental factors and the regional wildfire risk profile.
Economic momentum is driven by tourism, recreation, and a growing retiree population. Infrastructure development is focused on supporting the city's role as a regional hub for the Colorado River area.
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) — Statutory Residential Homestead Exemption: Exempts up to $400,000 of equity in an owner-occupied primary dwelling from attachment, execution, and forced sale arising from unsecured civil judgment liens.
Most residents rely on personal vehicles for commuting within Lake Havasu City, as public transit options are limited. The average commute is significantly longer than the national average due to the dispersed nature of the community.
The area is a premier destination for water sports on Lake Havasu and the Colorado River. Residents have access to numerous parks, hiking trails in the surrounding desert, and local golf courses.
The rental market is characterized by high demand, partly driven by seasonal visitors and the tourism industry. Vacancy pressure remains low, and rent trajectories have shown volatility in recent periods.
The economy is heavily reliant on tourism, retail, and healthcare services. Major employers include the local school district, municipal government, and regional hospitality businesses.
Transportation is primarily highway-based, with limited public transit infrastructure. The area serves as a regional hub for the Colorado River corridor.
Development is focused on residential expansion and commercial projects catering to the tourism sector. Planning is managed by the City of Lake Havasu.
The Mohave County Assessor manages property valuations, utilizing a mass appraisal system to determine full cash value for tax purposes.
Parcels are subject to various special districts, including the Lake Havasu Unified School District and local fire/utility districts.
Property insurance costs are rising due to regional wildfire risks and the high cost of rebuilding in the desert climate.
Data retrieved from Census Reporter and ACS 2024 profiles.
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.
Features beaches, boat ramps, and trails along the lake.
Historic attraction and central hub for local tourism.
Popular area for boating and water-based activities.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.