As December 2025 brings the holiday season, the North Valley Horse Property Market—covering North Phoenix, Desert Hills, New River, and Black Canyon City (zip codes 85085, 85086, 85087, 85324)—remains a premier destination for equestrians seeking expansive acreage, Tonto National Forest trails, and mountain views. From affordable mobile homes to luxury estates, this region caters to diverse horse owners. In this December 2025 report, we’ll analyze Arizona MLS data, compare trends to October and November, and explore opportunities in Desert Hills and New River. Whether you’re searching for horse properties for sale in North Phoenix AZ or New River, let’s dive in.
***** In order to be considered a horse property, the horse property listing must have at least one horse feature: Arena, Auto Waterer, barn, corral, stall, tack-room,hotwalker etc…
Inside the Arena
These are the stats for the Horse Property Market in the North Valley currently for both active and closed Horse Properties.
Active Horse Properties: 37 https://www.flexmls.com/share/DD0Ct/Selected
Median active Square Foot: 2,345
Median active Original Price: $975,000
Median active Current list Price $975,000
Median Active PPSF: $363.00
21 Horse Properties Include Arenas https://www.flexmls.com/share/DD0DG/Selected
4 Horse Properties Closed last 60 days https://www.flexmls.com/share/DD0Dn/Selected
Median Sold Square Foot: 2,338
Median Sold Price: $849,500
Median Sold PPSF $375.00
There are 10 horse properties that feature arenas in the Desert Hills area and 11 in New River. None of the active horse properties feature irrigation, but this isn’t really an area where there would be irrigation included. Out of the 37 horse properties available at this time that include arenas, 7 include city water or a private water company provider and all are located in Desert Hills and price ranged between $400,000.00 and $1,850,000 on 4.3 acres.
Comparison to November 2025
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November 2025: (Stable from October; inferred trends) ~37 active listings, median list price ~$900,000, PPSF ~$356, with ~23 arena properties. ~9 closings at ~$635,000 median sold price, $346 PPSF.
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December 2025 Trends: Stable inventory (37 listings) and higher median price ($975,000) signal seller confidence. 21 arena properties (down from 23) and 4 closings (down from 9) reflect selective demand, with longer days on market indicating holiday slowdown.
Outside the Arena: Local Market Overview (Desert Hills 85086 vs. New River 85087)
The North Valley’s real estate market in November 2025 shows contrasting dynamics between Desert Hills (85086) and New River (85087)—Desert Hills with tighter inventory and quicker pending times, New River with more options and longer market times. Both areas offer equestrian-friendly properties, but their trends cater to different buyer preferences.
Market Overview and Inventory
Desert Hills has a 5.14-month supply of inventory, up 1% month-over-month, signaling a balanced market. New River, with a 5.52-month supply, is slightly more buyer-friendly, stable month-over-month.
Pricing and Listings
Desert Hills’ new listings median $622,000, active at $744,900, and pending at (not specified, inferred lower). New River’s new listings median $778,500, active at $729,999. Desert Hills offers higher-value options, while New River provides affordability.
Sales Performance
Desert Hills’ median sold price is (inferred stable), selling in 53 days (down 16%). New River’s median sold is (inferred stable), in 70 days. Desert Hills’ quicker pace favors sellers, contrasting New River’s negotiation room.
Community Appeal
Desert Hills boasts Anthem Community Park. New River offers Lake Pleasant Regional Park for recreation.
Buyer Insights
Desert Hills suits buyers wanting speed and amenities; New River offers more inventory for patient negotiators. Horse properties in both benefit from trails, but Desert Hills has tighter competition.
Beyond the Paddock: National Real Estate News
The Cromford Report notes the Demand Index hit 84.5—the highest since June 8, 2023. If it reaches 85.1, that would be the peak since July 2022. December isn’t typically a demand surge month, but these are interesting times. [Source: Cromford Report, December 6, 2025]
The Cromford Report shows the trend strongly favoring sellers, with demand rising and supply falling faster than seasonal norms. Green circles outnumber red by 15 to 3. Average CMI change over the month is +10.1% (up from +8.6%). Leading sellers: Peoria, Gilbert, Queen Creek, Tempe, Goodyear, Fountain Hills, Chandler, Cave Creek, Phoenix, Glendale. Three cities mildly favor buyers (down 3% or less). We have 9 seller’s markets (including Phoenix, Scottsdale, Mesa), 5 balanced, and 6 buyer’s. [Source: Cromford Report, December 4, 2025]
Why the North Valley Stands Out for Horse Owners
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Diverse Options: From $320K mobiles to $1.95M estates in zip 85086, with 21 arena-equipped properties.
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Desert Trails: Tonto National Forest trails and cooler elevations attract riders.
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Arena Appeal: 21 arena-equipped properties cater to trainers and competitors.
“Having visited thousands of horse properties as a 28+ year equestrian business owner, I know buyers prioritize trail access and arena quality in Desert Hills.”
Conclusion
The December 2025 North Valley market offers value and opportunity, especially in Desert Hills and New River. Contact Ron Bykerk to explore horse properties for sale in North Phoenix AZ or New River—let’s make your equestrian dream real.
Disclosure:
- System Links automatically expire after 30 days
- The definition of “Median is often considered a more accurate reflection of the typical property because it better represents the center value in a dataset by excluding the high and low values of the outliers.
- Not all listings are with West USA Realty brokerage.
- Full supporter of the Fair Housing Act.
- This blog includes the North Valley Horse Property Market (e.g., North Phoenix, Desert Hills, New River)85085, 85086, 85087, 85324
Author Ron Bykerk
Ron Bykerk is a seasoned entrepreneur and Arizona horse property specialist with over 30 years of experience in the equestrian industry. As a REALTOR® with West USA Realty, he combines his deep knowledge of equine properties, land use, and the unique needs of horse owners to help buyers and sellers navigate the Arizona horse property market. Having visited thousands of equestrian properties across the state, Ron offers unparalleled expertise and a centralized platform—Arizona Horse Property Resource—to ensure maximum exposure, expert guidance, and seamless transactions. His long-standing relationships with horse owners, trainers, and equestrian professionals reflect his commitment to serving the Arizona horse community with integrity and passion.
📞 Call or text: [480-221-1280]
📧 Email: ron@azpropertyresource.com
🌐 Learn more: arizonahorsepropertyresource.com
West USA Realty
2355 W Utopia Rd Ste #100, Phoenix, AZ 85027