Neighborhood

Eagles Nest

Fountain Hills, Arizona US

AI Summary•Updated May 2026

Area

9.21 mi²

ZIP Code

85268

County

Maricopa County

State

Arizona

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$689,795

YoY-2.4%

Gross Rental Yield

4.1%

Listed rent · ZORI annualized

Red Flag Index

High

68 / 100

Walkability Score

Minimal

OpenStreetMap POI density · national percentile

Education Score

67 / 100

Good · better than 67% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Eagles Nest Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Eagles Nest, Fountain Hills.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$689,795	-2.4%
Price / Sq Ft (Verified)	$338/sqft	-0.2%
Asking Rent (Median)	$2,347/mo	+7.3%
Gross Rental Yield	4.1%	—
Liquidity Score	49 / 100	Moderate
Homes Sold (Period)	232	+69.3%

Is Eagles Nest Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Arizona crime context.

Red Flag Breakdown

68 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Wildfire100Very High

Heat100Very High

Hail100Very High

Strong Wind60High

Earthquake40Moderate

Hurricane20Low

Tornado20Low

8/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Arizona averaged 22.1 crimes and 4.2 violent per 1,000 residents (-4.8% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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What Stands Out AI Insight

Active transaction volume — 232 homes sold last period

Flood risk is Very High (100/100)

Wildfire risk is Very High (100/100)

Insights are generated from Eagles Nest's live DistrictScore metrics.

Eagles Nest Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Arizona-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Air Quality — PM2.5

2015–2024

5.2 µg/m³ Meets EPA, above WHO guideline-11.3% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the Eagles Nest centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 21% of U.S. neighborhoods.

Arizona Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	22.1	4.2	-4.8%
2023	23.6	4.3	-4.4%
2022	25.1	4.5	-0.1%
2021	25.4	4.3	-8.3%
2020	27.1	4.8	-4.3%
2019	28.8	4.5	—

Reported at the state level — the finest official US crime aggregation; Eagles Nest inherits the Arizona figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Eagles Nest

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor1 nearbyHigh

Point-source screening near Eagles Nest: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Eagles Nest

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

18

Minimal

Walkability Score

1

Grocery

7

Dining

3

Schools

0

Universities

0

Hospitals

2

Pharmacies

4

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Eagles Nest's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Eagles Nest vs Fountain Hills vs Arizona

How Eagles Nest benchmarks against its city and state medians.

Benchmark vs City & State

Across Eagles Nest, the median sale price sits about 32% above the statewide median. Gross rental yield is 4.1%, against 4.8% statewide. Over the past 12 months, prices fell 2.4%. Transaction liquidity sits above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Eagles Nest	$338/sqft	4.1%	49
Arizona	$256/sqft	4.8%	39

Unlock the Eagles Nest benchmark

Compare Eagles Nest against Fountain Hills and Arizona medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Arizona tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.43% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 2.5%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: flat $2 per deed.

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

No statewide mansion tax or statewide rent control.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

The state conforms to the federal 1031 like-kind exchange rules.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Arizona property-tax guidance for foreign buyers

Latest Fountain Hills Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

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