What is the rental yield in The Lakes, Tempe, Arizona?

The gross yield in The Lakes in Tempe, Arizona is 3.9%. That sits alongside pricing about 3% below Tempe and 16% above Arizona, with prices up 3.1% over the past year. The Red Flag score is 53 and walkability is 89.

How does The Lakes compare with Tempe and Arizona?

The Lakes in Tempe, Arizona is priced about 3% below Tempe but 16% above Arizona. It has a gross yield of 3.9% and prices are up 3.1% over the past year. Walkability is 89, education is in the 22nd percentile, and the Red Flag score is 53.

What are the main strengths and risks in The Lakes, Tempe, Arizona?

The main strength in The Lakes in Tempe, Arizona is the combination of a 3.9% gross yield and walkability of 89. The main risk is the Red Flag score of 53. Education is in the 22nd percentile, and prices are 16% above Arizona.

Neighborhood

The Lakes

Tempe, Arizona US

The Lakes in Tempe, Arizona is a mixed investment profile: pricing is about 3% below Tempe but 16% above Arizona, with a gross yield of 3.9% and prices up 3.1% over the past year. It combines a walkability of 89 with education in the 22nd percentile, while the Red Flag score of 53 points to moderate overall risk. The main strength is access and yield; the main risk is the middling risk score.

AI Summary•Updated May 2026

Area

1.03 mi²

ZIP Code

85283

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

$479,858

YoY+3.1%

Gross Rental Yield

3.9%

Listed rent · ZORI annualized

Red Flag Index

Moderate

53 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

22 / 100

Limited · better than 22% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

The Lakes Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for The Lakes, Tempe.

Unlock the The Lakes 12-month price trend

See the full Verified vs Listed price history — free with a DistrictScore account.

Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$479,858	+3.1%
Price / Sq Ft (Verified)	$297/sqft	+3.9%
Asking Rent (Median)	$1,558/mo	-3.0%
Gross Rental Yield	3.9%	—
Liquidity Score	34 / 100	Moderate
Homes Sold (Period)	112	+12.0%

Is The Lakes Safe? Natural-Hazard Risk

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

Red Flag Breakdown

53 / 100

Moderate Risk

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

Heat100Very High

Flood80Very High

Hail80Very High

Earthquake60High

Wildfire40Moderate

Strong Wind40Moderate

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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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Appreciating market — +3.1% sale-price YoY

Highly walkable neighborhood — score 89/100

Active transaction volume — 112 homes sold last period

Heat risk is Very High (100/100)

Flood risk is Very High (80/100)

Insights are generated from The Lakes's live DistrictScore metrics.

The Lakes 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

6.6 µg/m³ Meets EPA, above WHO guideline-5.9% since 2015

EPA 9WHO 5

20152024

Annual mean fine-particle (PM2.5) concentration at the The Lakes centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 72% 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; The Lakes inherits the Arizona figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · The Lakes

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 The Lakes: 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 The Lakes

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

89

Very Walkable

Walkability Score

8

Grocery

19

Dining

7

Schools

1

Universities

9

Hospitals

2

Pharmacies

28

Parks

0

Rail Transit

0

Coworking

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

The Lakes vs Tempe vs Arizona

How The Lakes benchmarks against its city and state medians.

Benchmark vs City & State

In The Lakes, the median sale price sits about 3% below the median for Tempe neighborhoods and about 16% above the statewide median. Gross rental yield is 3.9%, against 4.5% for Tempe neighborhoods and 4.8% statewide. Over the past 12 months, prices rose 3.1%. Transaction liquidity sits above the median for Tempe neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
The Lakes	$297/sqft	3.9%	34
Tempe	$306/sqft	4.5%	28
Arizona	$256/sqft	4.8%	39

Unlock the The Lakes benchmark

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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 Tempe Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

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

Altus Group • Jun 18, 2026

The Lakes Real Estate FAQ

The Lakes in Tempe, Arizona shows a mixed profile for investors. Pricing is about 3% below Tempe and 16% above Arizona, gross yield is 3.9%, and prices are up 3.1% over the past year. The Red Flag score is 53, so risk is moderate rather than low.

Neighborhoods near The Lakes

Compare The Lakes with nearby neighborhoods in Tempe.

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