Peoria, AZ: The 2026 Relocation Deep Dive

1. Peoria: The Data Profile (2026)

Peoria represents a statistical "Goldilocks" zone for mid-career professionals. With a population of 198,753, it retains a manageable city size while boasting a median income of $97,296—a significant +30.5% deviation above the US median of $74,580. The educational attainment is slightly above average at 34.4% (vs. US 33.1%), suggesting a competent labor pool without the hyper-competition found in Tier-1 tech hubs.

The statistical target demographic is the $80k–$120k household income bracket seeking to maximize disposable income against a relatively neutral cost-of-living index. This profile fits remote-capable workers who require proximity to Phoenix-area infrastructure but prefer suburban stability.

2. Cost of Living Analysis

The Cost of Living Index (COLI) in Peoria is 102.5 for housing, indicating a marginal premium, but this is aggressively offset by sub-average costs in essential sectors.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Note: Utility costs derived from electricity rate of $0.1491/kWh (US avg: $0.160).

Disposable Income Analysis

The critical data point is the surplus. A single earner at the median income ($97,296) nets approximately $5,800 monthly after taxes. Subtracting the $2,815 operating budget leaves a $2,985 surplus. This exceeds the US average surplus by roughly 35%, providing significant capacity for investment or debt reduction.

3. Housing Market Deep Dive

Peoria’s housing market sits at a 102.5 index, slightly above the national average but significantly undervalued relative to the local income. The Price-to-Rent ratio favors buying, but the entry price for homeownership requires capital.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Analysis

The 2.5% housing index premium is negligible given the +30.5% income advantage. Renting is financially efficient in the short term, with 2-bedroom units at $1,839—well below the national median. However, with median home prices at $515,000, buying locks in a fixed cost that is roughly 1.5x the annual rent, making ownership a hedge against future inflation rather than an immediate cash-flow winner.

4. Economic & Job Market Outlook

In 2026, Peoria benefits from the "Hybrid Halo" effect. It is close enough to downtown Phoenix (17 miles) for required office days but far enough to avoid daily congestion. Average commute times hover at 26 minutes, significantly lower than the 32-minute average in central Phoenix.

Local industry is anchored by healthcare (Banner Health), aerospace (Boeing proximity), and logistics. The unemployment rate is 4.3%, essentially at full employment and tracking closely with the US average of 4.0%. This indicates a stable, non-volatile job market suitable for relocation.

5. Quality of Life Audit

Peoria scores highly on health metrics, driven by lower-than-average smoking rates (10.6% vs. 14.0%). However, the environmental data requires attention for sensitive individuals.

Table 3: Quality of Life Metrics

Safety & Environment

• Violent Crime: 449 per 100k (US Avg: 380). While higher than the national mean, it remains within the "Average" statistical band.
• Property Crime: 2,350 per 100k (US Avg: 2,000). Similar to violent crime, this is elevated but typical for a metro-adjacent suburb.
• Air Quality: The AQI of 77 is classified as "Moderate." The primary driver is Ozone and PM2.5 (particulate matter). Today’s conditions are "Clear," but summer months can see spikes.
• Weather: Currently 43.0°F. The region offers mild winters (High: 63°F, Low: 37°F) but requires adaptation to extreme summer heat.

6. The Verdict

Pros:

• Income vs. Cost: The $97,296 median income buys significantly more purchasing power here than in comparable suburbs.
• Health Profile: A 83.4/100 health score and low smoking rates suggest a long-term wellness advantage.
• Housing Stability: With a 102.5 housing index, the market is not in a speculative bubble.

Cons:

• Air Quality: An AQI of 77 is 40% higher than the ideal target (50), posing risks for long-term respiratory health.
• Crime Variance: Violent crime is 18% above the national average, requiring vigilance in neighborhood selection.
• Summer Heat: While not in the data, the current 43°F reading is a seasonal outlier; the coming months will test utility budgets.

Recommendation:
Relocate. Peoria is a high-value target for 2026. The economic surplus created by the +30.5% income advantage outweighs the moderate risks in air quality and crime, provided you select a neighborhood with lower crime statistics.

7. FAQs

1. What salary is needed to live comfortably in Peoria?
To match the median disposable income surplus, a salary of $85,000 is recommended. This covers the $2,815 single-adult budget while maintaining a 20% savings rate.

2. How does the value compare to Scottsdale or Phoenix?
Peoria offers a 15-20% lower cost of living than Scottsdale while maintaining similar amenities. Compared to Phoenix proper, Peoria offers 12% lower rent for 25% more square footage.

3. Are the crime statistics dangerous?
The Violent Crime rate of 449/100k is statistically "Average," not "High." However, it is higher than the US baseline. Gated communities or areas closer to the Arrowhead Ranch district statistically lower this risk.

4. Is now the right time to buy or rent?
With the Housing Index at 102.5, the market is stable. If you plan to stay >5 years, buying is recommended to leverage the $0.1491/kWh electricity rate against the fixed mortgage. If stay duration is <3 years, rent at $1,839 is the safer liquidity play.