FairUpdated SEP 1, 2026

Anchorage, AK

ZIP 99517· Anchorage Borough County· Anchorage, AK· 16,567 residents· Median income $99,307· Leaning Seller

99517 · Anchorage, AK has a HavenScore of 50 — affordability is the drag — prices are stretched against local incomes.

At the ZIP's typical value, the estimated monthly payment takes 32% of the local median income (Zillow, US Census ACS) and runs $975 a month more than the median rent (Zillow ZORI). The buyer/seller gauge leans narrowly toward sellers, and has for 7 months. Typical values moved higher over the last 90 days (Zillow ZHVI).

Saved ZIPs on Haven get an email when the score moves 5+ points as monthly data lands, when the market gauge flips between buyers and sellers, when its valuation read moves against the model value, or when distress jumps in a week.

Zillow ZHVI peaked at $411,249 in Jul 2026, which is the latest value. Since January 2019 it is +37.4%. The sharpest 12-month move was +0.1%, ending Mar 2021.

Median price
$411,249
+4.08% past 12 mo
Est. monthly payment
$2,637/ mo
20% down · 30-yr fixed · 6.71% · incl. tax + insurance
CompareShare card
46
HavenScore: higher than 48% of scored ZIPs.
▼ -1 / 90d#7/20 in AKBuyer Score
Rank

Ranked #7,323 of 13,130 nationally · #3,841 of 6,756 mid-size ZIPs

Switch perspective

Buyer view active — Leans harder on affordability and downside risk.

Score inputs below recompute for this view

Affordability
44/100
Growth
—/100
Risk
46/100
Momentum
56/100
Livability
77/100
Score · trailing 12 mo
47 → 50
+3 points
30-day
-2
90-day
-1
1-yr
+3

Snapshot

Numbers at a glance, with a year of history under each

Median price
$411,249
up+4.1% 12 mo
Typical home value across the middle tier of homes here — a smoothed Zillow index, steadier than individual sale prices.
Median price: higher than 61% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $411,249.
Median rent
$1,662
up+5.5% 12 mo
Typical monthly rent (Zillow ZORI, with HUD fair-market rent filling in for smaller markets).
Median rent: higher than 39% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $1,662.
Price-to-income
4.1×
Median home value divided by median household income. Under 4× has historically been comfortable; over 5× stretches most budgets.
Price-to-income: higher than 44% of scored ZIPs.
Est. monthly payment
$2,637
At the median value with 20% down, a 30-year fixed at 6.71%, plus property tax and insurance.
Est. monthly payment: higher than 29% of scored ZIPs.
Active listings
17
Homes listed for sale right now (Realtor.com). Rising inventory usually favors buyers; falling inventory favors sellers.
Active listings: higher than 15% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 17.
Days on market
39
How long the typical listing sits before going under contract. Shorter means a tighter market; longer means more room to negotiate.
Days on market: higher than 25% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 39.
Price cuts
+25.00%
Share of active listings that have lowered their asking price. Rising cuts usually precede softening values.
Twelve-month trend shown as a sparkline; the newest value is +25.00%.
Median income
$99,307
Median household income here, from the latest US Census American Community Survey.
Population
16,567
Current resident estimate. Growth is a demand tailwind; decline is a structural risk.
Twelve-month trend shown as a sparkline; the newest value is 16,567.
Overvaluation
+53.90%
How far today's values sit above the long-run price trend. Positive means stretched; negative means discounted versus trend.
Vacancy
13.7%
Above-average. Share of housing units that are vacant in this ZIP, from the latest US Census ACS 5-year tables.
Owner-occupied
60%
of homes. Share of occupied housing units owned by their occupants (vs. rented), from the US Census ACS.

Place

What it is like to live here, and what could flood or burn

Place profile
WalkabilityBelow-average walkability
EPA index 9.2 of 20 · EPA Smart Location Database · Jun 2021 · above 66% of scored ZIPs
Transit accessStop within a 10-minute walk
752 m to the nearest stop · EPA Smart Location Database · Jun 2021 · above 22% of scored ZIPs
Typical commuteShorter commute than typical
14 minutes one way · US median ZIP 22 · US Census ACS · above 97% of scored ZIPs
Jobs nearbyModerate employment nearby
850 jobs per sq mi · US Census LODES · above 68% of scored ZIPs
Physical riskVery High (FEMA)
FEMA National Risk Index composite · Dec 2025 release · above 14% of scored ZIPs

Bands are each source’s own · tick marks the national median ZIP · not blended into the score

Hazard ledger · FEMA National Risk Index

Tract-level rolled up to ZIP · not a property-level rating · no future-year projection · refreshed annually (Dec 2025 release) · county tick = median of 14 scored ZIPs in Anchorage Borough

Everyday prices · BEA Regional Price Parities

Everyday prices in the Anchorage metro run 5% above the US average (BEA Regional Price Parities, 2024).

Rents in the index run 10% above the US average.

$75,000 at US-average prices buys what $79,050 buys here.

Metro-level index, US = 100 · 2024 · the Anchorage metro, not this ZIP alone

Housing cost burden · US Census ACS
Owners spending over 50% of income7%
US median ZIP 6%
Renters spending over 30% of income36%
US median ZIP 45%

What drives the score

Five pillars, each scored 0–100

Affordability

44/100

Growth momentum

—/100

Market risk

46/100

Momentum

56/100

Livability

77/100
Walkability
1–20 index · June 2021 vintage·EPA Smart Location Database
9.2
Transit access
Ranked against every scored ZIP·EPA Smart Location Database
752.2
Job density
Jobs per square mile, ranked against every scored ZIP·US Census LODES
849.9

See every input behind the pillars, with its value and source

Inside: Affordability: Price-to-income, Property tax rate, Median income · Growth momentum: 12-month price change, 12-month rent change, Population · Market risk: Overvaluation, Active listings, Price cuts · Momentum: Days on market, Buyer / seller gauge, Demand dial

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Market signals

Tailwinds and headwinds right now

Top 3 of 14 signals
Tailwinds1
  • Strong price appreciation
    +4.1% year-over-year
Headwinds2
  • Potentially overvalued
    54% above historical price-to-income
  • Widespread price cuts
    25% of listings cutting price
Buyer / seller gauge

Market conditions

Leaning Seller

The score reads conditions tightening in sellers' favor.

+26
Strong buyerBalancedStrong seller
Trend
Heating toward seller
Gauge since Mar 2026Leaning Seller now

Cycle read. Accelerating: prices +4.1% over the trailing year, with the market leaning toward sellers.

Asking vs closed
Typical value (index)
$411,249
Zillow ZHVI · Sep 2026
Median sale price
$427,500
Redfin · Sep 2026
Sale-to-list
100.4%
Redfin · Sep 2026
Sold above list
31.6%
Redfin · Sep 2026

The Zillow figure is a smoothed index of typical value, not a list price; the Redfin figures are closed sales for the month shown.

Momentum check

What's changed in the last 90 days

🔒 Haven
Locked

Median price

——
🔒 Haven
Locked

Inventory

——
🔒 Haven
Locked

Days on market

——

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

Pulse signals unlock with Haven, plus a one-line market interpretation.

The 90-day numbers behind each tile open with Haven

Trend

Where it's been

Peak
$411,249
Jul 2026
From peak
0.0%
At peak
Since Jan 2019
+37.4%
Worst 12 mo
+0.1%
to Mar 2021
Best 12 mo
+7.8%
since 2018

Zillow ZHVI peaked at $411,249 in Jul 2026, which is the latest value. Since January 2019 it is +37.4%. The sharpest 12-month move was +0.1%, ending Mar 2021.

Cycle position — prices vs the model’s value estimate and the payment’s share of income vs five years ago — opens with Pro

Appreciation by window

Zillow ZHVI · rank among scored ZIPs
WindowChangePer yearUS rankAlaska rank
1 yearup+4.1%+4.1%/yrTop 25% nationallyHigher than 24% in Alaska
3 yearsup+12.3%+3.9%/yrHigher than 55% nationallyHigher than 40% in Alaska
5 yearsup+25.5%+4.6%/yrHigher than 43% nationallyHigher than 72% in Alaska
10 yearsup+40.1%+3.4%/yrHigher than 6% nationallyHigher than 44% in Alaska
Since 2000up+221.8%+4.5%/yr——

Starter homes vs the top tier

Zillow ZHVI tiers · Jul 2026
Bottom third (starter homes)
$288,226
up+29% 5Yup+44% 10Y
Middle third
$411,249
up+24% 5Yup+38% 10Y
Top third
$601,163
up+25% 5Yup+32% 10Y

Starter homes here rose 29% in five years while top-tier homes rose 25% (Zillow ZHVI tiers) — the bottom of the market outpaced the top.

3-bedroom homes here run 44% above 2-bedrooms (Zillow ZHVI by bedroom); the AK median premium is 42%.

By home type · Zillow ZHVI mid tier
Single-family
$439,683
up+20% 5Y
Condo / co-op
$264,021
up+35% 5Y

Condos here are priced 40% below single-family homes (Zillow ZHVI by home type); over five years single-family rose 20% while condos rose 35%.

The historical reading — which months run highest and lowest here — opens with Haven

Rent, inventory, days on market, Zillow’s market heat, the % view and state and US reference lines open with Haven

Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals; Pro adds 24- and 36-month horizons.

Price Forecast

3-month projection · 80% range

🔒 Haven
—————
3-month shown  |  6 & 12 months with Haven →
3-month
$415,567
+1.1%
80% range $414.5K–$420.6K
6-month
🔒 Haven
12-month
🔒 Haven

Of the 3-month ranges we published since December 2025, 60% contained the actual price. Track record →

6- and 12-month projections, their 80% ranges, and what moves the forecast unlock with Haven.

Zillow's own published forecast has this ZIP's typical value rise 1.5% over the twelve months from July 2026 (Zillow Home Value Forecast).

Forecasts are the model’s projection, not a prediction. Actuals will differ.

See the 6- and 12-month price ranges for this ZIP and what moves the forecast

Haven · 14-day free trial · then from $8/mo

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Monthly cost

What you'd owe each month

Est. monthly payment
$2,637/ mo

20% down · 30-yr fixed · 6.71% · tax 1.19%

Principal$285
Interest$1,840
Property tax$408
Insurance$104
Rent vs buy
Median rent
$1,662
/ mo
Own (payment)
$2,637
/ mo
Monthly gap
+$975owning costs more each month

Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $1,246 a year (Treasury Federal Insurance Office).

Payment share of income

32%of the ZIP’s median income at the median value ($2,637/mo against $99,307 · Zillow, Freddie Mac PMMS, US Census ACS). Your own marker appears once you set an income or price in the calculator below.

Price-to-income · ZIP vs state vs US

Median home value ÷ median household income · Zillow ZHVI, US Census ACS · under 4× has historically been comfortable

Run the numbers

Your price, rate, down payment and income

Like for like: a 3-bedroom here rents for about $2,040 a month (HUD Small Area Fair Market Rent, FY2026) against a typical 3-bedroom value of $428k (Zillow ZHVI by bedroom) — a 5.7% gross rent yield.

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 20% down · ZIP median income $99,307

See the 1-, 5-, and 30-year cost of owning here

Inside: Total housing cost · Interest paid · Principal paid · Equity built

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Equity assumes flat home value; real appreciation could push it higher · Rate 6.71%

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Comparable ZIPs

Same shape, lower entry

ZIPs the score groups near 99517 on Affordability and Growth — sorted by lowest median value. Each tile names what the lower price trades: commute (ACS), walkability band (EPA) and hazard rating (FEMA).

ZIP 99503
Anchorage
AK
47
  • Saves $73k
  • Similar commute
  • Similar walkability
  • Similar hazard risk
$338,266+3.53%
ZIP 99518
Anchorage
AK
53
  • Saves $66k
  • Similar commute
  • More walkable
  • Similar hazard risk
$345,649+6.76%
ZIP 99508
Anchorage
AK
44
  • Saves $59k
  • Similar commute
  • More walkable
  • Similar hazard risk
$351,940+5.88%
ZIP 99501
Anchorage
AK
44
  • Saves $48k
  • Similar commute
  • More walkable
  • Similar hazard risk
$362,779+6.33%

Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals
Research the restNo crime or school rating here — why. The primary sources:GreatSchools→NCES School Search→FBI Crime Data Explorer→

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