Real Estate & Relocation — Rim Country AI

AT A GLANCE

Rim Country by the Numbers

Key statistics for anyone considering a move to Payson or Star Valley.

16,900+

Payson Population

$390K

Median Home Price

$67,710

Median Household Income

4,890 ft

Elevation

4 Seasons

Climate

90 min

Drive to Phoenix

HOUSING & COST OF LIVING

Finding Your Home

Rim Country offers an affordable mountain lifestyle compared to Phoenix metro, with a range of housing options from cabins to custom homes.

Housing Market Overview

The Rim Country real estate market offers options ranging from starter homes and cabins to luxury custom homes with forest views.

Median home price: approximately $390,000 (2026), though prices vary widely by neighborhood and lot size
Starter homes & mobile homes: available from $180K-$280K in Star Valley and outer Payson
Mid-range homes: $350K-$550K for 3-bedroom homes in established Payson neighborhoods
Luxury & custom homes: $550K-$1M+ for homes on large lots near the Rim or golf courses
Rental market: limited availability; expect $1,200-$2,000/month for a 2-3 bedroom house. Start searching early
Land: undeveloped lots from $30K (Star Valley) to $200K+ (Rim-adjacent with views)

Cost of Living

Rim Country's cost of living is generally comparable to the Arizona average and notably lower than Phoenix metro for housing.

Groceries: comparable to state average. Bashas', Walmart, and Safeway serve the area. Specialty items may cost more due to distance from distribution centers
Utilities: APS electricity averages $150-$250/month. Arizona Water Company handles water. Propane is common for heating in winter ($200-$400/month peak)
Property tax: Gila County rates are among the lowest in Arizona, averaging around 0.75% of assessed value
No state tax on Social Security income, making Payson attractive to retirees
Sales tax: combined rate of approximately 8.6% in Payson (state + county + town)
Gas & transportation: gas prices are typically $0.10-$0.20 higher than Phoenix. Most errands require a car

EDUCATION

Schools & Education

Rim Country provides quality educational options from pre-K through higher education.

K-12 Schools

The Payson Unified School District (PUSD) serves the entire Rim Country area with approximately 2,400 students.

Rim Country Middle School (grades 6-8) — 1000 N. Manzanita Dr
Payson High School (grades 9-12) — 901 W. Longhorn Rd. Home of the Longhorns
Frontier Elementary School — serving grades K-5 in central Payson
Star Valley School — elementary campus serving the Star Valley community
Pine-Strawberry School — small K-8 campus in Pine for northern Rim Country families
District contact: paysonschools.org | (928) 474-2070

Higher Education & Alternatives

Higher education and vocational options are available locally and through distance learning programs.

Gila Community College — local campus offering associate degrees, certificates, and workforce training programs. Located on Sullivan Lane in Payson
Northern Arizona University — the NAU Payson campus offers select degree programs and a pathway to the Flagstaff campus (2 hours north)
ASU Online & Rio Salado — many residents complete degrees online through Arizona State University or Rio Salado Community College
Payson Public Library — provides free internet, study spaces, and educational programs for all ages

HEALTHCARE

Medical & Healthcare Facilities

Rim Country has a full-service hospital and a range of medical providers to serve residents.

Hospital & Emergency Care

Banner Payson Medical Center is the area's primary hospital, providing 24/7 emergency services and a range of inpatient and outpatient care.

Banner Payson Medical Center — 807 S. Ponderosa St, Payson. 24/7 ER, surgery, imaging, and inpatient care. (928) 474-3222
Emergency Department: Level IV trauma center with helicopter pad for transfers to Phoenix when needed
Specialty care: some specialist visits require travel to Phoenix (~90 min). Telemedicine is expanding locally
Air ambulance: Native Air and other services are available for emergency transport to Phoenix-area Level I trauma centers

Medical Providers & Services

A growing network of physicians, dentists, and specialized providers serve the Rim Country community.

Primary care: multiple family practice and internal medicine clinics including Banner Health Clinic, Rim Country Health Center, and independent practices
Dental: several dental practices in Payson including general, pediatric, and cosmetic dentistry
Pharmacy: Walgreens, Walmart Pharmacy, CVS, and independent pharmacies
Vision: optometrists and ophthalmologists available locally
Mental health: Payson Christian Clinic, Rim Country Counseling, and AHCCCS-covered providers serve the community
Veterinary: multiple vet clinics in Payson for pets and livestock

CLIMATE & LIFESTYLE

What Living Here Is Like

Rim Country offers a small-town mountain lifestyle with four distinct seasons, world-class outdoor recreation, and a strong sense of community.

Four-Season Climate

At nearly 5,000 feet, Payson enjoys a climate dramatically different from the Valley of the Sun just 90 minutes south.

Spring (Mar-May): 60s-80s daytime, 30s-50s overnight. Wildflowers, green hillsides. Occasional late-season snow
Summer (Jun-Sep): 85-95 daytime highs (20+ degrees cooler than Phoenix). Monsoon thunderstorms July-September bring dramatic clouds and rain
Fall (Oct-Nov): 60s-70s daytime, 30s-40s overnight. Beautiful fall color from oaks and maples. Clear skies, ideal hiking weather
Winter (Dec-Feb): 45-55 daytime, 20s-30s overnight. Snow is possible but usually melts quickly in town. Chains may be required on Highway 87 during storms
Annual rainfall: approximately 22 inches, with most coming during monsoon season

Utilities & Internet

Essential services are available throughout Rim Country, though some options differ from what Phoenix metro residents may be accustomed to.

Electricity: Arizona Public Service (APS) serves the area. Average $150-$250/month
Water: Arizona Water Company (Payson); Star Valley Water Company (Star Valley). Some properties use private wells
Gas: no natural gas lines — most homes use propane for heating and appliances. Several local propane delivery companies
Internet: NPG Cable offers broadband in Payson/Star Valley. Starlink satellite is popular in rural areas. Cell service (Verizon, T-Mobile, AT&T) is good in town but spotty on trails
Trash: Patriot Disposal provides curbside collection. Bulk trash pickup monthly
Post office: USPS in Payson and Star Valley. UPS and FedEx deliver but some rural addresses require PO boxes

LOCAL REAL ESTATE

Real Estate Resources

Local real estate companies and resources to help you find your home in Rim Country.

Real Estate Brokerage

Rim Country Real Estate

Local experts helping buyers and sellers navigate the Payson and Star Valley markets since 1985.

406 W Main St, Payson (928) 474-8600

Real Estate Brokerage

Coldwell Banker Payson

Full-service brokerage with experienced agents specializing in Rim Country properties.

100 E Hwy 260, Payson (928) 474-5100

Real Estate Brokerage

Keller Williams AZ Realty

National brand with local knowledge. Serving residential and land buyers throughout Gila County.

200 S Beeline Hwy, Payson (928) 474-6700

Property Search

Zillow — Payson Listings

Browse current for-sale listings, rental properties, and sold data for Payson, Star Valley, and Pine.

zillow.com/payson-az

Property Search

Realtor.com — Rim Country

Search homes, land, and rentals with detailed listing information and agent contacts.

realtor.com/Payson_AZ

County Records

Gila County Assessor

Property tax records, parcel data, and assessed values for Gila County properties.

gilacountyaz.gov/assessor

AFFORDABILITY TOOL

Mortgage Calculator

Estimate your monthly payment for a home in Rim Country. Pre-filled with local market averages.

Home Price

Down Payment (%)

Interest Rate (%)

Loan Term

Estimated Monthly Payment

$2,024

Principal & Interest
$2,024 Property Tax (est.)
$244 Total w/ Tax
$2,268

PLAN YOUR MOVE

Relocation Checklist

A step-by-step timeline for moving to Rim Country. Click items to check them off as you go — your progress is saved locally.

3+ Months Before

Research Payson & Star Valley neighborhoods online
Plan a scouting trip to visit the area in person
Contact a local real estate agent (see listings above)
Get pre-approved for a mortgage
Explore employment or remote work options

1-2 Months Before

Secure housing (close on purchase or sign lease)
Set up APS electricity & Arizona Water Company accounts
Arrange propane delivery if home uses propane heating
Contact Payson USD to transfer school records (if applicable)
Set up USPS mail forwarding to your new address
Hire movers or reserve a truck (note: Hwy 87 has steep grades)

First Week in Town

Update your driver's license at AZ MVD (within 10 days)
Register your vehicle with Arizona plates
Register to vote in Gila County
Set up internet (NPG Cable or Starlink for rural areas)
Get a PO Box if your address doesn't receive home delivery

Settling In

Find a local doctor and dentist (see Healthcare section)
Find a local vet if you have pets
Explore nearby trails — check the Trail Guide
Attend a community event to meet neighbors
Get a Payson Public Library card (free for residents)
Learn about wildfire safety and defensible space for your property

Have Questions About Moving Here?

Maggie knows Rim Country inside and out. Ask her about neighborhoods, commutes, local tips, and anything else about making the move.