The story of this market
The typical home in ZIP 99573 sells for about $549,000, or $241 per square foot.
Prices are up +3.8% from a year ago, so sellers still have some momentum. Homes take about 47 days to sell. HUD's fair market rent for a two-bedroom is $925 a month.
ZIP 99573 — Copper Center
The Chugiak housing market displays resilience marked by tight available housing supply and steady single-family home buyer competition. Limited speculative home construction and low inventory levels have sustained prices across the upper-$400,000s and mid-$500,000s. Demand is driven by regional buyers seeking larger acreages, lower density, and direct access to outdoor recreational corridors while retaining highway connectivity to Anchorage.
The area appeals strongly to family buyers, outdoor enthusiasts, and commuters looking for larger lot sizes, scenic mountain views, and quiet neighborhoods within driving range of Anchorage and Wasilla. It is less suited to urban-core renters seeking walkability or dense public transit infrastructure.
Median prices moved up 3.8% year over year.
Homes spend a median of 47 days on market with 2.8 months of supply — a fast-moving market.
15% of listings have cut prices · homes sell at 99.4% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 2.3% · poverty 3.8% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.6%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 4.2%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 99567/Chugiak Area, Anchorage Municipality AK
Crime rates in the Chugiak area are significantly below Municipality of Anchorage averages and the state baseline, driven primarily by low-density residential development and rural-suburban positioning. Incidents reported to the Anchorage Police Department consist largely of occasional property crimes and vehicle thefts rather than violent offenses.
Public schools serving the area are administered under the Anchorage School District and generally achieve average to above-average state accountability ratings compared to municipal peers. Chugiak High School and area elementary feeder campuses feature strong community involvement, athletic programs, and vocational tracks.
Seismic activity is a primary natural consideration across the region due to Southcentral Alaska faulting, along with cold-climate freeze-thaw cycles and heavy winter snow loads. Wildfire exposure exists along forested wildland-urban interface perimeters bordering Chugach State Park, while riverine flood hazard is limited to designated creek corridors.
Economic expansion is tied to the greater Anchorage metropolitan core and nearby Mat-Su valley commuting patterns, with employment concentrated in military, healthcare, municipal government, and regional trade. Infill development remains modest due to topography and reliance on on-site well and septic systems in outer subdivisions.
Composed from the ARED governance burden registry — tier-native tax structure (state + county + city + special districts), never averaged. State (Alaska) — Optional Municipal Residential / Homestead Exemption Authorization: Allows municipal taxing bodies to exempt a percentage of the assessed value (commonly up to 20%, often capped at $50,000, as implemented in jurisdictions like Anchorage) for owner-occupied primary residences. State (Alaska) — Statewide Senior Citizen and Disabled Veteran Property Tax Exemption: Mandates that municipalities exempt the first $150,000 of assessed property value from ad valorem taxation. Formula: Taxable Value = Max(0, Assessed Value - $150,000). State (Alaska) — Alaska Statutory Real Property Assessment Ratio and Municipal Levy Authority: Imposes an ad valorem property tax assessed at 100% full and true value (fair market value assessment ratio of 1.0) under AS 29.45.110.
Commuters travel south into Midtown and Downtown Anchorage via the Glenn Highway corridor, covering approximately 20 to 25 miles in roughly 25 to 35 minutes under normal conditions. Winter road conditions and occasional highway incidents can lengthen transit times, with limited commuter express transit options.
Outdoor access is an anchor amenity with immediate entry into Chugach State Park trailheads, Thunderbird Falls, and Peters Creek recreation areas. Local facilities such as Oberg Community Park and nearby Beach Lake Park provide extensive trail systems for cross-country skiing, hiking, sled dog mushing, and lake recreation.
The local rental inventory is relatively thin and leans heavily toward single-family home leases, accessory dwelling units, and duplex rentals rather than large multi-family complexes. Steady tenant demand is driven by military personnel stationed at Joint Base Elmendorf-Richardson and professionals seeking suburban mountain settings, maintaining low vacancy pressure.
The economy functions as a semi-rural residential and commuter submarket connected to Anchorage and the Matanuska-Susitna Valley. Leading employment anchors include Joint Base Elmendorf-Richardson, Providence Alaska Health System, the Anchorage School District, and regional logistics operations.
Highway-centric mobility centers on the Glenn Highway (Alaska Route 1), offering uninterrupted arterial access between Anchorage and the Mat-Su Borough. Public transit service is minimal, leaving residents reliant on private vehicles for commuting and daily errands.
Development proposals primarily consist of small-scale single-family residential platting, rural large-lot subdivisions, and selective commercial-service infill along the Old Glenn Highway corridor.
Parcels sit within the unified Municipality of Anchorage and are covered by municipal service areas including road maintenance service areas, the Anchorage School District, and localized fire and emergency service zones.
Property insurance rates reflect Southcentral Alaska seismic exposure, severe winter freeze hazards, and wildfire risk in brush and forested interface zones, resulting in rising premiums consistent with broader regional reinsurance adjustments.
Data tabulated from U.S. Census Bureau ACS tables for the Chugiak primary residential service area and corresponding ZCTA profiles.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
Iconic regional recreation area featuring accessible forested hiking trails leading to a dramatic 200-foot waterfall and ridge paths.
Extensive municipal park offering cross-country ski trails, hiking and dog mushing corridors, boating, and fishing.
Neighborhood sports facility hosting youth baseball and softball leagues, community fields, and event spaces.
Expansive backcountry trail network for non-motorized and winter recreation stretching into the Chugach foothills.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.