Northwest Valley vs. Southwest Valley

[Ponderosa]

Originally Posted by Prickly Pear

I wouldn't want to live near Grand Avenue (the 60) until you get as far out as Surprise. Grand Avenue tends to run in higher-crime areas for the most part... ESPECIALLY in Glendale and Peoria. I just moved from Glendale but I lived about three miles north of Grand. That would be ok looking at north of. South of... that's Maryvale. Don't look there, until west of the 101.

I haven't looked at real estate postings enough to determine which offers the best deal, but as someone born and raised in Northwest Valley in Peoria, Surprise, and Glendale, I think Southwest Valley offers the best potential right now.

I'm not sure if Southwest Valley has any good malls. Arrowhead Mall in Glendale is very nice however. For the rest of your shopping and entertainment needs I think both can fulfill what you are looking for. Westgate is good and is close by.

West Valley in general offers poor infrastructure for commuters. Generally for West Valley you commute on either the I-17 or the I-10 at some point after using one of the loops. Those freeways are a disaster. There is talks by ADOT to put in a reliever freeway running parallel to the I-10, south of it, that will make commuting for West Valley residents much more pleasant. I do believe whatever ADOT will due to relieve traffic in West Valley will naturally favor Southwest valley versus Northwest valley, strictly due to costs (as most people live in Northwest Valley and thus ADOT would have more homes and other structures to bulldoze in eminent domain). This is something to consider as it may provide a better return on investment when eventually the house is sold.

The I10 reliever is years away if ever, but there is an improvement that is not known by many outside of the west valley: The Northern Parkway. This project will eventually (2019) connect the 303 to the 101 and then to Grand Avenue. The stretch from the 303 to Dysart is finished and they are working on the section that goes almost to the 101 (111 Ave, I think). It's going to be a big help for people in Surprise that need to go east but not south.

[LBTRS]

Originally Posted by Ponderosa

The I10 reliever is years away if ever, but there is an improvement that is not known by many outside of the west valley: The Northern Parkway. This project will eventually (2019) connect the 303 to the 101 and then to Grand Avenue. The stretch from the 303 to Dysart is finished and they are working on the section that goes almost to the 101 (111 Ave, I think). It's going to be a big help for people in Surprise that need to go east but not south.

I'm enjoying Northern Parkway now that is doesn't get much use. I use it to get back and forth to work from Goodyear to Peoria. Not looking forward to when it is a busy connector to the 101.

[Ponderosa]

Originally Posted by LBTRS

I'm enjoying Northern Parkway now that is doesn't get much use. I use it to get back and forth to work from Goodyear to Peoria. Not looking forward to when it is a busy connector to the 101.

Having F-35s and 16s zooming over your head adds to the adventure too.

[wit-nit]

Surprise has some of the highest taxes in the state.
The far NW Peoria area toward Lake Pleasant is a great area with all the amenities most people would want. Very quiet scenic and serene area.
Yes most new developments will have HOA's, that seems to be a requirement these days.
Avondale and Goodyear are nice areas too, both have al of OP's requirements.
Unless you live real close to Luke (5 miles) you won't be bothered by the jets. They only fly certain hours off and on, not every minute of the day, and not on weekends as a general rule.
OP needs to come visit for a few days with someone showing you around, then make a decision.

[Burning Madolf]

Originally Posted by wit-nit

Surprise has some of the highest taxes in the state. .

Which taxes?

[Prickly Pear]

Originally Posted by wit-nit

Surprise has some of the highest taxes in the state.
The far NW Peoria area toward Lake Pleasant is a great area with all the amenities most people would want. Very quiet scenic and serene area.
Yes most new developments will have HOA's, that seems to be a requirement these days.
Avondale and Goodyear are nice areas too, both have al of OP's requirements.
Unless you live real close to Luke (5 miles) you won't be bothered by the jets. They only fly certain hours off and on, not every minute of the day, and not on weekends as a general rule.
OP needs to come visit for a few days with someone showing you around, then make a decision.

When I lived in NW Peoria I was under the flight path for the jets. Maybe they changed it from how it was in the 90s but I used to live near 100th Avenue and Lake Pleasant I'd hear them often. Very nice area though, I agree. I still drive through there every now and again.

[Prickly Pear]

Originally Posted by Ponderosa

The I10 reliever is years away if ever, but there is an improvement that is not known by many outside of the west valley: The Northern Parkway. This project will eventually (2019) connect the 303 to the 101 and then to Grand Avenue. The stretch from the 303 to Dysart is finished and they are working on the section that goes almost to the 101 (111 Ave, I think). It's going to be a big help for people in Surprise that need to go east but not south.

Northern won't be a big deal for a while. People are still moving out to West Valley in droves so when it's finished it'll be bigger.

SW Valley still had more open land and business/industry which is why I still believe SW Valley will be favored for infrastructure in the long run. The 303, the newest addition for NW Valley, still does not reliever the insane traffic of the I-10 or I-17. To relieve traffic up there it will either take development of Grand. Northern and Grand is pretty far out of the way for many people in West Valley who come from north of the 101 or maybe say north of Thunderbird. Maybe if the Northern expressway would go to the I-17 I might feel a little differently.