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Old 08-15-2020, 04:37 PM
 
23 posts, read 2,614 times
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I am looking to purchase a single-family home in the Phoenix metro area, and I have narrowed down my choices into a few large neighborhoods/zip codes. My budget is $350k. I work in the Airpark area of North Scottsdale, so being within ~30 minute commute to that location is important to me.

I have done some preliminary research and scouting of these areas, but I would appreciate any insights or pros and cons from the folks on this forum. I am particularly interested in the potential for future growth/investment in these communities. Let me know if my read on these areas is inaccurate. Thanks!


North Phoenix

Pros: Shortest commute, freeway access to central Phoenix, decent schools, access to hiking in North Mountain preserve and other natural areas
Cons: Older communities, higher crime and blight depending on the neighborhood/block

Potential zip codes
  • 85021
  • 85029
  • 85023
  • 85051

North Glendale

Pros: Newer communities, close to Arrowhead Mall and other amenities, close to ASU West
Cons: Limited freeway access in southern zip codes, longer commute, far from activities in Scottsdale/downtown Phoenix, average to below schools, close to some blighted areas near Metrocenter mall

Potential zip codes
  • 85304
  • 85306
  • 85308

Mesa/(Tempe/Gilbert)

Pros: Easy freeway access, closest to amenities in Scottsdale/Tempe/downtown Phoenix/downtown Gilbert , seems to be a stable community with development from city of Mesa
Cons: Longer commute, Below average to poor schools, close to some blighted areas near Fiesta District and downtown Mesa

Potential zip codes - looking at areas south of US-60
  • 85202
  • 85210
  • 85204
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Old 08-15-2020, 06:49 PM
 
Location: Phoenix
117 posts, read 19,903 times
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I'm in 85022, which wasn't on your North Phoenix list. Several listings in your price range, but I don't know what you need for size, BRs, etc.



5 - 7 min to the 51 freeway. 5 min to the 101 loop. 7 minutes to I-17. 20 - 25 min to the Scottsdale Airpark area (via Greenway).


5 minute walk to the Lookout Mountain hiking trails.


Yes, older neighborhoods (by Phoenix standards), but crime and blight? I guess that's subjective. Haven't heard of any crime in my area. At all. Can't think of any rundown housing, so the only blight would be some shabby retail complexes along Bell Rd., but just a few. For the most part the retail is newer and fairly nice.
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Old 08-15-2020, 06:53 PM
 
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We are in 85029 in a gorgeous neighborhood with zero blight and little crime (nothing notable I am aware of). Great schools, hiking, close to everything.
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Old 08-15-2020, 07:21 PM
 
23 posts, read 2,614 times
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Quote:
Originally Posted by FlurryCat View Post
I'm in 85022, which wasn't on your North Phoenix list. Several listings in your price range, but I don't know what you need for size, BRs, etc.



5 - 7 min to the 51 freeway. 5 min to the 101 loop. 7 minutes to I-17. 20 - 25 min to the Scottsdale Airpark area (via Greenway).


5 minute walk to the Lookout Mountain hiking trails.


Yes, older neighborhoods (by Phoenix standards), but crime and blight? I guess that's subjective. Haven't heard of any crime in my area. At all. Can't think of any rundown housing, so the only blight would be some shabby retail complexes along Bell Rd., but just a few. For the most part the retail is newer and fairly nice.
85022 is another good option, thanks for the feedback. I have driven through this area and loved the scenery. I must have been thinking of the sketchy looking area around Greenway Square but this is 85032.


Quote:
Originally Posted by ringler24 View Post
We are in 85029 in a gorgeous neighborhood with zero blight and little crime (nothing notable I am aware of). Great schools, hiking, close to everything.
Do you have any opinion on the sections of 85029 that are east and west of I-17? There doesn't seem to be much difference in $/sf on either side, but there is much more inventory west of I-17. I suppose this is partially due to the mountains east of 19th ave... However, I was more concerned about long-term viability of the neighborhoods west of I-17 due to the proximity of Metrocenter.
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Old 08-15-2020, 07:56 PM
 
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We are East of the 17 north of North Mountain. I think some of the neighborhoods just south of Thunderbird are decent. The neighborhood surrounding Moon Mountain Elementary is pretty affordable and seems really nice.
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Old 08-16-2020, 08:29 AM
Status: "Don't Tread on Me" (set 14 days ago)
 
Location: Gilbert, AZ
723 posts, read 311,865 times
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Quote:
Originally Posted by GBPACKERS1200 View Post
85022 is another good option, thanks for the feedback. I have driven through this area and loved the scenery. I must have been thinking of the sketchy looking area around Greenway Square but this is 85032.




Do you have any opinion on the sections of 85029 that are east and west of I-17? There doesn't seem to be much difference in $/sf on either side, but there is much more inventory west of I-17. I suppose this is partially due to the mountains east of 19th ave... However, I was more concerned about long-term viability of the neighborhoods west of I-17 due to the proximity of Metrocenter.
85022 is similar to 85023. They both encompass Moon Valley, although you honestly won't find anything good in MV for $350k, sorry to say. It's kind of pricey over there, primarily because of the location.
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Old 08-16-2020, 09:02 AM
 
3,322 posts, read 7,444,694 times
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Quote:
Originally Posted by GBPACKERS1200 View Post

Do you have any opinion on the sections of 85029 that are east and west of I-17? There doesn't seem to be much difference in $/sf on either side, but there is much more inventory west of I-17. I suppose this is partially due to the mountains east of 19th ave... However, I was more concerned about long-term viability of the neighborhoods west of I-17 due to the proximity of Metrocenter.
I used to own a house and lived at 43rd & Peoria for awhile. Bear in mind this was how the neighborhoods around there were over a decade ago. For the most part, the houses west of I-17 in 85029 were lower middle class and full of people starting out, teachers, police officers and firefighters along with retail managers over at Metrocenter. Crime was petty stuff like the occasional graffiti in the alley or people taking opportunity of a garage door left open or a car door unlocked.

Assuming the traffic patterns to the freeway are a lot better now. But the morning rush hour would see cars backed up to 43rd Avenue to get onto I-17. Used to take me 10-15 minutes sometimes to get from 39th Avenue and Peoria to the freeway. The 5-6 traffic lights in 1.5 miles didn't help much either. Assuming the traffic was a big reason houses were 20% less on the west side of I-17 back then.
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Old 08-16-2020, 02:21 PM
 
1,187 posts, read 2,593,968 times
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Quote:
Originally Posted by grmi66 View Post
Assuming the traffic patterns to the freeway are a lot better now. But the morning rush hour would see cars backed up to 43rd Avenue to get onto I-17. Used to take me 10-15 minutes sometimes to get from 39th Avenue and Peoria to the freeway. The 5-6 traffic lights in 1.5 miles didn't help much either. Assuming the traffic was a big reason houses were 20% less on the west side of I-17 back then.
Yes that traffic has definitely improved, I've driven Peoria Ave eastbound during AM rush pre-COVID and the traffic approaching I-17 rarely backs up much past 28th Dr which is the main entrance to Metrocenter off Peoria. The worst traffic on Peoria is actually westbound Peoria approaching I-17 from the east side of the highway during PM rush. The westbound traffic light right at I-17 doesn't let many cars get through on green.

Otherwise I think those neighborhoods west of I-17, N of Peoria are perfectly fine, and good value for the money in the current market. Since there are usually no HOA's you need to examine who your potential neighbors are carefully, avoid blocks with lots of rentals (can do some homework on the county assessor GIS site to figure this out) and don't think the guy with foot high weeds and junk cars is going to clean up his yard just because you moved in. Also, the further from the apartments along I-17 and commercial businesses/gas stations, the better.
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Old 08-16-2020, 05:39 PM
 
Location: East Central Phoenix
6,462 posts, read 9,551,534 times
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Quote:
Originally Posted by GBPACKERS1200 View Post
I am looking to purchase a single-family home in the Phoenix metro area, and I have narrowed down my choices into a few large neighborhoods/zip codes. My budget is $350k. I work in the Airpark area of North Scottsdale, so being within ~30 minute commute to that location is important to me.

I have done some preliminary research and scouting of these areas, but I would appreciate any insights or pros and cons from the folks on this forum. I am particularly interested in the potential for future growth/investment in these communities. Let me know if my read on these areas is inaccurate. Thanks!
The zip codes in north Phoenix would be the closest to Scottsdale Airpark, but you're not likely to find much at $350K or under unless you get an older home, and a modest sized one at that. The good thing is most of the older neighborhoods in north Phoenix aren't crime ridden or blighted, but there are a few that are run down & kind of seedy.

North Glendale (Arrowhead area) would also be a good location as far as neighborhood quality, but you'd have a longer commute. By all means, avoid Mesa & Gilbert due to the long commutes & potentially heavy traffic. West Mesa is generally not a very desirable location with the exception of a few decent spots here & there.
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Old 08-16-2020, 06:40 PM
 
23 posts, read 2,614 times
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Quote:
Originally Posted by JohnZ963 View Post
Yes that traffic has definitely improved, I've driven Peoria Ave eastbound during AM rush pre-COVID and the traffic approaching I-17 rarely backs up much past 28th Dr which is the main entrance to Metrocenter off Peoria. The worst traffic on Peoria is actually westbound Peoria approaching I-17 from the east side of the highway during PM rush. The westbound traffic light right at I-17 doesn't let many cars get through on green.

Otherwise I think those neighborhoods west of I-17, N of Peoria are perfectly fine, and good value for the money in the current market. Since there are usually no HOA's you need to examine who your potential neighbors are carefully, avoid blocks with lots of rentals (can do some homework on the county assessor GIS site to figure this out) and don't think the guy with foot high weeds and junk cars is going to clean up his yard just because you moved in. Also, the further from the apartments along I-17 and commercial businesses/gas stations, the better.
It seems like things get bad quickly once you go south of Peoria.. will definitely keep that in mind about looking at specific neighborhood block. I agree the lack of HOA has some downsides with how some neighbors take care of their properties. Ideally I would like to stay North of Cactus. Thanks.
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