Will west Phoenix ever become more than a bland suburban styled slum? (Mesa: section 8, best neighborhood)

[pbenjamin]

A primary reason that Maryvale is unlikely to become anywhere near desirable is the very thing that made it boom in the first place. The affordable homes that John F Long built, that enabled so many post WWII first time home buyers, were built on the cheap and went downhill relatively quickly.

[asufan]

Originally Posted by pbenjamin

A primary reason that Maryvale is unlikely to become anywhere near desirable is the very thing that made it boom in the first place. The affordable homes that John F Long built, that enabled so many post WWII first time home buyers, were built on the cheap and went downhill relatively quickly.

Yep, people probably don't know Maryvale was one of the first Master Planned Communities in the US (without the HOA and CC&R's that are indicative of them today). It was all affordable, simple designs on smaller lots and without much in the way of community amenities. Add to that a location which is not walkable to decent employment, shopping, dining or recreation and you have the recipe for a long standing undesirable area. I agree with the others about GCU being a catalyst for improvement in the Alhambra area, which is/was just as bad.

[Valley Native]

Originally Posted by phx1205

Again, why? And who is going to pay for the trees, water, maintenance you are taking about? Easier/cheaper to just leave as is.

Ever hear of volunteers? I was reading where a number of volunteers were planting trees for Earth Day in the Park Central neighborhood. The same could be done in many west Phoenix areas that are lacking shade, greenery, and overall aesthetics. It wouldn't be complete revitalization, but it would be at least a good start. It's as if the residents in these west Phoenix neighborhoods don't want to improve, and actually like the blandness & the sketchiness. Incidentally, "easy & cheap" tends to attract lazy & cheap. That's why a lot of west Phoenix looks the way it does, has higher rates of poverty, and higher crime rates.

Originally Posted by pbenjamin

A primary reason that Maryvale is unlikely to become anywhere near desirable is the very thing that made it boom in the first place. The affordable homes that John F Long built, that enabled so many post WWII first time home buyers, were built on the cheap and went downhill relatively quickly.

True, but it's not just Maryvale I'm referring to. Much of west Phoenix has become this way. It's really sad & unfortunate because there used to be some decent areas on the west side back in the day that have allowed to become run down. Metrocenter area is a good example of this, and the mall area has the potential to be something more desirable than what it is ... but again, it's as if most everybody around there actually likes seeing their neighborhoods go to the dogs.

[Ztonyg]

Originally Posted by Valley Native

Ever hear of volunteers? I was reading where a number of volunteers were planting trees for Earth Day in the Park Central neighborhood. The same could be done in many west Phoenix areas that are lacking shade, greenery, and overall aesthetics. It wouldn't be complete revitalization, but it would be at least a good start. It's as if the residents in these west Phoenix neighborhoods don't want to improve, and actually like the blandness & the sketchiness. Incidentally, "easy & cheap" tends to attract lazy & cheap. That's why a lot of west Phoenix looks the way it does, has higher rates of poverty, and higher crime rates.



True, but it's not just Maryvale I'm referring to. Much of west Phoenix has become this way. It's really sad & unfortunate because there used to be some decent areas on the west side back in the day that have allowed to become run down. Metrocenter area is a good example of this, and the mall area has the potential to be something more desirable than what it is ... but again, it's as if most everybody around there actually likes seeing their neighborhoods go to the dogs.

The Metrocenter area isn't that bad. Sure, the Mall is dead (and some areas along Dunlap are sketchy) but for the most part it's not a bad area.

The area should change once the light rail is completed to it.

[WSPHXPELON]

Most of the entire valley has the feeling of being bland and suburban. "Slum" vs wealthy areas exist but they both have that bland suburban vibe.

Edit: And I like the valley so I'm not really trying to talk bad about it, but it is what it is.

[new2colo]

GCU has had a huge impact on the area around 35th Avenue and Camelback. As that school continues to expand, I think some companies may gradually move west of the 17 to better capitalize on proximity to the university. While this is only a small part of Maryvale, it shows that the broader area does not have to be a lost cause.

Also, with housing prices shooting up, some people who might now be priced out of higher end neighborhoods will realize the value in Maryvale. Who knows if that could potentially cause pockets of gentrification in the coming decades.

[FirebirdCamaro1220]

Originally Posted by new2colo

GCU has had a huge impact on the area around 35th Avenue and Camelback. As that school continues to expand, I think some companies may gradually move west of the 17 to better capitalize on proximity to the university. While this is only a small part of Maryvale, it shows that the broader area does not have to be a lost cause.

Also, with housing prices shooting up, some people who might now be priced out of higher end neighborhoods will realize the value in Maryvale. Who knows if that could potentially cause pockets of gentrification in the coming decades.

GCU is actually in Alhambra, Grand Ave is the border between Alhambra and Maryvale

[Valley Native]

Thanks to those who mentioned GCU. I definitely see potential around that campus (which is in Alhambra by the way, not Maryvale). I'm really glad GCU has become more of a well known university in recent years ... and in time, it could become a prestigious university. If this happens, the neighborhoods around there might improve substantially. This is a ray of hope for west Phoenix! No telling what some reputable private investment can do.

[ryanst530]

Originally Posted by Valley Native

Some working class areas are quaint and have at least some redeemable charm to them, but I don't know of any in west Phoenix. Can't these areas at least spruce up their properties a bit and maybe plant some trees to make it a bit more shady & appealing? How about the vacant lots that are a scar on neighborhoods? Can't they be filled in with something worthwhile?

Totally agree. The 40's and 50's era homes in central Phoenix area are very nice... love the eclectic feel of the neighborhoods, ranch and mid century architectural styles, and large lot sizes. You just don't get that at all with the west valley homes...

My wife's parents live in one of these central Phoenix neighborhoods, in a 50's built house, and I always have a blast visiting them.

[BIG CATS]

To be honest, suburban PHX overall looks quite the same. If someone blindfolded me and covered up the street signs so I didn't know where I was, I couldn't tell the difference between Surprise and Glendale, Gilbert and Chandler, El Mirage or Mesa. The few unique burbs (ie Scottsdale, Fountain Hills, etc) are the ones most people are attracted to, and you'll get stuck paying a premium to live there. Same goes for "unique" areas of PHX, ie Biltmore, Arcadia, etc.