Central 85032 Neighborhood (Phoenix, Chandler, Paradise Valley: apartment, crime, houses)

[EEngineer]

We have been apartment living in Phoenix near 101 and Cave Creek for 3 months now and have made frequent efforts (particularly pre-virus) to get out, drive/hike around, and check things out. We are not in a hurry to buy a house, but we have engaged a buyer's agent and have pre-qualified in the case we see a house we like.

There is a house we might like almost right in the middle of 85032, a few blocks south of Greenway & 51. The crime maps looked fairly clean. We have empty-nested, so school systems are valued by us to only a general level of consideration. Like the area we live in now, there is a mixture of upgraded houses and downgraded houses. With that knowledge already baked in, would there be anything more subtle that would be worth knowing about that area - such as: plans to widen 51 could definitely be impactful - I see no nearby lakes that would house an unusual amount of mosquitoes (I hate mosquitoes) and assume the builds are old enough that scorpion swarms are long gone - I have no ideas about water quality history, past toxic waste sites, etc.

[gsm113]

I live in 85032. I'm unaware of any of the issues you listed. Generally speaking the neighborhoods get nicer as you move east towards 85254 (Tatum is the boundary between the zip codes).


I've heard there are long term plans to turn PV Mall into an outdoor shopping center similar to Desert Ridge. It's been in decline for years and this covid situation might be the final nail in the coffin for the anchor stores.
https://www.city-data.com/forum/phoen...ll-rumors.html

I would expect a development like this to be good for property values in the area.

[Hal Roach]

There is an area known as the Square that has issues..I believe it is that zip. My three homes were in North Central, and I never had much reason to become familiar with that area, but there is definitely a fairly crappy area of Paradise Valley that is not as nice as 35th Ave and Cactus, or area around Bellhaven golf course..west hell road..give us your budget and location needs and you will at least get some comparable suggestions.

[EEngineer]

Hello, Hal Roach. I have definitely been scanning areas within my projected commute distances (I work at various places) for many months and don't want to load you all down with searches, but I will also respect your offer and give some details below.

I will go today for a walk-thru. I went yesterday for a walk through the neighborhood. There is definitely some road noise around the area, so I'll take some SPL readings while I am there. The house looks pretty great, surrounding houses hit or miss, and then the noise factor - could be a toss up.

We are 2 people, empty-nesters. For my own desire to place a limit on the expense/investment/etc, I have a cap around 320K, but generally would not expect to find something below 260 that would be a fit. Less than 1750 sf and ideally around 1350 sf and down to maybe 900 sf in the ideal floorplan would help keep expenses and upkeep/cleaning efforts in check. Can't be a fixer-upper. Should look reasonably pleasant to to be in/around (mind-reading may be required here). Most likely work locations could include near 101&17 and near 101&Bell, with a possibility, maybe, you never know of some in Chandler. A few more details in addition to these are embedded in my MLS search tool.

[Hal Roach]

Originally Posted by EEngineer

Hello, Hal Roach. I have definitely been scanning areas within my projected commute distances (I work at various places) for many months and don't want to load you all down with searches, but I will also respect your offer and give some details below.

I will go today for a walk-thru. I went yesterday for a walk through the neighborhood. There is definitely some road noise around the area, so I'll take some SPL readings while I am there. The house looks pretty great, surrounding houses hit or miss, and then the noise factor - could be a toss up.

We are 2 people, empty-nesters. For my own desire to place a limit on the expense/investment/etc, I have a cap around 320K, but generally would not expect to find something below 260 that would be a fit. Less than 1750 sf and ideally around 1350 sf and down to maybe 900 sf in the ideal floorplan would help keep expenses and upkeep/cleaning efforts in check. Can't be a fixer-upper. Should look reasonably pleasant to to be in/around (mind-reading may be required here). Most likely work locations could include near 101&17 and near 101&Bell, with a possibility, maybe, you never know of some in Chandler. A few more details in addition to these are embedded in my MLS search tool.

Are you familiar with the Royal Palm neighborhood? Could likely get a smaller house there under 320k.

[EEngineer]

Originally Posted by Hal Roach

Are you familiar with the Royal Palm neighborhood? Could likely get a smaller house there under 320k.

I am not familiar - is that Royal Palm Vista, Royal Palm Estates, etc?

Thank you.

[Valley Native]

85032 isn't exactly a "central" area. As far as the quality of houses, it's very mixed as far as what you'll find. Neighborhoods full of older John F. Long Homes from the 1960s & 1970s are in close proximity to better quality neighborhoods ... and then there's Greenway Square (as another poster mentioned), which is a lower income section. For better neighborhoods overall, try looking into nearby 85028. It tends to be an older area, but generally better quality as far as the homes are concerned.

[Banjo71]

We lived in 85032. I'd agree with Valley Native's assessment above. Our street was fine, but there were problems blocks away, which was unnerving. 85028 is a bit better, especially east of 40th street. If you do choose 85032, steer clear of the square, as well as Cave Creek Rd.

[pbenjamin]

We lived in 85032 for 23 years. Between 44th St. and Tatum it's indistinguishable from 85254 without the premium for the zipcode. In our subdivision the zoning was R1-14 which is roughly two homes per acre. As you get west of 44th St. it starts to deteriorate.

[SarcasticPhxDude]

85032 is a great area. It definitely has its variety. I have not heard of water issues. But each subdivision and area could be different