Neighborhood advice - North Phoenix vs North Glendale vs West Mesa/North Gilbert (Scottsdale: living, zip codes)

[GBPACKERS1200]

Originally Posted by Valley Native

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.

Ideally I could find a place in Northeast Phoenix. I’m currently living in Kierland it’s a great area with lots of amenities. I might end up waiting to purchase until I have a larger downpayment to afford these nicer areas.

I love Arrowhead Ranch section of Glendale. 85308 seems to have one of the best combinations of affordability, higher incomes, amenities and good schools that I have found in the valley. The biggest problem for me is the commute like you mentioned, although 30 minutes is doable. Also it’s isolated from the excitement in Scottsdale, Tempe, and Downtown Phoenix.

I liked Dobson Ranch and some smaller neighborhoods south of 60 in Mesa. However the $/sf here is about as high as North Phoenix despite being close to the sketchier parts of Mesa. I have basically ruled these areas out.

[grmi66]

Originally Posted by GBPACKERS1200

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.

If I still lived in the area, I'd stay north of Cactus as well. Some pretty little neighborhoods tucked back in there.

[Valley Native]

Originally Posted by GBPACKERS1200

Ideally I could find a place in Northeast Phoenix. I’m currently living in Kierland it’s a great area with lots of amenities. I might end up waiting to purchase until I have a larger downpayment to afford these nicer areas.

Yes, Kierland is a great area to reside. The condos & apartments around there (as well as the shopping & dining) are in the higher price range, and there are few problems with crime or blight. I'd stick with what you have in Kierland for now, even if you don't own a home. When I'm in NE Phoenix or north Scottsdale, I usually make it a point to drive through Kierland just to see how the upward development is progressing, and I'm always impressed.

[GBPACKERS1200]

Does anyone have feedback on the 85028 zip code? I’m specifically looking at the neighborhoods east of the 51 between 40th Street/Shea/Cactus.

This looks like an older established neighborhood with a high median income and located in the PV school district. It’s also centrally located to a lot of amenities and job centers. However, I am a bit concerned about the future of this area due to its older demographic and proximity to the declining PV Mall.

[Sno0909]

Originally Posted by GBPACKERS1200

Does anyone have feedback on the 85028 zip code? I’m specifically looking at the neighborhoods east of the 51 between 40th Street/Shea/Cactus.

This looks like an older established neighborhood with a high median income and located in the PV school district. It’s also centrally located to a lot of amenities and job centers. However, I am a bit concerned about the future of this area due to its older demographic and proximity to the declining PV Mall.

It's actually a really great area. A lot of older homes are being flipped and a lot more younger people are moving in. PV Mall is on the decline (just like pretty much every other mall), but their are plenty of restaurants and entertainment options surrounding the mall. I think this area is actually prime for even further price increases in the future.

[GBPACKERS1200]

Originally Posted by Sno0909

It's actually a really great area. A lot of older homes are being flipped and a lot more younger people are moving in. PV Mall is on the decline (just like pretty much every other mall), but their are plenty of restaurants and entertainment options surrounding the mall. I think this area is actually prime for even further price increases in the future.

Thank you, I agree it seems like a very nice and stable area. The specific neighborhood I am looking at is called Star of Paradise. Lots of older homes with character, parks, and amenities nearby. Very centrally located as well.

I am only concerned about PV Mall becoming sort of like Metrocenter, but there’s much more money nearby in this area.

[Sno0909]

Originally Posted by GBPACKERS1200

Thank you, I agree it seems like a very nice and stable area. The specific neighborhood I am looking at is called Star of Paradise. Lots of older homes with character, parks, and amenities nearby. Very centrally located as well.

I am only concerned about PV Mall becoming sort of like Metrocenter, but there’s much more money nearby in this area.

I would never compare that to Metrocenter. Not even in the same realm. That area has been on the decline for many years, PV Mall area is exact opposite.

[Valley Native]

Originally Posted by GBPACKERS1200

Does anyone have feedback on the 85028 zip code? I’m specifically looking at the neighborhoods east of the 51 between 40th Street/Shea/Cactus.

This looks like an older established neighborhood with a high median income and located in the PV school district. It’s also centrally located to a lot of amenities and job centers. However, I am a bit concerned about the future of this area due to its older demographic and proximity to the declining PV Mall.

Pretty much all 20th Century indoor shopping malls have been on the decline due to changing shopping habits. But the outer rings of the malls are still pretty active, especially restaurants. I frequently go to Red Lobster & Longhorn Steakhouse near PV Mall for carry out orders, and it's usually busy around there.

Not sure what the future of this area holds, but I can tell you a little about the past. The "decline" of the area actually occurred during the 1990s when many homes between 40th Street & 32nd Street were acquired by the state because they were in the path of the planned 51 freeway. Uncertainty about funding among other things caused delays in construction, resulting in neighborhoods being torn apart, and housing values plummeted. The area improved drastically after the freeway was completed.

[GBPACKERS1200]

Originally Posted by Valley Native

Pretty much all 20th Century indoor shopping malls have been on the decline due to changing shopping habits. But the outer rings of the malls are still pretty active, especially restaurants. I frequently go to Red Lobster & Longhorn Steakhouse near PV Mall for carry out orders, and it's usually busy around there.

Not sure what the future of this area holds, but I can tell you a little about the past. The "decline" of the area actually occurred during the 1990s when many homes between 40th Street & 32nd Street were acquired by the state because they were in the path of the planned 51 freeway. Uncertainty about funding among other things caused delays in construction, resulting in neighborhoods being torn apart, and housing values plummeted. The area improved drastically after the freeway was completed.

Thanks for the history on the 51 freeway, that’s very interesting. I can definitely see the legacy of this in the neighborhoods and commercial areas west of the 51.

[JGMotorsport64]

Originally Posted by GBPACKERS1200

Ideally I could find a place in Northeast Phoenix. I’m currently living in Kierland it’s a great area with lots of amenities. I might end up waiting to purchase until I have a larger downpayment to afford these nicer areas.

I love Arrowhead Ranch section of Glendale. 85308 seems to have one of the best combinations of affordability, higher incomes, amenities and good schools that I have found in the valley. The biggest problem for me is the commute like you mentioned, although 30 minutes is doable. Also it’s isolated from the excitement in Scottsdale, Tempe, and Downtown Phoenix.

I liked Dobson Ranch and some smaller neighborhoods south of 60 in Mesa. However the $/sf here is about as high as North Phoenix despite being close to the sketchier parts of Mesa. I have basically ruled these areas out.

If you considered Dobson Ranch why not go west of the 101 and look in the 85282/3 zip codes? It’s a pretty nice area with some decent properties in your budget