Peoria is a long West Valley city that stretches from older central neighborhoods near Old Town Peoria to newer master planned communities in the north near Lake Pleasant. Home age, lot size, HOAs and the drive to work change a lot from south to north. Check the school district boundary for the exact address, the water and electric providers, every HOA and what's planned on nearby land before you write an offer.
Peoria is a West Valley city that covers a lot of ground. It runs from established neighborhoods in the south, near Old Town Peoria, all the way north into open desert near Lake Pleasant. That means two homes with a Peoria address can be decades apart in age and a long drive apart in commute.
My office is in Peoria, so this part of the Valley is close to home for me. Here's how I'd help you think about it.
South, central and north Peoria
| Part of Peoria | What you'll usually find |
|---|---|
| South and central | Older neighborhoods near Old Town Peoria, many from the 1970s through the 1990s |
| Around the Loop 101 | Established master planned communities, shopping and the sports complex |
| North Peoria | Newer master planned communities, larger lots and desert views |
The southern part of Peoria includes Old Town Peoria and neighborhoods that have had decades to mature. Around the Loop 101 you'll find established communities and the area's main shopping and dining. North of the Loop 101 and out toward the Loop 303, the communities get newer, the lots often get bigger and the views open up.
Old Town Peoria and the older neighborhoods
The older parts of Peoria near Old Town tend to have smaller lots, simpler floor plans and, in many cases, no HOA. They often cost less than newer homes in the north, and they can be a great buy if the major systems have been kept up. Ask for the age of the roof, the AC and the water heater, and get a sewer line camera inspection on older homes. If you plan to update, get rough contractor numbers during your inspection period so the price you pay matches the work ahead.
Spring training and the P83 district
Peoria Sports Complex sits in the city's P83 Entertainment District and is the spring training home of the San Diego Padres and the Seattle Mariners, according to MLB. Spring training brings crowds, traffic and energy every February and March. If you're looking at homes nearby, visit on a game day and see what the street feels like.
Lake Pleasant and the north
Lake Pleasant Regional Park, run by Maricopa County, sits at the north end of the Peoria area and draws boaters, anglers and campers year round. Homes in the northern communities often trade a longer drive for open space, mountain views and quick access to the lake and the desert trails. Before you choose the north, drive to work from there at your real commute hours, both ways.
Master planned communities and HOAs
Much of central and north Peoria is made up of master planned communities with HOAs, community pools, parks and trails. Some have more than one association, and some newer communities include a community facilities district on the property tax bill to pay for infrastructure. Ask for every association's documents, dues and reserve study, and look up the home's actual tax bill on the Maricopa County Treasurer's website. More in Understanding your Chandler HOA before you buy, which applies across the Valley.
Utilities and services
Electric service in Peoria generally comes from APS, though some areas may be served by SRP, so confirm with the seller's bills. Water and sewer may come from the City of Peoria or, in some areas, a private water company. Ask early and get a recent bill from each provider. See How water service works in Arizona.
Schools
More than one school district serves Peoria, including districts whose boundaries cross into neighboring cities. Confirm the assigned schools for the exact address with the district, and if schools are part of your decision, look up each school's state A through F letter grade on the Arizona School Report Cards site.
Getting around
The Loop 101 and the Loop 303 are the main freeway connections, with Grand Avenue, US 60, running diagonally through the southern part of the West Valley. From north Peoria, central Phoenix and Sky Harbor are a real drive. Luke Air Force Base sits to the southwest of Peoria, and some West Valley areas fall within its vicinity, which sellers must disclose. If you're looking in the southern or western parts of the city, check the Arizona Department of Real Estate's airport maps.
Growth on the edges
North Peoria is still growing. That brings new shopping, new roads and new services over time, and it also brings construction and changing traffic. Look at what's planned on any vacant land around a home before you buy. The City of Peoria's planning department and the builder's community map are good places to start.
What to check before you buy
1 - Which part of Peoria, and the drive from there to the places you go most.
2 - Every HOA and any community facilities district on the tax bill.
3 - The water and electric providers, with twelve months of bills.
4 - The school district boundary for the exact address.
5 - Distance to the sports complex if you'd rather avoid game day traffic, or want to be close to it.
6 - What's planned on nearby land.
The bottom line
Peoria gives you a wide range of choices in one city, from established neighborhoods to new communities near the lake. Let's figure out which part fits the way you live.
Let's take the confusion out of this decision, schedule your clarity call today.
Questions, answered.
Where do the Padres and Mariners hold spring training?
At Peoria Sports Complex in Peoria's P83 Entertainment District. Expect more traffic nearby during February and March.
Is all of Peoria in the same school district?
No. More than one district serves Peoria. Confirm the assigned schools for the exact address with the district.
Who provides water in Peoria?
In much of the city it's the City of Peoria, but some areas may be served by a private water company. Ask the seller for a recent bill to confirm.
Do newer Peoria communities have extra taxes?
Some newer master planned communities include a community facilities district, which adds a line to the property tax bill. Look up the home's tax bill before you write an offer.
Is Peoria near Luke Air Force Base?
Luke Air Force Base is southwest of Peoria, and some West Valley areas are within its vicinity, which must be disclosed. Check the state's airport maps for any home you're considering.
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