Phoenix is so large that the city divides itself into 15 urban villages for planning, and the home you get changes a lot from one to the next. Central Phoenix has historic districts, older homes and light rail. North Phoenix has newer master planned communities with HOAs. Ahwatukee and areas near South Mountain offer trails and views. Narrow your search by commute, home age and HOA first, then check the school district, utilities and flood zone for the exact address.
Phoenix is the biggest city in Arizona, and it's really many places under one name. A bungalow in a historic district near downtown and a newer home in a north Phoenix master planned community share a city, but almost nothing else. If you start your search with "Phoenix," the first job is narrowing it down.
Here's how I'd help you do that.
The city in villages
The City of Phoenix is divided into 15 urban villages, each with its own village planning committee. You don't need to memorize them, but they're a useful way to see how different parts of the city are planned. Each village has its own mix of homes, shopping, employers and open space.
| Area | What you'll usually find |
|---|---|
| Central Phoenix | Historic districts, older homes, light rail, downtown and midtown |
| North central | Established neighborhoods, some larger lots, mountain preserves nearby |
| North Phoenix | Newer master planned communities, HOAs and freeway access |
| West Phoenix | A wide range of home ages and prices, many without HOAs |
| Ahwatukee and South Mountain | Trails, views and homes near the mountain |
Central Phoenix and historic districts
Central Phoenix has some of the oldest neighborhoods in the Valley, including city designated historic districts with homes from the early and middle 1900s. Homes in historic districts can have rules about exterior changes, so check with the city's historic preservation office before you plan an addition or new windows. Older homes here can be full of character, and they deserve a close inspection of the electrical, plumbing, sewer line and roof. Many older central neighborhoods use flood irrigation, which keeps big yards green and takes some upkeep.
Light rail
Valley Metro light rail runs through central Phoenix and connects to Tempe and Mesa, which is a big draw if you'd like to drive less. If transit matters to you, find the closest stop to any home you're considering and walk it. Being near the line can also mean more traffic and activity on nearby streets, so visit at different times of day.
North Phoenix and master planned communities
North Phoenix has many newer master planned communities, often with HOAs, community pools and parks, and quick access to the Loop 101 and I-17. Homes here tend to have more modern floor plans and newer systems. Some newer communities include a community facilities district on the tax bill, so look up the actual tax bill on the Maricopa County Treasurer's website. Read every HOA's documents, dues and reserve study before you buy.
West and south Phoenix
West and south Phoenix offer a wide range of home ages and prices, and many neighborhoods there have no HOA. That can mean more home for the money and more freedom with your yard and projects. As with any older home, look closely at the roof, AC, electrical and sewer line, and get rough contractor numbers for anything you plan to update before your inspection period ends.
Mountain preserves and trails
Phoenix has an unusual amount of open desert inside the city, including South Mountain Park and Preserve and the Phoenix Mountains Preserve. Homes near trailheads draw a premium, and they also see more parked cars on weekends. If hiking is part of your life, map your favorite trailhead from the home. For the area around South Mountain, see Living in Ahwatukee.
Flood zones and washes
Parts of Phoenix sit near washes and mapped floodplains, and monsoon storms can move a lot of water quickly. Check FEMA's flood maps and the Flood Control District of Maricopa County's floodplain information for any home you're considering, and look at how water drains around the lot. More in Flood zones and drainage when buying a home.
Utilities and services
Water, sewer and trash in Phoenix generally come from the City of Phoenix. Electric service comes from APS or SRP depending on the address, so ask for twelve months of bills. See SRP vs APS for home buyers.
Schools
Phoenix is served by many school districts, and boundaries don't follow city lines or village lines. 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
Phoenix Sky Harbor International Airport sits close to downtown, which is a real convenience for frequent flyers, and homes near the flight paths can hear aircraft. I-10, I-17, the Loop 101, the Loop 202 and State Route 51 tie the city together. Because the city is so big, commute times vary widely, so drive yours at real hours.
What to check before you buy
1 - Which part of the city fits your commute and daily life.
2 - Historic district rules, if the home is in one.
3 - Every HOA, or no HOA.
4 - The flood zone and drainage around the lot.
5 - APS or SRP, with twelve months of bills.
6 - The school district boundary for the exact address.
The bottom line
Phoenix has almost every kind of home the Valley offers. Let's narrow it down to the part of the city that fits how you live, then check the details that matter for that address.
Let's take the confusion out of this decision, schedule your clarity call today.
Questions, answered.
How is Phoenix divided?
The City of Phoenix uses 15 urban villages for planning, each with its own village planning committee. They're a useful way to see how different parts of the city are organized.
Are there rules for homes in historic districts?
Yes. Homes in city designated historic districts can have rules about exterior changes. Check with the city's historic preservation office before you plan work.
Does Phoenix have public transit?
Valley Metro light rail runs through central Phoenix and connects to Tempe and Mesa, along with a bus network.
Who provides electricity in Phoenix?
APS or SRP, depending on the address. Ask the seller for twelve months of bills.
How do I check schools for a Phoenix home?
Confirm the boundary for the exact address with the district, then look up each school's A through F grade on the Arizona School Report Cards site.
Want to talk it through?
Bring me the specifics of your situation and I will tell you straight what I would do. No pitch, nothing to sign, and no obligation to work with me afterward.
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