Tag Archives: Central Phoenix Real Estate

5 Phoenix Neighborhoods Offering the Best Value for First-Time Homebuyers

Courtesy, Catherine Reagor, Arizona Republic

Home prices have shot up in metro Phoenix, but deals can still be found if you know where to look.

laura,boyajian,realtor,media,interviews,channel 3,on your side,historic,phoenix,real,estate,homes,newspaper,neighborhoodsFinding that Valley neighborhood, block or home that is still a bargain and likely to rise in value sooner rather than later is the end game for most homebuyers, investors and flippers.

Rising home prices are making it so much tougher for first-time homebuyers. So this year I am sharing some neighborhoods where houses are priced below $300,000.

A disclaimer: I am not advocating to buy in these areas. Some of the areas come with higher crime rates or other urban issues. But when a friend or source asks me where first-time buyers can still afford houses closer in, here’s my answer. 

South Phoenix

I thought this central Valley area close to freeways and the biggest city park in the U.S. would rebound 15 years ago. But the housing boom and bust delayed its comeback until now.

Home sales in the area’s 85040 ZIP code soared 37% last year. Prices in that neighborhood climbed 22% to $201,000 but are still affordable compared with metro Phoenix’s median home price of $268,000.

South Phoenix has golf and gated communities closer to South Mountain in the 85042 ZIP code. But the median price for that area is only $250,000.

A cool new community called Avance on a former golf course, right next to the preserve, opens in May, 2019. Prices there are expected to start above $300,000.

Downtown Mesa

Light rail, new universities and investment from the Mormon Church are giving this older area a boost. Several new restaurants have opened, and new housing projects are planned, and Mesa has some wonderful historic homes.

It’s become a place for people to hang out again.

The median home price in downtown Mesa’s 85201 ZIP code is $220,000, up 10% from last year. The Evergreen Historic District with homes dating to 1910 can be found here.

Benedictine University has a new campus in downtown Mesa, and Arizona State University is opening one. ASU’s investment in downtown Phoenix helped create a rental housing boom in that area.

Sunnyslope

This often-maligned north Phoenix neighborhood that stretches up and around 7th Street and 7th Avenue north of Northern Avenue to North Mountain is starting to see home prices rise and more businesses open.

Its lower-income housing may deter some buyers, while others like the great diversity. It spans the ZIP codes 85020 and 85021 and is one of the most affordable neighborhoods in both.

The median home price in 85021, the more affordable area, is $301,000. But that area also includes parts of the much-pricier north central neighborhood.

Some interesting luxury homes can be found in Sunnyslope around the Phoenix Mountains Preserve.

Melrose Woodlea Historic Neighborhoods

Buyers can find mid-century homes with relatively affordable price tags in several midtown neighborhoods in the 85013 and 85015 ZIP codes such as North Encanto Historic District, Woodlea Historic District or Pierson Place Historic District.

The Willo, Encanto and Uptown neighborhoods, where prices are much higher, border this area.

Neighborhoods bordering some of the historic districts are great places to look, too. Grandview is one of my favorites, or St. Gregory/Westwood, and there are some hidden gem “no-name” neighborhoods also between 7th and 15th streets and Osborn and Indian School roads.

The redevelopment of Park Central Mall and the many new apartments going up in Midtown are also giving this area a boost.

The median home price in 85013 is $325,000, but houses that need some work can be found for less. The median price in 85015 is $229,000.

West Phoenix

The 85017 ZIP code is home to growing Grand Canyon University. The school helped revitalize the area that had Phoenix’s highest crime rate in 2010.

This west Phoenix neighborhood is drawing investors, who are buying homes and turning them into rentals for students, and flippers, who are redoing the area’s older brick ranch-style houses.

Crime rates have dropped and home values have climbed in this area near Interstate 17. The median home price in the 85017 ZIP code has rebounded 302% from $41,000 after the crash in 2011 to $165,000 in 2018.

Despite the jump, it’s still one of the Valley’s most affordable neighborhoods.

Investors/flippers

These areas are top picks for investors and flippers for the same reasons they draw first-time buyers.

That means first-time buyers will face a lot of competition for the best properties.

But for buyers who don’t want to fix up a house or want to rent in an area before buying, it means more options.

For buyers interested in affordable new homes, check out a list of the least pricey new communities. Most are in metro Phoenix’s edge suburbs.

Whether you’re looking to buy a single-family home in Phoenix, AZ, a Historic Phoenix home, or, If the condo lifestyle is something you’re considering, or, if it’s all you can afford now, please give me a call for  free, no obligation consultation. I specialize and LOVE working with first-time homebuyers and am am FIRM believer that THERE IS NO SUCH THING AS A STUPID QUESTION. I’ll take all the time with you that you need!

New Hotel Going up in Phoenix’s Roosevelt Row

Oct. 28, 2018

roosevelt row,phoenix,downtown,real estate,neighborhood,garfield,roosevelt,historic,districtRoosevelt Historic District Benefits from Roosevelt Row in Downtown Phoenix, AZ as it Continues to Boom

A seven-story Cambria hotel is going up in downtown Phoenix’ Roosevelt Row.

Construction just started on the 127-room hotel scheduled to open next year on the northwest corner of Portland and Third streets, near Margaret T. Hance Park.

Cambria is part of the Choice Hotel chain.

Choice Hotel Senior Vice President Janis Cannon said the company’s hotels are designed to reflect the historic neighborhoods they go up in, and guests can expect “the spirit” of Historic Roosevelt Row in the new hotel.

The Cambria hotel will have a rooftop pool and bar along with a restaurant and meeting space.

True North Studio LLC is developing the hotel with Choice, which paid $1 million for the site in May, according to public real estate records.

“The Roosevelt Row Arts District, one of the top arts districts in the nation, is a true jewel of Phoenix,” said Jonathon Vento, principal developer with True North.

In 2016, the boutique hotel FOUND:RE opened up at Central Avenue and Portland in Roosevelt Row. It replaced an older hotel that had closed.

Whether you’re looking to buy a single-family home in Phoenix, AZ, a Historic Phoenix home, or, If the condo lifestyle is something you’re considering, or, if it’s all you can afford now, please give me a call for  free, no obligation consultation. I specialize and LOVE working with first-time homebuyers and am am FIRM believer that THERE IS NO SUCH THING AS A STUPID QUESTION. I’ll take all the time with you that you need!

New Name, New Price for Chateau on Central

The luxurious 21-home brownstone community in downtown Phoenix known as Chateau on Central for more than a decade is now The Arris, featuring a multi-million dollar renovation that brings not only a new name, but also completely new interiors and new pricing, starting in the $900s.

Chateau,Central,downtown,phoenix,district,neighborhood,agent,real,estate,luxury,homesBuilding off its solid foundation, each home within The Arris begins with an unparalleled level of construction quality and is now redesigned to deliver homes with the fresh, modern and vibrant urban lifestyle sought by home buyers today. This level of quality is paired with inviting new open layouts, and new finish packages featuring: Sollid Cabinetry, Cambria Quartz countertops, Wolf Subzero appliances, Emtek interior hardware, Top Knobs Cabinet Hardware, Cactus Tile and Stone, and Visual Comfort light fixtures to name a few. Homes are 5,200 – 5,800 square feet among five sprawling stories in a traditional brownstone layout. Buyers will have three options to choose from when selecting their home. 

MSI West Investments, LLC acquired The Arris in 2010 and since has invested more than $20 million in the community. They hired A Finer Touch Construction, one of the premier construction firms in Arizona to build out these luxury brownstones.

“We’re excited about infusing new life into this project with a more modern, urban feel and a name that truly represents this community,” said Brad Leavitt, president of AFT. “The Arris, meaning the intersection of two surfaces, couldn’t be a better descriptor for this community. This community truly embodies so many different intersections. Its downtown vibrancy meets upscale living. Its historical roots meet modern lifestyle.”

The former Chateau on Central was built in 2006 and is the only high-end community in the Valley to have so closely replicated Queen Anne style architecture from the late 19th century. Offering an unexpected appearance in downtown Phoenix, The Arris brings the East Coast West with the five-story brick and masonry brownstones on the corner of Palm Lane and Central Avenue. Out of the original 21, there are only 12 remaining homes available for sale. 

“With our work life making us world travelers, we love the easy lock and leave lifestyle The Arris provides,” said Yvette Beaulieu-Kreutzberg, resident at The Arris. “We also can’t beat its location and how it really surrounds us with the culture and vibrancy of urban life. The Arris drew us in not only because of its novel style of vertical living, but also because of its proximity to prime schools.” 

AFT has tapped the experienced, luxury real estate group of Joe Bushong, Chad Christian and Grant Almquist with Russ Lyon Sotheby’s International Realty to sell the remaining homes. With a deep knowledge of the downtown and the local luxury markets, the sales team offers a unique perspective on prime luxury property in an urban area. 

“As luxury Realtors who have participated in the sale of many unique downtown historical properties and luxury condos, we are extremely excited and proud to be re-introducing The Arris,” said Almquist. “There is a void of luxury “lock and leave” spacious residences in Downtown Phoenix that The Arris fills. We are seeing more and more young professionals, empty-nesters and even families that want to stylishly take advantage of the awakening urban lifestyle that downtown Phoenix now provides.”

If you are interested in a free consultation to see if buying a Phoenix home is a better option for you, please call or email me today. You may be surprised at what you learn. I have access to programs that offer down-payment assistance with money you do not have to pay back. 

Whether you’re buying or selling a home in Central or Downtown Phoenix, or just have some questions about anything at all in or about any one of the historic districts in Phoenix, I’d be very happy to help you! Just call or email me anytime.

Historic Phoenix Sees Major Rejuvenation ‘Between the Sevens’

Some of Phoenix’s most desirable neighborhoods to live can be found in an area that’s commonly referred to as “between the sevens,” which is the region between Seventh Avenue and Seventh Street throughout Downtown, Midtown and Uptown Phoenix.  

Home to historical neighborhoods like “The Windsor,” prominent office buildings and iconic retail centers, the area between the sevens is also becoming an increasingly attractive place to work and play as new commercial real estate projects take shape, blending modern needs with the area’s rich history.  

The latest projects range from adaptive reuse transformations of a former grocery store and other businesses into multifamily communities or trendy bars and restaurants. It also includes the modernization of older office buildings to meet current standards with lots of natural light, high ceilings, large open floorplates and easy connection to amenities.

Whether its people or companies, everyone is looking for a connected place that’s walkable, vibrant and linked to other amenities and uses, says City of Phoenix Economic Development Director Christine Mackay.  

In addition to providing great transit options such as light rail, buses and the Grid Bike Share program to get around, Midtown and Uptown also boasts incredible dining and shopping options as well as prime office locations for major corporate companies.  

Mackay says the rejuvenation of Midtown started in 2016 when Banner Health moved its corporate headquarters to the Banner Corporate Center on Thomas and Central Avenues.  

Banner retrofitted an old building, bringing it to the 21st century, explains Mackay, which signaled to other large corporate tenants that the area and surrounding communities would support regional and/or national headquarters.  

From there, the 2828 North Central building renovated its bottom floor to include a co-working shared space that’s currently occupied by Mod Phoenix. Meanwhile, the owners of the 2020 On Central building renovated all of its lobbies and shared spaces, which eventually led Facility Source to lease office space.  

“Those three things really set the stage for other building owners to come in and start making dramatic changes,” Mackay says.  

Now, Midtown is experiencing office renovations across the board because so many of the existing buildings were constructed in the 1970s and 80s.  

Mackay also describes an incredible and growing demand to live in Midtown and Uptown. “It’s cultured. It has night life, distinctive dining and pretty much everything is local. It’s exactly what people are looking for today,” she says. 

In addition to new office product and multifamily units, the area between the sevens has also seen a surge in new retail projects as it’s becoming more widely well-known as a foodie hotspot with an eclectic and tasty mix for restaurants and bars.  

Mackay says, “The restaurants, culture and nightlife is really what’s drawing people into this Central City to live.” In fact, she says, there are not less than 100 restaurants in that area for people to choose from.  

Mackay points to the success of projects like The Yard, along Seventh Street and Missouri Avenue, as an example of the pent-up demand for restaurants nearby, which has spurred other retail and dining destinations to follow like The Colony, built by LGE Design Build in 2016.  

Looking ahead throughout Midtown, Mackay says, the renovations of Park Central Mall is “the last missing piece before the area returns to full throttle.” Meanwhile in Uptown, she predicts, the completion of Arrive Phoenix will “really prove the market and show what a destination hotel looks like in that area.”  

ARRIVE Phoenix

historicphoenix, 7th street, 7th ave, historic,homes,real estate

DEVELOPER: Vintage Partners; Venue Projects 

GENERAL CONTRACTOR: Venue Projects 

ARCHITECT: Arrive Hotel & Restaurants  

LOCATION: 400 & 444 W. Camelback Rd., Phoenix  

SIZE: 45,000 SF; 79-rooms 

VALUE: $20M 

START/COMPLETION: Q1 2018 – Q4 2018 

Located at what’s been called the Valley’s “hottest intersection” by the Urban Land Institute of Arizona, the project transforms a trio of mid-century gems into Uptown Phoenix’s newest dining, entertainment and urban hotel hub. The two-acre site will also host a boutique coffee shop, poolside taco bar, gourmet ice creamery, and nautical-themed rooftop craft cocktail bar featuring 360-degree city views. For the project, Vintage Partners teamed up with Venue Projects, the visionary developers behind The Newtown and other successful adaptive reuse projects like Windsor/Churn and The Orchard along Central Avenue. 

First Place-Phoenix

neighborhoods,historicphoenix, 7th street, 7th ave, historic,homes,real estate

DEVELOPER: First Place AZ 

GENERAL CONTRACTOR: hardison/downey construction 

ARCHITECT: RSP Architects  

LOCATION: 3001 N. Third St., Phoenix  

SIZE: 81,525 SF; 56-units 

VALUE: $15M 

START/COMPLETION: January 2017 – March 2018 

The $15 million residential property for adults with autism and other neuro-diversities will be a first-of-its-kind facility that First Place AZ plans to expand into a worldwide model. First Place AZ Founder, President and CEO Denise Resnik started the nonprofit to ensure that housing and community options are as bountiful for people with autism and other neuro-diversities as they are for everyone else. The project provides a one-of-a-kind approach that combines apartments, a residential training program and a national leadership institute to advance more independent and community integrated living options. 

The Curve at Melrose

homes,historicphoenix, 7th street, 7th ave, historic,homes,real estate,districts,neighborhood

DEVELOPER: P.B. Bell 

GENERAL CONTRACTOR: M.T. Builders 

ARCHITECT: Studio 15 Architecture Inc. 

LOCATION: 4333 N. Sixth Dr., Phoenix 

SIZE: 204-units; 308,618 SF 

START/COMPLETION: August 2016 – Early 2018 

The Curve will consist of 204-luxury apartments in a vibrant and eclectic urban Melrose District neighborhood positioned within walking distance of Indian Steele Park, light rail as well as numerous locally owned shops and restaurants. Included in the property’s luxury amenities are several that were selected by public vote in 2015, which include a resort-style pool and spa along with an outdoor kitchen and gas grills. P.B. Bell also worked with the Seventh Avenue Merchants Association on plans to reserve three display windows at the property to spotlight community-curated work and displays. 

The Osborn

historicphoenix, 7th street, 7th ave, historic,homes,real estate,neighborhood,homes,district

DEVELOPER: Trammell Crow Company; High Street Residential 

GENERAL CONTRACTOR: Chasse Building Team 

ARCHITECT: ESG Architects 

LOCATION: SWC of Seventh Avenue & Osborn Road, Phoenix 

SIZE: 190-units; 45,000 SF (retail) 

START/COMPLETION: July 2017 – August 2019 

The Osborn is a mixed-use grocery anchored retail shopping center and multifamily development. The project sits on a 5.96-acre site located in the heart of Midtown Phoenix where the city’s oldest Bashas’ grocey store, originally built in 1956, used to be located. The site benefits from immediate adjacency to many major employers, desirable affluent neighborhoods, abundance of social venues and high visibility with over 50,000 vehicles passing per day. 

Uptown Plaza

district,homes,neighborhood,real,estate,historicphoenix, 7th street, 7th ave, historic,homes,real estate

DEVELOPER: Vintage Partners 

GENERAL CONTRACTOR: Kitchell 

ARCHITECT: Nelsen Partners 

LOCATION: 100 E. Camelback Rd., Phoenix 

SIZE: 116,787 SF 

START/COMPLETION: 2014 – June 2016 

The Valley’s first retail center located outside of Downtown Phoenix is being restored to its former glory and street appeal as a result of wall-to-wall renovations over the last three years. The property’s renovation aims to restore this iconic shopping center — originally constructed in 1955 by the Del Webb Co. — to its stylish brick-lined, mid-century roots and appeal. The 11-acre renovation includes restoring the original brick façade, adding new landscaping and successfully securing a variety of local, regional and national tenants like Shake Shack, Lou Malnati’s Pizzeria, Huss Brewing Company’s flagship taproom, Creamistry, Flower Child and more. The latest phase included updates to the exterior of AJ’s Fine Foods. 

The Grid

homes,district,neighborhood,historicphoenix, 7th street, 7th ave, historic,homes,real estate

DEVELOPER: ABI Multifamily 

GENERAL CONTRACTOR: Alexander Building Company 

ARCHITECT: Corgan 

LOCATION: 5227 N. Seventh St., Phoenix 

SIZE: 16,281 SF 

VALUE: $3M 

START/COMPLETION: Q4 2017 – Q2 2018 

The two-story adaptive reuse project will transform the former Uptown Phoenix office building into a refreshed Class A office for ABI Multifamily on the top floor and co-working space on the first floor. A large multipurpose room will be used for entertaining, training and a yoga room open to the community. The design repurposed raw industrial materials, while still maintaining a sleek modern feel. In addition, a perforated metal canopy and second skin will be added to create new dynamic exterior spaces while protecting the building from the harsh summer sun of the desert. 

Dignity Health Third Avenue Parking Garage Expansion

neighborhood,homes,area,district,historicphoenix, 7th street, 7th ave, historic,homes,real estate

DEVELOPER: Dignity Health 

GENERAL CONTRACTOR: JE Dunn Construction 

ARCHITECT: GLHN Architects & Engineers  

LOCATION: 2929 N. Third Ave., Phoenix 

SIZE: 177,000 SF 

VALUE: $11M 

START/COMPLETION: December 2017 – July 2018 

While the area’s public transit options like buses, light rail and Grid bikes have made commutes easier, parking is often a top-concern for companies and tenants considering a move to the Central City. That’s why the Dignity Health’s St. Joseph’s Hospital and Medical Center in Phoenix is embarking on a campus-wide parking solution that will add approximately 500 new spaces. 

Park Central

districts,neighborhood,homes,historicphoenix, 7th street, 7th ave, historic,homes,real estate

DEVELOPER: Plaza Companies; Holualoa Companies 

GENERAL CONTRACTOR: DPR Construction 

ARCHITECT: richärd+bauer architecture 

LOCATION: 3121 N. Third Ave., Phoenix 

SIZE: 337,000 SF 

VALUE: $57M 

START/COMPLETION: Q4 2017 – Fall 2018 

“Our goal is to transform Park Central into a truly innovative and exceptional work environment for companies in the ‘New Economy,’” says Sharon Harper, president and CEO of Plaza Companies, which also led the the successful transformation of the Los Arcos Mall in Scottsdale into the ASU Scottsdale Innovation Center – SkySong. As Phoenix’s first-ever mall, Park Central benefits from an exceptional location and unique retail history. In total, 337,000 square feet will be revitalized into several distinct districts, each with its own identity.  

If you are interested in a free consultation to see if buying a Phoenix home is a better option for you, please call or email me today. You may be surprised at what you learn. I have access to programs that offer down-payment assistance with money you do not have to pay back. 

Whether you’re buying or selling a home in Central or Downtown Phoenix, or just have some questions about anything at all in or about any one of the historic districts in Phoenix, I’d be very happy to help you! Just call or email me anytime.

Metro Phoenix’s Hottest Intersections to Live, Work and Play

Metro Phoenix’s Hottest Intersections to Live, Work and Play

Uptown Phoenix was a hot spot for restaurants, shops and clubs in the 1970’s and ’80’s.

Then the cachet fizzled a bit as the Valley’s suburbs boomed.

But Camelback Road and Central Avenue, the heart of Phoenix’s uptown area, as well as Phoenix’s Midtown area, are back as a thriving hub for popular restaurants, cool boutiques, office space, light rail and historic neighborhoods and their homes.

Downtown Phoenix, AZ Historic District

Central Avenue Corridor

It’s now the Valley’s most popular intersection, according to a new poll among real-estate and growth experts.

Urban Land Institute Arizona members recently voted the central Phoenix spot the “hottest intersection” in metro Phoenix. It beat out Phoenix’s Camelback and 24th Street, an area that garnered the title the last time the group voted a decade ago.

“Camelback and Central has old buildings with great design, diversity and very supportive neighbors,” said Craig DeMarco, restaurateur and a founder of Upward Projects, at the Urban Land contest last week. “It’s the only intersection in the entire Valley with four historic neighborhoods surrounding it.”

Camelback and Central didn’t even make Urban Land’s top 10 list for hottest intersections in 2007.

A lot has changed since then. A boom and bust, light rail and a move toward an urban lifestyle by more Valley residents have shifted our growth.

Plus, DeMarco’s group has opened five restaurants, including a Postino, Windsor and Federal Pizza, around Camelback and Central over the past decade.

Other rankings on Urban Land’s top 10 list:

  • Downtown Tempe’s Mill Avenue and Rio Salado Parkway was voted No. 2 in the hot-intersection contest. The popular urban hub moved from third a decade ago. Matt Mooney, managing director of Cousins Properties, pointed out that Tempe led the nation for filling existing office space with tech firms from 2014-16.
  • Scottsdale and Camelback roads came in at No. 3, after hitting No. 2 the last time. Real-estate attorney Jordan Rose, who has an office at this Scottsdale intersection, said people can shop, eat, work, vacation, get their hair done and even buy a Tesla at Camelback and Scottsdale.
  • Chandler’s bustling Arizona Avenue and Chandler Boulevard tied for fourth. Danny Plapp of LGE Design Build pitched the area for its $70,000 median household income, office space, new apartments and jobs. “A younger, richer and hipper generation wants to live in new suburbs like Chandler,” he told the crowd. “Just look at San Tan Brewery’s sales at this intersection.”
  • Phoenix’s 24th Street and Camelback intersection and the Camelback Corridor tied for fourth. The area is still a hot spot of offices, hotels, shopping and eateries but has a lot more competition now.
  • At No. 5 is the Scottsdale Road and Greenway Hayden Loop area, near the city’s popular airport. Danielle Casey, Scottsdale economic-development director, said there are often “celebrity sightings” at the airport and in the area. The intersection didn’t make the list the last time.
  • Downtown Phoenix’s Central Avenue and Roosevelt near Roosevelt Historic District ranked No. 6 after not making the list a decade ago. The area, known as Roosevelt Row, has recently emerged as a hub for new apartments, condos, cool restaurants, historic renovations and light rail.
  • Washington Street and Central Avenue in the heart of downtown Phoenix ranked No. 7, down from No. 5. The city’s many new high-rises are attracting more residents and offices. ASU’s downtown Phoenix expansion near Garfield Historic District is helping.
  • Gilbert Road and Vaughn Avenue in restaurant-rich downtown Gilbert came in at No. 8. The Gilbert intersection didn’t make the previous list.
  • Phoenix’s 44th Street and Camelback in Arcadia’s prime intersection made the list at No. 9, another new Valley area for the ranking.

Because of the tie, there was no No. 10.

Four intersections that made the top 10 in 2007 didn’t make the new ranking: Scottsdale Road and Mayo Boulevard; 95th and Glendale avenues; 99th Avenue and McDowell Road; and Price and Willis roads.

I thought DeMarco summed up the test for ranking metro Phoenix hot spots really well.

“We have restaurants around most of the intersections on this list,” he said.

“I don’t look at numbers. I just drive around looking for the coolest neighborhoods.”

To buy or sell a historic Phoenix Home, contact Historic Homes Specialist, Laura B. today at 602-400-0008. Read about Laura B. here from her client testimonials.

A DAY IN THE LIFE AT CORONADO COMMONS

The lifestyle at CORONADO COMMONS includes experiencing numerous restaurants, shops and a very walkable neighborhood just steps from your door. Coronado Commons 325 E Coronado Rd. Phoenix, AZ 85004

coronado commons,roosevelt,downtown,phoenix,luxury,lifestyleYour wait is over. Finally, a modern community close to all the action. Coronado Commons was developed by Riley/Smith Development, whose principals are highly respected residential developers. Years of experience and dedication have culminated in this livable downtown luxury property. Minutes away from the Light Rail, Phoenix Art Museum, Roosevelt Row, sporting events, entertainment, education, food, and culture.

In the heart of the Midtown area, residents are minutes from the Central Arts District, Downtown Phoenix, Arcadia and much more. With so much just minutes away imagine all of the neighborhood gems you’ll have to enjoy.

Coronado Commons offers its owners the best of both worlds–midtown culture and downtown living, all in the heart of a historic neighborhood. Restaurants, bars, coffee shops, event venues, art galleries are all within walking distance. Need to get around town? A few minutes by car or Uber will have you in Downtown Phoenix, Sky Harbor Airport or the Biltmore Corridor. Come see this gem of a new townhome community nestled in the heart of Phoenix.

Midtown
2 bedroom / 2.5 bathroom, 1731 sf

With 2 big bedrooms and 2 1/2 baths, you have everything you need and more in this dynamic space. The Midtown offers the Office/Den/Studio at the ground floor entry; flexible space however you want to use it! The Owners Suite is designed for today with walk–in closet, dual sinks and luxurious shower. As with all our plans, you’ll get large open kitchens, over-sized great–rooms and private patios to complement your new Urban Lifestyle!

Uptown
3 bedroom / 3 bathroom, 2150 sf

Big space for your big life! Uptown offers the Office/Den/Studio with convenience bath; flexible space however you want to use it! These end–unit only 3 bedroom homes deliver the light and views you want. The deluxe Owners Suite offers a large walk–in closet, dual sinks, extra counters and luxurious shower. As with all our plans, you’ll get large open kitchens, over-sized great–rooms and private patios to complement your new Urban Lifestyle!

Residence Features

  • Luxury Finishes
  • 10 ft+ Ceilings
  • Light, Open Interior Spaces
  • Attached Two Car Garages
  • Gas Cooktop and Oven
  • Energy Star Rated

Common Area Amenities

  • Resort Style Pool and Lounge Chairs
  • Covered Outdoor Community Grilling Area
  • Secured courtyard
  • Grass Dog Walk
  • Secured Direct access to
    Safeway and Starbucks
See what your day could look like living at Coronado Commons by calling Laura Boyajian at 602-400-0008 today to arrange a private tour.

Metro Phoenix Starting to Grow Up Instead of Out

The Valley is seeing new inward development, a change from the outward expansion typical of metro Phoenix.
Mark Quinones/azcentral.com

There’s an urban revival going on in the Phoenix Valley, which has long been known for its affordable suburban homes.

Karen Wang is buying a condo in the new 14-story Portland on the Park development in downtown Phoenix.

Her new home is going up on a prime piece of land next to Margaret T. Hance Park that was a dirt parking lot when she moved here from the San Francisco Bay Area for culinary school 12 years ago.

Of course, metro Phoenix had plenty of empty lots back then. It was rated as one of the cheapest metro areas for parking in the U.S. in the mid 1990’s because it had so much vacant land, especially downtown.

Now, construction cranes and new housing, restaurant and retail developments can be found on many of those long-vacant parcels across central Phoenix, Scottsdale, Tempe, Mesa and Glendale.

The Valley, an area that for so long has grown outward with new, affordable suburbs, is having an urban revival.

For example:

  • Almost 4,000 condominiums are under construction, planned or were recently built in the central Valley, according to developers.
  • Upwards of 8,000 apartments are being built on infill sites in metro Phoenix, according to ABI Multifamily.
  • Infill land prices in the Valley have more than doubled in the most popular neighborhoods during the past 15 years, property records show.
  • Home prices and rents are climbing the fastest in the Valley’s urban hubs.
  • And the days of finding free parking on dirt lots in central Phoenix, Scottsdale or Tempe are as long gone as those vacant parcels.
downtown,phoenix,real estate,construction

Portland on the Park project at Central Avenue and Portland Street

Millennials and Boomers are behind the shift in metro Phoenix’s development. They want to live where they can walk or ride bikes to where they work or play — or both.

Builders are responding with many new high-density, high-rise condominium and apartment projects near popular eateries and shopping hubs. Not only are vacant lots being filled; older, often empty buildings are being transformed as well.

“I want a more urban lifestyle that wasn’t available when I first moved here,” said Wang, 39, who is moving downtown from the Arcadia area of Phoenix. “I am looking forward to walking just a few minutes to restaurants and the dog park.”

Her commute to her retail job in Scottsdale will get longer, but her partner, Logan Stephenson, works in downtown Phoenix.

Most urban planners support infill and high-density development because it uses less water, cuts back on freeway traffic and can create more walkable neighborhoods.

“It is a reflection of the Valley maturing as a metro area when the value of land closer in becomes more valuable and demands higher uses or basically more density,” said Mark Stapp, a growth expert and director of the Master of Real Estate Development program at Arizona State University.

“It’s a good thing for growth,” he said.

The Valley may never be Manhattan, but …

Phoenix will never be a San Francisco, Manhattan, London or Hong Kong for high-rise living.

The Valley also still lags other big cities such as Chicago, Portland and Denver for urban redevelopment. And growth on the Valley’s fringes will continue.

But metro Phoenix is already a higher density city than most people realize.

“Too many people equate the Valley’s growth with sprawl,” said Grady Gammage Jr., author of the new book “The Future of the Suburban City: Lessons from Sustaining Phoenix.”

An average of 3,200 people live per square mile of the Valley, according to the Center for Neighborhood Technology, a national growth think tank.

Gammage, who has been analyzing metro Phoenix’s growth for decades, said that makes the Valley a more dense area than Seattle, Houston, Charlotte or Atlanta.

Los Angeles is the densest U.S. city with an average 7,000 people living in every square mile. Second is Las Vegas with 4,500 people per square mile, he said.

But more condominiums and apartments are under construction or planned in the Valley now than any time since the boom. Most are going up in the central Valley on infill sites.

People often try out an area by renting, experts say. Then they’ll buy if they really like it.

“Apartments lead the way for condo construction,” said Tom Simplot, CEO of the Arizona Multihousing Association and a former Phoenix city councilman. “People first became comfortable living in that area, and are now converting to ownership.”

Rooftops following retail

Metro Phoenix’s typical growth trend has been reversed with infill.

Retail followed rooftops to the Valleys’ suburbs. But now new housing is chasing new infill restaurant and shopping hubs.

“Creating ‘high-connectivity’ hubs with high-density homes near restaurants, bars, shops, cultural centers and jobs is becoming the development pattern of metro Phoenix,” Stapp said.

Phoenix infill hubs include:

  • Downtown Phoenix, which has become a big draw for buyers, renters, eaters and shoppers. The area’s Roosevelt Row has several new condo developments, row houses and apartments. The Muse, with 367 apartments, is going up at Central Avenue and McDowell Road, a prime corner of the city’s skyline that has been empty for decades. Downtown Phoenix has the highest average apartment rents in the Valley.
  • Central Phoenix, where there are several restaurant hubs drawing residents and new infill homes. There’s the Uptown area around Postino, near Camelback Road, where high-end townhouses are filling the last vacant spots. One developer is transforming old apartments into Frank Lloyd Wright-inspired condos called the Mason.
  • Midtown Phoenix, where apartments and condos are going up among clusters of restaurants and shops across from Steele Indian School Park. In the Midtown neighborhood called the Yard, after the hopping restaurant hub on Seventh Street, home prices jumped 50 percent last year.
  • Phoenix’s Camelback Corridor and Biltmore areas, which have very few empty lots left for development. Now builders are tearing down older apartments to make way for newer, luxury ones because so many people want to live near the area’s luxury shops and high-end restaurants. New projects are stretching this chic area’s borders south.

“In the last 15 years the major urban cores of Phoenix, Scottsdale and Tempe have transformed to the extent that the population is now demanding planners make them increasingly vibrant,” said David Newcombe, a co-founder of Scottsdale-based Launch Real Estate and broker at Portland on the Park.

He said the trend for urban growth is being powered by “people wanting to take back ownership of their life.”

Suburban high-rises

High-density and vertical developments aren’t just going up in Valley downtown’s anymore, either.

If an area has a popular restaurant and shopping hub, then developers are building, believing buyers will come.

Pat and John Simpson are moving from their home in north Scottsdale’s DC Ranch to a new luxury condo at Optima Kierland. The 12-story development is going up on the Phoenix/Scottsdale border next to a resort, popular shopping and restaurant hub near the Loop 101 Freeway.

“We are downsizing but not downgrading to an area where we can walk to get a cup of coffee or a meal,” said Pat Simpson, a real-estate agent with Russ Lyon Sotheby’s who moved to the Valley from New York a decade ago.  “We want views and amenities.”

In April, more than 1,400 new and used condos sold, according to The Information Market. That’s the highest monthly tally since mid-2007.

“Creating higher-density housing like condos near central areas strengthens communities and provide people with an alternative way of living in the Valley,” said architect David Hovey Sr., who developed the Optima condos in Scottsdale and Phoenix’s Biltmore area and now is building in Kierland.

Kierland, where a 12-story condo building is on the rise, is among the suburban areas drawing higher-density housing. Others include:

  • Central Scottsdale, where the Old Town and the Waterfront areas are sprouting high-end condos and apartments near many upscale restaurants and shops. Condo prices are easily topping $1 million, particularly in the development replacing the Borgata shopping center.
  • South Scottsdale, known as SoSco, which is drawing Millennials to its new apartments and older neighborhoods with more affordable porch homes. Apartment rents jumped 20 percent in this area last year.
  • Tempe’s Town Lake and Mill Avenue, which led the Valley’s urban rebound. New developments underway on ASU land along the water will bring even more apartments and condos to the 24/7 area that is drawing not only students and Millennials, but Gen X-ers and Baby Boomers.
  • Downtown Mesa, which is drawing its first new housing developments in many years and becoming a cultural hot spot.

Moving in, up or down

Metro Phoenix’s two biggest groups moving closer in now are Millennials and empty nesters or Boomers, developers say.

These huge demographic groups seem to want to spend less time in their cars and taking care of homes with yards.

The Koch family represents both. Ann, 55, and Bob Koch, 59 live in north Phoenix but are buying a new condo in downtown Phoenix’s en Hance Park for their daughter Kayla to live in while she goes to ASU.

“We looked at renting an apartment for Kayla downtown and then realized buying could be a better deal,” Bob Koch said.

He said when their daughter moves out, the couple plan to keep the condo, stay there themselves and share it with family and friends who want to enjoy downtown.

Kayla Koch, 21, said she will walk to class and take light rail to her job in Uptown Phoenix at Flower Child restaurant.

“There’s these new type of ethos and feeling about living in an area where you can walk to a park, so many restaurants, museums and things to do,” said Aaron Carter, broker for en Hance. “More people are letting go of the trappings of a larger home to be in a great location, particularly if it’s near light rail.”

Ride it, and you might like it

downtown phoenix,light rail

Metro Phoenix Light Rail

Some may question whether light rail has drawn enough riders to be considered a success, but few dispute the train tracks have drawn development and created new Valley growth hubs.

Several of the Valley’s most popular new restaurant and shopping areas stretch along light rail from Midtown Phoenix to downtown and out to Tempe and Mesa. Housing has followed the train.

Some planners expect to see similar hot spots for development in Glendale as light rail expands there.

Light rail helped draw Adrian Zaragoza to downtown Phoenix.

He had been living in north Phoenix and found himself driving everywhere, including to central Phoenix to hang out with friends.

Five years ago, he began renting on Roosevelt Row. Now, he’s buying a condo at Portland on the Park.

portland on the park,central phoenix

“Downtown is great. I can either bike or take the train wherever I want to go,” said Zaragoza, 29, a senior financial manager in Tempe. “I only drive my car to go to work.”

Patricia Gober, interim director of ASU’s School of Geographical Sciences and Urban Planning, said light rail has helped change metro Phoenix’s growth pattern.

“Light rail has created places where people feel like they belong and want to be in the Valley,” she said. “Phoenix is becoming more dense and poised for better growth, thanks in part to its trains.”

Density means less water usage

Urban planners say one of the biggest benefits from higher density housing is how it improves water conservation. Most infill developments use much less water than traditional neighborhoods with single-family homes.

“A very rough but conservative estimate would be that a typical high-rise household would use at least 50 percent less water than a typical single-family home on the Valley’s fringes,” said Sarah Porter, director of the Kyl Center for Water Policy at ASU’s Morrison Institute.

Based on several recent studies, she estimates a metro Phoenix high-rise home uses an average 4,000 to 5,000 gallons of water a month.

That means a Valley single-family home with a yard uses an average 8,000 to 10,000 of gallons of water each month.

“In the Valley, up to 70 percent of household water goes to outdoor uses, though the average percentage per household has been declining,” Porter said.

Water usage is an important growth factor for cities in the West like Phoenix dealing with shortages and long-term droughts.

But not all urban planners think a big shift to infill development is the right growth path for the Valley.

“Areas with high-dense housing and vibrant downtowns like San Francisco, Paris and Manhattan are unaffordable for most people,” said Joel Kotkin, executive director of the Center for Opportunity Urbanism. His most recent book is “The Human City. Urbanism for the Rest of Us.”

He said metro Phoenix’s big draw for new residents is relatively inexpensive housing.

“Affordable cities like Phoenix are now drawing Millennials and families who can’t afford to live in Southern California or on the East Coast,” he said. “I am not sure those people are looking for more expensive high-rise developments in the desert.”

But Gammage and Stapp said they think there’s demand for both infill and high-rise homes as well as more affordable single-family houses farther out in the Valley.

“Not all future growth will occur in the Valley’s core,” Stapp said. “We will need to build on the edges, but more dense regional hubs can also evolve in Gilbert, Mesa, Chandler and other suburbs.”

Density appeals to Wang, who the Bay Area transplant who is moving to downtown Phoenix.

“Part of my pessimism about living in the greater Phoenix area is that I’ve always felt like it was a large suburb due to the sprawl,” she said. “But the growth of Phoenix has dynamically changed in the past five years.”

She said it’s tough to compare Phoenix to San Francisco, New York and Los Angeles for downtowns.

“But Phoenix can be Phoenix, and it has changed over the years,” she said. “I am happy about the attention and renewal being brought to the heart of the city.”

Mansion by Former Frank Lloyd Wright apprentice is on the market

This Phoenix mansion designed by former Frank Lloyd Wright apprentice is on the market for $8.75 million

May 6, 2016, 8:15am MST

A Phoenix mansion designed by Vernon Swaback, one of the last living former apprentices to famed architect Frank Lloyd Wright, is for sale. View pictures.

And the 13,365-square-foot home can be yours for a cool $8.75 million, one of the priciest homes for sale in the city of Phoenix, according to Realtor.com.

The property at 15 Biltmore Estates Drive sits on about 1.67 acres and includes seven bedrooms and 10 bathrooms. The home abuts the Adobe Golf Course in the Biltmore neighborhood and features resort-like grounds, custom-made limestone columns and surfaces as well as Brazilian hand-scraped cherry wood floors, an expansive master suite, bar, pool and whole slew of other high-end amenities and features.

The property previously was on the market with a price higher than $9 million, but it was de-listed roughly a year ago before going back up for sale earlier this year.