Goodyear, Peoria, Glendale, Surprise and the areas around them rent at different prices against different competition. Which community you own in decides the return — here is how we read them.
The employment anchor of the southwest Valley, with the I-10 and Loop 303 logistics and manufacturing base, Goodyear Ballpark, Estrella Mountain Ranch and PebbleCreek. Established master plans and new construction side by side, in a city that grew about 30% between the 2020 Census and July 2025.
North along Loop 101 and Loop 303, with Vistancia and the newer master plans at the top, Lake Pleasant beyond and the Peoria Sports Complex, Spring Training home of the Padres and Mariners. The newer north side and the older neighborhoods to the south rent at very different numbers.
The West Valley’s sports and entertainment capital — State Farm Stadium, Desert Diamond Arena and Westgate — with established neighborhoods, a deep rental base and event-driven demand that the rest of the West Valley does not have. Arrowhead and the north side rent very differently from the older core.
Newer master-planned neighborhoods alongside Sun City Grand and the age-restricted communities, and Surprise Stadium, Spring Training home of the Rangers and Royals. Surprise grew about 22% between 2020 and 2025, and at $2,033 for 2020 to 2024 its median gross rent is the highest of the seven cities.
Litchfield Park grew up around the Wigwam resort and kept its mature trees and small-town character; Avondale next door is the affordable I-10 corridor with Alamar and the newer master plans. Luke Air Force Base, a few miles north, brings a steady flow of personnel on assignment.
The western edge and the fastest-growing of the seven, up about 37% between 2020 and 2025: Verrado against the White Tanks, Festival Ranch, Sundance and Tartesso. New construction and builder incentives define the competition here. Buckeye has its own site and its own market page, and we manage it as part of the same West Valley book.
