Arcadia
Phoenix, AZ 85018
Arcadia sits in east Phoenix at the base of Camelback Mountain, roughly between 44th and 68th Street. It was citrus groves a century ago, and the homes went in among the orchards and kept their flood irrigation rights. That's why you get third-of-an-acre lots, deep green grass and trees older than the houses, right in the middle of the desert.
Read more:
Is Arcadia a good place to live? (2026 guide)
What $1.5M to $3M actually buys you in Arcadia
The real cost of owning in Arcadia
New construction vs. original Arcadia homes
- The feel
- Neighbors who stay for decades. Sunrise hikes at the Echo Canyon and Cholla trailheads, coffee at La Grande Orange, evenings on the canal path, and Postino or Chelsea's Kitchen with friends. Old Town is about 10 minutes away and Sky Harbor about 15.
- The homes
- Mostly 1950s ranches, many remodeled, alongside full custom rebuilds. A smaller original home and a $4 million rebuild can share the same street. The classic streets have no HOA.
- Schools
- Much of Arcadia feeds Scottsdale Unified, including Hopi Elementary, Ingleside Middle and Arcadia High.
- Price range
- The median sale price was $1,545,000 in June 2026, about $618 per square foot. Renovated homes mostly run $1.5M to $3.5M.
Arcadia Lite
Phoenix, AZ 85018
Arcadia Lite runs west of 44th Street toward 32nd Street. It borrowed the name because it borrowed the feel: mid-century ranches, tree-lined streets and walkable restaurant rows along Indian School and Campbell, at a meaningfully lower price than Arcadia proper.
Read more:
Which parts of Arcadia should you know?
Best up-and-coming neighborhoods in the Phoenix Valley
- The feel
- A little younger and more social, with coffee and dinner within walking or biking distance of many streets. Papago Park and Piestewa Peak are close by for hiking.
- The homes
- Ranch-style homes and some newer townhomes. The remodel wave is in full swing, so you'll see everything from originals to fresh renovations.
- Who it's for
- Young families and professionals who want the Arcadia lifestyle and location on a more approachable budget.
- Price range
- Meaningfully below Arcadia proper. Pricing varies a lot street by street, so ask us for current sales on the blocks you like.
South Scottsdale
Scottsdale, AZ 85251 & 85257
South Scottsdale is the most affordable way into a Scottsdale address. You get established mid-century neighborhoods, mature trees and quick access to Old Town, Papago Park, Tempe and ASU. The housing stock is older and renovation quality varies a lot, so knowing what's behind the listing photos matters here.
Read more:
What is the best family neighborhood in Scottsdale?
Home inspection red flags in older Scottsdale homes
- The feel
- Neighborly and central. You're minutes from Old Town dinners, Papago hikes and the canal path, without Old Town prices.
- The homes
- Mostly single-level mid-century ranches on smaller lots than Arcadia, ranging from original condition to full remodels.
- What to watch for
- On older homes, the sewer scope, electrical panel, roof and HVAC age, and plumbing material are what actually move the needle.
- Price range
- The median sale price in 85257 was about $615,000 in late summer 2026, the entry point for Scottsdale.
Sherwood Heights
South Scottsdale, AZ 85257
Sherwood Heights is South Scottsdale's best-kept secret: half-acre lots, Camelback Mountain views, and about 10 minutes to Old Town. It dates back to the 1950s and doesn't have Arcadia's name recognition, which is exactly why it's still such a strong buy.
- The feel
- Quiet, tree-lined streets just off Thomas Road, with wide setbacks and mature desert landscaping that took decades to grow in.
- The homes
- Ranch-style and semi-custom homes on lots of half an acre or more, which is rare anywhere in Scottsdale at this price point.
- Who it's for
- Buyers who want room for a pool, a garden and a real backyard, and would rather have land than a famous zip code.
- Price range
- Well below what similar lot sizes cost elsewhere in Scottsdale. Ask us for recent sales, since only a few homes come up at a time.
Old Town Scottsdale
Scottsdale, AZ 85251
Old Town is the walkable heart of Scottsdale, with restaurants, galleries, nightlife and events outside your door. Most of what sells here is condos and townhomes, so the HOA matters almost as much as the unit itself.
Read more:
HOA basics for Old Town and South Scottsdale condo buyers
- The feel
- Lively and walkable. You can leave the car parked most weekends. If you want quiet, building choice matters, since blocks near the entertainment district get loud at night.
- The homes
- Condos and townhomes, from older mid-rise buildings to newer luxury developments.
- What to check
- Monthly dues, reserve fund health, rental and short-term rental rules, and any special assessments or litigation. Dues can differ by hundreds a month between buildings.
- Price range
- Older studios and one-bedrooms start around $300,000. The median condo list price has been around $700,000 in 2026.
Paradise Valley
Paradise Valley, AZ 85253
Paradise Valley is its own small town tucked between Phoenix and Scottsdale. It's almost entirely residential, with acre-plus lots, Camelback and Mummy Mountain views, and some of the most private streets in the Valley.
- The feel
- Quiet, spacious and private, with resorts and Scottsdale restaurants a few minutes away.
- The homes
- Custom and estate homes, mostly on half-acre to multi-acre lots, from original mid-century homes to brand-new builds.
- Who it's for
- Buyers who want acreage, privacy and a custom home, and who are shopping at the top of the local market.
- Price range
- The single-family median ran around $5 million in 2026, at close to $1,000 per square foot.
McCormick Ranch
Scottsdale, AZ 85258 & 85250
McCormick Ranch is Scottsdale's original master-planned community, built through the 1970s and '80s on the old McCormick family ranch. It's lakes, greenbelts and golf in the middle of the city, and it's where we point families who want master-planned and turnkey.
Read more:
What is the best family neighborhood in Scottsdale?
- The feel
- Weekend bike rides on about 25 miles of greenbelt paths, paddleboarding on the man-made lakes, and two championship golf courses. Mature trees throughout, which you can't get in a newer community.
- The homes
- Single-family homes, patio homes and townhomes spread across dozens of subdivisions, many backing onto a lake or the greenbelt.
- HOA
- Yes. The McCormick Ranch Property Owners' Association maintains the lakes and greenbelts, and many subdivisions have their own HOA on top of that, so check both.
- Price range
- The median sale price was about $995,000 in mid-2026. Single-family homes often run above $1.2M, and townhomes and patio homes start lower.
North Scottsdale (85254)
Scottsdale mailing address, 85254
85254 is known locally as the "magic zip." Homes carry a Scottsdale mailing address and many feed Scottsdale Unified schools, though a large part of the zip actually sits inside Phoenix city limits. That combination of schools, location and value is why buyers search it by name.
- The feel
- Established, family-oriented neighborhoods close to Kierland Commons, Scottsdale Quarter and the 51 and 101 freeways.
- The homes
- Mostly single-level homes from the 1970s and '80s, many remodeled, plus a growing number of rebuilds.
- Good to know
- Check whether an address is in Phoenix or Scottsdale city limits, and confirm the school boundary for the specific home. Both can change from one street to the next.
- Price range
- The median sale price was about $885,000 in late summer 2026.
85008 & Moundview
Phoenix, AZ 85008
85008 sits just south and west of Arcadia, and it's the value chapter of the same story. The best streets share Arcadia's mid-century bones and Camelback views at a fraction of the price. Moundview, tucked between Arcadia and Sherwood Heights, is where we send families who want Arcadia-size lots without the Arcadia price tag.
Read more:
Moundview: room to grow, minutes from Arcadia
Is Phoenix a buyer's market in 2026?
Why we invest in 85008
- The feel
- Quiet, established streets close to Papago Park, the Desert Botanical Garden and the mountain preserves, with Arcadia's restaurants a short drive away.
- The homes
- Mostly 1950s homes, from untouched originals to fresh remodels. Moundview skews larger, with many homes in the 2,100 to 3,200 square foot range on generous lots.
- Who it's for
- First-time buyers, growing families and investors who want a central location and room to negotiate.
- Price range
- The typical 85008 home was about $378,800 in June 2026, and most sales that month closed below list price. Moundview runs above the zip-wide number.
We've sold 470+ homes across these neighborhoods over 11+ years. Not sure which one fits? That's most of our first conversations.
Call or text 602-748-7289