☀️ Happy Tuesday, friends!

Arizona keeps building, and this week the growth story stretches from major infrastructure all the way down to neighborhood retail.

A massive new fuel pipeline is moving forward, Goodyear is getting a new Sprouts anchored retail center, the far West Valley could see another major industrial project, and a familiar Arizona doughnut shop is expanding in Chandler. Meanwhile, the housing numbers continue to show just how different today’s market looks depending on price point and location.

👀 This Week at a Glance

Arizona’s growth continues to create demand for infrastructure, retail, industrial space, and everyday neighborhood amenities.

One of the biggest announcements this week is the $5 billion Western Gateway Pipeline, which is planned to connect fuel supplies from the central U.S. into Arizona, Nevada, and California. At the same time, development continues on both sides of the Valley, with new retail planned in Goodyear and a large industrial and data center proposal near Tonopah.

Housing remains much more nuanced. July closings were slightly higher than a year ago, but prices were essentially flat and demand remains soft across much of the market. The biggest exception continues to be luxury real estate, which is behaving very differently from the broader Greater Phoenix market.

Check current mortgage rates
_{Mortgage rates vary based on individual qualifications, including credit score, loan type, and lender policies. For a personalized rate estimate, it’s best to consult with a lender.}

News & Developments

⚡ $5 Billion Western Gateway Pipeline Moves Forward

Phillips 66, Kinder Morgan, and HF Sinclair have reached a final investment decision on the Western Gateway Pipeline, a roughly 1,300 mile system designed to move gasoline and other refined products into Arizona, Nevada, and California.

The project includes a new pipeline stretching from Borger, Texas, to Phoenix along with existing infrastructure connecting El Paso, Tucson, Phoenix, Southern California, and Las Vegas. The system is expected to have capacity of roughly 230,000 barrels per day and is targeting completion in 2029.

The next steps include permitting, finalizing the route, and working through right of way requirements.

📍 Arizona
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🛒 Sprouts Anchored Retail Center Coming to Estrella

Goodyear’s Estrella community is getting a new commercial center anchored by Sprouts Farmers Market.

The first phase is expected to include a roughly 23,000 square foot Sprouts, about 9,200 square feet of additional retail space, and a standalone retail pad. A future second phase along the lake could add another 16,000 to 20,000 square feet of retail and restaurant space.

The project is planned along Estrella Parkway at North Lake and is targeting a first quarter 2027 groundbreaking.

📍 Goodyear
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🏗️ 320 Acre Industrial and Data Center Plan Proposed Near Tonopah

Arizona Land Consulting is seeking approvals for a roughly 320 acre master planned development near 411th Avenue and Camelback Road in the far West Valley.

The proposal could accommodate warehouse and data center uses along with potential residential, commercial, industrial, and entertainment development. No end users have been announced yet, giving the developer flexibility as plans move forward.

Water and power will be major pieces of the project. The property currently lacks the infrastructure necessary to support the anticipated demand, and the developer is evaluating wells, water facilities, expanded electrical service, and other potential power solutions. County planning staff recommended approval of the requested changes.

📍 West Valley
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🍩 BoSa Donuts Adding Another Chandler Location

BoSa Donuts is expanding again in the city where it got its start.

The Arizona doughnut chain plans to open a new shop at 1245 S. Price Road, which would become its fourth Chandler location. The opening is currently expected in February 2027.

BoSa began in Chandler in 1994 and has since expanded throughout Arizona.

📍 Chandler
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📊 Real Estate Trends

Local Market Update

July delivered a mixed housing report for Maricopa County.

There were 6,210 closings during the month, up 1.7% from July 2025 but down 11.1% from June. Resales were the stronger part of the market, climbing 7.3% from a year ago, while new home closings fell 19.7%. New construction represented just 16.3% of July sales, compared with 20.6% a year earlier.

Prices remained relatively steady. The overall median sales price was $470,000, down 0.8% from last July and 1.1% from June. The resale median finished at $452,000, while the new home median reached $534,999. The higher new home median appears to reflect the mix of homes that closed rather than broad based price strength.

The Cromford Market Index also shows a divided Valley. Paradise Valley leads the major cities with a CMI of 191.8 after jumping 42% over the previous month. Fountain Hills sits at 176.7 and Scottsdale at 148.0. On the other end, Queen Creek is at 51.0, Buckeye at 52.9, Maricopa at 57.9, and San Tan Valley at 58.6. Overall, eight cities are considered seller’s markets, four are balanced, and six are buyer’s markets.

The bigger story is what has happened to prices since the market peak.

For single family detached homes, median price per square foot was $253 in July, down 9.87% from the May 2022 peak. Once Phoenix area inflation is taken into account, the decline is closer to 20%. Apartment style homes have seen an even larger adjustment, falling more than 30% from their inflation adjusted peak.

Geography matters too. The Northeast Valley is only about 1% below its May 2022 level in nominal dollars, while the West Valley is down nearly 13%. Once inflation is included, however, every region is below its real peak by roughly 13% to 22%.

And then there is luxury.

Single family homes selling for $2 million or more are actually up nearly 5% in median price per square foot compared with May 2022. That segment did not reach its nominal peak until February 2026 and remains only about 6.5% below it.

Luxury activity is also higher. Monthly closings above $2 million averaged 115 in 2022 compared with 178 per month so far in 2026, a roughly 55% increase. Meanwhile, homes below $2 million are down just over 10% from their May 2022 peak in nominal terms and nearly 20% after adjusting for inflation.

The takeaway is simple: there really is not one Phoenix housing market right now. Luxury areas and higher price points are holding up much better, while many more affordable areas continue to favor buyers.

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Check current mortgage rates
_{Mortgage rates vary based on individual qualifications, including credit score, loan type, and lender policies. For a personalized rate estimate, it’s best to consult with a lender.}

🌵See You Next Week in the Desert

Thanks for spending a few minutes with us.

We'll be back next week with the biggest stories shaping Arizona, the latest real estate trends, and the local updates you need to know.

– Brad