Happy Tuesday, friends!

You ever hear about a project so delayed that you stop believing it will actually happen, and then suddenly it is back on the table? That is the vibe this week. A long planned corner of Gilbert is finally getting new life. Mesa is turning into a serious tech corridor. And Federal Pizza is bringing retro vibes and arcade games to one of the Valley’s most talked-about redevelopments. As always, a lot can happen in a week.

The Recap

This week’s updates cover everything from high-growth tech zones to neighborhood food spots with cult followings. In Gilbert, a long-vacant parcel near Val Vista is being revived as a 366-unit mixed use community. Another corner of the city broke ground on a $225 million project that includes apartments, retail, and a hotel. Meanwhile, the Axon controversy in Scottsdale is heating up with lawsuits, lobbying, and unlikely political alliances.

Over in the West Valley, we are talking about a new karting and arcade center in Glendale, big updates from Amkor’s Peoria chip plant, and two major housing projects in Buckeye. We are also keeping an eye on utility rate hikes across multiple cities and a national home price report that shows Phoenix still lagging the rest of the country.
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East Valley News & Developments

The Axon Land Battle Gets Even Uglier in Scottsdale
What started as a rezoning dispute is now a full-blown political soap opera. Governor Katie Hobbs signed a new bill that gives Axon the green light to bypass local voters and move forward with a 1,900-unit development and corporate campus in North Scottsdale. That signature unleashed a wave of backlash from city officials and local activists—including former political rivals suddenly teaming up. Lawsuits, social media feuds, and accusations of bribery have all made headlines. And this fight? Far from over.
📍 North Scottsdale
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The Gilmore Breaks Ground in Gilbert
Construction is officially underway on The Gilmore, a $225 million mixed-use development featuring 300 apartments, 213,000 square feet of commercial space, and a proposed 105-room hotel. Located at Val Vista and Pecos, the site is already 70% leased with tenants like Buzz Coffee, Handel’s Ice Cream, and Jersey Mike’s. Safeway is the anchor tenant and is set to open in 2026. First residents are expected to move in by early 2027.
📍 3960 S. Val Vista Dr, Gilbert
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Alta San Tan Revives a 20-Year-Old Plan in Gilbert
A long-vacant section of the Spectrum at Val Vista PAD may finally see new life. Developers are proposing Alta San Tan, a 366-unit mixed-use apartment project with ground-floor commercial space. Originally planned as an office site in the early 2000s, the vision shifted post-pandemic to better reflect current market conditions. With a dog park, fitness center, game lawns, and walkable access to retail and healthcare, this project is designed to re-energize a long-stalled corner of Gilbert.
📍 Val Vista & Pecos Roads, Gilbert
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Federal Pizza Expanding to PV
More than a decade after launching on Central Ave, Federal Pizza is opening its second location—this time in Paradise Valley. The new restaurant will be part of the PV development and feature retro design, neon signage, arcade games, and a bottle shop with grab-and-go options. It opens July 2025, with a pop-up event planned for May 17.
📍 Paradise Valley Mall Redevelopment Site
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West Valley News & Developments

Andretti Indoor Karting Opens in Glendale
Glendale just added another heavyweight to its entertainment lineup. Andretti Indoor Karting and Games officially opened its second Arizona location—this one a massive 98,000 square foot venue off Loop 101. The space includes high-speed electric go-karts, a multilevel track, bowling, arcade games, laser tag, VR, and even a motion theater. With the first Valley location in Chandler and a third potentially coming to Scottsdale, Andretti is betting big on Arizona.
📍 Loop 101 near Westgate, Glendale
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Amkor Eyes Faster Timeline for Peoria Chip Plant
Tempe-based Amkor is pushing to speed up construction of its semiconductor packaging facility in Peoria. Originally set to break ground this fall, the company is now evaluating ways to move faster due to increased demand from customers like TSMC, Apple, and GlobalFoundries. When completed, it will be the largest outsourced chip packaging plant in the U.S. Not everyone is thrilled, though—some Vistancia residents are raising concerns about pollution and zoning near schools.
📍 Vistancia Corridor, Peoria
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Nearly 600 New Rentals Approved in Buckeye
Buckeye just gave the green light to two large rental communities totaling almost 600 units. One project will bring 200 three- and four-bedroom build-to-rent homes, aimed at families who want more space. The second, called Prose Verrado, will include 394 apartments with a mix of one- and two-bedroom units, plus amenities like a clubhouse, dog park, and game lawns. Both projects reflect strong demand for more housing options in one of the Valley’s fastest-growing cities.
📍 Multiple sites across Buckeye
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Valley Cities Plan Water Rate Hikes
From Peoria to Queen Creek, water bills across the Valley are about to go up. Several cities have proposed increases to cover rising infrastructure costs, drought resilience projects, and tighter federal regulations. While some rate changes are already approved, others will be decided in public hearings throughout May. Queen Creek’s proposed 15 percent jump is the largest on the table, but cities like Glendale, Scottsdale, and Avondale are close behind.
📍 Valley-wide
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🏡 Real Estate Trends

Phoenix is still trailing the pack in home price growth—and investors are pulling back.

According to the latest Case-Shiller report, Phoenix home prices rose just 0.08 percent month-over-month and 2.3 percent year-over-year. That puts us in 16th place out of the top 20 cities, and well behind the national average of 4.9 percent. For perspective, cities like New York, Chicago, and even Seattle saw gains between 5 and 8 percent over the same period.

Phoenix has now underperformed the national average for three months in a row.

Meanwhile, we just saw a major drop in multifamily construction permits. In Q1 2024, over 4,300 permits were filed. This year? Just 2,195. That is the lowest quarterly total since 2019. It is a clear signal that investors are cooling off on large-scale apartment projects—likely due to rising costs, tighter lending, and lingering oversupply in some submarkets.

What does it mean?

• Builders are getting more selective

• Investors are hitting pause on big rental communities

• Home price growth is happening—but slower than almost every major market

Whether this is a healthy correction or a warning shot depends on how the next few months shake out. But for now, Phoenix is pacing slower than the rest of the country.
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

That’s a wrap for this week’s edition of The Desert Real.
I appreciate you being here and staying plugged in with what’s going on around the valley. Whether you’re thinking about making a move or just like being in the know, we’ve got you covered.

If you ever spot something interesting in your neighborhood—or have a question about anything you see here—just hit reply and let me know. we’d love to hear from you.

See you next week!

-Brad