Happy Tuesday, friends!

Hope you are enjoying your summer so far its been oddly cooler this year and Im not complaining!

The Recap

The Valley is back at it with another week of big moves. Queen Creek and Buckeye just secured long term water deals that could unlock major growth. Goodyear is landing a new university campus, Mesa approved more industrial development, and Casa Grande is one step closer to launching one of the largest copper mines in the country. Even Arcadia is getting a luxury twist with a proposed motor club and storage facility.

And on the housing front? Inventory dipped slightly, but pricing is still soft. Resale homes are taking the biggest hit, and while buyer activity is picking up a bit, it’s still a cautious market heading into Q3.
Click here for live mortgage rates 
_{Rates vary based on credit score, loan type, and lender policies. For the most accurate estimate, consult with a lender.}

East Valley News & Developments

Water Deal Clears Way for Queen Creek and Buckeye Growth
After years of uncertainty, Queen Creek and Buckeye just got approval for a long term groundwater storage agreement that could open the door for major residential and commercial growth. The deal allows both cities to store Colorado River water in the Tonopah Desert Recharge Project, securing more reliable access to water as the Valley continues to expand.
📍 Queen Creek & Buckeye
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Copper Mine in Casa Grande Clears Big Hurdle
The Casa Grande Planning and Zoning Commission just approved key rezoning for Ivanhoe Electric’s massive copper project. The Santa Cruz Copper Mine would include 6 million square feet of buildings across 1,000 acres and could create more than 750 jobs. It still needs council approval, but if it moves forward, it could become one of the largest domestic copper mines in the U.S.
📍 Casa Grande
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Mesa Greenlights Industrial Site Near Loop 202
Mesa approved a zoning change for a 42-acre industrial project near Pecos and Sossaman Roads. While tenants haven’t been announced yet, the location is a hot spot for logistics and aerospace companies thanks to its proximity to Phoenix-Mesa Gateway Airport.
📍 Pecos & Sossaman, Mesa
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Luxury Car Storage Planned for Arcadia Area
Arcadia Motor Club is expanding with a new location near 40th Street and Indian School. The 1.3-acre site would feature luxury vehicle storage, a members-only lounge, and sleek architectural design. This follows a wave of high-end car storage facilities popping up across the Valley.
📍 Arcadia (Indian School and 40th St)
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West Valley News & Developments

BNSF Rail Hub Vote Delayed Again Amid Local Pushback
BNSF is asking the Maricopa County Board of Supervisors to delay the rezoning vote for its $3.2 billion rail hub in Wittmann — again. Originally scheduled for December 2024, then March and August 2025, the vote is now set for November 5.

The proposed intermodal hub would transfer goods between trains and trucks, supporting major economic activity near the Loop 303 and TSMC. But residents are pushing back hard, raising concerns about traffic, light pollution, and infrastructure. BNSF is tweaking the plan to reduce access points, expand open space buffers, and complete a traffic analysis in response.
📍 Wittmann
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New Affordable Housing Project Breaks Ground in Glendale
TWG has broken ground on Unity at Glendale, a 104-unit affordable housing community near 47th and Glendale avenues. The project includes one to three-bedroom units with amenities like a pool, playground, dog park, and community center. Backed by city and federal funding, the development is expected to be completed by the end of the year.
📍 Glendale
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Ottawa University Plans Full Residential Campus in Goodyear
Ottawa University is developing a full-fledged residential campus on 25 acres near Goodyear Civic Square. The $120 million project includes dorms, classrooms, a performance hall, athletic facilities, and a student center. Phase one is expected to open in 2026 with about 250 students, and could expand to serve 1,500 long-term.
📍 150th Drive and McDowell Road, Goodyear
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New Fine Dining Restaurant Planned for Peoria’s Park West
Park West is getting an upscale addition with a new 6,000-square-foot fine dining concept featuring floor to ceiling glass walls, a private dining room, and 800-square-foot patio. While the brand hasn't been named yet, the developer says it's part of a broader push to elevate the center’s dining offerings.
📍 99th Avenue and Northern, Peoria
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🏡 Real Estate Trends

The market is still slow…. but not dead.

After months of rising inventory, we’re starting to see things level off just a bit. Active listings dipped slightly across the Valley, but buyers are still being cautious. It’s a grind for most sellers, while buyers are taking their time and asking for everything under the sun.

Here’s what we’re seeing:

Inventory Trends:

• Active listings dipped to 26,193 (down from 26,580 two weeks ago).

• New listings dropped to 8,392 — the lowest weekly total since February.

• Buyers wrote 4,450 contracts last week (up slightly from 4,352).

That small uptick in contracts might seem encouraging, but keep in mind: demand is still well below normal, and sellers are making bigger concessions than ever to close deals.

Price Pressure is Real:

• Average price per square foot for resale homes has dropped for 10 straight weeks.

• The $500K–$800K price range has softened the most.

• Even homes in “move-in ready” condition are sitting longer unless priced aggressively.

Cromford® Market Index Update:
The CMI sits at 73.2, still deep in buyer’s market territory. Only a handful of cities like Fountain Hills, Cave Creek, and Paradise Valley remain in seller's markets, and even those are hanging on by a thread.

Builder Activity:
Builders are continuing to buy down rates (some as low as 4.99%) and offering major perks. Many are pricing under resale comps to move inventory faster.

The Bottom Line:
We’re not seeing a crash just a long, drawn-out reset. If you’re buying, take your time and negotiate hard. If you’re selling, price it right and be ready to offer concessions. This isn’t the time to test the 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.}

🌵See You Next Week in the Desert

That’s a wrap for this week’s edition of The Desert Real.

From billion-dollar rail projects to new restaurants, housing deals, and campus expansions, the Valley just keeps growing even if the real estate market isn’t moving as fast. Whether you’re tracking projects in your neighborhood or trying to make sense of where prices are heading, we’ll keep you updated every step of the way.

If you have questions, spot something interesting, or just want to talk through what all of this means for your next move hit reply. We are always here to help!

See you next week!

– Brad