Happy Tuesday, Friends!

I don’t know about you, but lately it feels like the Valley is buzzing in every direction—construction cranes in the sky, new announcements almost daily, and neighborhoods changing faster than ever. Even driving around feels like a game of “wait… when did that pop up?”

I started this newsletter to make sense of it all—and every week, I’m reminded just how much is happening across Phoenix. Whether you’re keeping tabs as a homeowner, a business owner, or just someone who cares about the future of this place, I appreciate you being here.

The Recap

We’ve got movement on all sides of the Valley this week. In Old Town Scottsdale, a boutique mixed-use project is aiming to bring new life to the Arts District. Chandler is finally moving forward with a long-planned 90-acre park—cricket pitch included. And Mesa’s once-stalled Grid project is back in action with a new developer ready to revive it.

Over in Gilbert, one of the biggest projects in town history is pushing ahead with over 700 apartments in its first phase. Meanwhile, Lennar just won a big land auction in North Peoria, a new senior living complex is going up in Surprise, and Peoria’s Park at 83 is already eyeing expansion after a packed spring training season.

And on the real estate front? Inventory is still climbing, pricing is holding (for now), and the gap between high-end and entry-level markets continues to grow.
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East Valley News & Developments

New Mixed-Use Project Proposed in Old Town Scottsdale
A boutique mixed-use project called The Bishop is aiming to transform a 1.13-acre site near Bishop Lane and 2nd Street into 17 residential units and 4,300 sq ft of office space. The look? Modern desert design with walkable elements that blend right into the Arts District. The project still needs approval, but the early renderings look like a major upgrade from the vacant, run-down buildings currently on-site.
📍 Bishop Ln & 2nd St, Scottsdale
🔗 Read more

The Grid in Downtown Mesa Might Actually Get Built
Remember The Grid? The massive mixed-use project in downtown Mesa that stalled out and went bankrupt? A new developer, Soltrust Residential REIT, is stepping in to take over—and the city is optimistic. The new plan includes 24 townhomes, 76 micro units, plus retail and office space built in phases. With Mesa finally seeing downtown momentum, this project could become a turning point.
📍 Near Main St & Mesa Dr, Mesa
🔗 Read more

The Ranch in Gilbert: 729 Apartments in Phase One Alone
This project is massive. We're talking 311 acres, five different zoning districts, and over 700 apartments in just the first phase. Plans include townhomes, mixed-use spaces, industrial development, and retail—plus plenty of open space and amenities like pools, pickleball courts, and walkable shopping. The only pushback so far? Some commissioners want better architecture and fewer drive-thrus.
📍 SW of Elliot & Power Rds, Gilbert
🔗 Read more

Chandler Moves Forward with Long-Awaited Mesquite Groves Park
After sitting on the books for over two decades, Chandler is finally moving forward with a 90-acre park near Basha High School. It’ll include a cricket pitch, fishing lake, skate park, volleyball and pickleball courts, splash pad, amphitheater, and even an indoor rec center. Construction will happen in phases—and locals in southeast Chandler are already fired up about it.
📍 Val Vista Dr & Riggs Rd, Chandler
🔗 Read more

West Valley News & Developments

Lennar Buys 22 Acres in North Peoria
Lennar just won a competitive state land auction with an $8.7 million bid for a 22-acre parcel near Deer Valley Road and Lake Pleasant Parkway. Plans call for around 100 homes and up to 5 acres of commercial development. This area is booming thanks to job growth from nearby semiconductor and advanced manufacturing projects, and this move signals continued confidence in North Peoria’s long-term growth.
📍 Deer Valley Rd & Lake Pleasant Pkwy, Peoria
🔗 Read more

Greystar Building Senior Living Community in Surprise
A new 161-unit senior apartment complex called Album Surprise is coming to Parkview Place, just steps from Surprise Stadium. Designed for active adults 55+, the community will offer high-end amenities like a yoga studio, game room, pub-style lounge, and even pool views overlooking spring training games.
📍 16431 N Parkview Pl, Surprise
🔗 Read more

Park at 83 in Peoria Already Planning to Expand
After opening just last year with restaurants like North Italia, Blanco Cocina + Cantina, and Postino, Park at 83 is already a hit. Developer Common Bond says demand has exceeded expectations and expansion is on the table. Located next to the Peoria Sports Complex, the space has become a go-to spot for locals and visitors during Cactus League season.
📍 83rd Ave near Peoria Sports Complex
🔗 Read more

West Valley Retail Boom: Here’s What’s Coming
The retail pipeline across the West Valley is exploding. Massive projects like Verrado Marketplace in Buckeye, GSQ in Goodyear, and The BLVD in Avondale are leading the charge with hundreds of thousands of square feet of new shops, restaurants, and entertainment space. Developers are racing to keep up with population growth—and the numbers show it.
📈 Over 7 million sq ft of retail is proposed, with 1.3 million already under construction.
🔗 Read more

🏡 Real Estate Trends

More homes are hitting the market—but not all price points are feeling it the same way.
Inventory is still climbing fast, up 47% from this time last year. Sales and pending contracts are also up slightly, which is a good sign for activity—but not enough to keep up with all the new listings. The result? More choices for buyers and more pressure on sellers to price realistically.

Here’s a look at how inventory levels break down by price range:

Under $300K
This segment is struggling. Inventory has hit 146 days, nearly three times the long-term average. A lot of these homes need repairs, have financing challenges, or carry higher HOA fees—so even though prices are lower, they’re tougher to move.

$300K–$1M
This is the range most buyers are shopping in—and inventory is climbing here too, now at 106 days. That’s still manageable, but it’s moving in the direction of a buyer’s market. Sellers in this range need to stay competitive or risk sitting.

$1M–$5M
The luxury market is still hanging on with 169 days of inventory, which is actually below average for this range. But with the economy getting shakier and high-end buyers feeling the stock market swings, this segment could start to cool.

Market Snapshot (as of April 1):

• 🏘️ Active Listings: +47% YoY

• 🔁 Pending Listings: +1.8% YoY

• 💰 Median Price: $459,500

• 📉 Price per Sq. Ft.: $311.19 (slightly down from March)

• 🧭 Cromford® Market Index: Below 80 (favoring buyers)

What’s the takeaway?
If you’re buying, the market is starting to lean your way—especially under $1M. If you’re selling, this isn’t the time to overreach. Price it right, or risk getting stuck.
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.}

🎉 Events Around the Valley

🖼️ Amazing Art Expo – Phoenix
Free art + cosplay expo with voice actors, Disney & anime artwork, and meet-and-greets all weekend long.
📅 April 18–20
📍 Renaissance Downtown Phoenix
💵 Free admission (VIP $20 includes early access + free print)
🔗 Details + Tickets

🌎 Earth Day Party at The Farm
Shop local, enjoy live music, and get hands-on with Earth-friendly demos.
📅 April 20 | 9 AM–1 PM
📍 The Farm at South Mountain
💵 Free entry
🔗 Event Info

🚀 Galaxy STEM Fest
A fun, free family event with cosplay, food trucks, hands-on science activities, and live demos.
📅 April 19 | 10:30 AM–4:00 PM
📍 The Square PHX
💵 Free entry
🔗 Learn More

🎶 Live Music & Shows This Weekend
There’s something for everyone—from big names to local talent:

• Kylie Minogue – PHX Arena (Saturday)

• Djo – The Van Buren (Saturday)

• Tom Green – Stand Up Live (Fri & Sat)

• Candlelight Concerts – Beatles & Taylor Swift Tributes at the Phoenix Zoo

• Spring Music Series – Scottsdale Quarter (Saturday)

• Jersey Boys – Phoenix Theatre Company (All Weekend)

• Sunset Cruise – Lake Pleasant (Fri & Sun)

🌵See You Next Week in the Desert

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