What's New in East Valley Development: How Growth is Shaping Your Home's Future Value
By Susan Seiber, East Valley Real Estate Expert
Okay, let's talk about something that's on every homeowner's mind these days: all this development happening around the East Valley. I get questions about this constantly—"Susan, is all this new construction going to hurt my home value?" "Should I be worried about traffic?" "Is my quiet neighborhood going to turn into a construction zone?"
Here's the thing: development can be scary when you don't understand what's happening and why. But after watching the East Valley grow and change for years (and helping hundreds of families navigate these decisions), I can tell you that most of what's happening here is actually really good news for homeowners.
Let me break down what's really going on in Gilbert, Chandler, and Mesa, and what it means for your home's future value.
Quick Answer Summary
How is East Valley development affecting home values? Strategic development in Gilbert, Chandler, and Mesa is generally increasing property values through improved amenities, job growth, and infrastructure. Gilbert focuses on quality downtown development, Chandler emphasizes tech industry growth, and Mesa pursues urban renewal and transit-oriented development.
Which East Valley areas are seeing the most development? Key development areas include Gilbert's Heritage District downtown, Chandler's technology corridor and Fashion Center expansion, Mesa's downtown revitalization, and new master-planned communities throughout all three cities.
Will new development hurt existing home values? Well-planned development typically increases property values by improving amenities and infrastructure. However, overdevelopment or poorly planned projects can negatively impact traffic, schools, and quality of life.
The Real Story About East Valley Growth
First, let me put this in perspective: the East Valley isn't just growing—it's growing smart. Unlike some areas that just throw up houses and strip malls everywhere, our cities are being really thoughtful about how they develop.
Why This Matters for Your Home Value: When development is done right (like it is here), it actually increases your property value. Better amenities, more job opportunities, improved infrastructure—all of that makes your area more desirable, which means your home becomes more valuable.
The East Valley Advantage: We're not dealing with the kind of chaotic, unplanned growth that can hurt property values. Gilbert, Chandler, and Mesa all have strong planning departments and community involvement in development decisions. That means the growth we're seeing is generally the kind that benefits existing residents.
What I Tell My Clients: When clients worry about development, I remind them that some of the most valuable neighborhoods in the East Valley are the ones that have seen thoughtful development over the years. Look at Gilbert's Heritage District or Chandler's Ocotillo—development made those areas more desirable, not less.
Gilbert: The Master of Controlled Growth
Gilbert has this development thing figured out. They've managed to grow from a small farming town to one of the most desirable places to live in Arizona without losing what makes it special.
What's Happening in Gilbert: The big focus right now is on downtown Gilbert—the Heritage District. And let me tell you, what they're doing down there is absolutely beautiful. Instead of just adding more strip malls, they're creating this vibrant downtown core with restaurants, shops, and even residential options.
The Heritage District Transformation: I love taking clients through downtown Gilbert because you can see the vision coming together. New restaurants and shops are opening regularly, there are beautiful public spaces for community events, and they're even adding some residential lofts for people who want that urban lifestyle.
Why This is Good for Gilbert Homeowners: Every time a great new restaurant opens downtown, or a new park gets built, or the farmers market gets bigger, it makes Gilbert more desirable. And more desirable means higher property values. I've seen homes near downtown Gilbert appreciate faster than homes in other parts of town.
The Gilbert Development Philosophy: What I love about Gilbert's approach is that they're not just adding quantity—they're adding quality. Every new development has to meet certain standards and contribute to the community character. That's why Gilbert has maintained its small-town feel even as it's grown.
Real Example: I recently sold a home about a mile from downtown Gilbert. The buyers specifically chose that house because they loved being close to all the new downtown amenities. They were willing to pay a premium for that location, which meant my sellers got top dollar for their home.
Chandler: The Innovation Hub
Chandler is taking a different but equally smart approach to development. They're positioning themselves as the technology and innovation center of the East Valley, and it's working.
The Tech Corridor Growth: Chandler has been attracting major tech companies for years—Intel, Wells Fargo, PayPal, and others. But what's happening now is that they're building the infrastructure and amenities to support all those workers. New office buildings, restaurants, entertainment venues, and housing options.
Chandler Fashion Center Expansion: The area around Chandler Fashion Center continues to grow with new restaurants, entertainment options, and services. This isn't just about shopping—it's about creating a lifestyle destination that makes Chandler more attractive to young professionals and families.
Why This Benefits Chandler Homeowners: More jobs means more people who want to live here. More people wanting to live here means higher demand for homes. Higher demand means higher prices. It's basic economics, and it's working in favor of Chandler homeowners.
The Innovation Economy Effect: Tech workers tend to have good incomes, which means they can afford nice homes and they support local businesses. That creates a positive cycle that benefits the whole community.
A Success Story: I helped a family sell their Chandler home last year to a tech worker relocating from California. The buyer was specifically attracted to Chandler because of the job opportunities and the growing tech scene. They paid full asking price and didn't negotiate on anything because they knew Chandler was where they wanted to be.
Mesa: The Urban Renewal Success Story
Mesa is probably the biggest development success story in the East Valley right now. For years, people overlooked Mesa, but that's changing fast.
Downtown Mesa Revitalization: Downtown Mesa has been completely transformed over the past few years. New restaurants, arts venues, and residential options have turned what used to be a sleepy downtown into a vibrant urban center.
Transit-Oriented Development: Mesa is smart about building around light rail and public transportation. That means people can live in Mesa and easily commute to other parts of the valley, which makes Mesa more attractive to a broader range of buyers.
The Value Opportunity: Here's what's exciting about Mesa: you can still get great value for your money, but the development happening now is going to drive up property values significantly over the next few years.
Why Mesa is Smart for Investors: I tell investor clients to pay attention to Mesa because it's where Gilbert and Chandler were 10-15 years ago. The development is happening, the infrastructure is improving, and property values are still reasonable. That's a recipe for significant appreciation.
Real Market Impact: I've seen Mesa home values increase 15-20% in some areas over the past two years, largely driven by the downtown revitalization and improved amenities. Buyers are starting to see Mesa as a legitimate alternative to Gilbert and Chandler.
What Development Means for Different Neighborhoods
Not all development affects every neighborhood the same way. Here's what I tell clients about how to evaluate development near their homes:
Positive Development Indicators:
•New restaurants and retail: Adds convenience and lifestyle amenities
•Infrastructure improvements: Better roads, utilities, and services
•Job creation: More employment opportunities in the area
•Public amenities: Parks, libraries, community centers
•Quality residential: Well-planned neighborhoods and communities
Things to Watch Out For:
•Overdevelopment: Too much growth too fast can strain infrastructure
•Poor planning: Development that doesn't consider traffic and schools
•Industrial development: Can negatively impact residential areas
•Strip mall sprawl: Low-quality retail that doesn't add value
How to Stay Informed:
•City planning meetings: Most cities post agendas and allow public comment
•Neighborhood associations: Great source of local development information
•Real estate professionals: We track development that affects property values
The Infrastructure Investment Story
One thing people don't always think about is how much money is being invested in East Valley infrastructure to support all this growth.
Transportation Improvements: New roads, improved intersections, and better traffic flow management. Yes, there's construction inconvenience now, but the long-term result is better transportation infrastructure that supports higher property values.
Utility Upgrades: Water, sewer, and electrical systems are being upgraded to handle growth. This might not be exciting, but it's essential for maintaining quality of life and property values.
School Investments: All three cities are building new schools and upgrading existing ones to handle population growth. Better schools mean higher property values—it's that simple.
Public Safety: New fire stations, police facilities, and emergency services to serve growing populations. Safety and emergency response times directly affect property values.
How to Evaluate Development Near Your Home
When clients ask me about development near their homes, here's the framework I use to help them evaluate whether it's good or bad for their property value:
Questions to Ask:
•What type of development is it? Residential, commercial, industrial, mixed-use?
•Who's developing it? Reputable developers with good track records?
•What's the timeline? How long will construction last?
•How does it fit with the area? Does it complement existing development?
•What are the long-term benefits? Jobs, amenities, services?
Red Flags:
•Rushed approval process: Good development takes time to plan properly
•Community opposition: If neighbors are strongly opposed, there might be valid concerns
•Traffic impacts: Development that significantly worsens traffic without mitigation
•School overcrowding: Growth that outpaces school capacity
Green Flags:
•Community support: Residents are excited about the development
•Phased approach: Development that happens gradually with infrastructure keeping pace
•Quality developers: Companies with good reputations and successful projects
•Complementary uses: Development that enhances rather than conflicts with existing uses
The Investment Perspective
From a real estate investment standpoint, the development happening in the East Valley is generally very positive for property values.
Why Development Increases Property Values:
•Improved amenities: More restaurants, shopping, entertainment
•Job creation: More employment opportunities attract more residents
•Infrastructure improvements: Better roads, utilities, services
•Lifestyle enhancement: More things to do and places to go
The Timing Factor: The best time to buy in a developing area is before the development is complete but after it's been approved and started. You get the benefit of future improvements at current prices.
Long-Term Appreciation: Areas that see thoughtful development typically appreciate faster than areas that remain static. Growth, when done right, creates value.
What This Means for Your Home Buying or Selling Decision
If you're thinking about buying or selling in the East Valley, here's how to factor development into your decision:
For Buyers:
•Look for areas with planned development: Future improvements can increase your home's value
•Consider proximity to new amenities: Being close to new restaurants, shops, or services adds value
•Evaluate infrastructure improvements: Better roads and utilities benefit property values
•Think long-term: Development takes time, but the benefits compound over years
For Sellers:
•Highlight nearby development: New amenities and improvements make your area more attractive
•Time your sale strategically: Sometimes waiting for development to complete can increase your sale price
•Market the lifestyle: Buyers want to know about restaurants, entertainment, and conveniences
•Price competitively: Development attracts buyers, but you still need to price correctly
The Bottom Line on East Valley Development
Here's what I tell every client: the development happening in Gilbert, Chandler, and Mesa is generally very good news for homeowners and buyers.
Why I'm Optimistic:
•Smart planning: Our cities are doing development right
•Quality focus: Emphasis on adding value, not just adding buildings
•Community involvement: Residents have a voice in development decisions
•Long-term thinking: Development that considers future needs and impacts
The Reality Check: Yes, there will be some construction inconvenience. Yes, traffic might be challenging during construction phases. But the long-term benefits—better amenities, higher property values, more job opportunities—far outweigh the temporary inconveniences.
My Advice: Don't let fear of development keep you from buying in a great area, and don't panic about development near your current home. In most cases, thoughtful development is going to make your area more desirable and your home more valuable.
Ready to Navigate East Valley Development?
If you're trying to understand how development might affect your home buying or selling decision, I can help. I track development throughout the East Valley, understand how it affects property values, and can help you make informed decisions about timing and location.
How I Help Clients with Development Concerns:
•Development impact analysis: Understanding how nearby projects affect your property
•Timing strategy: When to buy or sell based on development timelines
•Neighborhood evaluation: Finding areas with positive development trends
•Future value assessment: Projecting how development will affect long-term appreciation
Why Work with Me:
•Local expertise: I live here and track development closely
•Market knowledge: Understanding how development affects property values
•Community connections: Relationships with city planners and developers
•Long-term perspective: Helping you make decisions that benefit you for years to come
Ready to understand how East Valley development affects your real estate decisions? Let's talk about your specific situation and goals.
Visit CactusLivingAZ.com or follow me on Instagram @gilbertrealestateagent for more East Valley development updates and real estate insights.
Because understanding development trends is key to making smart real estate decisions.
