Moving to the West Valley: a practical relocation guide

"West Valley" is the local name for the cities and communities on the west side of the Phoenix metro area, in Maricopa County. It runs roughly from the western neighborhoods of Phoenix out toward Buckeye and up the US-60 (Grand Avenue) corridor toward Wickenburg.

Teigh Wade, REALTOR® with HomeSmart Elite Group, HomeSmart, was born in Phoenix, has lived mostly in the West Valley, and lives in Surprise today. She helps buyers relocating from out of state and from elsewhere in Arizona.

Each city has its own government, services, utilities and permitting rules, and some of the best-known communities are unincorporated. Here's a quick guide, with links to area pages for more detail.

• Surprise. A city in the northwest Valley crossed by Loop 303 and Grand Avenue, home to Sun City Grand and many newer subdivisions.
• Glendale. A large city west of Phoenix with Loop 101 running through it and home to State Farm Stadium.
• Peoria. A long city stretching north from Grand Avenue, with both Loop 101 and Loop 303 passing through.
• El Mirage. A smaller city along Grand Avenue between Surprise and Sun City.
• Sun City and Sun City West. Unincorporated, age-restricted (55+) communities in Maricopa County with their own recreation centers. See buying in a 55+ community.
• Goodyear. A city along I-10 where Loop 303 begins, and home to PebbleCreek.
• Litchfield Park. A small city north of I-10, known for The Wigwam resort.
• Buckeye. A city on the far western edge of the metro area along I-10.
• Waddell. An unincorporated community in Maricopa County on the west side of the Valley.
• Wickenburg. A town northwest of the metro area on US-60, at the far end of the Grand Avenue corridor.
• Phoenix. The state capital and the center of the metro area, with west Phoenix neighborhoods bordering Glendale and Tolleson.

Browse homes across all of these areas with the home search, or see all areas.

The West Valley is in the Sonoran Desert. Summers are long and hot, winters are mild, and most days are sunny. Plan your move, your yard and your home systems around the heat.

Monsoon season

The National Weather Service in Phoenix defines monsoon season as June 15 through September 30. Storms can bring:

• Dust storms. Thunderstorm outflow winds can raise walls of dust that cut highway visibility within seconds.
• Flash flooding. Washes and low roads can fill quickly. The Weather Service message is "Turn around, don't drown": never drive into flooded roads or around barricades.
• Lightning and strong winds. Downburst winds can damage roofs, trees and fences, and lightning can strike miles from the rain.
• Power outages. Storms can knock out power, so keep flashlights and charged batteries handy.

What it means for a home

During a home inspection, pay attention to the roof, drainage and grading around the house, the age and condition of the air conditioning, and the attic insulation. Ask your insurance agent about coverage for wind and water damage. Look up the home's flood zone designation during your inspection period.

Electric: APS or SRP

Electric service in the West Valley comes from either Arizona Public Service (APS) or Salt River Project (SRP), depending on the address. You don't get to choose; the home's location decides. Each offers several rate plans, including time-of-use plans, so compare them after you know your provider.

Water: it depends on the city and the address

Water and sewer service varies by city, and sometimes within a city. Many cities run their own water utilities, while private companies serve other areas. For example, EPCOR provides water in Sun City and Sun City West, and the City of Goodyear's service area map shows several providers inside and around city limits, including the city, Liberty and EPCOR. Ask for the provider name before you close, and check the SPDS, which lists the home's utility providers.

Everything else

• Trash and recycling are usually handled by the city or, in unincorporated areas, a private hauler.
• Some homes have natural gas; many are all-electric.
• Internet options vary by street, so check availability for the specific address.

Set up your utilities to start on your closing date. The seller keeps utilities on through closing under the standard Arizona contract.

Homeowners associations are very common in the West Valley, especially in subdivisions and master-planned communities built in the last few decades. Some older neighborhoods and larger-lot areas have no HOA.

If a home is in an HOA, Arizona law requires a resale disclosure package with the CC&Rs, rules, budget, dues, assessments and any unresolved violations. Read it during your inspection period. Look for rules that affect your plans, such as parking, RVs and boats, rentals, exterior paint, landscaping, pets and short-term rentals.

The Arizona home buying process guide explains when you receive HOA documents and how to raise concerns.

Pools

Backyard pools are common in the Valley. If a home you're considering has one:

• Hire a pool inspector to check the surface, pump, filter, heater and any automation.
• Learn the barrier rules. Arizona and most cities and counties have pool barrier laws covering fences, gates, doors and windows that face the pool. Under the standard purchase contract, the seller gives the buyer the Arizona Department of Health Services pool notice, and the buyer agrees to check and comply with state, county and city rules.
• Budget for ongoing care: chemicals, cleaning, equipment repairs and the electricity to run the pump.
• Ask your insurance agent how a pool affects your policy.

Solar

Rooftop solar is common, and how it's owned matters more than how it looks.

• Owned outright. The system conveys with the house like any other fixture. Ask for warranty and monitoring information.
• Financed. The seller may pay off the loan at closing, or the loan may need to be assumed.
• Leased or under a power purchase agreement. The contract usually has to be transferred to the buyer, who must qualify with the solar company. Arizona REALTORS® warns that transfers can take significant time and recommends applying right away.

The Arizona REALTORS® Solar Addendum is commonly used to set out these terms. Also confirm how the system interacts with your APS or SRP rate plan. Arizona law doesn't let an HOA prohibit solar energy devices, though it may adopt reasonable rules about placement.

Most West Valley commutes use four main routes:

• Loop 303. Runs from Goodyear, where it connects with I-10, north and east through Glendale, Surprise and Peoria to I-17 in north Phoenix. It crosses Grand Avenue in Surprise.
• Loop 101. Runs north from I-10 on the west side of Phoenix through Glendale and Peoria, then curves east to I-17.
• I-10. The main east-west interstate, running from Buckeye and Goodyear east toward downtown Phoenix and beyond.
• US-60 (Grand Avenue). A diagonal route running northwest from Phoenix through Glendale, Peoria, El Mirage and Surprise, then out to Wickenburg. It parallels a BNSF rail line.

Before you choose a home, drive your commute at the hours you'd actually travel. Travel times vary a lot by time of day, and road projects change over time.

Arizona driver license

According to the Arizona MVD driver license manual, you must get an Arizona driver license immediately once you become a resident. You're considered a resident if, for example, you work in Arizona (other than seasonal agricultural work), register to vote here, get an Arizona state license, pay in-state tuition, or stay in Arizona for a total of seven months or more in a calendar year. You can choose a Travel ID, the version that meets federal REAL ID rules, which requires proof of identity, your Social Security number and two proofs of Arizona residency.

Vehicle registration

The MVD manual says a vehicle registered in another state must be registered in Arizona as soon as you become a resident. Vehicles coming from another state may need a Level I inspection, which matches the vehicle identification number to the ownership documents. The Phoenix metro area is in the state's vehicle emissions control area, so many vehicles also need an emissions test. Check current requirements with the Arizona Department of Transportation MVD before you go.

Other steps

• Update your voter registration and your address with banks, insurers and the postal service.
• Get homeowner's and auto insurance quotes for Arizona.
• Set up utilities to start on your closing date.
• Learn your trash and bulk pickup schedule from your city or hauler.
• If the home has an HOA, register with the management company and ask about gate access or amenity cards.

Ready to look? Call or text Teigh at 480-550-2871 for a mobile buyer consultation, or start with buying a home.