Where to Live in
Glendale

Glendale 2026 Neighborhood Shortlist

The 2026 Vibe Check: The I-17 Creep

Forget the "West Valley" as one big block. The real story in Glendale is the slow, relentless creep of redevelopment pushing north and east along the I-17 corridor. The old lines are blurring. You can stand at the intersection of 75th Ave & Union Hills and see it: a brand-new, soulless apartment block looms over a 1970s ranch-style home that’s about to get bulldozed. This is the new Glendale—pockets of aggressive modernization smashing into established, older suburbs.

The gentrification isn't like Phoenix's downtown crawl. It's happening in islands. Arrowhead Ranch is the anchor—impeccably maintained, fiercely protected by HOAs, and a magnet for anyone fleeing the chaos of Scottsdale without wanting to give up the prestige. But the real action is south of there, in the older grid that feeds into Peoria and the edges of Glendale proper. These 1960s and 70s builds are finally getting the love. Think new coffee shops with concrete floors and original terrazzo being restored, not just painted over. The dive bars on 7th Street are still here, but now they're next to a kombucha taproom. It's a tense, exciting coexistence. The city is shedding its "cheaper alternative" skin, and the prices are finally catching up. The smart money isn't looking at the new builds on the Loop 303; it's looking at the solid bones west of the I-17.

The Shortlist

Arrowhead Ranch

• The Vibe: Suburban Power
• Rent Check: 2x the city average.
• The Good: This is the king of North Phoenix/Scottsdale fringe. It's not just a subdivision; it's a master-planned community with a real identity. The golf courses are pristine, the man-made lakes are actually stocked, and the schools (Explorer Middle School, Pinnacle High School) are top-tier. The walking/biking paths that weave through the entire area are a legitimate amenity, not an afterthought. You can walk to the Safeway at 75th Way & Bell Rd and it feels like a town center. It's safe, manicured, and holds its value like a fortress.
• The Bad: The HOA is a tyrant. If you want a purple front door or a non-approved satellite dish, forget it. It is a car-centric island; you cannot walk to a real dive bar or a cheap taco shop. The traffic on Bell Road is a nightmare during peak hours.
• Best For: Established families who prioritize school ratings and property values over a walkable nightlife.
• Insider Tip: Grab a coffee at Press Coffee in the Shops at Paradise Valley Marketplace and just watch the sheer amount of high-end SUVs. That's the demographic in a nutshell.

Historic Melrose

• The Vibe: Bungalow Ghetto
• Rent Check: 1.3x the city average.
• The Good: This is the only true walkable, character-rich pocket on this list. Tucked between 7th St and Central, north of Camelback, it's a sea of 1920s-1940s bungalows with massive front porches. The pride of ownership is off the charts. You're a 5-minute walk to The Churchill or the legendary Gallo's Tacos. The community here is tight-knit; people actually know their neighbors. It feels like a small town dropped into the city grid.
• The Bad: The homes are old. That charming 1935 plumbing will cost you. Parking is a constant battle, especially during the Melrose Block Party. It's not zoned for the best schools, so families often have to budget for private.
• Best For: Young professionals, creatives, and anyone who would trade a yard for a walk to a local brewery.
• Insider Tip: Park near 7th Ave & Missouri on a Saturday morning and just walk. The bungalow restorations are a masterclass in what this city can be.

Peoria "Old Town" (85th Ave & Union Hills)

• The Vibe: Upstart Craftsman
• Rent Check: 1.1x the city average.
• The Good: Don't confuse this with the tourist trap of Old Town Scottsdale. This is a genuine, working-class downtown that's getting a serious facelift. The homes are post-war craftsman and ranch-style, solidly built with decent lots. The new Peoria City Hall and the surrounding plaza have injected life, and the Peoria Arts & Culture initiatives are drawing real talent. You're close to the 101 for an easy commute, and you get a true sense of place. The Clever Koi is a top-tier restaurant hiding in plain sight.
• The Bad: It's still a work in progress. You're a few blocks away from some rougher, un-renovated areas. The gentrification is happening fast, and some long-time residents are getting priced out, which creates a bit of friction.
• Best For: First-time homebuyers who want a house with good bones and a thriving scene a bike ride away.
• Insider Tip: The intersection of 85th Ave & Union Hills is ground zero. The new construction townhomes are selling out fast; that's your signal.

North Mountain

• The Vibe: Mid-Century Modest
• Rent Check: 0.9x the city average (The Value Play).
• The Good: This is the sleeper hit. We're talking about the grid west of I-17, north of Northern Ave. Thousands of post-war ranch homes (1950s-60s) on lots that are surprisingly large for the city. It's affordable, centrally located, and has amazing access to the North Mountain Preserve for hiking. It's a real mix—long-time retirees, young families, and a growing community of artists who got priced out of the core. The bones are here.
• The Bad: It's not glamorous. Many homes still have original kitchens and bathrooms. You will need to renovate. Crime is a touch higher than in Arrowhead, but it's mostly property crime. The streets can feel a little tired.
• Best For: Investors and DIYers who can see past the shag carpet and recognize the value in a 1,500 sq ft ranch on a 7,000 sq ft lot.
• Insider Tip: Drive down Montebello Ave between 7th and 19th Aves. The sheer number of "For Sale, Needs TLC" signs is your roadmap to the future of this area.

Strategic Recommendations

• For Families: Arrowhead Ranch is the only answer if budget isn't your primary concern. The school pipeline is unbeatable, the crime stats are a rounding error, and the community amenities are real. If you need a lower price point, look to the northern edge of North Mountain zoned for schools like Mountain Ridge High School.
• For Wall St / Tech: Your life is the I-17 or the 101. Peoria "Old Town" is the winner for a modern lifestyle with a commute that won't kill you. You can get to the Loop 101 in 10 minutes. Arrowhead is a slightly longer, more stressful drive but offers a more polished home base.
• The Value Play: North Mountain. It's the last frontier of affordability with central location. Buy the worst house on the block, put $80k into it, and in 5 years, you'll be sitting on a goldmine as the redevelopment wave from the east pushes further west.