Where to Live in
Peoria

The 2026 Peoria Shortlist

Peoria isn't just "North Phoenix" anymore. The 101 freeway sliced our geography into a grid of haves and have-nots, and the old retiree identity is dying. You've got the OG snowbirds holding down Old Peoria near 83rd & Union Hills, while the transplants from Scottsdale are pushing prices up in Vistancia and P83. The smart money is watching the pockets between the Loop 303 and I-17. Don't get lost in the generic HOA subdivisions; the real character (and value) is in the established pockets where you can still walk to a decent dive bar.

Summary Table

The 2026 Vibe Check

Right now, Peoria feels like a city holding its breath between two identities. You have the Peoria Sports Complex area (83rd Ave & Peoria) which remains the winter anchor, but the real energy has shifted north. The P83 corridor (Loop 303 & 75th Ave) has become the de facto "downtown" for the West Valley—it's all chain restaurants, movie theaters, and traffic.

The gentrification line is strictly Lake Pleasant Parkway. West of there is Vistancia, a sprawling maze of stucco and solar panels where you need a car to buy a stick of gum. East of the 303, heading toward Old Peoria, you get the real Arizona: cinder block walls, Peoria High School pride, and the smell of frying onions from The Golden Honey.

The biggest shift? The influx of young tech and healthcare workers priced out of Scottsdale. They're bringing a demand for craft beer and third-wave coffee, which is slowly waking up the sleepy strip malls along 7th Street. Watch the 83rd & Union Hills intersection; it's the fault line where the old retiree Peoria meets the new money. Avoid the immediate perimeter of the Peoria City Center if you hate event traffic—Cardinals training camp turns those streets into a parking lot.

The Shortlist

P83 (The Entertainment District)

• The Vibe: High-Energy Retail
• Rent Check: High (Above City Avg)
• The Good: This is the only place in Peoria that feels "walkable" in a suburban sense. You’re steps away from Dave & Buster's, Topgolf, and the Peoria Sports Complex. The schools in the Peoria Unified School District here are solid (specifically Oakwood Elementary). If you hate driving for dinner, this is it.
• The Bad: Noise. The weekend bass from the venues carries. Parking is a nightmare during Spring Training or any major event. It feels artificial; you're living in a mall complex.
• Best For: Young professionals who want a social life without driving to Scottsdale.
• Insider Tip: Skip the chains. Go to The Fat Ox (right off the 101 at 75th Ave) for a legit steak, or grab a pint at 01One inside the complex.

Vistancia

• The Vibe: Master-Planned Seclusion
• Rent Check: High
• The Good: Vistancia is for people who want a fortress. The homes are massive, the yards are xeriscaped to perfection, and the schools (Vistancia Elementary) are top-tier. It’s quiet, safe, and you can see the stars at night. The Vistancia Village center is finally filling in with decent amenities.
• The Bad: You are trapped. If the 303 backs up, you are not getting to I-17 easily. The HOA fees are predatory. There is zero walkability; you are driving to a parking lot for everything.
• Best For: Families with two cars who prioritize square footage over soul.
• Insider Tip: The hidden gem is Vistancia Memorial Park. It’s the only place to walk the dog without staring at a stucco wall.

Old Peoria (Downtown)

• The Vibe: Historic Grit
• Rent Check: Mid-High
• The Good: This is the only area with actual history. The streets are narrow, the trees are old, and the character is unmatched. You’re walking distance to The Golden Honey (get the pancakes) and the dive bars along Washington St. It’s a straight shot down I-17 for a Phoenix commute.
• The Bad: Parking is atrocious on weekends because everyone floods Peoria Center Road for the farmers market. Some pockets near 83rd Ave & Washington are still a bit rough around the edges.
• Best For: Buyers who want a bungalow with a yard, and people who hate cookie-cutter suburbs.
• Insider Tip: Drive down 91st Ave & Union Hills. The mix of 1960s ranch homes and new infill is where the value is exploding.

Sunrise (North of 101)

• The Vibe: Quiet Value
• Rent Check: Mid
• The Good: This is the sleeper hit. Sunrise is tucked just north of the 101, east of the 303. It's mostly 1980s/90s builds with actual grass yards (rare now). You get the Peoria Sports Complex proximity without the P83 noise. The price-per-square-foot here is the best in the city.
• The Bad: The infrastructure is aging. You’ll see older plumbing and HVAC units. It’s not "pretty" like Vistancia; it’s functional.
• Best For: First-time homebuyers who want space without the HOA nightmare.
• Insider Tip: Check out Sunrise Park early in the morning. It’s where the locals actually exercise, not the tourists.

Strategic Recommendations

For Families: Vistancia is the obvious choice, but the commute will wear you down. If you want established trees and a backyard big enough for a trampoline, look at Sunrise or the non-HOA sections of 91st Ave & Union Hills. You get the Peoria Unified schools without the "gated community" tax.

For Wall St / Tech: If you're driving to the Scottsdale/Phx corridor, Old Peoria is your winner. It offers a quick I-17 commute (if you time it right) and a lifestyle that doesn't feel like a suburbia purgatory. P83 is fine if you want to crash near the office, but you'll burn out on the artificial energy.

The Value Play: Sunrise. Buy the 1980s fixer-upper there. The land value is going to spike as Vistancia pushes prices higher and people realize they can't afford a $600k house with no yard. Get in before the next wave of gentrification hits the 101 & 75th Ave interchange.