Moving to Peoria, AZ (2025 Guide)

If you’re thinking about relocating to the Phoenix area, Peoria deserves a serious look. Whether you’re a buyer, seller, family, retiree, or simply looking for a change of scene, this city offers a mix of suburban comfort, access to big-city amenities and a growing residential market. In this guide we’ll cover what Peoria offers (and what to watch out for), key neighborhoods, cost of living, schools, lifestyle factors — and how you can decide if it’s the right fit.

Why Peoria, AZ?

Peoria sits in the north-west part of the Phoenix metropolitan area, giving residents a blend of suburban calm and reasonable access to the job, entertainment and transport hubs of the Valley. According to one recent resident-oriented article, Peoria “draws people in with its mix of suburban peace and access to Phoenix’s economic opportunities”. 
Here are some of the standout features:

• Safety: Peoria shows lower crime rates than many parts of Arizona. According to a crime summary, Peoria's daily crime is 1.47 × less than the Arizona average and 1.52 × less than the national average. 

• Schools: Several school rating sites mark the city’s education system highly, making it attractive for families. 

• Lifestyle & recreation: Proximity to Lake Pleasant, hiking trails, and suburban parks gives residents good options for outdoors time. Make sure to connect with Living North Phoenix, the #1 Community Resource for Peoria and North Phoenix for activities, things to do, restaurants and everything you need to know about North Phoenix.

• Housing value and market: Median home values show Peoria is more expensive than the national average but still competitive relative to some Phoenix suburbs. For example, one site lists median values around $448,674.  Search all homes for sale in Peoria...

So if you’re looking for a place that delivers on lifestyle and value, Peoria ticks a lot of boxes. But as with any market, there are trade-offs.

What you’ll want to evaluate

Before you choose a home or neighborhood in Peoria, ask yourself:

Commute & location

Where will you work or travel regularly? If you’ll commute into Phoenix, factor in the drive, traffic and distance. Make sure you’re realistic about how far you’re willing to travel each day. Peoria now stretches pretty far north so there are areas that could be 30 mins to Sky Harbor and there could be areas that are closer to 50 minutes.

Housing age, inventory & value

Some of Peoria’s newer master-planned communities will carry higher price tags. Almost always you pay for newer construction, amenities or bigger lots. According to cost-of-living data, housing costs in Peoria are about 49% higher than the national average.  So you’ll want to balance what you want and what you’re willing to invest. 

Schools & amenities

If you have or plan to have kids, school quality is a key factor. Even empty-nesters should care about local schools as they influence resale value. Peoria gets high marks for education. 

Also check for nearby parks, recreation, shopping and how built-out the area is (new subdivisions might lack amenities until later).

Future development & resale

Are new commercial centres, transit or amenities planned nearby that might raise or lower value? One upcoming development in north Peoria, called “The Trailhead”, is expected to drive more housing and retail in that area. That kind of signal is useful for investors or buyers thinking longer term.

Climate & lifestyle

Arizona’s summers are hot. Even though Peoria offers good recreational options, outdoor lifestyle is year-round only if you’re comfortable with desert climate. Factor in your preferences for pool, shade, indoor-outdoor living.

Key neighborhoods in Peoria

Here are several neighbourhoods of note in Peoria:

Vistancia

Located in the north-western reaches, Vistancia is a master-planned community with golf, trails, newer homes and a resort feel. Residents of Vistancia enjoy access to the Blackstone Country Club … schools in the area include Vistancia Elementary School, Lake Pleasant Elementary School.

If you value amenities and newer construction, this is a strong option.

Sun City Grand / Westbrook Village

These areas cater well to retirees and empty-nesters, offering age-qualified homes, community centres, golf, and club-style living. While not covered in depth in the sources above, they are often mentioned in “best for retirees” lists. Search Westbrook Village homes for sale at your convenience right here.

Fletcher Heights / Country Meadows

More moderate in price yet offering good access to amenities and schools. A balance of value and lifestyle.

Cost of Living & Housing in Peoria

Understanding what it costs to live in Peoria is essential. Let’s break it down.

• Median home values: One source puts a median around $448,674 in Peoria. 

• Cost of living index: On AreaVibes, Peoria has a cost of living index of about 116 (where 100 = US average) meaning roughly 16% above national average. 

• Apartment rents: Average rent for one-bedroom apartments in Peoria is roughly $1,432/month according to Apartments.com. 

• Housing is a key driver: The housing component of cost of living was noted to be about 49% higher than national average in Peoria. 

Interpretation:
Yes, you’ll pay more than many places in the U.S., and possibly more than some Arizona suburbs. But you also get strong amenities, school ratings and lifestyle with it. If you compare to Scottsdale or Paradise Valley, you may find better value in Peoria.

Schools, Families & Community

For buyers with kids (or looking ahead to resale), schools and community atmosphere matter a lot.

• Education rating: Peoria scores strong — “education (A+)” in one rating system. 

• Safety: As mentioned earlier, the city enjoys crime rates well below many other Arizona cities. 

• Family-friendly amenities: Parks, trails, lakeside activities around Lake Pleasant, and master-planned neighbourhoods create a good environment for families. 

Peoria also offers options for downsizing and maintenance-free living: golf courses, age-qualified communities, active living amenities. So you can speak to both buyers looking for families and older‐adult clients.

Lifestyle, Recreation & What Makes Peoria Unique

What sets Peoria apart from some other suburbs?

• Outdoor access: Lake Pleasant Regional Park is nearby, offering boating, fishing, camping options. 

• Entertainment and culture: Peoria hosts the P83 Entertainment District, has performance arts venues and regional attractions. 

• Growth and development: The upcoming “Trailhead” development signals investment and future opportunities. 

• Location: While offering a suburban lifestyle, you’re still within the Phoenix metro footprint — which means access to major employers, transportation links and infrastructure.

But a few things to keep in mind:

• Some of the newer neighbourhoods are still building out amenities.

• The desert climate means summer heat is significant — if you’re coming from cooler regions, be sure you’re ready for it.

• Although Peoria has value, it’s not the ultra-budget market; you’ll likely pay a premium over older or more remote suburbs.

Buying or Selling in Peoria — What to Know

If you’re buying:

• Get clear on your budget, yard/lot requirements, commute tolerance and school priorities.

• Consider age of home, HOA fees (in master-planned communities) and future amenities.

• Ask your agent (that’s me) for recent comparable sales in the neighborhood you’re targeting — this helps with negotiation and understanding value.

• For investment/resale: neighbourhoods that are newer or have upcoming development are generally safer bets for appreciation.

If you’re selling:

• Highlight neighbourhood amenities: schools, parks, trails, proximity to Lake Pleasant, development projects.

• Use professional photos to show outdoor spaces (Arizona lifestyle sells).

• Stage for both local buyers and out-of-state buyers (since many relocating to Phoenix area come from other states) — emphasise low maintenance, desert-friendly yards, indoor/outdoor flow.

• Price competitively: check for homes in the past 3–6 months in your subdivision/neighbourhood.

Quick comparison: Peoria vs. other East/West Valley suburbs

To help clients understand the value proposition, here’s a simple comparison I provide:

FAQ 

Here are some commonly asked questions about moving to Peoria, Arizona.

Q: Is Peoria, AZ a good place to live?
Yes. Peoria offers a strong mix of safety, good schools, access to recreation, and sub-urban comfort while still being part of the Phoenix metro area. The city’s crime rates are below many Arizona averages.

Q: What is the cost of living in Peoria?
The cost of living in Peoria is about 16% higher than the national average according to AreaVibes. Housing is a major driver of cost. Apartment rents for a one-bedroom average around $1,432/month.

Q: What are the best neighborhoods in Peoria, AZ?
Top neighbourhoods include Vistancia (luxury/master-planned), Pleasant Valley (premium homes), and Fletcher Heights/Country Meadows (more moderate value).

Q: How are the schools in Peoria, Arizona?

Schools in Peoria receive strong marks, with education scores rated A+ in some analyses. Families often choose Peoria for this reason. Peoria is home to a BASIS that is one of the top ranked schools in the Country.

Q: What amenities and recreation can I expect in Peoria?
Expect outdoor lifestyle options: Lake Pleasant, trails, parks, master-planned community recreation, plus shopping/entertainment districts like P83. 

Final thoughts

If you’re weighing a move to the greater Phoenix area, Peoria is an excellent candidate to consider. It strikes a smart balance between lifestyle, school quality, recreation and value. As always, the right neighbourhood will depend on your budget, priorities, commute tolerance and how much you want for outdoor or indoor lifestyle.

If you’d like a custom list of homes for sale in Peoria, recent sold data, or insight into specific subdivisions, I’d be happy to help. Let’s connect so you can see what Peoria looks like today and how it matches your goals.