Yes, North Peoria is a good place to live for a lot of people, and we say that as two people who have lived here our whole lives. You get newer homes, mountain views, Lake Pleasant in your backyard, and quick access to Loop 101 and Loop 303. The tradeoffs are real too: summer heat, longer drives to central Phoenix, HOAs in most neighborhoods, and higher prices than the rest of Peoria. Whether it is right for you comes down to how you live, where you work, and what you want your home to do for you financially.
At a glance (fall 2026):
Where: The northern half of Peoria, Arizona, roughly north of Union Hills Dr up to Lake Pleasant, in the Northwest Valley of metro Phoenix
Main ZIP codes: 85383 and the northern part of 85382
Typical home price: About $656,000 median in 85383, versus about $540,000 citywide (Cromford, September 2026)
Known for: Lake Pleasant, desert trails, master-planned communities like Vistancia, newer construction, and growth tied to the TSMC chip plants
Biggest tradeoffs: Heat, commute distance, HOA rules and fees, and ongoing construction
Who We Are and Why We Can Speak to This
We're Todd and Nicole Sechrest, real estate advisors with Sechrest Property Group at EXP Realty. We didn't move to North Peoria. We grew up here.
We were in the very first graduating class at Liberty High School. We remember when Happy Valley Road was two lanes and most of North Peoria was open desert. A lot of what you see today, the shopping on Lake Pleasant Parkway, the rooftops in Vistancia, the new schools, went up while we were growing up and now raising our own kids here.
Todd has been licensed since 2015 and Nicole since 2019. Together we've closed more than 300 transactions across the Valley, and our business is built entirely on repeat clients and referrals. So when people ask us whether North Peoria is a good place to live, we don't give them a brochure answer. We tell them what we'd tell a friend.
Where Is North Peoria, Exactly?
North Peoria is the northern half of the City of Peoria, stretching from roughly Union Hills Drive up past the Loop 303 to Lake Pleasant. It sits in the Northwest Valley, about 25 to 35 miles northwest of downtown Phoenix depending on where you land. Most homes here are in the 85383 ZIP code, with some of the northern 85382.
One thing that confuses people: some of the neighborhoods buyers think of as "North Peoria" are technically in Phoenix, like Stetson Valley near 51st Avenue and Happy Valley. Buyers shop both sides of that line, and so do we. Just know your city services and some taxes depend on which side you're on.
Neighborhoods buyers ask us about most:
Vistancia - A 7,100-acre master-planned community west of the Loop 303 at Lone Mountain Parkway, with trails, community centers, and its newest phase, Northpointe, still building out
Trilogy at Vistancia - The 55+ resort-style section of Vistancia
Blackstone Country Club at Vistancia - The luxury, gated enclave inside Vistancia, built around a private 18-hole golf course designed by Jim Engh and a roughly 30,000-square-foot clubhouse. Homes here are larger semi-custom and custom builds, many with golf course and mountain views, and they sit at the top of the North Peoria price range.
Westwing Mountain - Hillside homes with views near Lake Pleasant Parkway and the Loop 303
Terramar and Sonoran Mountain Ranch - Established neighborhoods close to shopping on Lake Pleasant Parkway and Happy Valley
The Meadows - A newer master-planned community at Lake Pleasant Parkway and Deer Valley Road, with more than 1,500 homes from several builders. It has a community pool and splash pad, pickleball, parks, and walking trails, and it's minutes from Loop 303 and the shopping at Lake Pleasant Parkway and Happy Valley.
Fletcher Heights - Popular with buyers who want North Peoria with an easier drive to Loop 101
Lake Pleasant Heights and Saddleback Heights - Large planned communities north of Vistancia that will add thousands of homes over the next decade
Every one of these feels different. Lot sizes, HOA rules, home ages, and price points vary a lot, sometimes street to street.
What About County Islands?
Not every home with a Peoria address is actually in the City of Peoria. Peoria surrounds 13 county islands, about 1,771 parcels of unincorporated Maricopa County land (Peoria City Council, September 2025). Many are in North Peoria, and they're some of our favorite pockets to show.
Why buyers love them: bigger lots, often an acre or more, horse and RV-friendly properties, custom homes, and usually no HOA. If you want room to breathe and fewer rules, this is where you'll find it.
What to know before you buy:
Services are county, not city. Law enforcement is the Maricopa County Sheriff's Office, and permits for a pool, casita, or addition go through the county.
Fire service works differently. Peoria Fire responds to most calls, but residents have historically paid through private subscriptions. In September 2025, Peoria started the process of forming a fire district to cover the islands. Ask what the current setup and cost are for any home you're considering.
Utilities vary. Some properties are on a private well or septic system instead of city water and sewer. That changes your inspections and your maintenance.
Taxes and fees are different. You won't pay Peoria's city property tax, but you may pay for services the city would otherwise provide.
The address alone won't tell you which side of the line a home is on. We check the jurisdiction on every property before you write an offer.
What We Love About Living in North Peoria
Lake Pleasant is right there. Lake Pleasant Regional Park is one of the biggest draws in the Northwest Valley. Boating, paddleboarding, fishing, camping, and sunset drives are all close enough to do on a weeknight, not just a planned weekend.
The desert is still part of daily life. Even with all the growth, you're never far from open desert and mountain views. Our family spends a lot of time outside, whether that's mountain biking, dirt biking, camping, or just getting out on a trail before it gets hot. Vistancia alone has miles of paved and natural trails, and the hills around Lake Pleasant Parkway and the Loop 303 have some of the best views in the Valley.
Newer homes and newer infrastructure. Most of North Peoria was built from the late 1990s on, and a lot of it in the last 15 years. That usually means newer roofs, newer systems, more energy-efficient construction, and wider streets than older parts of the Valley.
Things to do without driving across town. Lake Pleasant Parkway and Happy Valley Road have grocery stores, restaurants, and everyday shopping. Head a little south and you have the Peoria Sports Complex, spring training home of the San Diego Padres and Seattle Mariners, and the P83 entertainment district around it.
Freeway access. The Loop 303 and Loop 101 make it realistic to get to the West Valley, North Phoenix, and I-17 without surface-street crawling.
The Honest Tradeoffs
We have a "must sleep at night" rule. That means telling you the parts that aren't on the billboard.
The commute can be long. If you work in downtown Phoenix, Tempe, or Scottsdale, plan on 40 minutes to an hour or more at rush hour. If you work in the West Valley, North Phoenix, or near the TSMC campus, it's a very different story.
It's hot. This is the desert. Summers regularly run well over 110 degrees, and a pool or a shaded yard isn't a luxury here. Factor summer electric bills into your budget.
HOAs are the norm. Most North Peoria neighborhoods have an HOA, and master-planned communities often have more than one fee. Read the rules on RVs, paint colors, and rentals before you fall in love with a house.
Construction is everywhere. Growth brings new shopping and schools, but it also brings dirt lots, road work, and the view you loved possibly getting a neighbor. Ask what's planned around a home before you buy.
You'll pay more than in the rest of Peoria. North Peoria is the premium part of the city. If price per square foot is your top priority, south and central Peoria can stretch your budget further.
Some areas are still filling in. Newer communities near the Loop 303 and Lake Pleasant may still be waiting on the grocery store, the school, or the medical office they were promised. Check what actually exists today.
None of these are deal breakers for most people. They're just tradeoffs. One question we ask clients all the time: are you comfortable with that tradeoff?
What Do Homes Cost in North Peoria Right Now?
North Peoria is the highest-priced part of Peoria, with a median sale price of about $656,000 in the 85383 ZIP code over the past 12 months, as of September 30, 2026. Let's look at the numbers first.
| Area |
Median sale price (12 months) |
Median days on market |
Sale price vs. list |
What you typically find |
|---|---|---|---|---|
| 85383 (North Peoria, Vistancia) | $655,990 | 71 | 97.9% | Newer resale, master-planned communities, new builds |
| 85381 (south-central Peoria) | $479,950 | 59 | 98.5% | Mid-1990s neighborhoods near Bell Rd and Loop 101 |
| 85382 (central Peoria, Arrowhead corridor) | $465,000 | 45 | 99.0% | Established 1990s and 2000s neighborhoods |
| 85345 (south Peoria) | $385,000 | 51 | 99.2% | Older homes, the most affordable entry point |
| Peoria citywide | $540,000 | 61 | 98.3% | All of the above |
Source: The Cromford Report, ARMLS single-family resale data, measured September 30, 2026. New construction in North Peoria runs higher. For example, David Weekley's Meridian at Northpointe in Vistancia lists homes from the high $700s to around $1 million.
What the market feels like: It leans toward buyers right now. North Peoria has about 5.6 months of supply, up from 3.8 a year ago, and prices are essentially flat, with the median up less than 1% year over year. Citywide, the Cromford Market Index for Peoria sits around 84, which Cromford reads as a buyer's market. That's good news for buyers, who have room to negotiate on price, credits, and repairs. For sellers, it isn't 2021. Homes that are priced right and prepared well still sell. Homes priced on hope sit.
We don't believe anyone can time the market, and we don't think you should try. The better question is whether the home fits your life and your numbers today.
