So, you are thinking about moving to Gilbert, Arizona? Are you planning on retiring in Arizona, considering retiring in Gilbert, AZ, and looking for someone to give you the bottom line of what it’s like? We’ll look at the Pros and Cons of moving to Gilbert, Arizona, so that you can make an informed decision!
PROS
We will start by giving you the top 3 reasons people love living here so you can see why Gilbert is getting all the national attention:
1.) The first and most popular reason is the quality of life. It is a laid-back atmosphere, a tight-knit living built around family life. It was initially a farming community. Our beautiful weather allows you to enjoy the outdoors. There are parks everywhere. All different types, their first district park was Freestone Park, with 88 acres. It was opened in 1988. It has a 5-acre lake, amusement rides, Freestone railroad, batting cages, baseball field, ramada, restrooms, skate park, soccer fields, picnic areas, etc. Then in 1999, the Riparian at Water Ranch was opened to reuse 100% of the affluent water. A wildlife habitat was created with natural desert topography, lakes, fishing and camping areas, and an observatory. (Canal trails) There are trails along the canal systems for walking, running, and biking. And the town didn’t forget the dogs. Cosmos Park is a 17-acre park at Ray Roads and the 202 Freeway. It has 4 fenced acres, pet drinking fountains, 2 dog washing stations, a restroom, and a lake for the dogs to swim in. And we can enjoy these things because it is listed as the safest town with over 100,000 people in the United States.
There is shopping, food, and entertainment to enjoy life. We have restaurants downtown Gilbert with plenty of outdoor seating, from the most casual to more elegant eating. And it is an active, upbeat environment. This morning it is only 54 degrees, and the town is full of people walking around. Many people are headed to the Farmer’s Market open on Saturdays. They have products from local farmers and products from local artists. It is a dog-friendly event with plenty of parking across the street.
You can enjoy the outdoors most days, as Gilbert typically has only 7 days of rain. The weather varies with November/December lows down to 39 degrees and highs around 74 degrees, February -April lows can get down to 43 degrees with highs up to 83 degrees, and from May through August, it starts climbing with lows in the mid-’60s to ’70s and eventually highs over 100 degrees.
Another hot spot is San Tan Village, an outdoor mall. Everyone is there taking advantage of our beautiful weather and many stores and restaurants.
Another entertainment is also available, such as Top Golf. What a great way to enjoy the outdoors! Or stay inside at the Main Event, where you can enjoy the arcade, bowling, billiards, and food.
Our Freeway systems are improving. We have had the I-60 or Superstition Freeway on the north side of Gilbert. But then, in 2019, the 202 Freeway opened on the south side of Gilbert. Now they are widening the 202 between 101 and Val Vista Drive. This should be completed by 2024 to accommodate the expected growth of 30% by 2040. Employment corridors are being developed along the 202 Freeways. The 101 Freeway connects the two Freeways. This has given much-needed traffic relief and an easier commute to the Phoenix area.
2.) Education – There are so many schools in Gilbert. There are 165 total schools. There are both public and private schools, as well as charter schools. Gilbert Public Schools have an A rating. They are rated #5 in Best School Districts in Arizona. They were #1 for some time. US News ranked Gilbert as the best elementary school; GCA was #60 in the nation’s best high schools.
And you have so many options. There are 14 private schools, both secular and religious schools. Many specialize (in the arts, technical, or those with challenges). Whatever your need, Gilbert probably has it.
3.) And the final Pro is their diversity of housing. We have new construction. We have older ranch-style homes built in the early to mid-1900s. We have condominiums and townhouses both downtown and out east. Both attached and detached. We have properties on larger lots with horse privileges. Many of these homes are older Ranch style, as this was the original draw to the Gilbert area. Over the last few years, many homes have been completely refurbished, and some have been torn down with a new homes built. They are located in county Islands like here. Then there are some subdivisions like Circle G. These are well-planned custom home subdivisions. Circle G ranches have been well known and desired throughout the valley. They had strict guidelines for each lot owner and beautifully planned subdivisions. You will see a variety of custom home styles. Another place you will see our custom homes are in the lake communities. Here there is a mixture of single-family tracts and custom subdivisions. The lake subdivisions are mostly custom homes. Again, you will see a large variety of styles and ages. Many are larger homes with 4-5 bedrooms. Most have ensuites, and some have mother-n-law casitas.
There’s an older subdivision of homes built in the mid-1980s. It represents a typical older subdivision that you will find in Gilbert closer to downtown. As you are further away from downtown, you will find newer homes and even new construction. Another subdivision was built in the 1990s. Again, it represents a typical subdivision found in Gilbert.
You will see in these examples that Gilbert has maintained its green grassy areas, mature trees, and plenty of open space for the residents to have a good quality of life. You will find much more desert landscapes in other areas of the valley. Gilbert has an entirely different feel. Being originally from Minnesota, I was naturally drawn to the Gilbert area. Gilbert’s median price is $548,500 or $275/SF. Currently, 70 days of inventory are available. “normal” is 180 days. Most homes sell in an average of 60 days. Rents are currently averaging $1.28/SF.
You will also find beautiful senior assisted living in several locations in Gilbert, with others under construction.
- Taxes- Arizona’s Income tax ranges from 2.88-5% compared to other southwest markets, which vary from 4.6-9.3%. Property tax is 10.84/$100 of assessed value. Its sale tax is 7.8%. This is lower than Chandler but higher than Mesa and Scottsdale).
(Mesa is 5.27 and does not tax groceries and 9.15 property tax).
All three of these reasons contribute to the desirability of Gilbert, Arizona, and is why we are now the 83rd largest town/city in the United States.
CONS
So those are a few of the pros, but let’s give you the low down on some of the cons of living here because not everything is perfect, and if you are serious about moving here, you need to know this stuff.
- Traffic, if you have to commute. Traffic is back to pre-covid levels. You will see heavy traffic if you get on the I-60 freeway or 202 in the morning. It now takes approximately 30+ minutes to get downtown during rush traffic. Gilbert is very spread out, so you do need a car!
- Property and sales tax. Did you know Gilbert has a higher property tax rate than its neighboring Mesa? It also taxes groceries. You can go on the other side of the I-60 and not be taxed for groceries. The total sales tax in Gilbert is 7.8%.
- One more thing you need to be prepared for is the summer Weather in Arizona. Of course, the summer weather must be on the con list— The average high temperature in 107 on July 5th. Daily lows are typically 83-85 degrees and can exceed 95 degrees. Highs can exceed 112 degrees. Don’t let anyone tell you it is a dry heat. Open the oven door and see if that dry heat feels cool. That’s how it feels to get into your car. Your car battery never lasts more than 2 years. Mine typically only lasts one year. o, you must ensure you can deal with the summer heat.
Dealing with Con #3 can be trying. But most of us go swimming at night and spend much of our day hours after 9:00 in the morning in the air conditioning. This means your utility bill is going to be high in the summer.
We hope this blog gave you some insight into the pros and cons of living in Gilbert, Arizona. If you should have any additional questions about Gilbert and the East Valley, please don’t hesitate to reach out and ask at 480-226-1925.
