Pros and Cons of Living in South Tempe, AZ

Oct 13

South Tempe is a good fit if you want a central location near four freeways and Sky Harbor, bigger lots, and custom homes with real character, often with no HOA. The tradeoffs are older homes that usually need some updating, fewer homes for sale, a higher price per square foot than many newer areas, and extra upkeep like flood irrigation on some lots. Here's how I'd weigh both sides before you buy in Tempe's 85284 or 85283 ZIP codes.

Why do people like living in South Tempe?

Location is the first answer almost everyone gives. South Tempe sits near the Loop 101, the Loop 202, I-10, and US 60. That's four freeways within a short drive, which means you can get to Scottsdale, downtown Phoenix, Chandler, or the far East Valley without a long crawl on surface streets. Drive times still depend on traffic, but you have options.

Sky Harbor is close, too. If you travel for work, that alone can change your week. Arizona State University's main campus is in Tempe as well, which matters if you work there, teach there, or have a student who might live at home.

Then there's the land. Parts of South Tempe have acre lots and horse properties, which is rare this close to the middle of the Valley. You can have a barn, an arena, or simply a lot of space between you and the neighbors. If that's what you're after, my horse properties and acreage page shows where those pockets are.

Character is the other big draw. Many South Tempe homes were custom built, one at a time, by owners who had their own ideas. No two streets look quite alike. And many areas have no HOA at all, so you won't need a committee's permission to paint your front door.

What are the downsides of living in South Tempe?

The same things that give South Tempe its charm also create its tradeoffs. These are the ones I'd want you to see clearly before you write an offer.

Older homes often need updating. Many custom homes here have some age on them. Expect to look closely at the roof, plumbing, electrical, AC units, and pool equipment. Some buyers love that and plan a remodel. Others want to move in and change nothing.
Less inventory. There just aren't many homes like these, and owners tend to stay a long time. You may wait a while for the right one to come up.
Higher price per square foot. You're paying for the land and the location as much as the house. A South Tempe home can cost more per square foot than a newer, larger home in South Chandler.
Fewer new builds. There's very little open land left, so brand-new construction is uncommon. If you want new, you'll usually be buying a lot and building, or buying a home someone else just finished.

And yes, the summer heat is the same here as anywhere else in the Valley. Big lots mean more yard to care for when it's hot.

What is flood irrigation, and will I have to deal with it?

Some older Tempe neighborhoods still get flood irrigation. On a set schedule, water flows into your yard and soaks the grass and trees. It's an old-school way to water a big lot, and many owners like it. It does take some care.

The City of Tempe runs a flood irrigation service for some homes. According to the city, deliveries start at night and can take several days to finish, and there's no water in November or December because of the Salt River Project dry-up. Homeowners are asked to keep the berms in good shape, keep grass trimmed short, and clear debris from the pipes under driveways and walkways.

So if a home you like has flood irrigation, ask who delivers the water, how often, and what shape the berms are in. Think of it like owning a pool. Not hard, but not nothing.

Who is South Tempe a good fit for?

Here's how I'd look at it. South Tempe tends to fit you if you value location, you want room to spread out, and you'd rather have a home with personality than one that matches the block. It's a great match if you have horses, or want them.

It may not fit if you want a brand-new home with no projects, or if you like the idea of an HOA keeping everything uniform. In that case, read my pros and cons of living in South Chandler. The two areas are close together but feel very different.

On schools, much of South Tempe falls within the Kyrene School District for elementary and middle school, and the Tempe Union High School District for high school. Boundaries can change, so confirm the exact address with the district. I compare drive times and school setups for both areas on the South Tempe vs. South Chandler commutes and schools page.

When you're ready to see what's here, browse the South Tempe neighborhood guides. And if you're coming from out of state, start with my guide to relocating to South Tempe and South Chandler.

Quick answers

Is South Tempe a good place to live?

For many people, yes. South Tempe offers a central location near Sky Harbor and four freeways, plus acre lots, horse properties, and custom homes, with the tradeoff of older homes and fewer listings.

Do South Tempe homes have HOAs?

Some do and many don't. South Tempe has a lot of no-HOA areas, especially among the custom homes and larger lots, so check each property.

Can you have horses in Tempe, Arizona?

Yes, on certain properties. Parts of South Tempe have horse properties on larger lots, but zoning and deed rules vary, so confirm what a specific lot allows before you buy.

If you're trying to decide whether South Tempe fits the way you want to live, I'm glad to talk it through. Call or text me at 480-448-2020, or book a time to talk.

Ben Graham

You’ve made it. Now you want a home that finally feels like it.

Since 2011, I’ve helped move-up and move-in buyers do exactly that across South Tempe and South Chandler. More land, more quiet, more character, without leaving the city behind. If you’re buying or selling above $1M in 85284 or 85248, you want an advisor who knows the ground, not a salesperson who knows a script.

That’s the whole job, and it’s the part I love most.

Book a Phone Consultation

Ben is a husband, father, and full-time real estate advisor based in Chandler. Since 2011, across more than 500 transactions, he’s guided buyers and sellers through the Southeast Valley’s best neighborhoods.

His approach is simple: teach the market like a teacher, protect your equity like it’s his own, and tell you the truth even when the truth is “wait.” Clear communication, a proven plan, and your interests first.

Most of Ben’s clients fall into two camps.

The move-up buyer who’s outgrown a great starter home in Chandler or Tempe and is ready for something that feels like an arrival. More space, more privacy, more character, same easy access to four freeways, great schools, and Sky Harbor.

The move-in buyer relocating from out of town who needs someone who actually knows which street holds its value and which one only looks like it does.

He also represents sellers across South Tempe and South Chandler who want their home priced right in week one and marketed like the asset it is.

Faith and family are the center of how Ben lives and works. He’s a follower of Christ, a husband, and a father, raising his kids in Chandler with his wife Sarah. The family is active at CCV, the kids attend Valley Christian, and they support foster care and adoption. One of their sons joined the family that way.

Clients often tell Ben his faith is part of why they trusted him with one of the biggest decisions of their lives. He doesn’t take that lightly.

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