SOUTH TEMPE · BUYING GUIDE

Buying a $1M+ home in Tempe

What South Tempe is, who it fits, and what to check before you write an offer. Written by someone who lives here.

Start here: what "South Tempe" means

When people say South Tempe, they mean the part of Tempe south of US-60, roughly between I-10 and the Loop 101. It is the older, quieter end of the city. Most of the homes were built between the 1970s and the early 2000s, on lots that are bigger than almost anything built today. Mature trees, wide streets, and a lot of custom homes that do not look like the house next door.

Most people who buy here already know the East Valley. They have outgrown a newer home in Ahwatukee, Gilbert or north Chandler and they want land, quiet and character without moving to the edge of town. The short version: South Tempe is where you feel like you've made it, without the Scottsdale vibe.

Why it costs more than the newer suburbs

Buyers ask this a lot, and it is a fair question. The answer is location and land. South Tempe sits about 15 minutes from Sky Harbor, 10 from ASU, and 20 from downtown Phoenix, with four freeways close by. The lots are large and they are not making more of them. A home here can be older than one in Gilbert and still cost more, because you are paying for the dirt and the drive time, not the year it was built.

Honest answer? If a brand-new house matters more to you than the lot and the commute, South Tempe is probably not your place. If you want room, trees and a short drive to everything, it usually is.

The neighborhoods, in plain terms

There are about twenty luxury pockets in South Tempe, and they are not interchangeable. A few ways to think about them:

• Horse property and acreage. Buena Vista Ranchos, Tally Ho Farms, Calle de Caballos. Irrigated lots, bridle paths, room for a barn. If you want animals or just a lot of space, start here.
• No-HOA custom homes. Warner Estates, Raintree, Corona Vista. Every house is different, nobody tells you what color to paint the door, and some have basements, which is rare in Arizona.
• Small gated streets. Shady Lane Estates, Wingfoot, Las Estadas. A gate, a short street list, and newer construction than most of the area.
• Move-up subdivisions. Coventry, Graystone, Corona del Sol Estates. More consistent homes, a modest HOA, and an easier first step into the area.

Every one of these has its own page with what it's like to live there, who it fits, and the questions people ask. Browse the South Tempe neighborhoods here.

Schools

Most of South Tempe is in the Kyrene district for elementary and middle school and feeds Corona del Sol High School in the Tempe Union district. Both are a big reason families choose the area. School boundaries can change and a few streets fall outside the lines, so always confirm the assignment for the specific address before you fall in love with a house.

What to check before you offer

• Look at the lot as hard as the house. Flood irrigation rights, easements, and where the property line really is matter more here than in a newer subdivision. Ask for the plat and walk the fence line.
• Age of the big systems. Roofs, air conditioners, pool equipment and main sewer lines on a 1980s home are either done or due. A good inspection here pays for itself many times over.
• Basements. Some South Tempe homes have them. Check moisture, egress and finish quality. It is the part of the house that gets the least attention on a walkthrough.
• HOA or no HOA. Decide which you want before you shop. No HOA means freedom and also no shared reserve. An HOA means rules and also consistency on the street.
• Comparable sales are thin. Many streets see only a few sales a year. Pricing a custom home takes real work, and the asking price is sometimes a guess. Do not let the seller's guess become your number.

How a purchase usually goes

Most of my buyers here are not in a hurry and not contingent on a sale, which is an advantage. The pattern that works: we talk through what you want and which pockets fit. You see a handful of homes in person, including a couple you would not have picked online. When the right one comes up, you are ready, because in a 14-home neighborhood there may be one sale every few years. Ready matters more than fast.

Most people I sit with are worried about the same thing: overpaying, or picking the wrong street. My job is local facts and an honest opinion, even when the answer is "don't move yet."

Common questions

Is South Tempe a good place to buy a luxury home?

If you want large lots, mature neighborhoods and a central location, yes. If you want brand-new construction and a clubhouse, you will be happier in South Chandler or Gilbert.

How old are the homes?

Most were built between the 1970s and early 2000s. A few gated pockets are newer, and many older homes have been fully remodeled.

Can I keep horses?

In several neighborhoods, yes. Buena Vista Ranchos, Tally Ho Farms and Calle de Caballos were platted for it. Confirm the zoning and lot rules for the specific property.

Do homes here have basements?

Some do, which is unusual for the Valley. They add real living space, but inspect them carefully.

How far is the airport?

About 15 minutes off-peak to Sky Harbor. ASU is about 10 minutes, downtown Phoenix about 20, Old Town Scottsdale about 25.

Do you work with buyers moving from out of state?

Yes. I can walk you through the neighborhoods by video before you visit. Here is how that works.

Written by Ben Graham, REALTOR since 2011. 500+ homes sold. Page updated October 2026.