One of Phoenix's oldest and most storied neighborhoods — Victorian bungalows, Craftsman homes, and 1920s streetcar-era architecture steps from Downtown Phoenix, Roosevelt Row, Chase Field, and the Valley Metro light rail.
The Garfield Historic District is named after President James A. Garfield and encompasses one of Phoenix's earliest residential neighborhoods, dating to the 1880s when Phoenix was a young territorial city. The district runs roughly from 9th Street to 16th Street, between Van Buren Street and Jefferson Street — a modest grid of streets that once housed Phoenix's growing merchant and professional class in the years before and after Arizona statehood in 1912.
Today, the Garfield Historic District is listed on the National Register of Historic Places and is one of the most architecturally diverse neighborhoods in Phoenix. Walk these tree-lined streets and you'll find everything from late Victorian cottages and American Foursquares to California Craftsman bungalows, Spanish Colonial Revival homes, and early Ranch-style houses — each representing a distinct era in Phoenix's architectural evolution.
What makes Garfield unique among Phoenix historic districts is its location. It sits at the crossroads of Central Phoenix's creative and civic heart: the Roosevelt Row Arts District is immediately north, Downtown Phoenix (City Hall, courts, office towers) is to the west, Chase Field and Footprint Center are within walking distance to the southwest, and the Valley Metro light rail's Washington/Jefferson corridor provides rail access east to Mesa and west to Tempe, Glendale, and beyond.
Garfield Historic District properties qualify for the Arizona Historic Property Tax Reclassification — reducing assessed value — and Arizona's 25% income tax credit for qualified rehabilitation expenses. These incentives can significantly reduce the net cost of restoring a Garfield bungalow.
Historic Phoenix neighborhoods have consistently outperformed the broader market due to their irreplaceable location and fixed supply of architecturally significant homes. Garfield's proximity to Downtown Phoenix and the Roosevelt Row arts corridor drives sustained buyer demand.
| Year | Median Sold Price | Price/Sq Ft | Days on Market | Homes Sold | YoY Change |
|---|---|---|---|---|---|
| 2019 | $275,000 | $181 | 42 | 68 | — |
| 2020 | $310,000 | $204 | 28 | 74 | +12.7% |
| 2021 | $385,000 | $258 | 12 | 92 | +24.2% |
| 2022 | $420,000 | $281 | 22 | 71 | +9.1% |
| 2023 | $395,000 | $264 | 38 | 54 | -6.0% |
| 2024 | $428,000 | $287 | 31 | 62 | +8.4% |
| 2025 | $445,000 | $301 | 27 | 69 | +4.0% |
| 2019→2025 Total | +61.8% | +66.3% | — | — | +61.8% |
| District | Median Price 2025 | Price/Sq Ft | Avg. Home Size | Dominant Style | HOA | Light Rail |
|---|---|---|---|---|---|---|
| Garfield Historic | $445,000 | $301 | 1,480 sf | Craftsman, Victorian | None | 0.3 mi |
| Willo Historic | $692,000 | $378 | 1,820 sf | Tudor Revival, Bungalow | None | 0.8 mi |
| Coronado Historic | $580,000 | $345 | 1,680 sf | Ranch, Bungalow | None | 0.5 mi |
| Encanto-Palmcroft | $820,000 | $412 | 2,050 sf | Colonial Revival, Tudor | None | 1.0 mi |
| Alvarado Historic | $748,000 | $388 | 1,940 sf | Spanish Colonial, Tudor | None | 0.7 mi |
| Roosevelt Arts District | $410,000 | $295 | 1,350 sf | Bungalow, Modern Infill | None | 0.1 mi |
Garfield currently trades at a significant discount to neighboring Willo ($445K vs. $692K median) despite similar historic architecture and comparable light rail access. This gap reflects the neighborhood's ongoing revitalization trajectory — as Roosevelt Row continues expanding eastward and downtown amenities improve, Garfield's discount is expected to compress. Early buyers are capturing appreciation upside that later entrants will not.
The Garfield Historic District contains some of the finest examples of early 20th-century residential architecture in all of Arizona. The neighborhood's development coincided with Phoenix's rapid growth as a territorial and early statehood city, and the range of architectural styles reflects the evolving tastes of American domestic architecture from the 1880s through the 1940s.
The City of Phoenix Historic Preservation Office (HPO) oversees all exterior changes to properties within the Garfield Historic District. Understanding these rules before you buy is essential:
Required for minor exterior changes that don't significantly alter character-defining features. Examples: painting, replacing a water heater, installing solar panels on non-street-facing roof slopes, repairing existing features in kind. Typical approval timeline: 5–10 business days.
Required for significant exterior alterations: window replacement, door replacement, additions, porch modifications, demolition of character-defining features. HPO reviews for compatibility with historic character. Typical approval timeline: 30–60 days, may require Historic Preservation Commission review.
Interior renovations generally do NOT require HPO approval — you can modernize kitchens, bathrooms, mechanicals, and floor plans freely. This distinction is critical for buyers planning renovations: the bulk of remodel work is unrestricted.
Arizona offers a 25% income tax credit on qualified rehabilitation expenses for certified historic properties. On a $200,000 renovation, this credit is worth $50,000 — reducing your Arizona income tax liability dollar-for-dollar. Credits can be carried forward up to 5 years. Must be coordinated with a State Historic Preservation Officer-certified project.
The Federal Historic Tax Credit (IRC §47) provides a 20% credit on qualified rehabilitation expenses for income-producing properties (rentals, commercial). Combined with the Arizona 25% credit, an investor rehabilitating a Garfield rental property can capture 45 cents of tax credit per dollar of qualified rehab cost.
Properties listed on the National Register of Historic Places and accepted into the Arizona Historic Property Tax Reclassification program are assessed at 1% of full cash value (vs. standard 10% for residential rental or commercial). This dramatically reduces property tax liability for investor-owners of historic Garfield properties.
Garfield lots are platted under the City of Phoenix with no mandatory HOA and no CC&Rs. This means zero monthly HOA dues, no HOA management fees, no special assessments, and no HOA approval required for improvements (beyond HPO for exterior work). For investors and owner-occupants alike, this lowers the monthly cost of ownership.
Phoenix's residential zoning allows accessory dwelling units (ADUs) on most single-family lots. Garfield's lots — typically 5,000–8,500 sq ft — can often accommodate a detached ADU (casita) of up to 1,000 sq ft. An ADU adds significant rental income potential and resale value. Zoning review required; HPO approval needed if ADU is visible from public ROW.
FHA 203(k) Rehabilitation Loans allow buyers to finance the purchase price plus renovation costs into a single mortgage — ideal for Garfield fixer-uppers. The Streamline 203(k) covers cosmetic renovations up to $35,000; the Standard 203(k) covers structural work with no dollar cap. Fannie Mae HomeStyle and Freddie Mac CHOICERenovation loans offer conventional alternatives.
Garfield Historic District's greatest asset after its architecture is its location. No other residential neighborhood in Phoenix combines historic character, walkability, rail access, and proximity to major employers and venues in the same package.
Garfield is one of the very few Phoenix neighborhoods where a resident can plausibly live without a car: light rail to work, walkable to restaurants and entertainment, groceries within bike distance, and rideshare abundant. This profile appeals strongly to young professionals, empty-nesters, and remote workers who want urban vibrancy without the sprawl.
Immediately north of Garfield, Roosevelt Row is Phoenix's creative heartbeat. The corridor is lined with artist studios, indie galleries, coffee roasters, and James Beard-nominated restaurants. First Fridays (monthly) transforms the neighborhood into a street festival with 20,000+ attendees — the largest free monthly arts event in the Southwest. Garfield residents walk or bike to every First Friday.
The district's own streets have attracted a growing roster of notable restaurants and cafés: Tuck Shop, Flowers to the People, and various food halls and pop-ups that have colonized the neighborhood's commercial nodes along 7th Street and Washington. The area's gritty-but-genuine character has made it a favorite for Phoenix's independent restaurant community.
Beyond First Fridays, Garfield's arts calendar includes: Heard Museum events (nearby), art studio open houses, neighborhood beautification murals (the Roosevelt Row mural program extends into Garfield), and seasonal neighborhood events organized by the Garfield Neighborhood Association — one of Phoenix's most active historic neighborhood groups.
Living in Garfield means D-Backs games are a 12-minute walk, Suns and Mercury games are a 15-minute walk, and Phoenix Rising FC (USL) is accessible via light rail. The downtown entertainment district also hosts concerts, conventions (Phoenix Convention Center 0.8 mi), and festivals throughout the year.
Grocery access is improving rapidly in downtown Phoenix: Fry's Food & Drug serves the area, and the growing number of specialty grocers and farmers' markets along the light rail corridor means many Garfield residents shop primarily by bike or rail. Food delivery service is excellent given the urban density.
Garfield Park (in-neighborhood) provides a traditional neighborhood green space with shade trees, picnic areas, and a community pool. Margaret T. Hance Park (1.3 mi NW) offers 32 acres of green space including the Japanese Friendship Garden and a dog run. South Mountain Park — the world's largest municipal park at 16,500 acres — is 12 miles south via the I-10.
The Garfield Historic District represents one of Phoenix's most compelling investment propositions — a historically significant location with genuine walkability, fixed supply of irreplaceable homes, multiple tax incentive layers, and clear appreciation catalysts as downtown Phoenix continues its transformation.
| Scenario | Purchase Price | Renovation | Monthly Rent | Gross Yield | 5-Yr Appreciation |
|---|---|---|---|---|---|
| Entry Bungalow + ADU | $375,000 | $95,000 | $3,200 (both units) | 8.2% | ~$180K gain |
| Fix-and-Hold Rental | $400,000 | $125,000 | $2,600 | 5.9% | ~$210K gain |
| STR — Restored Bungalow | $450,000 | $80,000 | $7,500 avg/mo | 17.0% | ~$195K gain |
| Historic Reno Flip | $340,000 | $175,000 | N/A (sale) | N/A | $200K+ spread |
Arizona preempts local STR bans (ARS §9-500.39). Phoenix requires STR operators to obtain a Transaction Privilege Tax (TPT) license and remit 5.5% Phoenix STR excise tax plus state/county TPT. No HOA restricts rentals in Garfield. The walkable location near sports venues and Roosevelt Row makes Garfield an A+ STR market — weekend event demand drives premiums above normal nightly rates.
Garfield's school options include Phoenix Union High School District for secondary education and Phoenix Elementary District for K-8. Charter and private school options are abundant given the central Phoenix location.
The neighborhood's namesake school, serving grades K-8 within the Phoenix Elementary School District. Offers bilingual education programs reflecting the neighborhood's diverse community. Enrollment approximately 450 students.
One of Phoenix's most historic high schools, part of the Phoenix Union High School District. Offers IB (International Baccalaureate) program, AP courses, arts programs, and strong athletic tradition. Located near Encanto Park.
Charter school network affiliated with Arizona State University, with campuses serving K-12. Strong STEM focus, college-prep culture, and direct pathways to ASU programs. Serves central Phoenix families seeking high-achieving charter options.
Part of the nationally recognized BASIS Charter School network (consistently ranked among the top U.S. schools). Rigorous academic curriculum, high AP course load, and exceptional college placement. Open enrollment by lottery.
Private K-8 school near downtown Phoenix with a long history of serving central Phoenix families. Small class sizes, strong arts integration, and a supportive community — an excellent private option for families valuing Garfield's urban lifestyle.
ASU Downtown Phoenix campus (0.9 mi), Phoenix College (2 mi), University of Arizona College of Medicine Phoenix (1.2 mi), and Maricopa Community College District administrative offices all located within short distance of Garfield — making the neighborhood a hub for students and academic professionals.
| Renovation Item | Typical Range | HPO Approval? |
|---|---|---|
| Kitchen Full Remodel | $35,000–$80,000 | No (interior) |
| Bathroom Remodel (full) | $18,000–$45,000 | No (interior) |
| Electrical Panel + Rewire | $12,000–$30,000 | No (interior) |
| Plumbing (full replumb) | $8,000–$20,000 | No (interior) |
| HVAC Replacement | $8,000–$16,000 | No (interior) |
| Roof Replacement | $12,000–$28,000 | Yes (street-visible) |
| Window Replacement | $15,000–$40,000 | Yes |
| Porch Restoration | $8,000–$25,000 | Yes |
| Exterior Paint | $4,000–$10,000 | CNE (minor) |
| ADU Addition (detached) | $90,000–$180,000 | Yes |
| Full Restoration (typical) | $120,000–$250,000 | Varies |
Arizona's standard purchase contract includes a 10-day inspection period and the BINSR (Buyer's Inspection Notice and Seller's Response). For older Garfield homes, a thorough inspection and aggressive BINSR is essential. You can request repairs, credits, or price reductions based on inspection findings. Ryan Moxley has extensive experience negotiating BINSRs on historic Phoenix properties.
The Garfield Historic District is one of Phoenix's oldest and most significant historic neighborhoods, listed on the National Register of Historic Places. Located just east of Downtown Phoenix, it features 1889–1930s Victorian, Craftsman bungalow, and Mission Revival homes. The district is within walking distance of Roosevelt Row Arts District, Chase Field, and Footprint Center, and is served by the Valley Metro light rail on the Washington/Jefferson corridor.
Homes in the Garfield Historic District typically range from $350,000 to $750,000, depending on size, condition, and historic renovation quality. Entry-level original bungalows in need of updating start around $350K, while fully restored showcase homes with ADUs and modern updates can exceed $700K. The median sold price in 2025 was approximately $445,000, representing a 61.8% gain from 2019's median of $275,000.
Yes, but exterior changes require approval from the City of Phoenix Historic Preservation Office (HPO). You'll need a Certificate of No Effect (for minor work) or a Certificate of Appropriateness (for significant exterior changes). Interior renovations generally do not require HPO approval — you can fully modernize kitchens, bathrooms, and mechanicals without restriction. Phoenix also offers a 25% state historic tax credit on qualified rehabilitation expenses.
Garfield Historic District offers strong investment fundamentals: walkable location adjacent to Downtown Phoenix and Roosevelt Row, light rail access, no mandatory HOA, ADU-friendly lots, and proximity to professional sports venues. Home values have appreciated over 61% since 2019. The renovation upside on unrestored homes is significant, and the combined 45% federal/state historic tax credit stack is a major wealth-building tool for investor-renovators.
No. Garfield Historic District properties are platted under Phoenix city lots with no mandatory Homeowners Association and no CC&Rs. This means no monthly HOA dues, no HOA approval required for improvements (though HPO approval IS required for exterior changes), and no HOA rental restrictions. Note that while the HPO governs exterior modifications, it is a city preservation authority — not an HOA — and operates under public process rules with defined timelines and appeals processes.
Whether you're looking for your first urban bungalow, a renovation investment play, or a walkable downtown lifestyle, Garfield Historic District deserves your serious consideration. I've helped buyers and sellers navigate historic Phoenix neighborhoods for years and know this market inside and out.
One of the most compelling lifestyle features of living in the Garfield Historic District is the seamless pedestrian connection to Roosevelt Row — Phoenix's nationally recognized arts and culture corridor. Stretching along Roosevelt Street between 7th Avenue and 16th Street, Roosevelt Row has been named one of the "Top Arts Districts in America" by multiple national publications, and Garfield residents enjoy this amenity on their doorstep.
The transformation of Roosevelt Row from a blighted stretch of historic buildings to a thriving arts destination happened gradually from 2005 to the present, driven by artist studios, independent galleries, and small businesses that converted historic commercial buildings into creative spaces. As Roosevelt Row's commercial success spilled eastward, the Garfield neighborhood directly benefited — both in property values and quality-of-life amenities.
First Fridays is the largest self-guided art walk in the United States, drawing 20,000+ visitors monthly to Roosevelt Row and surrounding streets, including Garfield. Galleries, studios, pop-up shops, food trucks, and street performers transform the neighborhood the first Friday of every month. Garfield residents walk directly to the event — no parking required.
The corridor hosts 30+ galleries and artist studios, ranging from established institutions (Monorchid, Eye Lounge, Modified Arts) to pop-up project spaces. Murals by local and nationally recognized street artists cover building facades throughout Roosevelt Row and extend into the Garfield neighborhood, creating an open-air gallery that evolves continuously.
The 7th Street corridor running through and adjacent to Garfield has become one of Phoenix's premier restaurant destinations: Postino WineCafe, Windsor, Pomo Pizzeria, Matt's Big Breakfast, Welcome Diner, and dozens more. The concentration of James Beard-nominated chefs and nationally recognized restaurants makes daily dining in Garfield exceptional.
Downtown Phoenix has undergone a remarkable transformation since 2005, driven by the opening of the Valley Metro light rail, the Arizona State University downtown campus, the Chase Field and Footprint Center redevelopment area, and the Roosevelt Row arts district. The downtown Phoenix population has grown from near-zero residential in 2000 to over 12,000 residents today, with 15,000+ more units planned or under construction. As downtown Phoenix continues to densify and urbanize, the surrounding historic neighborhoods — including Garfield — are experiencing sustained appreciation pressure from buyers priced out of adjacent Willo and Coronado districts. Garfield's current discount to Willo ($445K vs. $692K median) represents a compelling entry window that will narrow as revitalization continues eastward.
The Valley Metro light rail is Garfield's most transformative transit asset. The Washington/Jefferson corridor runs along the southern edge of the Garfield neighborhood, putting multiple stations within 0.2–0.5 miles of most Garfield homes. The light rail provides direct, car-free access to:
| Destination | Drive Time | Light Rail | Rideshare Est. |
|---|---|---|---|
| Downtown Phoenix | 5 min | 8 min walk | $6–9 |
| PHX Sky Harbor Airport | 8 min | 20 min | $10–14 |
| ASU Tempe | 12 min | 18 min | $12–16 |
| Biltmore / Camelback | 14 min | 22 min | $14–18 |
| Scottsdale Old Town | 20 min | 45 min | $20–28 |
| Chandler (Intel campus) | 25 min | 50 min | $28–38 |
| Deer Valley / TSMC | 28 min | N/A (drive) | $32–45 |
| Gilbert Employment Dist. | 28 min | N/A | $30–42 |
| Peoria/Surprise | 30 min | 55 min | $34–48 |
| Goodyear / Avondale | 28 min | 55 min | $30–44 |
Garfield scores 82 (Very Bikeable) on Walk Score's bike index. The grid street pattern, dedicated bike lanes on key corridors (4th Street, 7th Street, Washington Street), and the regional bike network connecting to Tempe Town Lake path (via 5th Street) make cycling a genuine commute option for many Garfield residents. Bike share (Grid Bike Share) has multiple stations within the neighborhood.
Understanding the history of the Garfield Historic District is essential for appreciating why its homes and its community are so distinctive. This is one of the oldest residential neighborhoods in all of Arizona — predating statehood, predating the automobile era, and predating the suburban sprawl that would eventually define so much of Phoenix.
Phoenix was incorporated as a city in 1881, just four years before Arizona's territorial capital moved from Prescott to Phoenix. The area east of downtown — what would become Garfield — was platted for residential development in the 1880s, responding to population growth driven by farming, the Salt River Valley irrigation system, and the arrival of the transcontinental railroad. The first residents were merchants, farmers, lawyers, and government officials building wooden Victorian cottages on deep, narrow lots.
Phoenix's original streetcar system — operating from 1887 to 1948 — ran along Washington Street and Jefferson Street, the same corridors where today's Valley Metro light rail operates. Garfield grew rapidly during this era as the streetcar made it accessible to downtown workers. The California Craftsman Bungalow style swept through the neighborhood during the 1910s and 1920s, replacing earlier Victorians and defining the character of most remaining homes. Phoenix's population grew from 5,500 in 1900 to 48,000 in 1930, and Garfield was a primary residential neighborhood throughout.
Post-WWII suburban expansion drew Phoenix's growing middle class outward to new ranch-style subdivisions. Garfield, like many central Phoenix neighborhoods, experienced population decline, disinvestment, and demographic change. The streetcar system was abandoned in 1948 in favor of automobiles. By the 1980s, portions of the neighborhood had suffered significant deterioration. A community of longtime residents, however, maintained the neighborhood association and began advocating for historic preservation.
The Garfield neighborhood was listed on the National Register of Historic Places, providing federal recognition of its architectural and historical significance. The Phoenix Historic Preservation Program established design review authority through the Historic Preservation Office, slowing the demolition of historic structures and creating incentives for renovation. The neighborhood association — the Garfield Neighborhood Association — became one of Phoenix's most active historic advocacy groups, organizing community events, pushing for infrastructure improvements, and attracting early renovators and artists.
The opening of Valley Metro light rail in 2008 was a turning point for Garfield and the surrounding Central Phoenix neighborhoods. For the first time since the streetcar era, residents could commute to work without a car. Combined with the explosion of Roosevelt Row arts district to the north, the arrival of ASU's downtown campus, and downtown Phoenix's general revitalization, Garfield attracted a new wave of buyers: artists, young professionals, architects, and investors recognizing the neighborhood's potential. Home values that had stagnated for decades began a sustained appreciation trajectory that has continued through 2026.
One of Phoenix's oldest and most active neighborhood associations, the Garfield Neighborhood Association organizes monthly meetings, community cleanups, historic home tours, and advocacy efforts. Membership gives new residents immediate connection to a passionate community network. The association has been instrumental in securing infrastructure improvements, lighting upgrades, and historic preservation resources for the district.
Central Phoenix's historic districts each have distinct personalities, price points, and lifestyle characteristics. Understanding how Garfield compares to its neighbors helps buyers and investors identify the right fit.
| Neighborhood | Est. Year | Median Price | Walk Score | Light Rail | HOA | Best For | Vibe |
|---|---|---|---|---|---|---|---|
| Garfield Historic | 1889 | $445K | 88 | 0.3 mi | None | Value play, investors, urban lifestyle | Gritty-chic, evolving |
| Willo Historic | 1915 | $692K | 82 | 0.8 mi | None | Premium historic, established luxury | Mature, polished, quiet |
| Coronado Historic | 1920 | $580K | 84 | 0.5 mi | None | Mid-century charm, growing community | Hip, neighborhood-forward |
| Encanto-Palmcroft | 1929 | $820K | 78 | 1.0 mi | None | Top-tier historic, larger homes | Estate-like, prestigious |
| Roosevelt Row | 1890 | $410K | 92 | 0.1 mi | None | Maximum walkability, arts scene | Arts district energy |
| Alvarado Historic | 1925 | $748K | 80 | 0.7 mi | None | Spanish Colonial, parkway lots | Established, quiet, mature |
| Woodlea-North Encanto | 1945 | $510K | 74 | 1.2 mi | None | Mid-century modern, design enthusiasts | Architecturally eclectic |
You want the best value among Central Phoenix historic neighborhoods, maximum urban walkability, the strongest investment upside from the ongoing revitalization trajectory, and the energy of a neighborhood still in its transformation arc rather than one that has fully arrived.
You want Phoenix's most prestigious and most celebrated historic district — the Willo Home Tour, the most architecturally spectacular homes, and a more established, quieter residential character. Willo commands a significant premium reflecting its fully arrived status.
You want a middle ground between Garfield and Willo — a neighborhood with a strong community identity (the Coronado neighborhood is especially well-organized), growing arts and dining scene, and a price point that reflects intermediate appreciation trajectory.
The Garfield Historic District requires a specialist. Between historic preservation rules, renovation financing strategies, the complex interplay of city HPO approvals and investment returns, and the nuances of buying an older Phoenix home (foundations, electrical, plumbing, HVAC), there is no substitute for working with an agent who has deep experience in Central Phoenix's historic neighborhoods.
As a Top 1% national REALTOR® based in the Phoenix metro, I've helped buyers navigate the full complexity of historic Phoenix purchases: identifying the right homes, structuring renovation-financing deals, negotiating BINSRs on properties with deferred maintenance, and positioning sellers for maximum price in a market where condition and historic restoration quality drive significant valuation differences.
Whether you're a first-time buyer attracted by Garfield's urban lifestyle, an investor evaluating the STR or renovation play, or a seller ready to capture the appreciation of the past decade, I have the expertise and the local relationships — title, renovation contractors, historic preservation consultants, 203(k) lenders — to get you across the finish line.