Higley Center Gilbert AZ:
East Valley's Premier Family Corridor

The Higley Center corridor is the beating heart of eastern Gilbert's residential boom — a dynamic and rapidly growing swath of master-planned communities, newer subdivisions, and family-friendly neighborhoods stretching along Higley Road between the US-60 Superstition Freeway to the north and Williams Field Road to the south. What began as open desert farmland in the late 1990s has transformed into one of the Phoenix metro's most desirable family enclaves, drawing buyers from across the Valley who prioritize exceptional schools, community amenities, and a high quality of life at a price point that still makes sense.

The Higley corridor is not a single neighborhood but rather a collection of distinct master-planned communities and subdivisions that share a common thread: thoughtful planning, quality construction from the late 1990s through present day, and an orientation toward families with children. Anchor communities include Power Ranch — a sprawling 2,000-acre master-planned development with its iconic 26-acre fishing lake, two resort-style pools, and a network of trails and parks — along with Coronado Ranch, Woodlands Village, Seville Golf and Country Club, and dozens of newer subdivisions built in the 2010s and 2020s. Each community has its own character and HOA, but all benefit from the area's core advantages: top-tier Higley Unified School District schools, easy freeway access, and proximity to San Tan Village, the East Valley's premier open-air lifestyle shopping and dining destination.

What truly sets the Higley corridor apart from other suburban Phoenix corridors is the combination of amenities that money can't easily replicate elsewhere at the same price points. You can buy a 2,800-square-foot home with a pool for $650,000, walk to a community lake, send your kids to one of Arizona's highest-rated school districts, and be at a world-class restaurant in five minutes. The area's demographics skew strongly toward dual-income families with school-age children — educated professionals who work in the Chandler Intel campus, the healthcare corridor along Higley and Baseline, or make the 35-minute commute to Phoenix Sky Harbor for frequent travel. Retirees and empty-nesters are also well-represented, drawn by the active lifestyle amenities, safety, and Gilbert's exceptional infrastructure.

Geographically, the corridor benefits from excellent freeway access that makes it surprisingly connected despite its suburban character. The US-60 Superstition Freeway at the northern edge provides direct access to Tempe, ASU, and downtown Phoenix in 30–40 minutes. The Loop 202 Santan Freeway running along the southern boundary connects quickly to Chandler, the Intel campus, and eventually to I-10 for west valley or Tucson travel. Williams Field Road and Higley Road itself serve as north-south arterials that efficiently distribute traffic. San Tan Village, one of Arizona's largest and most successful open-air shopping centers, sits at the Power Road and Williams Field intersection just minutes from most Higley neighborhoods — its presence elevates the entire corridor's lifestyle quotient dramatically.

New construction continues to arrive in the Higley corridor even as existing inventory remains tight. Builders including Taylor Morrison, Meritage Homes, Toll Brothers, and Richmond American maintain active communities in the area, with new phases launching regularly as remaining land gets entitled and developed. Buyers seeking new construction can find options from the low-to-mid $500,000s for standard floor plans up to $850,000+ for Toll Brothers luxury specifications. The availability of new construction alongside established resale inventory gives buyers in this corridor more flexibility than in many comparable East Valley submarkets where virtually all buildable land has been absorbed.

The investment thesis for Higley is compelling. Appreciation of approximately 7.1% annually from 2023–2025 outpaced the broader Phoenix metro average, driven by persistent demand from in-migration — Arizona consistently ranks among the top states for net domestic migration — and limited new land supply in established areas. The economic anchors are strong and diversifying: Intel's massive Chandler campus 20 minutes to the west provides high-paying technology employment, the Banner Health healthcare network has significant presence along the corridor with Banner Gateway Medical Center nearby, and the broader East Valley continues attracting corporate relocations and expansions. As the greater Phoenix metro continues growing at its historical pace of 80,000–100,000 new residents per year, well-located family communities in top school districts like the Higley corridor will remain among the most competitive submarkets.

Safety is a genuine differentiator. Gilbert consistently ranks as one of the safest cities in Arizona and among the safest large cities in the United States. The Higley corridor, sitting entirely within Gilbert's boundaries, benefits from this reputation. Property crime rates are low, the community is engaged and watchful, and the family-oriented character of the neighborhoods naturally creates the kind of neighbor-knows-neighbor culture that deters crime and fosters belonging. New residents frequently cite safety as among the top three reasons they chose Gilbert over comparable communities in other East Valley cities — alongside schools and value.

Higley High School: A Closer Look

Higley High School is the crown jewel of HUSD's secondary offerings. Holding a GreatSchools rating of 9/10 and consistently ranking in the top 10% of Arizona high schools, Higley High has earned a national reputation for academic excellence combined with competitive athletics. The school's Career and Technical Education (CTE) programs offer pathways in healthcare, technology, business, and skilled trades — preparing students for both college and workforce-ready careers. Notably, the CTE healthcare pathway is particularly strong, feeding directly into Banner Gateway Medical Center's intern and early career pipeline.

Athletics at Higley High School are genuinely competitive at the state level. The Knights basketball program has produced multiple state championships, and the football and baseball programs regularly advance deep into Arizona's playoff brackets. The combination of academic rigor and athletic excellence creates a high school experience that resonates strongly with the family-oriented culture of the surrounding neighborhoods. For families considering the area, attending a fall football game under the lights at Higley High's stadium is a quintessential experience that captures the community spirit perfectly.

HUSD's Growth & Innovation

Higley Unified School District has managed rapid enrollment growth better than most Arizona districts, consistently maintaining high standards even as the population it serves has doubled over the past 15 years. New school construction has kept pace with residential development, meaning classrooms are not overcrowded. The district's administrative leadership has maintained an aggressive stance on teacher retention and compensation — significant in Arizona, where teacher recruitment has historically been challenging — resulting in experienced teaching staff and lower turnover than many comparable districts.

HUSD's dual-language programs at the elementary level, its gifted and talented offerings, and its partnership with Chandler-Gilbert Community College for dual enrollment courses allow motivated students to graduate with substantial college credit. The district's robust fine arts programs — orchestras, bands, theater, and visual arts — round out an educational experience that genuinely supports multiple types of learners. Parents frequently comment that HUSD schools feel more like private school environments in terms of parent involvement and staff responsiveness, while operating at public school tuition: free.

Private school options are excellent but typically unnecessary for most HUSD families. Basis Gilbert, one of the national Basis Schools charter network's highest-rated campuses, offers a demanding STEM-forward curriculum for students who thrive in highly structured, academically rigorous environments. Gilbert Christian Schools and Valley Christian School provide faith-based alternatives with strong college-prep academics.

San Tan Village is not just a shopping center — it is the lifestyle anchor that makes the entire Higley corridor work as a residential destination. This 1.1-million-square-foot open-air lifestyle center sits at the intersection of Williams Field Road and Market Street in Gilbert, roughly five minutes from most Higley neighborhoods, and functions as the East Valley's de facto town square for shopping, dining, and entertainment. Its presence transforms what might otherwise be a standard suburban corridor into something that feels genuinely complete and self-sufficient.

The retail lineup at San Tan Village reads like a best-of list for lifestyle brands. Apple Store draws the tech-forward professional demographic. REI serves the outdoor enthusiast population heading to San Tan Mountain and the surrounding regional parks. Restoration Hardware anchors the home décor category alongside Williams-Sonoma, Pottery Barn, and Anthropologie. Fashion is covered by Nordstrom Rack, Forever 21, H&M, Express, and numerous specialty boutiques. The Harkins Theatres San Tan 14 provides a first-run movie experience that reduces the need to drive anywhere else for entertainment.

The dining scene at San Tan Village is genuinely impressive by any suburban standard. The restaurant roster includes Yard House, The Cheesecake Factory, Kona Grill, P.F. Chang's, Bonefish Grill, Chuy's, Bar Louie, Firebirds Wood Fired Grill, and Ted's Montana Grill — a mix of nationally recognized casual fine dining and chain restaurants that keeps both weeknight dinners and weekend celebrations covered. The outdoor dining atmosphere, with heated and cooled covered areas, makes year-round al fresco dining possible. During cooler months (October–April), the San Tan Village experience is genuinely pleasant — walkable, lively, and social in a way that indoor malls cannot replicate.

Beyond San Tan Village itself, the broader Higley retail corridor offers excellent supporting infrastructure. A Costco Business Center anchors major bulk shopping needs. Multiple grocery options — Fry's, Safeway, Sprouts Farmers Market, and Trader Joe's — are all within a short drive. Specialty retailers including Total Wine & More, PetSmart, Best Buy, and multiple fitness options (Orange Theory, LA Fitness, Planet Fitness) complete a retail ecosystem that genuinely covers most household needs within five to ten minutes of Higley Center neighborhoods.

The dining scene extends well beyond San Tan Village for those willing to venture a bit further. Downtown Gilbert's Heritage District, 15 minutes away, is one of the most vibrant restaurant rows in the entire Phoenix metro. Liberty Market — a beloved Gilbert institution — anchors the district with its European market-café concept. Joe's Real BBQ is a local legend. LGO Hospitality's restaurant group operates multiple concepts in Gilbert including Postino WineCafe, who brings its nationally acclaimed wine bar and board food concept to the market. The Heritage District's eclectic mix of chef-driven restaurants, craft breweries, and cocktail bars means Higley residents have access to genuine culinary excitement without driving to Phoenix or Scottsdale.

For day-to-day convenience, the Higley corridor is exceptionally well-served. Multiple urgent care centers, dental offices, medical specialists, and veterinary clinics operate within the immediate neighborhood footprint. Banner Gateway Medical Center, a full-service hospital with Level III trauma capabilities, is roughly eight minutes from most Higley neighborhoods — a significant comfort factor for families with young children or older relatives nearby. Gilbert's overall healthcare infrastructure has grown substantially over the past decade, and residents rarely need to travel far for comprehensive care.

San Tan Mountain Regional Park

Twelve miles south of Higley Center, San Tan Mountain Regional Park is one of the East Valley's premier outdoor recreation destinations — and its proximity makes it a genuine extension of Higley's lifestyle footprint. At approximately 10,000 acres, San Tan Mountain Regional Park protects an unspoiled stretch of Sonoran Desert that provides dramatic contrast to the surrounding suburban development. The park offers 19 miles of marked trails for hiking, mountain biking, and equestrian use, with difficulty levels ranging from easy desert walks to strenuous summit climbs with panoramic valley views.

The park's trail system centers on several key routes. The Goldmine Trail offers a moderate 3.6-mile loop with excellent elevation change and saguaro cactus scenery. The Moonlight Loop provides a 4.3-mile route with views toward the Superstition Mountains to the east. More serious hikers tackle the main summit trail for sweeping vistas stretching across the entire Valley of the Sun. Wildlife sightings are common — mule deer, coyotes, roadrunners, Gila woodpeckers, and various raptor species are regularly encountered. The park charges a modest entry fee and operates a small visitor center with trail maps and ranger programs.

Importantly, San Tan Mountain Regional Park is one of the few Maricopa County parks that allows mountain biking on dedicated singletrack trails — a significant draw for the East Valley's active cycling community. The Higley corridor's location makes it ideal for cyclists who want to bike directly from their neighborhood to trailheads, following the regional trail network that connects community paths to the broader park system.

Riparian Preserve at Water Ranch

An extraordinary ecological treasure within Gilbert proper, the Riparian Preserve at Water Ranch provides 110 acres of reclaimed water wetlands and wildlife habitat — a remarkable contrast to the surrounding desert and suburban landscape. The preserve features seven recharge ponds managed by the Town of Gilbert for groundwater replenishment, surrounded by native riparian vegetation that provides habitat for an astonishing diversity of bird species. Birding enthusiasts travel from across Arizona and neighboring states to access the preserve, which has documented over 275 bird species within its boundaries.

The Riparian Preserve's paved and unpaved trails wind through cattail marshes, cottonwood and willow groves, and open desert transition zones. An observatory (open to the public on select evenings) is managed by the Gilbert Astronomical Society and offers stargazing programs. The preserve includes a butterfly garden, covered ramadas, fishing opportunities, and an educational interpretive center that explains the preserve's role in Gilbert's water management strategy. Fishing is permitted in the ponds, with bass, catfish, and other warm-water species available. Entry is free, and the preserve operates year-round with peak bird diversity during spring and fall migration.

Beyond these signature outdoor destinations, the Higley corridor benefits from the entire East Valley's expanding trail and bike path network. The Arizona Canal and Consolidated Canal systems maintain paved multi-use paths that provide miles of car-free cycling and walking routes connecting Gilbert neighborhoods to Chandler, Mesa, and ultimately to the broader Phoenix regional trail network. Power Ranch's internal trail system alone totals multiple miles of paved paths that connect all sections of the community. Combined with neighborhood parks and the broader Gilbert parks system, outdoor recreation options are genuinely outstanding for a suburban environment.

Freeway Access & Traffic Reality

The US-60 Superstition Freeway (crossing Higley Road at the northern edge of the corridor) and the Loop 202 Santan Freeway (running along the southern boundary through San Tan Valley) form the primary freeway framework for Higley residents. The intersection of these two interstates near this area provides multiple routing options for commuters heading in any direction, which meaningfully reduces the experience of traffic bottlenecks compared to corridors with single-freeway access.

Higley Road itself runs north-south through the corridor and is a well-maintained arterial that connects smoothly to US-60 to the north and Williams Field Road to the south. Lindsay Road, Recker Road, and Power Road serve as parallel north-south arteries that distribute traffic effectively. During peak hours (7–9 AM and 4–6 PM on weekdays), Higley Road and the US-60 on-ramps can experience moderate congestion, particularly for westbound morning commuters heading toward Chandler and Tempe. Most residents consider the commute from Higley to major East Valley employment centers very manageable — notably better than trying to commute from comparable suburbs in the West Valley to the same destinations.

Employment Proximity

The Higley corridor's greatest commute advantage is its proximity to the dense East Valley employment cluster anchored by Intel's massive Chandler campus. Intel's Fab 52 and Fab 62 facilities in Chandler represent a $20 billion investment employing 12,000+ workers directly and supporting tens of thousands of additional jobs in the supply chain and services sector. The 20-minute commute from Higley to the Intel campus is one of the shortest of any comparable family neighborhood in the metro, and this proximity helps explain why many Intel employees and contractors have chosen Higley neighborhoods as their home base.

Banner Gateway Medical Center, one of Maricopa County's major hospital systems, is located just 8 minutes from most Higley neighborhoods. The healthcare employment cluster around Banner Gateway is substantial — nurses, physicians, administrators, technicians, and support staff all benefit from Higley's proximity. The growing healthcare corridor along Higley Road and Baseline Road (Banner, HonorHealth, and numerous specialty medical offices) makes the area ideal for healthcare workers seeking to minimize commute times while maximizing residential quality of life. Chandler Gilbert Community College's Williams Campus is also nearby, supporting both direct employment and educational access.

The Buying Process in Arizona

Arizona is a relatively buyer-friendly transaction state with clear legal frameworks governing real estate purchases. Understanding the process before you start searching will help you move quickly and confidently when the right home appears.

Once an offer is accepted, the 10-day BINSR (Buyer's Inspection Notice and Seller's Response) period begins. During this window, you hire a licensed home inspector (note: Arizona does not require state licensing for home inspectors; look for ASHI or InterNACHI credentialed professionals) to examine the property thoroughly. If the inspector identifies concerns, you have the right to request repairs, request a price reduction, or cancel the contract. The seller has 5 days to respond to your BINSR. This inspection period is your strongest consumer protection tool — use it thoughtfully.

Arizona is a dry funding state, meaning closing occurs on the day of recording — there is no gap between when the lender funds your loan and when you legally own the home and receive keys. This differs from states like California where funding and recording can be separated by days. Plan your moving logistics accordingly: plan to get keys and move in on the same day as closing.

Arizona is also a non-disclosure state for sale prices, meaning individual transaction prices are not public record. This makes it essential to work with an agent who has direct MLS access to comparable sales data for accurate pricing analysis. Online automated valuations (Zillow Zestimates, etc.) tend to be less reliable in Arizona than in disclosure states precisely because they cannot access individual sale price records.

AZ-Specific Due Diligence Checklist

• Review CFD/SID assessments on preliminary title report — understand total annual carrying cost
• Confirm school zone assignment directly with HUSD for the specific address
• Request full HOA disclosure packet per ARS §33-1806 — includes CC&Rs, financial statements, pending assessments, rules
• Review HOA CC&Rs for short-term rental restrictions (many Higley HOAs restrict Airbnb/VRBO)
• Hire an ASHI/InterNACHI credentialed inspector — Arizona has no state inspector licensing
• Flag post-tension slab — document location of embedded cables, do not cut or drill without engineer approval
• Check HVAC age and refrigerant type — R-22 (pre-2020) is a red flag; post-2020 units use R-410A or R-454B
• Inspect stucco at all penetrations (windows, doors, electrical boxes, pipes) for water intrusion
• Verify ARS §45-576 Assured Water Supply certification — East Gilbert is generally well-served by Town of Gilbert utilities, but verify
• Request SPDS (Seller Property Disclosure Statement) per ARS §33-422
• Check electrical panel brand — Zinsco and Federal Pacific panels are fire hazards requiring replacement
• Verify pool compliance with ARS §36-1681 pool barrier requirements if applicable

The 2026 conforming loan limit for Maricopa County is $806,500, meaning most homes in the Higley corridor qualify for conventional conforming financing with the advantages of competitive rates and standard PMI thresholds. Buyers putting less than 20% down will pay PMI until their loan-to-value ratio reaches 80%, at which point they can request cancellation under federal law.

FHA loans remain available and can be useful for buyers with credit scores as low as 580 (with 3.5% down) or 500 (with 10% down), though the upfront mortgage insurance premium and ongoing monthly MIP make them less advantageous for buyers who qualify for conventional financing. For most Higley buyers, a conventional loan with 5–20% down will be the most cost-effective path.

VA loans are an excellent option for eligible veterans and active-duty military. With no down payment required and no PMI, VA loans dramatically reduce the upfront capital needed to purchase. The VA funding fee (typically 2.15–3.3% for first use, waived for veterans with service-connected disability) adds to the loan balance but can be financed. The VA IRRRL streamline refinance program allows subsequent rate refinances without a new appraisal — valuable if rates decline after purchase.

The ADOH HOME Plus program offers down payment assistance for buyers who qualify. The program provides 3–5% of the loan amount as a forgivable grant (not a second mortgage — it's forgiven over time if you stay in the home). Requirements include a minimum 640 credit score, income at or below $122,100, and the home must be owner-occupied. The program works with FHA, VA, USDA, and conventional loans. For a $550,000 home, a 4% grant equals $22,000 in assistance — potentially the difference between renting and owning. Ask your lender specifically about HOME Plus availability in your transaction.

For buyers purchasing new construction, builder-affiliated lenders often offer incentivized financing packages including interest rate buydowns, closing cost contributions, or upgrade allowances in exchange for using their preferred lender. These deals can be genuinely valuable, but comparison-shop carefully — the rate offered through the builder's lender may or may not be competitive with the broader market. Your buyer's agent can help you evaluate these offers objectively. A 2-1 buydown (where the interest rate is reduced by 2% in year one and 1% in year two) has been a popular builder incentive in 2024–2026 that can meaningfully reduce initial housing costs.

The Higley corridor has developed a distinctive community culture shaped by its demographics: highly educated, professionally employed, family-oriented residents who chose this specific area purposefully for the school system and lifestyle amenities. The result is a neighborhood culture that is genuinely engaged — HOA meetings are attended, neighborhood Facebook groups are active (and mostly civil), youth sports leagues are well-organized and competitive, and the social fabric of community life feels real rather than forced.

Youth sports are a cultural centerpiece. Gilbert's youth baseball, soccer, football, and basketball leagues are among the largest and most competitive in the state, reflecting the area's young family demographic. Higley High School athletics events regularly draw substantial community turnout — Friday night football games at Higley High are genuine community gatherings attended by families with children of all ages, creating the kind of shared experience that reinforces neighborhood identity. The cultural commitment to athletics, combined with genuinely strong academic programs, creates a high school experience that many Higley residents regard as superior to what they experienced growing up elsewhere.

The Gilbert Farmers Market (operating weekly from October through April in downtown Gilbert) draws Higley residents for fresh produce, artisan foods, local crafts, and live music in a casual outdoor setting. The market is a microcosm of Gilbert's broader community character: diverse in background, united in lifestyle values, and genuinely friendly. Similar community events — outdoor movie nights, holiday light displays, civic festivals at Freestone Park — punctuate the social calendar with regularity and help new residents quickly feel connected.

Dining culture in and around the Higley corridor has matured considerably over the past decade. Where early Higley development offered primarily chain restaurants, today's dining scene is genuinely diverse. San Tan Village's restaurant row provides reliable upscale-casual options. But more significantly, the broader Gilbert dining ecosystem has emerged as one of the Phoenix metro's most interesting food destinations. The Heritage District downtown features chef-driven concepts that would be at home in any major American food city. Postino WineCafe brings its beloved wine-and-boards concept. Barrio Queen delivers elevated Mexican cuisine. SanTan Brewing Company's brewpub offers craft beer and food in a lively atmosphere. For residents who appreciate food culture, Gilbert-area dining has become a genuine source of pride rather than a compromise made for suburban living.

Religious community plays a meaningful role in Higley corridor social life for those who seek it. The area is home to multiple large congregation churches representing various Christian denominations, several of which run extensive weekday programming (preschools, sports leagues, youth groups) that integrate religious community with broader neighborhood social life. The Church of the Holy Cross (Catholic), several nondenominational megachurches, and numerous smaller congregation churches collectively serve a community where active religious participation is higher than the national average. For families who value faith community as part of their lifestyle, the Higley corridor offers strong options.

Gilbert's overall civic quality is exceptional. The town government has consistently ranked among the most financially well-managed municipalities in Arizona, delivering above-average public services — road maintenance, parks, trash collection, public safety — at competitive tax rates. The absence of obvious civic dysfunction (potholes, crime, declining infrastructure) that plagues some suburban municipalities may seem like a low bar, but it meaningfully affects daily quality of life and long-term property value preservation. Gilbert has the budget, political will, and administrative capacity to continue delivering excellent civic services as the community matures.

Appreciation & Long-Term Value

The Higley corridor's investment case rests on durable fundamentals rather than speculative demand. The combination of top-rated HUSD schools (a persistent driver of price premiums in any market), tight inventory in established neighborhoods, continued East Valley employment growth, and Arizona's ongoing attractiveness as a destination for domestic migration creates a compelling supply-demand picture that supports continued appreciation.

The 7.1% annual appreciation rate recorded from 2023–2025 outperformed the Phoenix metro average, reflecting the premium placed on HUSD school zones by informed buyers. This school-zone premium has historically been remarkably sticky — even during the 2008–2012 correction that hit many Phoenix suburbs hard, HUSD-zoned properties in Gilbert significantly outperformed the broader market in terms of value preservation. Buyers who purchased in Power Ranch at peak prices in 2005–2006 were largely made whole within five years — faster recovery than in comparable non-HUSD submarkets.

For long-term holds, the Higley corridor offers genuine portfolio quality. The ongoing development of the broader East Valley employment base — Intel Chandler, Banner Gateway Medical, the Eastmark Innovation District, and the ripple effects of TSMC's massive north Phoenix investment attracting supplier and partner businesses throughout the metro — supports income and employment levels that sustain housing demand. Arizona's population growth trajectory, averaging 80,000–100,000 new residents annually, ensures a continuing pipeline of potential buyers for Higley properties.

Rental Considerations & STR Restrictions

For investors considering Higley corridor properties as rental investments, the picture is nuanced. Long-term (12+ month) rentals are generally permitted in all Higley communities and can generate strong returns given the area's high demand from families who have not yet accumulated down payment funds or who prefer to "try" the HUSD experience before committing to purchase. Rental rates for a 4-bedroom pool home in the Higley corridor range from $2,800 to $4,500 per month depending on size, amenity package, and specific location, reflecting robust tenant demand and relatively low vacancy rates.

Short-term rentals (Airbnb, VRBO) present a more complex picture. Arizona state law under ARS §9-500.39 preempts local municipality bans on short-term rentals — neither Gilbert nor any other Arizona city can prohibit STRs at the municipal level. However, HOA CC&Rs CAN restrict or prohibit STRs within their jurisdiction, and many Higley corridor HOAs have adopted explicit STR prohibition clauses in recent years. Before purchasing with STR intent, a thorough review of the specific HOA's CC&Rs is absolutely essential — and be aware that CC&Rs can be amended by membership vote over time, potentially eliminating a permitted STR activity after purchase.

DSCR (Debt Service Coverage Ratio) loans are available for investment property purchases in the Higley corridor, allowing investors to qualify based on the property's rental income rather than their personal income. DSCR loans typically require 20–25% down payment and carry slightly higher rates than owner-occupied financing. For investors with multiple properties or non-traditional income structures, DSCR financing can unlock opportunities that standard income documentation requirements would preclude. AZ 1031 exchanges into Higley corridor properties are also well-suited given the area's track record of appreciation and strong tenant demand.