Established Lakes, Mature Trees, and Award-Winning Schools in the Heart of Gilbert
One of Gilbert's most beloved master-planned communities — featuring three catch-and-release fishing lakes, mature desert-adapted landscaping, and Higley Unified School District. Homes from $450K to $850K with 100% appreciation since 2019.
Community Overview
In a region where "new" is the default, Neely Farms stands apart. Developed primarily between 1990 and 2002 — an era when Gilbert was transitioning from farming community to incorporated town — this master-planned community brought something that most East Valley neighborhoods still can't replicate: time. Twenty-five-plus years of growth has filled Neely Farms with towering shade trees, established desert landscaping, and a neighborhood energy that feels lived-in, rooted, and genuinely community-oriented in the best possible sense.
Located at the intersection of Val Vista Drive and Elliot Road/Ray Road in east-central Gilbert (zip 85234), Neely Farms spans approximately 2,500 to 3,000 homes across multiple villages and phases. Continental Homes was the primary developer — a builder that was later absorbed into D.R. Horton — and they laid out the community with a deliberate focus on livability: parks within walking distance of every home, lakes as community gathering points, and a variety of floor plans that allowed for diverse family configurations from the start.
What truly distinguishes Neely Farms, even decades later, is the pride of ownership that permeates every block. With an owner-occupancy rate estimated above 85%, this is not a community of absentee landlords and revolving tenants. Many original owners have lived here for 15 to 25 years, and they've invested deeply in their homes and in the community institutions — the Neighborhood Watch program, the annual Easter egg hunt, the Fourth of July parade that winds through the streets, and the holiday light contest that turns the neighborhood into one of Gilbert's most festive destinations each December.
For buyers who want a home that already feels like a neighborhood — with roots, with character, with actual trees that provide real shade — Neely Farms delivers something rare in the East Valley market. And with the median price having climbed from roughly $300,000 in 2019 to approximately $600,000 in 2026, the market has recognized what residents have known for decades: this is one of Gilbert's premier addresses.
Location: Val Vista Dr & Elliot/Ray Rd, Gilbert AZ 85234
Development Era: 1990–2002 (Continental Homes / D.R. Horton)
Home Count: ~2,500–3,000 homes, multiple villages
Architecture: Southwestern/Territorial; 1–2 story; tile roofs, brick accents
Lot Sizes: 6,000–12,000 sq ft
HOA: Neely Farms Community Association
HOA Dues: $45–$70/month (tiered by village)
School District: Higley Unified School District (HUSD)
High School: Mesquite High School (A-rated)
Zip Code: 85234
Nearest Freeway: Loop 202 (Santan), 5–8 min
Community Amenities
Neely Farms was designed around a core philosophy: residents should be able to walk out their front door and into a world-class amenity within minutes. The community delivers on that promise with three lakes, two pools, and an interconnected network of parks and pathways that give daily life here a resort-like quality that is entirely accessible.
The three lakes within Neely Farms are not decorative water features — they are genuine community hubs. Stocked for catch-and-release fishing, these lakes draw families on weekend mornings and couples on evening walks. The shimmer of water against the Arizona sky creates a visual anchor for entire village sections, and homes with lake views consistently command a 5–12% premium over comparable non-lake properties. It's not hard to understand why: a morning spent casting a line from your neighborhood lake has a timeless quality that no amount of square footage can replicate.
The lakes are maintained by the Neely Farms Community Association, whose monthly dues cover water quality management, landscaping of the surrounding common areas, and the fishing stock program. The HOA also maintains the pathways that wind along the lake shores, making them accessible to strollers, wheelchairs, and joggers alike.
Adjacent to Val Vista Lakes — a neighboring community known for its own water features — Neely Farms benefits from what residents call the "Val Vista corridor" effect: a stretch of east-central Gilbert where lakes, ponds, and mature trees create a microclimate and aesthetic that makes driving through feel like a different world from the concrete-and-stucco sprawl found elsewhere in the valley.
Beyond the lakes, Neely Farms offers an extensive parks system designed so that no home is more than a short walk from a green space. The parks range from small pocket parks with benches and shade structures to larger multi-use fields where youth sports leagues operate on Saturday mornings. Basketball courts and volleyball courts serve teens and adults looking for pickup games, while the jogging and walking paths create a connected circulation system that allows residents to traverse much of the community without setting foot on a street.
The two community pools — maintained by the HOA and accessible to all Neely Farms residents — are the summer centerpiece of community life. Pool days in July and August pull families from their air-conditioned homes and create the kind of spontaneous neighbor interactions that built the community's reputation for genuine friendliness. The pools are heated in cooler months, extending their usability well into spring and fall.
The mature tree canopy throughout Neely Farms — a product of 25+ years of growth — is not a minor detail. In the Phoenix metro, where summer temperatures routinely exceed 110°F, the ability to walk in actual shade is a meaningful quality-of-life advantage. Neely Farms has it in abundance, and newer communities won't catch up for decades.
Education
Neely Farms is served entirely by Higley Unified School District (HUSD) — consistently one of Arizona's highest-rated school districts. For families with school-age children, HUSD is a primary reason Neely Farms commands a premium over neighborhoods in neighboring districts. With 9 of 12 HUSD schools rated A by the Arizona Department of Education, parents can feel confident that their children are receiving an exceptional public education without the private school price tag.
Mesquite High School is the crown jewel of HUSD and serves the majority of Neely Farms students at the high school level. An A-rated school consistently recognized among the best in the East Valley, Mesquite offers a rigorous academic program paired with exceptional extracurricular depth. The school maintains a dual enrollment partnership with Mesa Community College (MCC), allowing students to earn college credits while still in high school — a genuine financial benefit for families planning for post-secondary education.
Athletics at Mesquite are a source of community pride: the school competes at the varsity level across football, basketball, baseball, softball, soccer, track, swimming, wrestling, and more. The performing arts program is similarly robust, with choir, band, theater, and dance programs that produce top-tier performances. STEM programs include engineering pathways, robotics, and computer science tracks designed to prepare students for the tech-driven economy that increasingly defines the Chandler–Gilbert corridor.
Serving Neely Farms students in grades 6–8, Highland Junior High is an A-rated middle school that prepares students for success at Mesquite High. The school offers core academic programs alongside electives in art, music, physical education, and technology. Teachers at Highland are known for strong mentorship and engagement with students during what many families consider the most critical developmental years.
Highland's athletics program introduces students to competitive team sports ahead of high school, and the school's academic support structures — including tutoring programs and counseling — are designed to ensure no student falls through the cracks during the middle school transition.
Greenfield Elementary serves younger Neely Farms children (K–5) with a well-rounded curriculum that emphasizes foundational literacy and numeracy alongside character development and the arts. The school benefits from an active parent-teacher organization (PTO) that supplements district resources with additional programs and events.
Neely Traditional Academy is a school of choice within HUSD that offers a traditional academic environment with a strong emphasis on character education, structured learning, and core academic disciplines. The "traditional" designation means a focus on direct instruction, homework, uniforms, and parent involvement — an approach that resonates strongly with many Neely Farms families. Depending on your specific address within Neely Farms, you may be zoned for Greenfield Elementary or Neely Traditional Academy. Always verify your school assignment at HUSD.org or by contacting the district office directly.
| School | Level | Grades | AZ Rating | District | Highlights |
|---|---|---|---|---|---|
| Mesquite High School | High School | 9–12 | A-Rated | HUSD | Dual enrollment (MCC), STEM, athletics |
| Highland Junior High | Middle School | 6–8 | A-Rated | HUSD | College prep programs, arts, athletics |
| Greenfield Elementary | Elementary | K–5 | Highly Rated | HUSD | Active PTO, literacy focus |
| Neely Traditional Academy | K–8 | K–8 | Highly Rated | HUSD | Traditional academics, uniforms, character ed |
| HUSD District-Wide | District | K–12 | 9 of 12 A-Rated | HUSD | Top AZ district; verify assignment at HUSD.org |
Neely Farms straddles multiple elementary school attendance boundaries within HUSD. Your specific address determines whether you're assigned to Greenfield Elementary, Neely Traditional Academy, or potentially another HUSD school. Always verify current attendance zones at HUSD.org or by calling the district office before purchasing if school placement is a priority. Boundaries can change.
Home Styles & Pricing
Neely Farms encompasses multiple villages and phases built over a 12-year period, resulting in a variety of floor plan options and home sizes that accommodate diverse family needs and budgets. Whether you're a first-time buyer seeking a manageable 3-bedroom entry point or a growing family that needs a 5-bedroom layout with a 3-car garage, Neely Farms has inventory at some point in its market cycle that fits the bill.
The dominant architectural style throughout Neely Farms is Southwestern/Territorial — a design language that blends Spanish Colonial influences with desert pragmatism. Flat and low-pitched tile roofs handle the Arizona climate well, brick accents add texture and visual interest to stucco exteriors, and covered patios and deep-set windows manage the intense desert sun. This architectural consistency gives the neighborhood a cohesive appearance that contributes to its overall curb appeal without feeling sterile or monotonous.
Homes are a mix of single-story and two-story layouts. Single-story homes are particularly prized among retirees and empty nesters who appreciate the accessibility and lower energy costs — though the premium for single-story in Neely Farms is real and consistent. Two-story homes tend to offer larger square footages and more bedrooms, making them popular with families who need the space but are working with budget constraints that make single-story feel out of reach.
Lot sizes throughout Neely Farms range from approximately 6,000 to 12,000 square feet — respectable by East Valley standards. The larger lots are typically found in the earlier-developed phases, where Continental Homes was more generous with land allocation. Backyard configurations vary widely: some homes have been transformed with full outdoor kitchens, custom pools, and resort-style landscaping; others maintain a simple grass-and-patio setup. The variety makes it easy to find a home that matches your vision, whether you want move-in ready or a project property you can customize to your taste.
| Home Type / Size | Sq Ft Range | Beds/Baths | Price Range | Median Est. | Notes |
|---|---|---|---|---|---|
| Entry-Level | 1,400–1,800 sf | 3 BR / 2 BA | $450,000–$550,000 | $498,000 | Single or 2-story; 2-car garage; great for first-time buyers |
| Mid-Tier | 1,800–2,400 sf | 4 BR / 2 BA | $550,000–$680,000 | $612,000 | Most common inventory; family floor plans |
| Upper Mid-Tier | 2,200–2,600 sf | 4 BR / 2.5–3 BA | $625,000–$730,000 | $678,000 | Bonus rooms, renovated interiors; 3-car garages |
| Premium | 2,600–3,200 sf | 4–5 BR / 3 BA | $680,000–$850,000 | $762,000 | Guest suites, home offices, premium lots |
| Lake-View Premium | Any size | Varies | +5–12% over comparable | +$35K–$90K | Direct lake or pond view/backing; fastest-moving inventory |
| Community Median | ~2,000 sf avg | 4 BR / 2 BA typical | $450,000–$850,000 | ~$600,000 | Overall neighborhood median, all sizes combined |
Price estimates based on 2026 market conditions in Gilbert 85234. Individual home values vary based on condition, upgrades, lot position, and specific market timing. Contact Ryan for a current comparative market analysis.
Market Performance
Neely Farms has delivered exceptional appreciation over the past decade, driven by Gilbert's transformation into one of the most desirable cities in the entire Southwest. The combination of top schools, low crime, freeway access, and mature infrastructure has made Neely Farms a consistent outperformer in the broader Phoenix metro market.
In 2019, the median Neely Farms home sold for approximately $300,000 — already above the broader Gilbert average, reflecting the premium buyers were willing to pay for the community's lakes, schools, and established character. What happened over the next seven years was one of the great appreciation runs in Phoenix metro history.
The pandemic era (2020–2022) supercharged demand across the entire Phoenix metro as remote workers from California, Colorado, and the Pacific Northwest discovered the combination of Arizona sunshine, low taxes, no state estate tax, and dramatically lower home prices relative to their origins. Gilbert, already considered a premium destination, saw particularly strong inflows of high-earning transplants who were willing to pay full price — and then some — for homes in neighborhoods like Neely Farms.
The 2023 interest rate environment introduced a moderation period, as rising mortgage rates reduced purchasing power and slowed transaction velocity across the metro. But critically, inventory in Neely Farms never ballooned — because owners who refinanced at sub-3% rates in 2020–2021 had no financial incentive to sell into a higher-rate environment. This "lock-in effect" kept supply constrained even as demand moderated, preventing the price corrections that some analysts predicted.
By 2025–2026, the market has found a new equilibrium, with Neely Farms homes trading at approximately $600,000 median — representing roughly 100% total appreciation from the 2019 baseline. Buyers today are purchasing at a materially higher price point than seven years ago, but they're also buying into a market with demonstrated appreciation history, strong fundamentals, and a school district that will continue to attract families for decades.
| Year | Est. Median Price | Annual Change | Cumulative from 2019 |
|---|---|---|---|
| 2019 | $300,000 | — | Baseline |
| 2020 | $330,000 | +10.0% | +10% |
| 2021 | $400,000 | +21.2% | +33% |
| 2022 | $480,000 | +20.0% | +60% |
| 2023 | $510,000 | +6.3% | +70% |
| 2024 | $555,000 | +8.8% | +85% |
| 2025 | $580,000 | +4.5% | +93% |
| 2026 (YTD) | $600,000 | +3.4% | +100% |
Estimates based on MLS data and market analysis for Gilbert 85234. Arizona is a non-disclosure state — sale prices are not public record. Data reflects estimated medians. Verify with current CMA from Ryan Moxley.
Location & Commute
Neely Farms' location at Val Vista Drive and Elliot/Ray Road places it squarely in the geographic center of Gilbert's residential core — close enough to everything that matters, yet buffered from the commercial intensity that can degrade neighborhood quality. Freeway access is exceptional, connecting residents to the entire Phoenix metro in reasonable drive times.
The Loop 202 Santan Freeway is just 5–8 minutes from the community via Val Vista Drive — one of the fastest freeway connections available to any Gilbert neighborhood. The 202 connects west toward downtown Phoenix (25 min) and Chandler, and east toward Queen Creek and the growing southeast valley. US-60 (Superstition Freeway) is approximately 10 minutes north via Val Vista, offering another major arterial into Mesa, Tempe, and beyond.
Intel Fab 52/62 in Chandler is approximately 20 minutes west — making Neely Farms a natural choice for Intel's 12,000+ employees. Chandler's Price Road Corridor (major tech employers including PayPal, Wells Fargo, and dozens of tech firms) is 15–20 min. Phoenix Sky Harbor International Airport is approximately 30 minutes via the 202/143. Downtown Chandler and the Gilbert Heritage District are both within 15 minutes.
San Tan Village Mall — with Bass Pro Shops, Macy's, and 60+ stores — is approximately 2 miles away, making it genuinely walkable by Arizona standards. Val Vista Marketplace (Fry's Food, restaurants, services) anchors the immediate commercial node at Val Vista and Ray. The expanding Gilbert Road commercial corridor adds restaurants and specialty retail within minutes. Mercy Gilbert Medical Center (Banner Health) is approximately 10 minutes away for healthcare needs.
Val Vista Drive is one of East Gilbert's premier residential corridors — a north-south arterial lined with master-planned communities, parks, and mature landscaping that gives the area a character distinct from the rest of the valley. Neely Farms sits in the heart of this corridor, with Val Vista Lakes to the north providing additional green space and lake views that enhance the entire neighborhood's ambient environment.
Gilbert itself has transformed dramatically from its farming roots into one of America's most livable cities. Consistently ranked among the safest large cities in Arizona, Gilbert boasts low crime rates, excellent city services, and a parks department that manages 50+ parks across the town. The "Gilbert, Arizona: Small Town Feel, Big City Amenities" brand that the town has cultivated over 30 years is not just marketing — it reflects a genuine civic identity that residents of communities like Neely Farms experience daily.
The combination of Gilbert's reputation for safety and livability, Neely Farms' community amenities and established character, and HUSD's school quality creates a neighborhood value proposition that is genuinely difficult to replicate at any price point in the East Valley.
HOA Information
The Neely Farms Community Association (HOA) is the governing body responsible for maintaining the community's shared amenities and enforcing the CC&Rs (Covenants, Conditions, and Restrictions) that keep the neighborhood's character intact. Understanding your HOA obligations before purchasing is essential — Arizona law provides specific protections for buyers in this process.
HOA dues in Neely Farms are tiered by village/phase, ranging from approximately $45 to $70 per month. This is notably affordable for a community of this caliber — many comparable master-planned communities in the East Valley charge $100 to $200+ per month. The relatively low dues reflect a well-funded HOA with a mature reserve fund, since many of the major infrastructure projects (lake systems, pool construction, park installation) were completed decades ago and are now simply maintained rather than built.
Monthly dues cover: maintenance of all three community lakes and their surrounding pathways and landscaping; operation and maintenance of both community swimming pools (including lifeguard services during peak hours); upkeep of all common area landscaping, irrigation, and hardscaping; park maintenance; basketball and volleyball court maintenance; jogging path maintenance; and general HOA administration (management, insurance, reserves).
Before purchasing, always request the HOA's most recent financial statements, meeting minutes, reserve study, and pending special assessment disclosures. A healthy reserve fund means no surprise assessments; a deficit means you could be hit with a one-time special assessment for major infrastructure repairs shortly after moving in. Under Arizona law, you have the right to receive this information.
Sellers are required by Arizona law to disclose the existence of an HOA and provide buyers with the HOA documents. As a buyer, request the full HOA package — CC&Rs, bylaws, rules and regulations, current budget, reserve study, and any pending special assessments — within 5 days of going under contract. You have the right to cancel the contract within a specified review period if you find the HOA terms unacceptable.
Arizona HOAs have the legal authority to place a lien on your property and, in extreme cases, pursue foreclosure for unpaid HOA dues. This is rare — but it underscores why understanding your ongoing dues obligation before purchasing is critical. Always budget your monthly HOA dues into your housing cost calculation.
Arizona generally preempts local municipalities from banning short-term rentals. However, HOA CC&Rs are contracts between private parties — and they CAN legally restrict or prohibit STRs within the community. Neely Farms CC&Rs restrict short-term rentals. If you're purchasing as an Airbnb/VRBO investment, review the CC&Rs carefully before proceeding.
Expert Guidance
Neely Farms moves quickly. Lake-view homes and premium lots often receive multiple offers within days of listing. Ryan Moxley has helped numerous buyers successfully compete in this market — and he knows the community's inventory nuances better than anyone.
Arizona Legal & Inspection Guide
Buying a home in Neely Farms involves several Arizona-specific legal and inspection considerations that are critically important for protecting your investment. Skipping due diligence on these items can result in costly surprises after closing. Here is what you must understand before purchasing any Neely Farms home.
Every original Neely Farms home was built on a post-tension slab — a concrete foundation system that contains tensioned steel cables embedded within the concrete. This is the standard construction method in the Phoenix metro for its suitability to Arizona's expansive soil conditions. The critical rule: you must NEVER cut into, drill through, or otherwise penetrate a post-tension slab without a licensed structural engineer's explicit approval and guidance. This affects: adding a pool (the shell cannot be poured inside the existing slab footprint without engineering), running new plumbing or electrical through the slab, adding anchors or rebar, or any landscaping project that involves deep penetration. If you're planning to add a pool to a Neely Farms home, always hire a pool contractor with specific post-tension slab experience, and expect the engineering requirement to add cost and timeline to the project.
Homes built in Neely Farms between 1990 and 2009 frequently still contain HVAC systems using R-22 refrigerant (also known as Freon). The EPA phased out R-22 production in January 2020, meaning that while existing systems can still be serviced with reclaimed R-22, replacement refrigerant is extremely expensive and increasingly scarce. If a home inspection reveals R-22 equipment, you are facing either (1) extremely high maintenance costs when the system needs recharging, or (2) full system replacement costing $8,000–$15,000+ depending on home size and system configuration. This is a negotiating point — request seller replacement, seller credit, or price reduction if R-22 equipment is discovered during inspection.
Stucco is the dominant exterior finish in Neely Farms and throughout the Phoenix metro. While durable in dry conditions, stucco is vulnerable to water intrusion at penetration points — around windows, electrical outlets, hose bibs, pipe penetrations, and any point where the stucco plane is interrupted. After 20–30 years, caulking and sealants at these points degrade. A thorough home inspector should probe all penetration points and assess stucco for cracks, delamination, and moisture. Arizona's monsoon season (July–September) is when latent stucco water intrusion issues become apparent.
Under Arizona law, sellers of residential property must provide a Seller Property Disclosure Statement (SPDS) to buyers. The SPDS covers known material facts about the property — structural issues, HOA information, utility systems, legal matters affecting the property, and more. Review the SPDS carefully and ask your agent about any disclosures that raise questions. The SPDS is not a warranty — it reflects the seller's knowledge, which may be incomplete.
Arizona buyers receive a 10-day inspection period (unless negotiated otherwise) during which you can inspect the property with licensed professionals and submit a Buyer's Inspection Notice and Seller's Response (BINSR). The BINSR is your opportunity to request repairs, credits, or price reductions based on inspection findings. Sellers have 5 days to respond. If you and the seller cannot reach agreement on BINSR items, you retain the right to cancel and receive your earnest money back. Arizona has no state licensing for home inspectors — look for ASHI or InterNACHI credentials when selecting an inspector.
Arizona is a non-disclosure state for home sale prices — purchase prices are not public record. Appraisers and agents rely on MLS data for comparable sales. This means the Zestimate or other automated valuations you see online are estimates, not verified sale prices. Arizona is also a dry funding state: closing, funding, and recording all happen on the same day. The moment escrow records with the county, you own the home. There is no gap period between signing and getting keys.
The 2026 conforming loan limit for Maricopa County is $806,500 — meaning most Neely Farms purchases qualify for conventional financing without a jumbo loan. First-time buyers may also qualify for ADOH HOME Plus Down Payment Assistance: a 3–5% forgivable grant requiring a 640+ credit score, income under $122,100, and available with FHA, VA, Conventional, and USDA loans.
Investment & Rental Analysis
While Neely Farms' HOA restricts short-term rentals, the neighborhood represents a strong long-term real estate investment for buyers who understand the fundamentals. Here's what investors and buyers thinking about eventual resale need to know.
The 100% appreciation from 2019 to 2026 is the headline, but the investment case for Neely Farms extends far beyond recent price gains. The structural drivers of long-term value here are durable: HUSD schools consistently attract premium-income families who compete aggressively for limited Neely Farms inventory; the mature, established character of the neighborhood cannot be replicated by new construction anywhere; and Gilbert's overall trajectory — population growth, commercial investment, and civic quality — continues to enhance the broader context that Neely Farms sits within.
Land supply dynamics increasingly favor established neighborhoods like Neely Farms. As Gilbert approaches buildout in its desirable core, the opportunity to develop new master-planned communities with mature landscaping and established schools within the same geography disappears. Buyers who want HUSD schools, a lake community, and a proven neighborhood — not a promise — must compete for the existing Neely Farms inventory. This structural supply constraint provides a floor under prices.
The proximity to Intel's Chandler campus (20 min) and the broader Price Road Corridor tech employment base ensures sustained demand from well-paid technology workers — exactly the buyer profile that keeps values high and turnover orderly. As TSMC's Fab 21 in north Phoenix continues to ramp (10,000+ direct jobs projected) and attracts semiconductor supply chain companies throughout the metro, the East Valley's overall employment fundamentals strengthen further.
For investors purchasing Neely Farms homes as long-term rentals, the fundamental picture is favorable. HUSD schools and community amenities attract high-quality, stable tenants — often families with children who are reluctant to move during the school year and tend to stay for multiple lease terms. Average rent for a 3-bedroom Neely Farms home in 2026 is in the $2,200–$2,700/month range; 4-bedroom homes typically command $2,600–$3,200/month, depending on size, condition, and specific location within the community.
Note that gross rental yields in Neely Farms are moderate by national investment standards — roughly 4.5–6% gross, before expenses — because home prices have appreciated significantly faster than rents. Investors should underwrite carefully and focus on total return (appreciation plus cash flow) rather than cash flow alone. For investors prioritizing cash flow optimization, other Phoenix metro submarkets offer better yields; Neely Farms is best suited for investors prioritizing capital preservation and long-term appreciation in a stable, high-quality location.
Important: HOA CC&Rs prohibit short-term rentals. While ARS §9-500.39 generally prevents municipalities from banning STRs, HOA covenants between private parties can legally restrict them. Review the current CC&Rs with your attorney before purchasing for any short-term rental purpose. Violations can result in fines and legal action from the HOA.
3 BR / 2 BA (1,400–1,800 sf): $2,200–$2,700/month
4 BR / 2 BA (1,800–2,200 sf): $2,600–$3,100/month
4+ BR / 3 BA (2,200–2,800 sf): $3,000–$3,600/month
Lake-View Premium: +$200–$350/month over comparable
Long-term rentals only. HOA prohibits STR/Airbnb.
Community Culture & Lifestyle
In an era when suburban neighborhoods can feel anonymous — row after row of similar homes with no shared identity — Neely Farms stands as evidence that community is not an accident. It's cultivated over decades by residents who invest in their neighborhood beyond their property lines.
One of the most beloved Neely Farms traditions — the community Easter egg hunt brings hundreds of families to the community's parks each spring. The HOA organizes this event, and it's one of the clearest expressions of the neighborhood's family-centric character.
The Neely Farms Fourth of July parade is a genuine neighborhood institution — decorated bikes, wagons, and strollers make their way through the community streets in a celebration that harks back to small-town Americana. It's exactly the kind of event that makes longtime residents say they'd never leave.
Each December, Neely Farms becomes one of Gilbert's premier holiday light destinations. The community's holiday light contest creates a friendly competitive spirit among neighbors, and the resulting display brings visitors from throughout the East Valley for evening drives through the illuminated streets.
An active Neighborhood Watch program contributes to the community's already-excellent safety profile. In a town that already ranks among Arizona's safest, Neely Farms' organized watch program provides an additional layer of community oversight and awareness.
The demographic profile of Neely Farms is dominated by owner-occupiers — estimated at 85%+ owner occupancy — which is exceptional for a neighborhood of this size. This means your neighbors are invested in the community's long-term health, not just their monthly cash flow. It's a meaningful distinction that translates to better-maintained yards, quieter streets, and a neighborhood identity that renters alone cannot create.
The community's age diversity is notable. Original buyers from the 1990s — many now in their 60s and 70s — provide intergenerational stability and institutional knowledge about the neighborhood's history. Meanwhile, as those original owners sell and downsize, younger families are purchasing and bringing a new generation of children into the community school pipeline. This natural generational turnover is healthy and self-sustaining.
The professional profile of Neely Farms residents skews toward technology, healthcare, education, and business — careers that reflect Gilbert's broader economic identity as a high-skill, high-income suburb. Many residents work at Intel, PayPal, and the extensive portfolio of technology companies in the Chandler/Gilbert Price Road Corridor. The presence of Banner/Mercy Gilbert Medical Center also draws healthcare professionals to the neighborhood.
Pride of ownership in Neely Farms is not an abstract concept — you can see it in the meticulous landscaping, the freshly painted exteriors, the well-maintained driveways, and the community events that reflect genuine neighborhood investment. When you buy a home in Neely Farms, you are buying into a community with 25+ years of established social capital.
Gilbert's beloved downtown — the Heritage District — is approximately 10 minutes north of Neely Farms. A former agricultural warehouse district transformed into a walkable dining, nightlife, and shopping destination, the Heritage District is anchored by standout restaurants, coffee shops, wine bars, and boutiques that have made it one of the most celebrated destinations in the East Valley. Weekend brunch crowds and weeknight dinner scenes make it a regular stop for Neely Farms residents.
Two miles from Neely Farms, San Tan Village is a premier open-air shopping destination anchored by Bass Pro Shops, Macy's, and a rotating roster of national retailers, restaurants, and entertainment options. The Harkins San Tan Village cinema and extensive restaurant row make this a one-stop destination for entertainment, shopping, and dining. For Gilbert families, San Tan Village fills the regional mall role admirably without requiring a drive to Chandler Fashion Center.
Approximately 10 minutes from Neely Farms, Mercy Gilbert Medical Center (part of the Banner Health system) is Gilbert's primary acute care hospital. The facility offers emergency care, specialized surgery, oncology, cardiac care, and women's health services. For families and older adults, proximity to quality healthcare is a meaningful quality-of-life factor — and Neely Farms delivers with a major Banner Health facility at close range.
Frequently Asked Questions
Neely Farms home prices in 2026 range from approximately $450,000 to $850,000. Entry-level 3-bedroom homes (1,400–1,800 sq ft) typically sell for $450,000–$550,000. Mid-tier 4-bedroom homes (1,800–2,400 sq ft) range from $550,000–$680,000. Premium 4–5 bedroom homes (2,400–3,200 sq ft) command $680,000–$850,000. Lake-view homes carry a 5–12% premium over comparable non-lake properties. The median home price in Neely Farms is approximately $600,000 in 2026, representing roughly 100% appreciation from the 2019 median of approximately $300,000.
Note that Arizona is a non-disclosure state — sale prices are not public record. Market estimates are based on MLS data and comparable sales analysis. Contact Ryan Moxley for a current, specific comparative market analysis for any Neely Farms home you're considering.
Neely Farms Community Association HOA dues range from approximately $45 to $70 per month, tiered by village/phase. This is notably affordable for a master-planned community of this quality — far below the $100–$200+/month common in comparable East Valley communities.
The HOA covers: maintenance of all three community lakes and surrounding pathways and landscaping; operation of both community swimming pools; all common area landscaping and irrigation; park and sports court maintenance; jogging path upkeep; and HOA administration (management, insurance, reserves). Under ARS §33-1806, sellers must provide HOA disclosure documents, and buyers should request the full HOA package — CC&Rs, bylaws, rules, current budget, reserve study, and pending assessments — within 5 days of going under contract. You have a right to review and potentially cancel if HOA terms are unacceptable.
Neely Farms is served entirely by Higley Unified School District (HUSD) — one of Arizona's highest-rated school districts. The high school serving the community is Mesquite High School, which carries an A-rating from the Arizona Department of Education, offers dual enrollment with Mesa Community College, and has strong athletics and STEM programs. Highland Junior High School (A-rated) serves middle school students, while elementary students attend either Greenfield Elementary or Neely Traditional Academy depending on specific address within the community.
HUSD as a whole has 9 of 12 schools rated A by the Arizona Department of Education, making it one of the most consistently high-performing districts in the state. For families with school-age children, HUSD is one of the primary reasons Neely Farms commands a premium over comparable neighborhoods served by other districts. Always verify your specific school assignment at HUSD.org before purchasing, as boundaries can change.
Yes — two items are critical for any Neely Farms purchase. First, all original Neely Farms homes were built on post-tension slabs. This means tensioned steel cables are embedded within the concrete foundation. You must NEVER drill into, cut through, or penetrate a post-tension slab without a licensed structural engineer's explicit approval. This affects pool installation, plumbing rerouting, electrical work, and any project involving slab penetration. Always hire contractors with post-tension slab experience for any such work.
Second, homes built between 1990 and 2009 frequently still contain HVAC systems using R-22 refrigerant (Freon). R-22 production was phased out in January 2020, making replacement refrigerant expensive and scarce. If inspection reveals R-22 equipment, you're looking at either high ongoing maintenance costs or full system replacement ($8,000–$15,000+). Use this as a negotiating point during BINSR. Arizona's BINSR process gives you 10 days to inspect and 5 days for the seller to respond — use this time wisely with an experienced, credentialed inspector (look for ASHI or InterNACHI certification, as Arizona does not license home inspectors).
Neely Farms has delivered approximately 100% appreciation from 2019 to 2026 and has strong long-term investment fundamentals: HUSD schools, established character, supply-constrained geography, and proximity to major East Valley employment (Intel, Price Road Corridor tech companies). For long-term investors, it represents a quality-over-yield play — appreciation and capital preservation rather than high cash-on-cash returns.
Long-term rentals are permitted and perform well: 3-bedroom homes typically rent for $2,200–$2,700/month, 4-bedroom homes for $2,600–$3,200/month. HUSD school proximity attracts stable, high-income tenant families. However, short-term rentals (Airbnb, VRBO) are restricted by the HOA's CC&Rs. While Arizona's ARS §9-500.39 generally preempts local municipal STR bans, HOA covenants between private parties can legally restrict STRs — and Neely Farms does restrict them. Review the current CC&Rs carefully before purchasing for any short-term rental purpose, and consult an Arizona real estate attorney if you have questions about enforcement.
Contact Ryan
Whether you're buying your first home in Gilbert or selling a Neely Farms property after years of ownership, Ryan Moxley brings top-1% agent expertise and deep local knowledge to every transaction. Ryan has helped buyers successfully navigate this competitive market — from identifying the right listing at the right price to winning multiple-offer situations and navigating BINSR negotiations.
For sellers, Ryan's comprehensive marketing strategy — including professional photography, targeted digital advertising, and MLS exposure — consistently produces results above market average. His knowledge of Neely Farms' specific value drivers (lake views, school proximity, village positioning) means he knows exactly how to price your home to attract the right buyers and maximize your return.
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Why Ryan Moxley
Selecting the right agent to represent you in a Neely Farms transaction — whether buying or selling — is one of the most important decisions you'll make in the process. Here's what sets Ryan Moxley apart.
Ryan Moxley is a nationally recognized top 1% REALTOR® with a track record of results in the East Valley market. His performance metrics — list-to-sale price ratios, days on market, client satisfaction — consistently exceed market averages. Top 1% status is not self-reported; it's a measurable outcome of transaction volume and performance.
Ryan specializes in Gilbert, Chandler, Queen Creek, and the broader East Valley market. He knows the specific value drivers of Neely Farms — which villages command premiums, what lake-view homes are actually worth, how BINSR negotiations typically play out in this community, and what inspection issues to watch for. This hyperlocal expertise translates directly to better outcomes for buyers and sellers.
As a REALTOR® at My Home Group — one of Arizona's leading independent real estate brokerages — Ryan combines the personalized service of an independent agent with the marketing resources, transaction management systems, and professional networks of a major firm. Buyers get better access; sellers get broader exposure. Everyone benefits from the infrastructure.
Arizona's non-disclosure status makes accurate pricing genuinely difficult for agents who aren't deeply embedded in the MLS data. Ryan's constant market activity in Gilbert 85234 gives him real-time comparable sales knowledge that public tools like Zillow can't replicate. For sellers, this means accurate pricing that attracts buyers without leaving money on the table. For buyers, it means offer strategies grounded in actual market data.
In a competitive market, speed matters. Ryan responds to inquiries within hours — not days — and is available by phone, text, and email throughout the week. When a Neely Farms listing hits the market on a Friday afternoon, you don't want to be waiting until Monday morning for your agent to schedule a showing. Ryan operates at the pace the market demands.
From your first consultation through closing and beyond, Ryan provides comprehensive full-service representation. He coordinates with title companies, lenders, inspectors, and the HOA disclosure process. He negotiates BINSR items with experience and confidence. And after closing, he remains a resource for Gilbert area recommendations, contractor referrals, and future market questions. The relationship doesn't end at the closing table.