Arcadia Homes for Sale in Phoenix, AZ 85018

Arcadia is a historic east Phoenix neighborhood in ZIP 85018, set between the Arizona Canal and the south slopes of Camelback Mountain, east of 44th Street toward Scottsdale. It began in 1919 as citrus orchard lots, and today it is known for mid-century ranch homes on wide, tree-filled lots alongside newer custom homes built where older houses were torn down.

I'm Terry Day with DeLex Realty. Arcadia is one of the most requested neighborhoods in Phoenix because of the mountain, the trees and the lot sizes, and it changes block by block. Here is what I tell buyers and sellers about it.

See all Arcadia homes for saleCall Terry: 602-483-4665

Where Arcadia is

Arcadia sits on the east side of Phoenix, sandwiched between the Arizona Canal and Camelback Mountain, with Scottsdale to the east. Sources draw the lines a little differently. A City of Phoenix historic survey places the original Arcadia north of the Arizona Canal and south of Camelback Mountain, from 44th Street to Scottsdale Road. The Arcadia Camelback Mountain Neighborhood Association, registered with the city, covers 44th Street to 64th Street and from Indian School Road up across the mountain, about 2,500 households. Homes south of the canal are often called "Lower Arcadia," and the area west of 44th Street is often marketed as "Arcadia Lite."

A short history

In 1919 a group of developers led by Seymour Jordan formed the Arcadia Water Company, and the Arcadia plat was recorded that December. The large lots were designed to be sold as small citrus orchards. The area was replatted between 1926 and 1931, and citrus farming continued until the mid-1950s, when Arcadia turned into a suburb. Many streets still have citrus trees in the yards today.

The homes

Classic Arcadia is mostly mid-century ranch-style houses on wide lots. Many 1950s homes were three or four bedrooms on lots of about a quarter to a third of an acre. For years, buyers have been tearing down some of those original houses and building larger new homes, so a single street can have an untouched 1950s ranch next to a brand-new custom home. That mix is why I price Arcadia homes street by street and by lot, not by neighborhood averages.

Things to do

• Echo Canyon Trail: the city trail up Camelback Mountain starts at 4925 E. McDonald Drive. It is about 1.14 miles one way with roughly 1,400 feet of elevation gain, open sunrise to sunset, and the gate closes when the lot is full.
• Arizona Canal path: a long multi-use canal path that runs through the area for walking and biking.
• Restaurants and coffee shops along 40th Street, 44th Street and Indian School and Camelback Roads, including La Grande Orange Grocery at 4410 N. 40th Street.
• Old Town Scottsdale to the east and the Biltmore area to the west.

Schools

Much of Arcadia is served by the Scottsdale Unified School District. Tavan Elementary and Ingleside Middle School both describe themselves as in the heart of the Arcadia neighborhood, and Arcadia High School takes its name from the neighborhood. Homes west of 44th Street may be in a different district, so confirm the assigned schools for a specific address with the district.

HOA basics

The Arcadia Camelback Mountain Neighborhood Association is registered with the City of Phoenix as a neighborhood organization. Whether a particular home has an HOA depends on its subdivision, so I check the title report and disclosures for every home before you write an offer.

Buying in Arcadia

Decide whether you want an original ranch to update, a home that has already been remodeled, or a lot for a new build, because each one is a different search with different inspections and timelines. For older homes, I look at sewer lines, roofs, electrical and any additions. If you plan to rebuild, talk with the city and a builder about the lot before you commit. If you want to ask about taking over a seller's lower-rate loan, see my assumable mortgage guide, and if you're just starting, read first steps to buying a home in Arizona.

Selling your Arcadia home

Arcadia buyers include people who want to move in and people who want to rebuild, and your marketing should speak to the right one. Lot size, mountain views, trees and the street itself carry a lot of the value. Read how to price your Arizona home to sell, then call me for a pricing review.

Questions buyers ask

What ZIP code is Arcadia in?
Arcadia is in Phoenix ZIP 85018, the same ZIP as the Echo Canyon trailhead and Arcadia High School.

What are the boundaries of Arcadia?
Arcadia's boundaries depend on who you ask, but the core is east of 44th Street between the Arizona Canal and Camelback Mountain. The neighborhood association's area runs from 44th to 64th Street and south to Indian School Road.

What is Arcadia Lite?
Arcadia Lite is a common real estate nickname for the area just west of 44th Street, next to Arcadia. It is not an official boundary.

Why are some Arcadia homes being torn down?
Many Arcadia lots are larger than the original 1950s homes need, so some buyers replace those houses with larger new custom homes.

Nearby communities to compare

• Biltmore area
• Arizona Biltmore Estates
• Mummy Mountain (Paradise Valley)
• Willo

More: Moving to Phoenix | DeLex Realty listings in Phoenix | All Phoenix homes for sale

Community details come from public sources and can change. Confirm boundaries, HOA and school information for a specific home before you buy.