Gilbert, Arizona Is NOT What You Think

by Cole Repp

Gilbert, Arizona Is NOT What You Think

Living in Gilbert, Arizona: What You Need to Know Before Moving

Gilbert, Arizona is not always what people imagine when they first hear about it. Often praised as one of the fastest-growing and most family-friendly suburbs in the Phoenix metro area, Gilbert has a lot to offer, but it also comes with surprises. From housing costs and neighborhood variety to walkability, new construction challenges, and even nightlife options, Gilbert is full of contrasts.

If you’re considering relocating to Gilbert or just curious about what life here is really like, this guide breaks down everything you need to know.

Where Exactly Is Gilbert, Arizona?

Gilbert sits in the East Valley of the Phoenix metropolitan area, bordered by Chandler, Mesa, and not far from Tempe and Scottsdale. It’s essentially a pocket community that has grown rapidly over the last few decades, transforming from agricultural roots into a thriving suburban hub.

Its location makes it convenient: you’re close to downtown Phoenix for work or entertainment while enjoying a quieter, more family centered lifestyle at home.

The Cost of Living in Gilbert

One of the first things newcomers notice is the price tag. Gilbert is more expensive than many other East Valley cities like Queen Creek, San Tan Valley, or certain parts of Mesa.

Median home price: Around $500,000, with many properties ranging up to $1 million+ if you’re looking for something newer or larger.
Housing premium: Living in Gilbert costs roughly 19% more than Phoenix when it comes to homeownership. Even apartment rentals average $170 more per month compared to other areas in the Valley.

Phoenix

Utilities: Expect higher water and sewer bills, residents have seen average increases of $29 a month in recent years. Electricity costs have also risen about 2%.

Fun fact on everyday costs

Even everyday expenses differ in quirky ways. Women’s slacks are 46% more expensive in Gilbert than the national average, newspapers cost 54% more, while dry cleaning is actually 25% cheaper.

Gilbert vs. Other Cities

Whether Gilbert feels expensive or affordable really depends on what city you’re comparing it to:

Compared to Phoenix: You’ll need about $3,000 more in annual income to maintain the same lifestyle.

Compared to Los Angeles: Gilbert is significantly cheaper. A $75,000 salary in LA translates to needing only about $56,000 in Gilbert. Housing in LA averages $1.3 million, far above Gilbert’s $739,000.

Compared to New Mexico: Homes in New Mexico average 69% less than Gilbert, making Gilbert look pricey in comparison.

In short, Gilbert is affordable if you’re coming from California but expensive if you’re coming from nearby states or more rural areas.

Neighborhoods in Gilbert: The Good, the Dated, and the Surprising

Gilbert’s neighborhoods are diverse. Many people imagine every street lined with tree-shaded master-planned homes, but that’s not always the case.

Master planned communities: Morrison Ranch, Agritopia, and Val Vista Lakes are some of the most popular, known for their modern designs, clean landscaping, and family amenities.

Val Vista Lakes

Morrison Ranch

Agritopia

Older communities: Built in the 1980s and 1990s, these areas feature desert landscaping, dated color palettes, and homes that may need updating. Some neighborhoods show signs of wear, faded paint, overgrown yards, and vacant homes.
HOA vs. non-HOA: Most communities have HOAs, which means tidy yards, community pools, and higher curb appeal. However, HOA rules can be strict, especially if you own RVs, boats, or oversized vehicles. Non HOA homes exist, but they often lack larger garages and unique designs unless you’re willing to pay a premium.

Pricing snapshot

Entry level Gilbert homes: $430K–$500K
Larger homes with RV gates or 3 - 4 car garages: $1M+

Walkability and Biking in Gilbert

If you’re picturing a city where you can walk everywhere, Gilbert might surprise you.

Walkability: Outside of downtown Gilbert and Agritopia, Gilbert is not walk-friendly. Most shopping, dining, and gyms are clustered at major intersections rather than scattered through neighborhoods.
Biking: What Gilbert lacks in walkability, it makes up for with biking. The city has a strong network of bike paths, many running along canals and powerline trails that connect neighborhoods to parks like Freestone Park and into downtown Gilbert.

For most errands, though, expect to drive 10 - 15 minutes, no matter where you live.

The Challenge of New Construction

One of Gilbert’s biggest challenges is the lack of available land for new housing developments. With most space already built out, new homes are rare and usually expensive.

New builds in Gilbert: Typically priced between $600K - $1.5M.
More affordable new construction: You’ll need to look at neighboring cities like San Tan Valley, Queen Creek, or Apache Junction, where homes can still be found around $399K - $450K.

If you’re set on a brand new home in Gilbert itself, be prepared to pay a premium.

Nightlife in Gilbert

Gilbert is known more for its family focused vibe than its nightlife scene. Still, there are options if you know where to look:

Downtown Gilbert: The main nightlife hub. Popular spots include The White Rabbit speakeasy, Dierks Bentley’s Whiskey Row, and Level 1 Arcade Bar.

The White Rabbit speakeasy

Dierks Bentley’s Whiskey Row

Level 1 Arcade Bar

SanTan Village Mall: Offers a handful of restaurants and bars, though most close by 9 - 10 p.m.

For a more energetic nightlife, you’ll need to head to nearby cities:

Chandler and Tempe for college town energy (Mill Avenue is iconic).
Scottsdale for upscale clubs and cocktail bars.
Phoenix for larger events and music venues.

The upside? You can enjoy a quiet, family-friendly lifestyle at home while being just 20 - 25 minutes from some of Arizona’s best nightlife.

Is Gilbert, Arizona Right for You?

Gilbert is a city of contrasts. It offers some of the most beautiful master-planned communities in the Valley, excellent schools, and a family-friendly atmosphere. But it also comes with higher housing costs, limited walkability, and fewer new-build options.

Pros of living in Gilbert:

Family friendly and safe environment
Gorgeous neighborhoods like Agritopia & Morrison Ranch
Strong biking paths and outdoor lifestyle
Close to Phoenix, Tempe, and Scottsdale for work and entertainment

Cons of living in Gilbert:

Higher housing costs compared to nearby cities
Limited walkability
HOAs with strict rules in most communities
Limited nightlife compared to other metro areas

Final Thoughts

At the end of the day, Gilbert isn’t perfect but it might be the perfect fit for you. It’s ideal if you value quiet, well kept neighborhoods, good schools, and proximity to the Phoenix metro area without being right in the middle of it.

If you’re considering buying or selling in Gilbert, working with a local expert makes all the difference. Our team has closed over 600 real estate deals in the last five years, from on market homes to off market flips, and we’d love to be your resource.

For a full video guide, make sure to check out my YouTube Video Here

And if you are looking to buy or sell in Arizona, we would love to earn your business!

Cole@whitelabelaz.com or text us directly at 602-350-5624

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Cole Repp

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+1(602) 350-5624