Three of West Valley AZ Popular Cities — but Which One Fits YOU?

If you’re moving to the Phoenix West Valley — whether relocating for work, doing a PCS to Luke Air Force Base, planting roots, or simply ready for a lifestyle upgrade — Surprise, Goodyear, and Buckeye are three popular choices.

And with good reason.

Over the past few years, these cities have exploded with growth, new construction, community amenities, and strong resale demand. And while their home prices have started to converge, the lifestyle differences between them matter more than ever when choosing where to live.

Whether you’re currently renting or preparing to buy, this guide helps you understand:

• Which city best fits your lifestyle
• Where you get the most house for your money
• Commute expectations (real-world + Google)
• Neighborhood differences
• What to consider for long-term resale value
• What’s most attractive to today’s buyers — and future buyers

Whether you are looking to rent, or invest in your future by buying you need this guide. Let’s break down the three cities, what it is like living in Surprise vs Goodyear vs Buckeye AZ, their personalities, and who each is best suited for.

Living in Surprise AZ — Family-Friendly, Fast-Growing, and Full of New Neighborhoods

Surprise has become the go-to choice for many families because it blends neighborhoods of varying ages together, ample parks – including the impressive Surprise Community Park with easy access to recreation and shopping.

Lifestyle Fit:

• Family-oriented
• Quiet, clean neighborhoods
• Tons of parks + recreation
• A strong sense of community
• Lots of dining and shopping options including both franchises and local businesses
• Ideal for people wanting to be out of the more dense Phoenix city but still want city conveniences

Affordability + Home Styles

Surprise prices have increased over the years like anywhere else — especially in closer-to-base areas. But it is still considered affordable while offering:

• Mostly homes under 25 years old, including brand new options
• Modern floor plans
• Varying lot sizes from villa-style walk-up to larger lots for flexibility in maintenance and living styles
• Family-friendly master-planned communities

North Surprise (north of the 303 and Grand/60) is one of the few remaining places in the West Valley where you can still find larger homes AND new construction at prices comparable to older neighborhoods closer to Luke AFB or areas like Buckeye. So you can get living in Surprise AZ, but still get what you need in a home.

“Oasis” Neighborhood: Marley Park

The concept of “Oasis” neighborhoods aren’t new to the Valley. These neighborhoods are ones designed to be lush, have neighborhood amenities, tree-lined walking paths, more varying home elevations that differ from the common desert aesthetic. More of them are in development in Surprise but it can be argued that Marley Park was the first of its’ kind, and it (along with surrounding neighborhoods in Surprise AZ) are popular. Marley Park was designed by the same developer that did Verrado Community and done in conjunction. It is often compared to Verrado and Estrella Mountain Ranch, Marley Park is known for:

• Tree-lined streets
• Community events
• Charming porches (craftsman style)
• Parks (many with unique themes) sprinkled throughout
• A true “neighborhood feel”
• Community pools and splash pads
• Kids walking to school and extracurriculars

Commute to Luke AFB

• Real-world: 20–35 minutes depending on neighborhood and time of day
• Google Maps: 15–30 minutes

There are many neighborhoods in Surprise and it is not too spread out which is why Surprise remains so popular. Surprise is ideal if you want great schools, a variety of homes, and a bustling energy without big city crowds — without being too far from the base or popular shopping corridors. Learn more about living in Surprise AZ.

Living in Goodyear AZ — The Most Balanced City With Top Amenities

Goodyear, Arizona stands out for its scenic beauty, many dining options, and lively community events, making it a prime choice from homebuyers. If you want proximity to highways, high-end amenities, and a polished lifestyle, Goodyear is your match.

Lifestyle Fit:

• Professionals, commuters, families
• Buyers who want “everything close by”
• Access to shopping, dining, and entertainment
• Strong school districts
• Great for outdoor lovers (mountain access)

Affordability + Home Styles

Prices in Goodyear tend to trend slightly higher compared to Surprise and Buckeye due to:

• Convenience
• High demand
• Mature infrastructure
• Excellent amenities

But many buyers feel it’s worth it because Goodyear feels “complete” and of the three cities it is the closest to downtown Phoenix and arguably the easiest commute to East Valley (Awahtukee, Tempe, Scottsdale, Chandler, etc).

“Oasis” Neighborhood: Estrella Mountain Ranch

The West Valley has several “Oasis” neighborhoods — communities intentionally designed to feel greener, more scenic, and more architecturally charming than the typical desert development. These neighborhoods offer tree-lined walking paths, community amenities, unique architecture, and a small-town feel within a growing metro area. Goodyear has multiple master-planned communities, but Estrella Mountain Ranch stands out as unique in that it is anchored by a community lake. Estrella delivers a lifestyle centered around nature, recreation, and community connection. Estrella rivals Verrado and Marley Park with:

• Stunning mountain views
• A lakeside clubhouse
• Multiple Community centers
• Multiple Community pools and fitness centers
• Shopping and dining within the Community
• Walking trails
• Off-road trails
• Resort-style living

Commute to Luke AFB

• Real-world: 20–35 minutes depending on your neighborhood
• Google Maps: 17–28 minutes

There are a lot of great choices for neighborhoods and living in Goodyear, AZ. It is more spread out than Surprise, put there are amenities adjacent or within every neighborhood so it’s great for a convenient lifestyle. Goodyear is best for people who want convenience + amenities + proximity to downtown Phoenix. Learn more about living in Goodyear AZ.

Living in Buckeye, AZ — More Space, Newer Homes, and Big Growth Potential

Buckeye has earned national recognition as one of the fastest-growing cities in the country, and it’s easy to see why. While home prices across the West Valley have become more comparable in recent years, Buckeye continues to offer something rare: more space, newer homes, and master-planned charm — often at the same price point as smaller, older homes in nearby cities. With stunning mountain backdrops, thoughtfully designed communities, and a quieter suburban feel, Buckeye is ideal for buyers who want room to grow, newer construction, and whether you’re currently renting or preparing to buy, Buckeye gives you the opportunity to experience a more scenic version of West Valley living while still being within reach of major freeways, shopping corridors, and entertainment.

Lifestyle Fit:

• Buyers wanting newer construction
• People who prefer quiet, scenic living
• Families who prioritize space
• Buyers who value long-term growth
• Those willing to drive a little further for a wider-variety of shopping and dining in exchange for future prospects

Affordability + Home Styles

Buckeye offers:

• Newer builds with higher end finishes (even in the $350–$450K range)
• Larger square footage for the cost
• Larger lot options
• Scenic planned communities

And while prices now rival Surprise and Goodyear, the value proposition is strong: you can often get a bigger or newer home on a larger lot for the same price.

“Oasis”Neighborhood: Verrado

Verrado is one of the West Valley’s most iconic “Oasis” neighborhoods — a master-planned community intentionally designed to feel lush, walkable, and architecturally distinctive in a region known for desert landscapes. Often mentioned in the same breath as Marley Park and Estrella Mountain Ranch, Verrado combines small-town charm with elevated amenities and breathtaking mountain scenery. Often compared to Marley Park and Estrella, Verrado offers:

• A picture-perfect main street
• Porch-centered architecture
• Mountain views
• Mature trees and trail systems
• Community pools and splash pads
• Shopping and dining within the neighborhood
• Resort-style clubhouses
• Voted one of the most “Hallmark movie” communities in Arizona

Commute to Luke AFB

• Real-world: 25–45 minutes depending on where in Buckeye you live
• Google Maps: 20–40 minutes

Living in Buckeye, AZ is ideal if you want breathtaking scenery, newer housing, and more space, and you don’t mind a slightly longer commute. Learn more about living in Buckeye AZ.

Side-by-Side Comparison: Surprise vs Goodyear vs Buckeye (2025)

Feature	Surprise	Goodyear	Buckeye
Lifestyle	Family-oriented, quiet, growing	Amenity-rich, polished, convenient	Scenic, spacious, growing quickly
Affordability	Moderate	Moderate–Higher	Moderate–Lower (more space/newer homes)
Commute to Luke AFB	20–35 min	20–35 min	25–45 min
New Construction	Strong West and North of 303	Strong in Estrella/south areas	Strong — citywide
Best Known For	Parks, schools, Marley Park	Amenities, retail, highways	Verrado, scenery, space
Who It’s Best For	Families; want newer homes + community feel	Commuters; want amenities + convenience	Buyers wanting more space/newer homes

Lifestyle Matching: Which City Fits YOU Best?

According to recent population and growth data from the U.S. Census Bureau, Surprise, Goodyear, and Buckeye remain three of the fastest-expanding cities in the West Valley. Check out the stats here: https://www.census.gov/quickfacts/fact/table/surprisecityarizona

Choose Living in Surprise AZ if you want:

• Strong family-friendly atmosphere
• Community events + parks
• Newer homes West and North of the 303
• Balance of affordability + amenities
• Moderate commute

Choose Living in Goodyear AZ if you want:

• Top-tier shopping/dining
• Easy access to I-10 and 303
• High long-term resale appeal
• Polished suburban feel
• Resort-style communities like Estrella

Choose Living in Buckeye AZ if you want:

• The most home for your budget
• New builds + larger floorplans
• Beautiful scenery + mountain views
• Charming community vibes
• Quieter, more relaxed pace of life

What Military Families Should Know: Prepare to PCS to Luke AFB

Even if you’re not military, these insights help with long-term value:

• Commute time matters more for shift workers; check your commute during the hours you’re likely to be driving to work
• Areas inside (East of) the 303 and (North of) I-10 offer the most consistent commute windows to Luke AFB but typically have higher price points
• More infrastructure is going in outside the above area, along with higher appreciation rates
• Buckeye has the longest commute variability depending on time of day if you have to rely on the I-10 for the majority of your commute
• Newer homes often have lower maintenance costs and higher energy efficiency (lower utility bills)
• Consider not only what is attractive to you, but what could be attractive to people in the future if you are considering putting your BAH to good use buying

And if you’re doing a PCS to Luke AFB, pair this post with your:
👉 PCS to Luke AFB Home Buying Checklist

All three cities are incredible — and each fits someone different.

If you want help narrowing down the best one for your lifestyle, budget, and timeline, we’re here to guide you through your PCS to Luke AFB (or any relocation).

Buying (or renting) in the West Valley doesn’t have to feel overwhelming — with the right strategy, your next move can be your best one yet.

Ready to explore your options?

If you are thinking about living in Surprise vs Goodyear vs Buckeye check out Homes for Sale in Surprise, Goodyear, or Buckeye.

Whether you’re PCSing, relocating, or planning your next move, we’ll help you compare neighborhoods and choose the right city to invest in with confidence.

👉 Schedule Your Strategy Consult
👉 Explore Our Moving to Luke AFB Resources