Moving to Phoenix’s West Valley: Goodyear vs Surprise vs Peoria — Which City Is Best in 2026?

If you’re planning a move to the West Valley near Phoenix, one of the biggest decisions you’ll face is choosing the right suburb. Three of the most popular cities buyers compare are Goodyear, Surprise, and Peoria.

Each offers a completely different lifestyle, price point, commute experience, and school quality — and choosing the wrong one can cost you time, money, and long-term satisfaction.

This guide breaks down home prices, neighborhoods, schools, lifestyle, commute times, and cost of living so you can confidently decide which city fits you best.

 Quick Comparison Overview

 Home Prices & Market Conditions (2026)

The West Valley market is currently balanced, with 3–4 months of inventory and average sale times around 90 days.

Price Ranges by City

• Goodyear → $350K–$700K+

• Surprise → $300K–$600K+

• Peoria → $500K–$1M+

👉 Key insight:
Peoria costs more because it offers stronger school ratings, more infrastructure, and established neighborhoods.

School District Comparison

For families relocating, schools are often the deciding factor.

Winner: Peoria

The city is served by highly rated districts and top-performing charter schools including BASIS Peoria.

How the cities compare

• Peoria: Best overall ratings

• Goodyear: Great elementary schools, mixed high schools

• Surprise: Average overall with some standout campuses

✔️ Pro Tip: Always check the specific school assigned to a property, not just the district.

Best Neighborhoods & Master-Planned Communities

Goodyear Highlights

• Estrella Mountain Ranch → resort lifestyle, trails, lakes

• Palm Valley → established golf community

Surprise Highlights

• Sun City Grand → top 55+ community

• Marley Park → walkable + community-focused

Peoria Highlights

• Vistancia → luxury + amenities + top schools

• North Peoria → upscale + near recreation

Lifestyle & Things To Do

Each city has a different personality.

Goodyear = Outdoor Adventure

• Hiking and biking at Estrella Mountain Regional Park

• Spring training at Goodyear Ballpark

Surprise = Balanced + Relaxed

• Spring training at Surprise Stadium

• Hiking near White Tank Mountains

Peoria = Entertainment + Recreation

• Boating at Lake Pleasant Regional Park

• Dining + nightlife at P83 District

• Events at Peoria Sports Complex

Commute Times to Downtown Phoenix

👉 If you work remotely or hybrid, commute matters less — and that’s why many relocators choose the West Valley.

Job Growth Driving West Valley Demand

Major employers expanding in the region include:

• TSMC

• Amazon

• Microsoft

• Luke Air Force Base

These companies are fueling job growth and home demand, especially in Goodyear and Peoria.

Total Cost of Living Breakdown

Typical monthly cost for a $500K home:

• Mortgage → ~$2,460

• Property tax → ~$300

• HOA → ~$200

• Insurance → ~$125

• Utilities → ~$200

Estimated total: ~$3,285/month

Arizona property taxes average 0.6–0.8%, making them lower than many states.

Which City Is Best for You?

Choose Goodyear if you want

• New construction

• Growth potential

• Outdoor recreation

Choose Surprise if you want

• Affordability

• Quiet suburban lifestyle

• Retirement communities

Choose Peoria if you want

• Top schools

• Entertainment

• Established neighborhoods

👉 Truth: There is no “best city.”
There’s only the best city for your lifestyle.

Final Advice Before Moving

Visit each city before deciding. Drive through neighborhoods, try local restaurants, and explore parks. What looks perfect online can feel completely different in person.

Your next chapter deserves more than a simple home search — it deserves expert guidance, local insight, and a strategy tailored to your goals. Whether you’re just beginning to explore, narrowing down neighborhoods, or ready to tour homes, I’m here to make the process seamless, informed, and enjoyable. Let’s talk about what you’re looking for, answer your questions, and map out a plan that puts you in the right home, in the right community, at the right time. Book a consult and let’s turn ’just browsing’ into welcome home.