Is Peoria a good fit for your budget and lifestyle? If you are weighing a move to the West Valley, you are likely comparing housing costs, utility bills in the desert heat, and how HOA fees might affect your monthly bottom line. It is a lot to sort through, especially if you are planning a family relocation or a first home purchase.
This guide breaks down what drives the cost of living in Peoria: buying versus renting, seasonality in utilities, how HOAs work, commute and lifestyle tradeoffs, and a practical monthly budget framework you can tailor to your situation. You will also find where to verify current numbers before you decide. Let’s dive in.
Estimates and examples in this article are for planning only and are current as of November 2025. Always verify the latest market data and local rates before making a move.
Housing costs in Peoria: buy vs. rent
Peoria offers a range of neighborhoods, from established areas near Loop 101 to newer master-planned communities in North Peoria. Prices and rents vary by home size, age, location, and amenities. New-construction homes and amenity-rich communities can carry premiums. Established neighborhoods or homes farther from major freeways often offer more space for the price but may add commute time.
To compare options fairly, look at total monthly housing costs, not just the list price or the base rent. Include mortgage principal and interest, property tax, homeowners insurance, HOA dues if applicable, and your typical utilities.
Buying basics and mortgage math
If you plan to buy, start with a simple PITI template (principal, interest, taxes, insurance) so you see the full monthly picture.
- Purchase price: your target or neighborhood median
- Down payment: commonly 3 percent to 20 percent
- Loan amount: purchase price minus down payment
- Interest rate and term: for example, a 30-year fixed
- Monthly principal and interest: based on loan amount, rate, and term
- Add estimated property tax and homeowners insurance to get PITI
- Add HOA dues if applicable
Example setup (illustrative only):
- Purchase price: $500,000
- Down payment: 10 percent ($50,000)
- Loan amount: $450,000
- Rate and term: 30-year fixed at a market rate (insert your current quoted rate)
- Monthly P&I: calculated from loan, rate, and term
- Estimated property tax: apply the local effective rate to the assessed value
- Estimated homeowners insurance: add to monthly total
- HOA dues: include if the property is in an HOA
If you put less than 20 percent down, private mortgage insurance (PMI) may apply. Ask your lender for a detailed estimate that includes PMI, taxes, and insurance. For exact tax rates and parcel-specific estimates, use Maricopa County Assessor and Treasurer resources. For prevailing mortgage-rate averages, review reputable lender sources.
Property taxes and homeowners insurance
Arizona’s effective property tax rate is generally lower than the national average. Your final bill depends on local levies, school districts, and community bonds. Insurance premiums vary by the home’s age, construction type, and coverage level. Homes outside flood zones typically see different rates than homes with flood risk. A local insurance agent can help you compare coverage options and deductibles for the property type you are targeting.
Renting in Peoria
Renting a single-family home or apartment in Peoria can be a flexible, lower-commitment way to get settled. Typical lease terms are 12 months. Security deposits commonly equal one month’s rent, though policies vary. Most rentals do not include electricity or water. Some small communities include water and trash, so confirm inclusions in the lease.
When comparing rentals, look for the latest rent medians and ranges for the number of bedrooms you need. Prices can vary by proximity to Loop 101, community amenities, and school boundaries. Review current data from recognized rental trackers and local property management companies before you sign.
What utilities cost in Peoria
Desert living means planning for seasonality, especially with electricity. Your summer electric bill will likely be much higher than winter. Water use also rises in warmer months if you irrigate landscaping.
Electricity and A/C
Arizona Public Service (APS) serves much of Peoria. Some neighborhoods may be in other service areas, so always verify coverage by address. Expect strong seasonal variation, with July and August as peak months due to air conditioning. Energy-efficient homes with good insulation, newer HVAC systems, and smart thermostats can significantly reduce usage. Ask sellers or landlords for recent utility histories when available.
Illustrative electricity ranges for a 3–4 bedroom home:
- Average month: plan a moderate range
- Peak summer month: plan for a multiple of the average month
Update these estimates using APS rate schedules and your home’s size, age, orientation, and thermostat habits.
Water, sewer, and trash
The City of Peoria provides water and sewer service in many neighborhoods. Bills include fixed service charges plus volume-based charges. Outdoor irrigation increases summer bills, especially for grass yards or extensive landscaping. Some master-planned communities manage parts of these services through the HOA, so verify who bills for what.
Natural gas
Southwest Gas serves much of the Phoenix metro. In Peoria, natural gas is typically used for water heaters, ranges, and sometimes heating. If the neighborhood lacks gas service, your home may use electric appliances instead.
Internet and connectivity
Cox, AT&T, and other providers offer plans that range from basic broadband to gigabit tiers. Fiber availability varies by neighborhood. Typical monthly internet costs often fall between basic and premium tiers depending on speed and bundling. Check current plans and service maps for your address.
A sample “utility basket”
Use this to frame your monthly plan for a family of four in a 3-bedroom home. Replace with actual quotes for your address.
Average month (illustrative):
- Electricity: plan a moderate range
- Water/sewer: moderate base with seasonal variation
- Gas: small to moderate range
- Trash: city or HOA-managed fee
- Internet: based on your chosen speed tier
Peak summer month (illustrative):
- Electricity: increase your estimate significantly for A/C
- Water: add for irrigation
- Gas: similar or slightly lower than winter if heating is gas
- Trash and Internet: typically stable
Tip: If a seller or landlord can share 12 months of utility statements, you will see realistic patterns for that specific property.
HOAs in Peoria: fees and what to know
Many Peoria neighborhoods, especially newer subdivisions and master-planned communities, have homeowners associations. Fees vary by the level of amenities and services.
- Lower-fee subdivisions: often under $100 per month, covering landscaping and common-area maintenance
- Amenity-rich communities: commonly $150 to $500 or more per month, supporting pools, fitness centers, gated entries, and private parks
- Master-planned communities: may include both a master HOA and a sub-association, resulting in multiple assessments
- Active-adult or resort-style developments: typically higher dues with additional lifestyle programming
What HOA fees commonly cover
- Common-area landscaping and maintenance
- Pool, playground, and amenity upkeep
- Gated access and security services in some communities
- Reserves for long-term projects
- In some cases, exterior paint or roof programs for attached homes
What HOAs typically do not cover: your homeowners insurance, interior maintenance, and your utilities. Special assessments can occur if reserves are insufficient for large capital projects.
Buyer due diligence checklist
Before you buy in an HOA, request and review:
- CC&Rs, bylaws, rules, and architectural guidelines
- Current budget, reserve study, and recent meeting minutes
- Frequency and amount of assessments (monthly, quarterly, or annual)
- Any special assessment history, delinquency rates, or pending litigation
- Rental policies and lease restrictions
- Transfer fees and required disclosures
Understanding the HOA’s financial health protects both your monthly budget and long-term resale value.
Commute and lifestyle tradeoffs
Peoria sits northwest of central Phoenix with access to major employment centers across the Valley. Loop 101 provides east–west connectivity and feeds to I-17 and I-10. Valley Metro operates bus service in Peoria. Light rail does not extend into most of the city as of mid-2024. Many residents rely on car commuting.
- Living closer to Loop 101 often costs more but can reduce your daily drive
- Homes farther northwest may offer more space and newer construction but add travel time, fuel, and vehicle wear
- If you commute to central Phoenix, Scottsdale, or the East Valley, test drive times from specific addresses during peak hours
Lifestyle amenities also matter. Peoria features regional parks, spring training at the Peoria Sports Complex, and access to Lake Pleasant. Homes with pools, covered patios, or proximity to recreation can command higher prices, but they may also enhance quality of life. Balance amenity premiums with your long-term usage and budget.
Regarding schools and childcare, confirm address-specific assignments with the appropriate district. Families often consider proximity to schools, childcare centers, and extracurriculars. If private or charter schools are in your plan, factor tuition and transportation into your monthly budget.
Build your Peoria monthly budget
Use this structure to compare renting and buying options side by side. Replace placeholders with your current quotes and neighborhood data.
The budget framework
- Housing: rent or estimated PITI (principal, interest, taxes, insurance)
- HOA fees: monthly or quarterly amounts spread monthly
- Utilities: electricity, water/sewer, gas, trash, internet
- Home maintenance: owners only; consider a monthly reserve
- Transportation: fuel, insurance, parking, maintenance; add for longer commutes
- Childcare/schooling: if applicable
- Groceries, healthcare, entertainment
- Savings and emergency fund
Scenario A: Renting a 3-bedroom home (illustrative)
- Rent: insert current local median for 3-bedroom rentals
- Utilities: plan an average month and a peak summer month
- Renter’s insurance: add a small monthly amount based on your coverage
- Transportation: estimate fuel and insurance based on a 30–45 minute commute pattern if relevant
- Other: internet, streaming, and any pet fees
How to refine: check current rent medians from recognized rental reports and ask the landlord what utilities are typically paid by tenants. Verify which utility provider serves the property and get rate plan details.
Scenario B: Buying a 3-bedroom detached home (illustrative)
- Purchase price: insert current Peoria median for comparable homes
- Down payment: choose a percentage that aligns with your loan program
- Mortgage: calculate monthly principal and interest at your quoted rate and term
- Property tax: apply the local effective rate to the assessed value
- Homeowners insurance: request a quote from a local agent
- HOA dues: add if applicable
- Utilities: include average and peak summer figures
- Maintenance reserve: plan 1 percent to 3 percent of home value annually, converted to a monthly amount
- Transportation and other living costs: mirror your renting scenario
Tip: Ask your lender for a loan estimate that includes taxes, insurance, and PMI if applicable. If the home is in an HOA, ask your agent to obtain recent HOA documents so you know the exact dues, transfer fees, and any pending assessments.
Where to verify current numbers
Use these authoritative sources to update your budget with live data:
- Local real estate market data: Zillow Research, Redfin Data Center, Realtor.com market reports, and ARMLS for neighborhood-level detail
- Mortgage rates: reputable lenders or recognized rate trackers
- Taxes and assessments: Maricopa County Assessor and Treasurer
- Utilities: APS or SRP service maps and rate pages, City of Peoria utilities and billing, Southwest Gas residential guides
- Rentals: Apartment List, Zillow Rent Index, and local property management companies
- Commute and transit: Valley Metro bus maps and schedules, Arizona Department of Transportation traffic data
- Schools: Peoria Unified School District resources and the Arizona Department of Education
Next steps: make a clear plan
If you are serious about Peoria, start with a numbers-first plan and a neighborhood shortlist. Request current sales and rent comps, test commute times from a few addresses, and collect utility histories when possible. If a home is in an HOA, review documents early so there are no surprises.
If you want a guided process that saves time and reduces stress, work with a local advisor who manages relocations every day. An experienced, certification-backed agent can coordinate your search, connect you with reliable lenders and insurers, and negotiate with your budget in mind.
Ready to talk through your options and see current numbers for your price range? Schedule a Consultation with Unknown Company and get a tailored Peoria housing and cost-of-living plan that fits your timelines and goals.
FAQs
Is Peoria more affordable than Phoenix for housing?
- It depends on the neighborhood and your commute tolerance. Some Peoria areas are less expensive than central Phoenix, while new-build and amenity-rich communities can command premiums. Compare current medians for both cities before deciding.
How much will my Peoria electric bill be in summer?
- Expect higher bills in July and August due to air conditioning. Your total depends on home size, insulation, HVAC efficiency, thermostat habits, and rate plan. Ask for 12 months of utility history if available.
Do most homes in Peoria have HOAs?
- Many newer subdivisions and master-planned communities have HOAs, though some established neighborhoods do not. Fees and rules vary widely, so review documents and budgets before you buy.
What commute should I expect to downtown Phoenix from Peoria?
- Drive times vary greatly by exact origin, destination, and time of day. Test the route during your typical peak hours and consider proximity to Loop 101 to reduce freeway time.
Are property taxes high in Peoria compared with other areas?
- Arizona’s effective property tax rate is generally below the national average, but local levies and bonds affect the final bill. Use Maricopa County resources to estimate taxes for specific parcels.
