Every year, thousands of families and professionals leave California, Washington, Illinois, Colorado and the Midwest for the West Valley of Phoenix. Most of them have never heard of Litchfield Park before they start searching, and many of them end up living there. This page is the starting point we wish every relocating buyer had: what the West Valley actually is, how the communities differ, what it costs to live here, how the commutes and airports work, and the local details that trip up buyers who research from a distance. The Caren Team | SERHANT. has guided hundreds of relocations into Litchfield Park, Goodyear, Verrado and the surrounding cities, and this is how we start the conversation.
What the West Valley Is, and Why People Move Here
The West Valley is the western half of the Phoenix metro, running from Glendale and Avondale out to Buckeye along the I-10 and Loop 303 corridors. Twenty years ago it was farmland and a few golf resorts. Today it is one of the fastest-growing regions in the country, anchored by employers like TSMC’s semiconductor campus, Microsoft’s data centers, Amazon, Luke Air Force Base and a growing healthcare corridor, and by master-planned communities that were designed for the way people actually want to live. Buyers relocating from the coasts usually come for four things: a home and lot they could not afford where they were, Arizona’s flat 2.5 percent state income tax and property taxes that run well under one percent of assessed value in Maricopa County, more than 300 days of sunshine a year, and a pace of life that feels like a smaller town with big-city access. We covered the tax and cost comparison in detail in our guide to moving from California, Illinois or Washington.
Choosing a Community: The Short Version
Most relocating buyers narrow to three communities within a week of arriving, and the choice usually comes down to lifestyle rather than price.
- Litchfield Park is the historic, tree-lined small city built around The Wigwam Resort. Mature lots, walkable downtown, top-rated Litchfield Elementary schools, and the shortest commutes in the West Valley. Voted the number one place to live in Arizona for 2026. Best for buyers who want character and an established neighborhood.
- Goodyear is the large, fast-growing city next door, with master plans for every stage of life: Palm Valley and Canyon Trails for families, Estrella for lakes and mountain views, PebbleCreek for 55-plus resort living. Best for buyers who want newer construction, amenities and choice.
- Verrado in Buckeye is the award-winning master plan in the White Tank foothills with a walkable Main Street, golf, trails and mountain views. Best for buyers who want a new home in a community with a real town center, and who are comfortable with a longer commute and the Verrado CFD assessment.
We compared all three, including prices, HOAs, schools, commutes and utility costs, in Litchfield Park vs. Goodyear vs. Verrado. Buyers who want more land, a 55-plus community or a lower entry point also look at Waddell, Surprise, Buckeye, Avondale and Peoria. If your budget is above $1 million, start with our luxury guides for Litchfield Park, Verrado and Goodyear.
Commutes, Airports and Getting Around
The I-10 is the spine of the West Valley and the route to downtown Phoenix and Sky Harbor, which is 25 to 35 minutes off-peak from Litchfield Park and Goodyear and 35 to 45 minutes from Verrado. Loop 303 runs north and south along the western edge of the metro and connects to the Northwest Valley job centers and the Loop 101 without going through central Phoenix. Frequent flyers should know that Phoenix Goodyear Airport and Glendale Regional both handle private and charter aviation with full-service FBOs, which matters for executives and business owners. Public transit is limited, so plan on driving. Our guides to West Valley commutes and the best airports for the West Valley go deeper, and we always recommend test-driving your actual commute at the time of day you would make it before you commit to a home.
Schools
School districts in the West Valley do not follow city lines, which surprises almost every relocating family. Litchfield Park and much of Goodyear are served by the Litchfield Elementary School District for K-8 and Agua Fria Union High School District for high school, Verrado feeds into Verrado High School, and parts of Goodyear and Buckeye fall into Liberty, Avondale or Buckeye Union districts. We explain how the boundaries overlap in West Valley school district overlaps, and we verify the assignment for every specific address before our clients write an offer.
The Local Details Out-of-State Buyers Miss
- Summer utility bills. Air conditioning from May through September is the single biggest budget surprise for relocating buyers. Owned solar, a newer HVAC system and good insulation matter more here than almost anywhere else.
- HOAs and CFDs. Most master-planned communities have an HOA that funds pools, parks and events, and some Buckeye communities, including Verrado, carry a separate Community Facilities District assessment on the tax bill. We explain it in our Verrado CFD guide.
- City versus county addresses. A Litchfield Park mailing address does not always mean the home is inside the city limits, and services, permits and taxes can differ. Read why your Litchfield Park address may not be in the city.
- Luke Air Force Base flight paths. Parts of Litchfield Park and north Goodyear sit under training routes. Some buyers never notice, others care a great deal, and certain parcels carry disclosure requirements. Our Luke AFB flight path guide maps it out.
- What local buyers actually search for. RV garages, owned solar, casitas and larger lots drive demand here in ways that surprise buyers from denser markets. See what West Valley buyers are really shopping for.
- Roofs and air conditioners. On homes built before 2010, buyers pay close attention to both. Our guide on roof and AC replacement explains what to look for.
How We Run a Relocation
Relocating buyers do not have the luxury of a dozen weekend showings, so we compress the process. Before you fly in, we get on a video call, learn what matters to you, and send neighborhood and home video tours so you arrive with a short list instead of a long one. We build a one- or two-day tour around your schedule, verify schools, HOAs, commutes and flight-path exposure on every home you like, and connect you with a lender who understands out-of-state income and relocation timelines through our financing page. If you are selling a home in another state at the same time, we coordinate the two closings. And if the right home is not on the market yet, our Private Buyer Network puts you in line for off-market and coming-soon homes before they go public. Browse our relocation guides for more, and read our look at where California buyers are landing if you are coming from the coast.
Request a Relocation Consultation
Tell us a little about your move and Matt or Shalin will follow up personally, usually the same day, with a short list of communities to consider and answers to your first questions.
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Free Download: The West Valley Luxury Buyer’s Guide
Twelve pages on where the $1 million-plus homes are in Litchfield Park, Verrado and Goodyear, what each price point buys, the due diligence questions specific to luxury homes here, and how to reach the homes that never go public. Written by Matt and Shalin Caren for relocating and move-up buyers.
Relocation Questions We Hear Every Week
Is the West Valley a good place to relocate to?
For buyers who want more home and land for their money, strong schools, master-planned amenities, lower taxes and a growing job base, the West Valley is one of the strongest relocation markets in the country. Litchfield Park was voted the number one place to live in Arizona for 2026, and Goodyear, Verrado and Surprise consistently rank among the region’s most desirable communities.
How far is the West Valley from downtown Phoenix and the airport?
Litchfield Park and Goodyear are about 17 to 19 miles west of downtown Phoenix, roughly 20 to 30 minutes off-peak via the I-10, and 25 to 35 minutes to Sky Harbor. Verrado is 10 to 15 minutes farther west. Private and charter flights are available from Phoenix Goodyear Airport and Glendale Regional.
What are property taxes and income taxes like in Arizona?
Arizona has a flat 2.5 percent state income tax, and effective property tax rates in Maricopa County generally run well under one percent of a home’s assessed value. Some master-planned communities in Buckeye, including Verrado, add a Community Facilities District assessment to the tax bill. Confirm current figures with a tax professional for your situation.
Can I buy a home in the West Valley before I move?
Yes. Many of our relocating clients buy on a one- or two-day visit, or in some cases entirely by video. We pre-screen homes, verify schools and HOAs, and coordinate with lenders who work with out-of-state income and relocation timelines.
Should I rent first or buy right away?
It depends on how certain you are about the community and how long you plan to stay. Buyers who know their employer, commute and school needs usually buy right away to avoid moving twice. Buyers who are still deciding between communities sometimes rent for six to twelve months, and we can help with both.