I work with California buyers more than almost any other kind of relocation client, and the conversation usually starts the same way. They spent a weekend in Phoenix, fell for a street lined with citrus trees, and want to know whether Arcadia is as good as it felt. As an Arizona native who has been in real estate since 2004, and as the daughter of a custom home builder and a luxury Realtor, I have watched this neighborhood welcome a steady stream of buyers from Los Angeles, Orange County, the Bay Area and San Diego. My short answer is that Arcadia is one of the best places in the Valley for a Californian to land, as long as you arrive with realistic expectations. Here is what I tell people before they make the move.
What Will Feel Different After You Leave California
The first thing California buyers notice is the lot. In Arcadia, a home on a third of an acre or more is ordinary, and some properties sit on a full acre, which is hard to find at comparable prices on the coast. In my opinion, that is the single best reason to move here. You get a pool, mature citrus, a guesthouse if you want one, and a backyard that actually gets used, all within a short drive of Camelback Mountain, Postino Arcadia and La Grande Orange.
Taxes are the second thing people ask about. Arizona has a flat state income tax rate of 2.5 percent, compared with a top California rate of 13.3 percent, and Arizona limits annual growth in the taxable value of a primary residence to 5 percent. I always tell buyers that this is a real advantage, but I also tell them to sit down with a CPA before listing a California home, because capital gains and the loss of a Proposition 13 base do not change when you cross the state line. I am not a tax advisor, and I would never buy a home on tax savings alone.
My take: this move suits you if you want land, a village feel nearby, and a lower tax burden, and you can accept that Phoenix does not have an ocean.
The pace is the other adjustment. Arcadia feels like a neighborhood rather than a destination. I find it more relaxed than Scottsdale and more lived in than Paradise Valley, and if you want a polished resort feel, I would point you to one of those instead. If you want neighbors who walk dogs at dusk, Arcadia is where I would send you.
Which Part of Arcadia I Would Show a California Buyer First
Arcadia Proper is where I start almost every California client. The lots are larger, many streets are shaded by mature citrus and old trees, and the homes range from classic ranch houses to carefully rebuilt estates. Arcadia Lite generally offers smaller lots and a lower entry price, and I like it for buyers who want the address without the maintenance of a large property. I wrote a full comparison in my post on whether Arcadia is worth the price.
If I were relocating with young children, I would begin near Hopi Elementary and Ingleside Middle School, which feed into Arcadia High School, and I would spend an afternoon driving Arcadia Drive before looking at a single listing. I cover the options in more detail in my guide to Arcadia schools. Where I would be cautious is paying a premium for a fresh kitchen. I think buyers overpay for finishes and underpay attention to lot orientation, tree health, and the age of the roof, pool equipment and air conditioning units.
Who this suits: families and move-up buyers who want space and community, and who would rather renovate on their own timeline than pay for someone else’s taste.
The Parts of the Move That Surprise People
I will not pretend the summer is easy. Triple digit temperatures arrive in late spring and stay well into the fall, and the monsoon brings dust and sudden storms. My advice is to visit once in July before you commit. If you still love Arcadia in the heat, you will love it all year, and a covered patio, good shade and a well maintained pool will make every summer day more enjoyable.
Many Arcadia lots are flood irrigated, which is a big reason the neighborhood stays so green, and it means you plan your watering around a schedule instead of a timer. I think it is one of the most charming and most underrated features of living here. I would also line up a contractor and an inspector early, because good local trades book out, and an older home deserves a careful inspection of the plumbing and electrical systems.
My take: tour in July, hire your inspector before you fall in love, and treat the first summer as part of the trial.
How to Choose
If you want land, trees and a neighborhood where people know each other, choose Arcadia. If you want a golf course community or a resort lifestyle, look at Scottsdale. If you want privacy behind gates and larger estates, look at Paradise Valley. If you want a more central, established address with a similar sense of community, I would also look at the Biltmore area. In my experience, Californians who start with clear priorities find the right home faster and spend less time second guessing. If you can, rent for a few months before buying, and tell me honestly if Arcadia is not the right fit, because I would rather help you find the right home than any home.
Frequently Asked Questions About Moving to Arcadia from California
Is Arcadia a good place for Californians to move?
My short answer is yes. Arcadia offers larger lots, mature landscaping, strong restaurants such as La Grande Orange and Postino Arcadia, and easy access to Camelback Mountain, with a quieter, more residential feel than Scottsdale.
How much does a home in Arcadia cost compared with California?
In my experience, entry begins in the neighborhood of $1 million in Arcadia Lite and climbs well beyond $3 million, and often past $5 million, in Arcadia Proper. Most California buyers find that they get more land and square footage than the coast offers at similar prices, but I always recommend checking current listings.
How do taxes compare between California and Arizona?
Arizona has a flat 2.5 percent state income tax, while California has graduated rates up to 13.3 percent. Property tax bills are typically lower in Arizona as well, but the right answer depends on your situation, so speak with a CPA.
What schools serve Arcadia?
Public options include Hopi Elementary, Ingleside Middle School and Arcadia High School, and families also look at private schools such as Phoenix Country Day School, Brophy College Preparatory and Xavier College Preparatory. Boundaries change, so I always advise confirming with the district.
How close is Arcadia to the airport and to Scottsdale?
Phoenix Sky Harbor is typically about 15 minutes away, and Old Town Scottsdale and downtown Phoenix are each a short drive, depending on traffic. That convenience is one of the reasons I like Arcadia for frequent travelers.
How hot does Arcadia get, and is it livable?
Summers are hot, with many days above 100 degrees from late spring through early fall. In my experience, residents adapt by using pools, shade, covered patios and early morning schedules, and many love the mild, sunny winters.
If you are considering a move from California and want an honest conversation about whether Arcadia is the right fit, I would be glad to help. You can reach me through my contact page, and we can start with what matters most to you.
Many thanks,
Meredith
Thinking about Arcadia? Explore my full Arcadia neighborhood guide.
