Last week, I shared details of the actual percentage of the increasing value of homes in the downtown Phoenix historic districts between January 2011 and October 2012. This week, I’ll open it up to CenPho, still focusing on the historic neighborhoods. You’ll find this very interesting and informative…
The bold numbers are the percecentage of change in those areas that follow:
I believe that we have not seen much change in these historic neighborhoods because they are so small and unique. We just have not seen much turnover in homes here.
Ashland Place Historic District
Hoover, Vernon and Ashland Avenues between Central Avenue and Third Street
Alvarado Historic District
Central Avenue, Oak Street, 3rd Street and Palm Lane in Phoenix
Note: I have a great listing at 140 E Coronado, directly behind the Phoenix art museum. This is a great, stable neighborhood.
East Alvarado Historic District
Central Ave., 3rd St., Oak St. and Roanoke Ave.,
East Evergreen Historic District
McDowell and Fillmore Sts., Central and 7th St.,
Up to 15% increase
This is generally the same as those areas noted above. This is a relatively small area and there is not a lot of turn-over.
La Hacienda Historic District
Thomas Rd. and Earll Dr. between 3rd St. and 7th St.
15% – 24.9% increase
The change in these areas is a result of some really nice renovations of historic homes. You are not seeing the huge increase in prices, as with those areas further down in this post because these areas remained surprisingly stable throughout the recession –at least by comparison. These areas prove my premise: that historic neighborhoods survive shocks better than other neighborhoods.
Campus Vista Historic District
Osborn to Thomas, 7th Avenue to 15th Avenue.
Cheery Lynn Historic District
Flower St, Earll Drive, Randolph Road, and 16th Street.
Country Club Manor
7th St. Osborn Rd and Thomas Rd
Del Norte Historic District
Virginia Avenue to Encanto Blvd, 17th Avenue to 15th Avenue
Encanto-Palmcroft Historic District
Encanto Bvd, McDowell Rd., 7th Ave. and 15th Ave.,
Encanto Vista Historic District
Encanto Bvd, Thomas Rd., 7th Ave. and 15th Ave.,
Fairview Place Historic District
15th Ave., McDowell Rd., 18th Ave., and Encanto Blvd
F.Q. Story Historic District
McDowell Rd., 7th Ave., Roosevelt St. and 17th Ave.,
Idylwilde Park Historic District
11th St and 12th St. Weldon Ave. and Fairmount Ave.
Margarita Place Historic District
15th Ave and 16th Ave along Edgemont Ave.
Medlock Place Historic District
Missouri and Camelback Rds. Central and 7th Aves.
Melrose-Woodlea Historic Neighborhood
15th ave to 7th ave and Indian School to the canal
Oakland Historic District
Van Buren and Jefferson Sts. 7th and 15th Aves.
Pierson Place Historic District
Camelback and the Grand Canal Central and 7th Aves.
Woodland Historic District
Grand and 19th Aves. and Van Buren and Fillmore St
Yaple Park Historic District
The Canal and Indian School Rd., 7th and 15th Aves.
25% – 34.9%
Willo saw some terrible price drops, but really started coming back in 2011. I believe a lot of this prices increases in Willo became apparent earlier than those shown far below.
Los Olivos Historic District
Located along Monte Vista Road between Third and Seventh streets
Roosevelt Historic District
McDowell Rd and Fillmore St. Central Ave. and 7th Ave.
Willo Historic District
Central and 7th Aves. McDowell and Thomas Rds.
35% or more increase
These areas really saw a huge dump in prices during the recession. The Coronado neighborhood, for example, was priced incredibly high on a per foot basis before the drop and they saw a huge downturn. Garfield neighborhood is increasing for other reasons –can you say “ASU expansion?” Garfield is going to be an important downtown neighborhood in the coming years and everybody is jumping in on it. I just hope that those who are jumping in are actually renovating the homes and not just acting as absentee landlords.
Brentwood Historic District
McDowell to the I-10, 16th Street to the 51
Coronado Historic District
Virginia Avenue to Coronado Road, 8th Street to 14th Street
Country Club Park Historic District
Thomas Road to Virginia Avenue, 8th Street to Dayton Street.
Earll Place Historic District
Earll Drive and the north side of Pinchot Ave between 16th and 18th st.
Garfield Historic District
7th St. 16th St. VanBuren St. and I-10
North Encanto Historic District
Osborn and Thomas Rds. 15th and 19th Aves.
Windsor Square Historic District
Missouri and Camelback Rds. Central Ave. and 7th St.