Relocating to North Phoenix (85020): A Real-World Guide from Your Real Estate Dad
If you’re looking at 85020, you’re probably trying to strike a balance.
You want mountain access, central Phoenix convenience, and neighborhoods with some character, but you also want to make sure you’re choosing the right blocks, schools, and streets. This ZIP code can be a great fit, but like most of Phoenix, it’s not one-size-fits-all.
Let’s walk through how to decide if North Phoenix / Sunnyslope / Piestewa Peak (85020) fits your life — not just a listing photo.
1. Decide if 85020 Fits Your Priorities
At its core, 85020 is an urban-suburban blend.
You’ll find:
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Older, established neighborhoods
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Easy access to the Phoenix Mountain Preserve
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A mix of long-time homeowners, newer buyers, and renters
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Faster access to central Phoenix than many north or east valley areas
Compared to places like Arcadia or the Biltmore, 85020 is generally more affordable, but with more variability block to block. Compared to far-north suburbs, it offers shorter commutes and a more central feel.
Climate-wise, this is still Phoenix:
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Hot summers (no sugar-coating that)
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Mild winters that make outdoor living possible most of the year
If mountain access, central location, and value matter more to you than brand-new homes or master-planned uniformity, 85020 is worth a serious look.
2. Learn the Micro-Neighborhoods (This Matters Here)
Here’s some Real Estate Dad advice:
Don’t shop 85020 as one big ZIP code. That’s how people get confused.
Some of the most sought-after pockets are:
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South of the Arizona Canal
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Hillside areas near Central Avenue
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7th Street to 16th Street corridors
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Properties bordering North Mountain or Piestewa Peak preserves
These areas tend to offer:
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Quieter residential streets
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Better mountain views or trail access
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More pride of ownership
Sunnyslope is famously block-by-block. One street can feel peaceful and residential, while the next might feel busier due to nearby apartments or commercial uses.
My advice:
Drive and walk your short-listed blocks during the day, after dark, and on weekends. You’ll learn more in 30 minutes on foot than you will from hours online.
3. Schools and District Boundaries
For families, school boundaries are often a deciding factor.
Many relocating buyers in 85020 specifically target the Madison Elementary School District, which is highly regarded in central Phoenix.
Popular campuses include:
Before you assume eligibility:
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Confirm exact boundary lines
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Check open enrollment options
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Ask about waitlists and enrollment timing
School zones can change, and availability matters, so this is something you want verified before writing an offer.
4. A Smarter Housing Search Strategy
Start by scanning real estate portals to understand price ranges for:
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Single-family homes
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Condos and townhomes
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Rentals
You’ll notice listings often cluster:
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Near Central Avenue
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Along 7th Street
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Adjacent to mountain preserves
Instead of searching the entire ZIP code, I recommend:
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Decide your must-haves (budget, yard, views, no HOA vs HOA, home age)
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Pick 2–3 micro-areas
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Focus your search there
That approach saves time and prevents decision fatigue.
5. Cost of Living and Utilities
Overall, 85020 runs:
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Close to Phoenix averages
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Slightly above national averages
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Very dependent on summer electric usage
Expect:
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Higher summer power bills (AC is not optional)
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Typical city water and trash costs
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Competitive internet and cellular options
Pro tip:
Schedule utility connections a few days before move-in — especially in summer — so you’re not sweating on day one.
6. Plan the Move Itself (Especially in the Heat)
A smooth relocation starts early.
I recommend:
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Begin planning 6–8 weeks out
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Declutter before packing (you’ll thank yourself)
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Get multiple moving quotes
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Confirm parking, truck access, and any HOA rules
Pack an essentials box for day one:
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Medications
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Chargers
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Bedding
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Basic kitchen items
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Work devices
When it’s 110 degrees outside, you don’t want to be hunting for your phone charger.
7. Safety and Block-Level Reality Checks
Crime statistics are a starting point — not the full picture.
Yes, review crime-rate snapshots for 85020, but also:
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Visit candidate blocks after dark
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Listen for noise patterns
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Observe traffic flow and foot traffic
Pay attention to:
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Nearby apartment complexes
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Motels
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Commercial strips
Those can significantly affect the feel of a street, even within the same neighborhood.
8. Daily Life, Commuting, and Amenities
Before committing, test-drive your routine.
Try your commute using:
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State Route 51
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Central Avenue
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7th Street
Do it during real rush-hour times.
Then map out:
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Grocery stores
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Gyms
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Coffee shops
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Dining favorites
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Hiking access (North Mountain, Piestewa Peak)
If your daily rhythm works, the house matters a lot more.
9. Heat, Weather, and Home Setup
Living in Phoenix means planning for heat… wisely.
Smart homeowners think about:
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Quality window coverings
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Efficient AC systems
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Shade trees or covered patios
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Misters or shaded outdoor spaces
Monsoon season also brings:
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Dust storms
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Sudden heavy rain
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Occasional power flickers
Secure outdoor items, protect electronics, and you’ll be just fine.
10. Get Connected Locally
The fastest way to feel at home is to plug in.
I recommend:
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Local Facebook or Nextdoor groups
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Sunnyslope and Madison school communities
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Nearby community centers and events
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Places of worship or volunteer opportunities
You’ll hear real-world feedback (the good, the bad, and the ugly) and start building your local network quickly.
Final Real Estate Dad Thought
85020 can be a fantastic place to live, if you choose the right pocket for your lifestyle.
Do your homework. Walk the blocks. Ask questions. And don’t rush the decision.
And if you want help narrowing the search, understanding school boundaries, or figuring out which streets make sense for you, that’s what I do.
I’ve walked these neighborhoods, studied the data, and helped a lot of families land well here.
When you’re ready, I’m here.
— Bob Hertzog
Your Phoenix Real Estate Dad