84/48 LUXURY · 85284 GUIDE · NEIGHBORHOODS
ULTRA-LUXURYWarner Estates
$1.47M with 100% ownership and no HOA.
~$1.47M
Median Value
(-4.1% YOY)
85
Homes in
Neighborhood
85284
Zip Code
South Tempe
Kyrene
Elementary
School District
The character.
Warner Estates is one of the most compelling combinations in this guide: $1.47M median price, $218K median household income, 100% owner-occupancy, and approximately 85 homes — enough to provide real market depth. Homes are established (~38 years median age), no HOA, and recent comps show 4,000–5,000 sq ft properties selling in the $1.2M–$1.4M range at $200–$250/sqft, suggesting the upper end of the market has more headroom.
The -4.1% year-over-year is meaningful with this dataset size, and Warner Estates is the only neighborhood at this price point with that figure combined with 100% ownership. The income profile — $218K, tied for the highest in the guide — says these owners can absorb a soft year without distress selling. That's a meaningful distinction.
Who buys here.
Buyers who want estate-scale homes with no HOA at a price point that's still accessible. Long-term hold buyers who recognize that $200–$250/sqft is below replacement cost in this market.
Why it works.
Why Locals Love It
No HOA at $1.47M. That's rare. Large lots, established trees, and the kind of neighborhood where the people who could afford a gated community chose freedom instead.
Good to Know
The -4.1% with 85 homes is a real data point, not noise. Pull sold comps carefully. The income profile suggests owners aren't forced sellers — but the market has softened here.
Pro Tip
Warner Estates at $200–$250/sqft is meaningfully below replacement cost in this market. For buyers focused on long-term hold value, that spread represents real margin of safety.
HONEST TRADEOFF
Established homes (~38 years median age) means more inspection scrutiny on systems. The flip side: mature landscaping, larger lots than newer subdivisions, and the kind of neighborhood character that simply can't be built today.
Who this fits.
“$218K income, $1.47M homes, no HOA, 100% owned. These are people who bought for life, not leverage. A soft year in the AVM doesn’t change what Warner Estates is — or who lives here.”
The specs.
Median Value~$1.47M
Est. Home Count~85
12-Mo. Change-4.1%
Median Home Age~38 years
Ownership100% owner-occupied
HOANone
Med. HH Income $218K
Where it sits.
Established estate corridor in southeastern 85284, adjacent to Sunburst Farms, Calle de Caballos, and Buena Vista Ranchos. Kyrene Elementary, Corona del Sol High School.
Thinking about Warner Estates?
Let's talk specifics. I can tell you what's currently active, what's likely coming off-market in the next 90 days, and whether this neighborhood is the right fit for your specific move. 15 minutes — no pressure.