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Morrison Ranch

Gilbert, AZ

Neighborhood Market Analysis

Q3 2025 Report
$859,000 (July 2025)
Median Home Price
6/10 (good internal paths, but car needed for most errands)
Walkability Score
Consistently rated A or 8-9/10 on GreatSchools; highly sought after for families.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Elliot Rd (north), Higley Rd (west), Warner Rd (south), and Recker Rd (east).

Zip Codes

85296

Market Data Summary

Price RangeRecent listings range from $600,000 to over $1,000,000 depending on size and upgrades.
Price per Sq Ft$342.72 (July 2025)
Inventory LevelsHigher than last year, giving buyers more options but still below pre-pandemic levels.

Property Characteristics

Home Types & Architecture

Home Types

Single-family detached homesLuxury homesSemi-custom homes

Architectural Styles

Modern farmhouseCraftsmanTraditional ranchContemporary Southwest

Property Details

Typical Lot Sizes6,000 to 12,000+ sq ft; some larger lots in premium sections.
Home Age RangeBuilt primarily 2005-2022; most homes less than 20 years old.
Construction QualityHigh; known for quality builders, well-maintained landscaping, and HOA standards.

Community Profile

Demographics & Lifestyle

Demographics

Predominantly families and professionals; median age 35-45; high owner-occupancy.

Community Vibe

Suburban, friendly, active HOA, strong sense of pride and community.

Typical Residents

  • Families with children
  • Move-up buyers
  • Professionals
  • Retirees

Family Friendly

Very family-oriented with parks, playgrounds, and community events.

Amenities & Lifestyle

Parks & Recreation

  • • Morrison Ranch Lake
  • • Multiple greenbelts and playgrounds
  • • Basketball and volleyball courts

Dining Options

  • • Local cafes
  • • National chains nearby on Higley and Elliot
  • • Food trucks at community events

Shopping Centers

  • • SanTan Village Mall (5 min drive)
  • • Fry’s Marketplace
  • • Local shops at Morrison Town Center

Local Businesses

  • • Coffee shops
  • • Boutique salons
  • • Fitness studios

Education & Schools

Consistently rated A or 8-9/10 on GreatSchools; highly sought after for families.
Overall School Rating

Elementary Schools

  • • Greenfield Elementary
  • • Morrison Ranch Elementary

Middle Schools

  • • Greenfield Junior High

High Schools

  • • Gilbert High School

Private Schools

  • • Gilbert Christian Schools
  • • American Leadership Academy

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Valley Metro bus routes nearby

Major Roads

  • • Elliot Rd
  • • Higley Rd
  • • Warner Rd
  • • Recker Rd

Commute & Walkability

Commute Times20-30 minutes to downtown Phoenix; 10-15 minutes to Chandler tech corridor.
WalkabilityGood for recreation within the neighborhood; errands require a car.
ParkingAmple street and driveway parking; garages standard.

Marketing Intelligence

Target Buyer Types

  • Families with school-aged children
  • Professionals relocating for tech jobs
  • Move-up buyers from within Gilbert

Key Selling Points

  • Top-rated schools
  • Lush greenbelts and lakes
  • Modern farmhouse architecture
  • Active community events

Pricing Considerations

Price competitively, especially for homes needing updates; offer concessions if needed to attract buyers.

Common Objections & Response Strategies

Objection: Higher HOA fees compared to some neighborhoods

Response Strategy:

Emphasize the value provided: lush landscaping, lakes, community events, and strict maintenance standards.

Objection: Higher price per square foot than older Gilbert areas

Response Strategy:

Highlight newer construction, modern amenities, and long-term appreciation potential.

Objection: Limited walkability to shopping/dining

Response Strategy:

Showcase internal walkability, proximity to SanTan Village, and planned future retail expansion.

Investment Insights

Investment Potential

Appreciation Potential

Moderate to strong; Morrison Ranch has outperformed Gilbert averages due to its desirability and newer homes.

Rental Demand

High, especially for executive/family rentals; limited supply keeps rents strong.

Buyer Competition

Still competitive for turnkey homes; buyers have more leverage than in 2021-2022.

Best For

  • Families
  • Move-up buyers
  • Long-term investors

Potential Concerns

  • HOA restrictions may limit some buyers
  • Higher price point than older Gilbert neighborhoods

Professional Recommendations

1

Leverage professional photography and video to showcase home and community features.

2

Highlight school ratings and community events in marketing materials.

3

Prepare for longer days on market; set seller expectations accordingly.

4

Encourage sellers to offer concessions or rate buydowns to attract buyers.

5

Network with relocation specialists and tech employers to reach incoming buyers.

Competitive Analysis

Comparable Markets

  • Agritopia
  • Val Vista Lakes
  • Power Ranch

Market Positioning

Premium family-friendly neighborhood with modern homes and strong community identity.

Competitive Advantages

  • Newer homes and infrastructure
  • Superior community amenities
  • Top-rated schools

Price Comparison

Priced above Gilbert median ($585,718 in July 2025), but justified by amenities and home quality.

Investment Metrics

3.5-4.2% for long-term rentals (2025)
Cap Rates
4-5% gross annual yield typical for executive/family homes
Rental Yields
22-25 (reflects premium pricing and strong rental demand)
Price-to-Rent
Positive for large down payments; break-even or slightly negative for low down payment purchases.
Cash Flow
3-5% annual appreciation expected over next 3 years barring major market shifts.
Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to higher price point, but possible with concessions or smaller homes.

Move-Up Buyers

Ideal; many buyers are moving up from older Gilbert neighborhoods for schools and amenities.

Downsizers

Some options, but most homes are larger; best for those seeking space and low maintenance.

Investors

Strong rental demand, especially for executive/family homes; limited supply keeps rents high.

Relocators

Popular for tech professionals and families relocating to Phoenix East Valley.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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