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CHANDLER GENERAL PLAN 2026
evolving the Chandler way
P a g e 1 - E x i s t i n g C o n d i t i o n s R e p o r t
CHANDLER GENERAL PLAN 2026
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P a g e 2 - E x i s t i n g C o n d i t i o n s R e p o r t
TABLE OF CONTENTS
EXECUTIVE SUMMARY | KEY TAKEWAYS .................................................................. 6
COMMUNITY CONTEXT .................................................................................................... 7
Project Overview ............................................................................................................................................ 8
Regional Context ............................................................................................................................................ 9
Demographic Context ................................................................................................................................. 10
Historic Context ............................................................................................................................................ 12
Legislative Context ....................................................................................................................................... 13
LAND USE ............................................................................................................................ 14
Current Land Use ......................................................................................................................................... 14
Aggregate Resources ................................................................................................................................... 14
Land Ownership ........................................................................................................................................... 15
Existing Future Land Use and Growth Areas ............................................................................................ 17
Area Plans ..................................................................................................................................................... 18
Vacant Land .................................................................................................................................................. 19
ECONOMIC GROWTH ...................................................................................................... 22
Economic Composition................................................................................................................................ 22
Employment and Labor Force Trends ....................................................................................................... 24
Employment Forecast .................................................................................................................................. 26
Office Market ................................................................................................................................................ 28
Retail Sales Trends ....................................................................................................................................... 30
Cost of Development ................................................................................................................................... 32
Revenue Generation .................................................................................................................................... 33
CIRCULATION .................................................................................................................... 35
Transportation Planning Efforts ................................................................................................................. 35
Roadway Network ........................................................................................................................................ 36
Active Transportation Network .................................................................................................................. 41
Public Transit ................................................................................................................................................ 41
Rail and Airport ............................................................................................................................................. 45
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PUBLIC FACILITIES, BUILDINGS, AND SERVICES................................................. 47
Police, Fire, and Emergency Services ......................................................................................................... 47
Educational Facilities ................................................................................................................................... 49
Community Centers and Libraries ............................................................................................................. 49
Recycling and Trash ..................................................................................................................................... 50
Electricity, Natural Gas, and Telecommunications .................................................................................. 50
Electric Vehicle Charging Stations .............................................................................................................. 50
WATER RESOURCES ....................................................................................................... 52
Drinking Water Supplies .............................................................................................................................. 52
Reclaimed Water .......................................................................................................................................... 53
Sustainable Aquifer Management ............................................................................................................. 54
Water Conservation ..................................................................................................................................... 55
Future Water Demands ............................................................................................................................... 56
ENVIRONMENT AND CONSERVATION ..................................................................... 58
Natural Resources ........................................................................................................................................ 58
Biological Resources .................................................................................................................................... 58
Climate ........................................................................................................................................................... 60
Air Quality ...................................................................................................................................................... 64
Water Quality ................................................................................................................................................ 64
Flooding and Flood Control ........................................................................................................................ 64
PARKS, RECREATION, CULTURAL, AND HISTORIC RESOURCES .................... 66
Parks and Recreation ................................................................................................................................... 66
Cultural and Historic Resources ................................................................................................................. 71
HOUSING ............................................................................................................................ 74
Housing Mix .................................................................................................................................................. 75
Residential Building Permit Activity ........................................................................................................... 78
Short-Term Rentals ...................................................................................................................................... 79
Housing Market ............................................................................................................................................ 81
Neighborhood Programs ............................................................................................................................ 93
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LIST OF FIGURES
Figure 1. Vicinity Map .................................................................................................................... 9
Figure 2. Demographics .............................................................................................................. 11
Figure 3. Historic Timeline .......................................................................................................... 12
Figure 4. Required ARS Elements ............................................................................................... 13
Figure 5. Current Land Use by Percent ...................................................................................... 15
Figure 6. Public Land Ownership ................................................................................................ 15
Figure 7. Current Land Use Map ................................................................................................ 16
Figure 8. Future Land Use Map and Growth Areas .................................................................. 18
Figure 9. Vacant Uncommitted Land Map ................................................................................. 20
Figure 10. Vacant Uncommitted Land by Existing Future Land Use Map ............................... 21
Figure 11. Location Quotient ...................................................................................................... 22
Figure 12. Major Employers ........................................................................................................ 23
Figure 13. Unemployment Rates ................................................................................................ 24
Figure 14. Labor Force Participation .......................................................................................... 25
Figure 15. Chandler Labor Force Growth .................................................................................. 26
Figure 16. Forecasted Jobs to Population Ratios ...................................................................... 27
Figure 17. Chandler Employment Forecast ............................................................................... 27
Figure 18. Chandler Office Market Sublease Space .................................................................. 28
Figure 19. Chandler Office Market Vacancy Rate ...................................................................... 29
Figure 20. Chandler Office Rents Per Square Foot ................................................................... 30
Figure 21. Per Capita Net Taxable Transaction Privilege and Use Tax Sales, 2023 ................ 31
Figure 22. Percent Increase in Retail, Restaurant, and Bar Sales ............................................ 32
Figure 23. Functional Classification per Mileage ....................................................................... 36
Figure 24. Functional Classification Map ................................................................................... 37
Figure 25. Number of Crashes Per Year .................................................................................... 38
Figure 26. Existing Arterial Level of Service ............................................................................... 39
Figure 27. Fatal and Serious Injury Crash Hot Spots ................................................................ 40
Figure 28. Downtown Public Parking Garages .......................................................................... 41
Figure 29. Bicycle Facility Types .................................................................................................. 43
Figure 30. Public Transit Services ............................................................................................... 44
Figure 31. Airport and Railroad Locations ................................................................................. 46
Figure 32. Police Department Facilities...................................................................................... 47
Figure 33. Fire Stations and Facilities ......................................................................................... 48
Figure 34. Medical Centers ......................................................................................................... 48
Figure 35. Community Centers ................................................................................................... 49
Figure 36. Public Libraries ........................................................................................................... 50
Figure 37. Public Facilities Map................................................................................................... 51
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Figure 38. Chandler Drinking Water Source .............................................................................. 53
Figure 39. Chandler Reclaimed Water Source ........................................................................... 54
Figure 40. Residential Water Use ............................................................................................... 56
Figure 41. Tree Equity Score ....................................................................................................... 61
Figure 42. Tree Canopy Cover .................................................................................................... 61
Figure 43. Priority Index .............................................................................................................. 62
Figure 44. Heat Map .................................................................................................................... 63
Figure 45. Chandler Floodplains ................................................................................................. 65
Figure 46. Color-Coded Parks and Recreation Inventory ......................................................... 67
Figure 47. Parks and Recreation Map ........................................................................................ 69
Figure 48. Walk Times to Parks and Recreation Amenities ...................................................... 70
Figure 49. Cultural Resources ..................................................................................................... 71
Figure 50. Historic Resources ..................................................................................................... 72
Figure 51. Cultural and Historic Resources Map ....................................................................... 73
Figure 52. Housing Inventory and Seasonal Population .......................................................... 74
Figure 53. Units in Structure ....................................................................................................... 75
Figure 54. Tenure in Occupied Units .......................................................................................... 75
Figure 55. Homeownership ........................................................................................................ 76
Figure 56. Tenure by Occupied Units in Structure .................................................................... 77
Figure 57. Chandler Housing Permits ........................................................................................ 78
Figure 58. Chandler Short Term Rentals.................................................................................... 79
Figure 59. Location of Short-Term Rentals ................................................................................ 80
Figure 60. Apartment Inventory Q4 2024 .................................................................................. 81
Figure 61. Chandler Average Monthly Apartment Rent ........................................................... 83
Figure 62. Apartment Market Dynamics Chandler and Maricopa County .............................. 84
Figure 63. Median Resale SF Home Prince and Number of Sales ........................................... 85
Figure 64. Percent Change in SF Resale Home Price ................................................................ 85
Figure 65. Median Prince of Resale SF, Condo, and Mobile Homes ........................................ 86
Figure 66. 2023/2024 New Home Housing Sales Chandler and Metro Phoenix .................... 86
Figure 67. Low- and Moderate- Income Housing ...................................................................... 88
Figure 68. Affordable Housing Complexes ................................................................................ 89
Figure 69. FY 24 MF Tax Subsidy Project Income Limits for Phx-Mesa-Chandler .................. 90
Figure 70. Max Allowable Low- and Moderate- Income Rents Phx, Mesa, and Chandler ..... 90
Figure 71. Housing Cost Burden, Renter, and Owner Occupied ............................................. 91
Figure 72. Affordable Housing Payment Estimator .................................................................. 92
Figure 73. Rental Housing Affordability by Occupation ........................................................... 93
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EXECUTIVE SUMMARY | KEY TAKEWAYS
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COMMUNITY CONTEXT
The Community Context section includes an overview of the general plan process in the
context of the Existing Conditions Report as well as locational, demographic, historic, and
legislative context.
PROJECT OVERVIEW
Chandler’s 2016 General Plan: a vision refined is being updated pursuant to Arizona Revised
Statutes (A.R.S.) 9-461.06.K: A general plan, with any amendments, is effective for up to ten years
after the date the plan was initially adopted and ratified… On or before the tenth anniversary of
the plan's most recent adoption, the governing body of the municipality shall either readopt the
existing plan for an additional term of up to ten years or shall adopt a new general plan as
provided by this article.
The General Plan Update (GPU) process will update required elements (A.R.S 9-461.05) that
reflect current law and update existing elements to reflect current conditions in Chandler
while simultaneously fine-tuning future demographic projections, making the new general
plan as accurately predictive as possible. This Existing Conditions Report serves as a snapshot
of Chandler today. Current inventories and assessments of the city’s functions and services
are a statutory component and will assist in informing and planning for the future. This
report will also:
•
Provide context. Understanding current issues to help see the bigger picture and
analyze situations more thoroughly in the general plan.
•
Reveal patterns and trends. Analyzing the data available to help identify and predict
recurring patterns of human behavior, social dynamics, and political developments.
•
Shape our goals. Examining strengths and gaps in Chandler’s overall condition to
contributes to effective community communication in the planning process and
identification of goals and priorities for the future.
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REGIONAL CONTEXT
Chandler is a bustling, mid-sized oasis drawing young families with the lure of quiet
neighborhoods, lively historic downtown, acclaimed school system and numerous parks,
museums, and recreation opportunities.
Chandler’s incorporated area is about sixty-five square miles, nestled in the southeast valley
on the Maricopa and Pinal county line. Bordered to the north by Tempe and Mesa, the east
by Gilbert, the west by Ahwatukee (Phoenix), and to the south by the Gila River Indian
Community, unincorporated communities, and Pinal County agricultural land and desert.
Figure 1. Vicinity Map
Source: Maricopa Association of Governments
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Chandler is largely developed and is approximately 94% built out. The Municipal Planning Area
(MPA) is 71.5 square miles, which includes about 6.5 square miles unincorporated county
islands. No annexation opportunities exist beyond the current MPA, placing future focus
primarily on redevelopment and infill as well as annexation of county islands.
The city’s growth over the last several decades, while rapid, has been on par with surrounding
cities and the state. Transected by two major freeways, State Route 101 (SR 101) and Loop 202
(South Mountain Freeway/SR 202), travel to and through Chandler is convenient. The
development of the I-10/SR 202 connection funnels travelers directly through Chandler and
West Phoenix and beyond to California. This option provides relief to the existing corridor,
improves Chandler residents’ commutes, and expedites cargo traffic.
DEMOGRAPHIC CONTEXT
At 280,171, Chandler’s population has more than doubled since 1996. Although growth is
expected over the next five years, Chandler's population is projected to level off by 2035. The
housing supply does not meet current demand thus a slowing of population growth may offer
an opportunity for Chandler to bolster its housing inventory. The median age of 37.4 is only
slightly younger than Arizona’s median age of 38.4. This group is likely comprised of families
with younger dependents who may utilize city amenities more often such as schools, parks,
and libraries. Nearly one-third of the city’s population, about 24%, is aged 18 or younger, which
is higher than the state average of 15% percent in that age group. Chandler’s median household
earns more than the state average by nearly $23,000 annually. That figure correlates with nearly
50% of residents earning bachelor's degrees or higher, which far exceeds the state’s average of
33.5% of residents with bachelor's degrees.
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Figure 2. Demographics
Source: 2023 ACS 1-Year Estimates
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HISTORIC CONTEXT
The following is a brief historic timeline for the City of Chandler:
Figure 3. Historic Timeline
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LEGISLATIVE CONTEXT
In 1998, the Arizona State Legislature passed House Bill 2361, the “Growing Smarter Act”,
intended to create an urban growth management framework by strengthening land planning
processes and providing for open space preservation. In 2000, the Growing Smarter Plus Act
made several revisions to the original Act. The legislation increased public participation
requirements throughout the planning process, added new elements related to growth, and
strengthened the implementation power of the plans. The breadth of the new elements has
since been expanded even further to respond to the ever-evolving landscape. Chandler’s
current population of 280,171 exceeds the statutory threshold detailed in A.R.S. 9.461.05,
necessitating the inclusion of all 17 statutorily required elements in the General Plan Update.
Those elements include:
Figure 4. Required ARS Elements
Required for all municipalities:
Land Use
Circulation
Required for populations over 10,000:
Required for populations over 50,000:
-Open Space
-Growth Area
-Environmental Planning
-Cost of Development
-Water Resources
-Conservation
-Recreation
-Public Services and Facilities
-Public Buildings
-Housing
-Conservation, Rehabilitation, and
Redevelopment
-Safety
-Bicycling
-Energy
-Neighborhood Preservation and Revitalization
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LAND USE
The Land Use section describes use and ownership characteristics within the City of Chandler.
Uses are described in terms of the various activities that take place on public and private
parcels, including agriculture, residential, industrial, office, employment, and recreational
uses, among others. This inventory and analysis will be a foundation for the land use
discussion in the general plan and includes focus on the current land uses, future land uses
and growth areas and an initial analysis of lands within the MPA with the greatest amount of
development potential.
CURRENT LAND USE
Current land use composition and distribution are illustrated in Figures 5 and 7. Existing
residential land uses in Chandler cover 52.9% of the area within the city limits including Rural
Residential, Low-Density, Medium-Density, and High-Density categories. For the purposes of
residential density explanation, the city’s past methodology was to consolidate current land
use densities such that Low Density has a range of 0.5 to 10 du/ac; Medium-Density has a
range of 2 to 15 du/ac; and High Density has a range of 6 – 15+ du/ac. Water, Canals, Open
Space, and Parks combine to make up 14.4% of the Parks and Open Space land uses.
Commercial, Office, and Employment categories make up 12.7% of the area within the city
limits. Public land uses make up 6.7% of the area within the city limits and are comprised of
multiple categories including utilities, event space, and public buildings. The remaining land,
which makes up 13.3% of the area within the city limits and includes Agriculture,
transportation uses including the Airport and Railroad, and Vacant. Figure 7 also illustrates
unincorporated county islands which consist of approximately 6.5 square miles of the
planning area and are situated mostly in the southern part of the city.
AGGREGATE RESOURCES
ARS requires that a general plan includes sources of currently identified aggregates from
maps that are available from state agencies, policies to preserve currently identified
aggregates sufficient for future development, and policies to avoid incompatible land uses.
Maps obtained from the Arizona Geological Survey, the Arizona Department of
Transportation (ADOT), and other agencies that identify locations of aggregate mining
operations indicate that there are no aggregate resources within or adjacent to the city limits
such that development would be impacted or limited.
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Figure 5. Current Land Use by Percent
Source: City of Chandler
LAND OWNERSHIP
Most land within the city is privately owned; however, government-owned property makes
up just over ten percent of the city’s total land area.
Figure 6. Public Land Ownership
Ownership
Acres
% of Total
Federal
41.06
0.1%
State
157.23
0.4%
County
921.97
2.5%
Municipal
2,648.42
7.3%
Special District
53.98
0.1%
Total
3,822.66
10.4%
Source: City of Chandler GIS
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Figure 7. Current Land Use Map
Source: City of Chandler GIS
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EXISTING FUTURE LAND USE AND GROWTH AREAS
The four (4) existing future land use designations shown on Figure 8 developed by the City of
Chandler include the following. The Neighborhoods future land use designation make up 75%
of the future land use designations with employment following at 19%, Recreation/Open
Space at 3%, and Regional Commercial at 2%.
1. Neighborhoods allow a range of residential densities and a variety of non-residential
uses, such as commercial, institutional, public facilities, and commercial offices, based
upon location and other criteria as described in the text of the general plan. The
neighborhood land use designation contains sub categories of: rural residential (0-2
du/ac), low density residential (2.5-3.5 du/ac), medium density residential (3.5 – 12
du/ac), high density residential (12-18 du/ac), urban residential 18+ du/ac, mixed use
developments, public facilities, offices and institutional uses, neighborhood
commercial, community commercial, and community office complexes and
appropriate locations are dictated by primarily by the adequacy of infrastructure and
compatibility with surrounding uses.
2. Regional Commercial uses include shopping malls, power centers, large single-use
retail, and other commercial centers. As described in the general plan, these locations
are eligible for consideration of urban-style, mixed-use developments. Other
supportive land uses may include large offices and mixed residential densities.
3. Employment uses include major employers, knowledge-based employers, industrial,
business parks, and industrial support uses. A compatible mix of supporting
commercial uses and residential densities as an integral component may be
considered as described in the general plan text, growth area policies, and area plans.
4. Recreation/Open Space include parks and open spaces greater than five acres.
The City of Chandler identified six (6) growth areas in 2016. These areas were deemed areas
that may be suitable and will be studied for planned multimodal transportation and
infrastructure expansion and improvements designed to support economic growth with a
variety of planned uses:
1. Downtown Chandler
2. North Arizona Avenue
3. Chandler Airpark
4. South Price Road Corridor
5. Medical/Regional Retail
6. I-10/Loop 202 Corridor
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Figure 8. Future Land Use Map and Growth Areas
Source: City of Chandler GIS
AREA PLANS
There are three (3) area plans within the City of Chandlers MPA. These area plans work in
concert with Chandler’s general plan will give more specific and refined land uses and design
guidance for each area.
SOUTHEAST CHANDLER AREA PLAN (1999)
The Southeast Chandler Area Plan (SECAP) was adopted in 1999. The plan establishes the
community’s vision for this area and provides for a future land use map, goals, policies as
well as both residential and commercial guidelines. Established to promote the rural,
agrarian past of the southeast through design of open spaces along streets, agrarian
character, and recommend residential densities typically not exceeding 3.5 du/ac, the plan
is on the city’s radar to be updated to ensure that it is still within alignment of the
community’s vision and values for this specific area.
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CHANDLER AIRPARK AREA PLAN (2021)
The Chandler Airpark Area Plan (CAAP) was adopted in 1998 to ensure that future land uses
and development around the municipal airport support the economy. Establishing the
airpark area as a high-quality, thoughtfully designed location within the city will help to
ensure that it remains a desirable location for business. The 2021 update to the plan includes
a land use map, goals, strategies, and design guidelines to protect the future of the Chandler
Municipal Airport and help ensure that it remains a competitive and regionally attractive
magnet for quality development and employers. The CAAP creates land use districts,
identifies commerce routes, trails, landscape corridors and gateways.
DOWNTOWN REGION AREA PLAN (2025)
The Downtown Region Area Plan (DRAP) is a pending consolidation of the city’s Redevelopment
Element (1995) and the South Arizona Entry Corridor Study (2006) as well as the South
Arizona Avenue Design Guidelines (2010) into a redefined project area. The DRAP focuses on
exploring and defining the ways this area has changed while looking to the future and
creating a community-built vision that guides the city in the development and growth of this
area more accurately and holistically. The DRAP establishes a vision for the region and
specific guiding principles and policies for five (5) distinct districts with the region. There are
also region-wide design guidelines, specific district design guidance and implementation
actions for both the region and districts.
VACANT LAND
The City of Chandler is geographically constrained by its neighboring jurisdictions and has
little to no room to grow outward. Instead, opportunities for growth are oriented towards
annexation of county islands, infill development, redevelopment, and growing up instead of
out. Since the last General Plan update the City has inventoried vacant parcels within the city
limits and county islands. While the city is substantially built out, there are 714 acres of vacant
land without applications or permits. These vacant parcels have been mapped to the existing
future land uses developed by the city. The location of vacant parcels with potential future
land uses including subcategories of the Neighborhood land use designation are broken out
are illustrated in Figure 9 and Figure 10.
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Figure 9. Vacant Uncommitted Land Map
Source: City of Chandler GIS
There are also a variety of opportunities in the city for redevelopment beyond vacant parcels
that could be determined from a combination of factors including the age of improvements on
the land, such as buildings and infrastructure, and a ratio of the value of the improvements to
the value of the land. For example, parcels of land with outdated buildings that are worth less
than the land are to be considered mature and appropriate for redevelopment. However, for
simplistic purposes, vacant land will only be considered for this report.
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Figure 10. Vacant Uncommitted Land by Existing Future Land Use Map
Source: City of Chandler GIS
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ECONOMIC GROWTH
Chandler’s robust economy is built on the industry clusters of Business Services; Finance,
Insurance, and Real Estate (FIRE); High-Tech Manufacturing and Development; and Metal
Inputs and Transportation-Related Manufacturing. This Economic Growth section includes
industry inventory, employment, and economic growth trends as well as information about
the city’s approach to cost of development and revenue generation.
ECONOMIC COMPOSITION
The strengths and weaknesses of a local economy can be illustrated by the “Location
Quotient” or LQ. LQ compares the percentage of jobs in each industry in a community to a
larger economy, such as the state. An LQ of over 1.0 indicates that a particular industry has
a greater presence in the local economy compared to the statehence a strength of the
local area. An LQ of less than 1.0 shows potential weaknesses. As shown on the following
chart, Chandler’s primary economic strength is in High-Tech Manufacturing and
Development with an LQ of 4.8, meaning that its employment base has nearly five times as
many employees in that industry as compared to the state.
Figure 11. Location Quotient
Industry Cluster
Chandler
Arizona
Location
Quotient
Jobs
% of
Total
Jobs
% of
Total
Business Services
16,460
12.1%
296,100
11.0%
1.11
Construction
6,370
4.7%
187,800
7.0%
0.67
Consumer Goods Manufacturing
1,010
0.7%
34,910
1.3%
0.58
Consumer Services
13,890
10.2%
289,470
10.7%
0.95
Education
9,550
7.0%
225,290
8.3%
0.84
Finance, Insurance, & Real Estate (FIRE)
14,510
10.7%
195,100
7.2%
1.48
Government, Social, & Advocacy Services
5,660
4.2%
279,200
10.3%
0.40
Health Care
13,640
10.1%
334,610
12.4%
0.81
High-Tech Manufacturing & Development
26,040
19.2%
109,020
4.0%
4.75
Hospitality, Tourism, & Recreation
3,790
2.8%
111,900
4.1%
0.67
Media, Publishing, & Entertainment
950
0.7%
22,160
0.8%
0.85
Metal Inputs & Transportation-Related
Manufacturing
1,790
1.3%
32,070
1.2%
1.11
Non-Metallic Manufacturing
1,100
0.8%
27,820
1.0%
0.79
Resource-Dependent Activities
240
0.2%
45,180
1.7%
0.11
Retail
13,050
9.6%
309,730
11.5%
0.84
Telecommunications
1,030
0.8%
26,040
1.0%
0.79
Transportation & Distribution
6,580
4.9%
172,770
6.4%
0.76
Total
135,640 100.0%
2,699,150 100.0%
1.00
Note: Includes businesses with five or more employees. Source: MAG
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The list of major employers in the city shows that the local economy is heavily weighted
towards High-Tech Manufacturing and Development, Business Services, and FIRE, which
include large banking and financial operations. Intel located in Chandler in 1979 and has
continued to expand its South Chandler facility. The school district is also one of the largest
employers.
Figure 12. Major Employers
Employer
Employees Cluster
Industry
Intel Corporation
12,000
High Tech Manufacturing &
Development
Semiconductors
Wells Fargo
5,500
Business Services
Regional Managing Offices
Chandler Unified
School District 80
3,930
Education
Elementary and
Secondary Schools
Bank of America
3,600
Business Services
Real Estate Credit
Dignity Health-
Chandler Regional
Medical Center
3,000
Health Care
General Medical and
Surgical Hospitals
City of Chandler
2,140
Government, Social, &
Advocacy Services
Government
Northrop Grumman
1,700
High Tech Manufacturing &
Development
Guided Missile and Space
Vehicle Manufacturing
NXP
Semiconductors
1,700
High Tech Manufacturing &
Development
Semiconductors
Microchip
Technology
1,700
High Tech Manufacturing &
Development
Semiconductors
PayPal
1,500
Finance, Insurance, & Real
Estate (FIRE)
Financial Transaction
Processing
Insight Enterprises
1,400
High Tech Manufacturing &
Development
Computer and Software
Merchant Wholesalers
Walmart
1,310
Retail
Warehouse Clubs and
Supercenters
Bashas HQ &
Distribution Center
1,100
Transportation & Distribution
Distribution
Verizon Wireless
1,000
Business Services
Regional Managing Offices
Maricopa County
Community College
District
1,080
Education
Junior College
Intrude
850
Business Services
Computer Systems Design
Services
GM Financial
Services
820
Finance, Insurance, & Real
Estate (FIRE)
Sales Financing
Liberty Mutual
Insurance
800
Finance, Insurance, & Real
Estate (FIRE)
Property and Casualty
Insurance Carriers
Frys Food Stores
820
Retail
Supermarkets
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Toyota Financial
Services
780
Finance, Insurance, & Real
Estate (FIRE)
Sales Financing
Safelite Auto Glass
700
Consumer Services
Automotive Glass
Replacement Shops
Avnet
600
Transportation & Distribution
Other Electronic Parts
Wholesalers
Home Depot
590
Retail
Home Centers
Allstate Insurance
500
Finance, Insurance, & Real
Estate (FIRE)
Property and Casualty
Insurance Carriers
Republic Services
500
High Tech Manufacturing &
Development
Other Nonhazardous
Waste Treatment and
Disposal
Rogers Corporation
400
High Tech Manufacturing &
Development
Electronic Computer
Manufacturing
Note: Employment estimates are subject to the possibility of errors, omissions, and changes, but
have been obtained from sources deemed reliable.
Source: City of Chandler Economic Development Division
EMPLOYMENT AND LABOR FORCE TRENDS
Chandler’s unemployment rate stands at 3.0% as of November 2024, which is below the
state-wide average of 3.9%. Unemployment in the city has been very stable since the end of
2021. The unemployment rate hit 12.2% in Chandler in April 2020 but recovered to 5.5% by
October.
Figure 13. Unemployment Rates
Source: AZ OEO
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
Jan-19
Apr-19
Jul-19
Oct-19
Jan-20
Apr-20
Jul-20
Oct-20
Jan-21
Apr-21
Jul-21
Oct-21
Jan-22
Apr-22
Jul-22
Oct-22
Jan-23
Apr-23
Jul-23
Oct-23
Jan-24
Apr-24
Jul-24
Oct-24
Chandler
Maricopa County
Arizona
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The labor force participation rate for Chandler of 70.6% shows a healthy economy well above
state average. Communities with a highly educated population typically have a high labor
force participation rate. According to 2023 ACS 1-Year Estimates of the 190,000 residents in
Chandler over the age of 25, 48.5% have a bachelor’s degree or higher. Comparatively for
Arizona, 33.5% of the population has a bachelor’s degree or higher.
The labor force participation rate is a useful measurement for employers. The higher the
rate is, the healthier the economy. This means more people are working and contributing to
the economy with their wages which translates into more retail sale tax revenue for a city.
Additionally, a higher labor force participation rate may mean there are more people actively
seeking employment than in the past, and employers could have more hiring options for
open positions.
Retirement trends can reduce the labor force participation rate. Currently, the labor force
participation rate across the country is declining as Baby Boomers retire. The U.S.
participation rate stood at 67.2% in 2000; today, the participation rate stands at 62.5%.
Figure 14. Labor Force Participation
Population
Chandler Maricopa
County
Arizona
Population 16 year and over
223,401
3,698,830
6,049,109
Civilian Labor Force
157,721
2,406,294
3,648,728
Employment
153,834
2,317,644
3,493,543
Unemployment
6,255
88,650
155,185
Labor Force Participation Rate
70.6%
65.1%
60.3%
Source: 2023 ACS 1-Year Estimate
Since 2010, the city’s labor force has increased by 21% according to the Arizona Office of
Economic Opportunity, keeping pace with population growth. Even considering the impact
of the Great Recession which ended in 2009, the labor force continued to grow.
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Figure 15. Chandler Labor Force Growth
Source: AZ OEO
Providing housing for a range of income levels is essential for Chandler’s continued economic
growth and financial wellbeing. Refer to the Housing Section for additional information on
this topic.
EMPLOYMENT FORECAST
An important indicator of the health of a local economy is the job-to-population ratio.
According to Maricopa Association of Governments (MAG), in 2022, the average ratio was
0.51, or one job for every two residents in Maricopa County. Chandler, along with Phoenix,
Scottsdale, and Tempe, have a job-to-population ratio above this county-wide average, and
forecasted to continue. With limited land supply for future residential development and the
amount of vacant land set aside for employment use near Chandler Airport and along the
Price Road Corridor could result in a ratio of 0.65 by 2040 another 38,000 jobs.
133,528 133,123
134,660
135,840
139,498
144,711
138,755
140,134
143,204
147,973
149,209
152,787
156,813
161,442
120,000
125,000
130,000
135,000
140,000
145,000
150,000
155,000
160,000
165,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023
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Figure 16. Forecasted Jobs to Population Ratios
City
2020
2022
2030
2040
2050
2060
Chandler
0.55
0.57
0.62
0.65
0.64
0.67
Gilbert
0.36
0.38
0.41
0.44
0.44
0.47
Glendale
0.37
0.38
0.42
0.45
0.49
0.52
Goodyear
0.46
0.54
0.53
0.53
0.51
0.52
Mesa
0.36
0.37
0.40
0.44
0.48
0.50
Peoria
0.29
0.29
0.29
0.31
0.31
0.32
Phoenix
0.53
0.55
0.56
0.57
0.58
0.58
Scottsdale
0.78
0.85
0.84
0.86
0.85
0.86
Surprise
0.25
0.26
0.29
0.27
0.27
0.29
Tempe
1.06
1.11
1.07
1.02
1.02
1.01
Maricopa County
0.48
0.51
0.51
0.53
0.53
0.54
Source: MAG 2021
Figure 17. Chandler Employment Forecast
Source: MAG 2021
Chandler’s economic achievements are tied to its preservation of employment corridors for
planned uses that serve as economic engines and create high-quality jobs. Its brand has
become known as a regional, national, and global destination for innovation in partnership
with higher education and workforce development programs to create a talent pipeline. The
city focuses on six key industry clusters that will continue to foster grow and development in
the 21st Century including Advanced Business Services, Aviation & Aerospace, High Tech
Manufacturing & Development, Information Technology & Software, Healthcare &
Bioscience, and Autonomous Vehicle Research & Development.
157,401
166,434
189,418
204,452
216,006
224,723
50,000
70,000
90,000
110,000
130,000
150,000
170,000
190,000
210,000
230,000
250,000
2020
2022
2030
2040
2050
2060
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OFFICE MARKET
The Chandler office market is an important component of the local economy, providing
space for new and existing service businesses. In particular, two of the core industries of
Chandler, Business Services and Finance, Insurance, and Real Estate require an adequate
supply of office space for operations and future expansion. Like most of the cities in
Maricopa County, the Chandler office market has experienced significant vacancies since the
start of the COVID-19 pandemic in 2020 and today shows a 19% vacancy rate which includes
sub-leased space that is now on the market through existing tenants. As a result of the work-
from-home trend, many tenants have vacated space and vacancy rates have surged, not only
in Chandler but across the country. Subleased space has become a significant issue for the
office market as tenants have vacated space over the last few years. Across the City of
Chandler, subleased space has increased from just 42,000 square feet in 2020 to 887,000
square feet in the first quarter of 2025. As leases expire in the future, landlords will need to
fill those spaces.
Figure 18. Chandler Office Market Sublease Space
Source: Costar
The vacancies for the Chandler office market have risen from 8.8% in 2020 to 19.0% in 2024.
The Chandler market is comprised of 11.7 million square feet of space which includes owner-
occupied space that is typically fully occupied. Examples of these types of buildings are the
Wells Fargo campus on Price Road. The Maricopa County office market today totals about
195.1 million square feet including owner-occupied buildings with a vacancy rate of 16.9%.
161,058
122,521 103,524
100,006 125,981 107,076
55,333 46,158 53,954 32,240 41,909
291,419
726,863
802,147
830,530
887,464
0
100,000
200,000
300,000
400,000
500,000
600,000
700,000
800,000
900,000
1,000,000
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Q1
2025
Square Feet
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Most commercial real estate brokers believe the office market will begin to stabilize in 2025
with vacancies leveling off and potentially falling as companies ask their employees to return
to the office. Suburban markets, however, may still be facing difficulties as tenants are
flocking to the newest Class A buildings in prime locations in Tempe, Scottsdale, and the
Camelback corridor. Despite the increase in vacancies, full-service rents in the Chandler
market continued to increase from 2021 to 2023 before declining in 2024 and again in early
2025. Construction has declined significantly due to vacancies and unfavorable interest
rates.
Figure 19. Chandler Office Market Vacancy Rate
Source: Costar
24.9%
26.0%
20.8%
15.5%
13.1% 12.5%
15.2% 14.5%
10.7%
9.6%
8.8%
11.6%
16.1%
16.9%
19.0%
20.7%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Q1
2025
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Figure 20. Chandler Office Rents Per Square Foot
Source: Costar
The office market is an important element of the local economy, providing the building space
needed to attract businesses to Chandler as the employment market continues to expand.
The future of the work-from-home phenomenon that started during the pandemic is still in
question. Many firms are now requiring employees to return to the office at least on a part-
time basis. Historically, the office market has been very cyclical with large swings in
construction activity and vacancies. While experiencing distress today, Chandler and
Maricopa County markets are expected to slowly recover as employment growth continues.
RETAIL SALES TRENDS
With its affluent population, Chandler has an above average level of per capita taxable sales,
well above the county and statewide averages. The city’s total taxable sales on a per capita
basis are 66% higher than Arizona’s sales and 46% higher than the Maricopa County average.
The city’s net taxable retail and restaurant/bar sales are 28% above the county average and
45% above the statewide average. These trends are largely because Chandler’s median
household income is 21% higher than the Maricopa County median income and 36% higher
than the statewide median income.
$22.73
$21.59
$18.29
$20.40
$22.16
$23.22$22.68$22.97
$24.96
$25.82
$29.52
$30.95$31.76
$32.75$32.41$32.09
$0.00
$5.00
$10.00
$15.00
$20.00
$25.00
$30.00
$35.00
2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
Q1
2025
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Figure 21. Per Capita Net Taxable Transaction Privilege and Use Tax Sales, 2023
Sources: AZ Dept. of Revenue, Chandler CAFR
Retail and restaurant and bar sales in Chandler have been growing at a rapid pace since
2015, well above the average annual rate of population growth at 1.53%. In fiscal years 2021
and 2022, sales jumped by more than 15% each year during and after the initial stages of the
pandemic shutdown. As the economy slowly recovered and people started to travel and dine
out at restaurants, retail and restaurant sales exploded across the state. With its extensive
retail establishments and restaurants, Chandler benefited from people’s desire to leave their
homes for dinner and entertainment.
$43,835
$25,757
$29,960
$20,119
$26,450
$17,784
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
$50,000
Per Capita Total Taxable Sales
Per Capita Taxable Retail/Restaurant Sales
Chandler
Maricopa County
Arizona
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Figure 22. Percent Increase in Retail, Restaurant, and Bar Sales
Source: Chandler CAFR
COST OF DEVELOPMENT
Chandler implements several policies to ensure that developers contribute appropriately to
the infrastructure and services necessitated by new developments. These include System
Development Fees (Impact Fees), Land Dedications, Development Agreements, and
Improvement Agreements.
•
System Development Fees (Impact Fees). These one-time charges are levied during
the building permit process to fund growth-related infrastructure, including arterial
street widenings, fire stations, police facilities, libraries, parks, and water and
wastewater improvements. This approach helps maintain low taxes by reducing the
need for bonds or increased utility rates for residents.
•
Land Dedications. Chandler requires developers to dedicate land for public use in
certain situations, including rights-of-way for roads, sidewalks, and utility easements.
As part of the site development plan review process, developers must identify and
dimension all required rights-of-way, coordinating with the city's civil reviewer to
determine if additional dedications are necessary. Additionally, before the city
5.1%
3.4%
4.1%
6.2%
6.3%
5.6%
15.3%
15.2%
10.8%
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
2015
2016
2017
2018
2019
2020
2021
2022
2023
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accepts dedicated property, developers must submit a Phase I Environmental Site
Assessment to ensure the land is free from recognized environmental conditions.
•
Improvement Agreements. The City of Chandler utilizes improvement agreements
to require developers to construct or fund essential infrastructure improvements
associated with their projects. These agreements cover the installation of roads,
sidewalks, water and sewer lines, and other utilities, ensuring compliance with city
standards and timely completion. This approach facilitates the seamless integration
of new developments with existing public services.
•
Development Agreements. The city enters into formal contracts with developers to
outline the terms and conditions of significant projects. These agreements specify
responsibilities related to land use, infrastructure contributions, project timelines,
and other pertinent factors.
Through these policies, Chandler ensures that developers actively participate in the
expansion and enhancement of public infrastructure, promoting balanced growth and
maintaining the city's quality of life.
REVENUE GENERATION
Chandler employs a diversified approach to revenue generation, ensuring a balanced and
sustainable financial structure. Beyond the previously discussed developer contributions,
the city's revenue streams encompass:
1. Local Taxes:
•
Transaction Privilege (Sales) Tax: A significant portion of Chandler's revenue is
derived from local sales taxes imposed on various business activities, including retail
sales, utilities, and telecommunications. These taxes are vital for funding general city
operations and services.
•
Franchise Tax: Collected from utility companies for the use of public rights-of-way,
this tax contributes to the city's general fund.
2. Property Taxes:
•
Primary Property Tax: Levied for general municipal purposes, this tax supports
essential services such as public safety and administration.
•
Secondary Property Tax: Designated for servicing general obligation bond debt, this
tax funds capital projects like infrastructure improvements.
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3. Intergovernmental Revenues:
•
State Shared Revenues: Chandler receives a portion of state-collected taxes,
including state sales tax and income tax, distributed based on population and other
factors.
•
Grants and Aid: The city actively pursues federal and state grants to fund specific
projects and programs, enhancing services without solely relying on local taxes.
4. Licenses and Permits:
•
Building Permits: Fees collected for construction, renovation, and development
projects ensure compliance with safety and zoning regulations.
•
Miscellaneous Licenses: Revenues from various business licenses contribute to
regulatory oversight and public welfare.
5. Charges for Services:
•
Utility Services: Fees for water, wastewater, and solid waste services provide funding
for the maintenance and expansion of essential infrastructure.
•
Parks and Recreation: User fees for recreational programs, facility rentals, and
special events support the city's community services.
6. Fines and Forfeitures:
•
Court Fines: Monetary penalties from municipal court cases contribute to the city's
general fund.
•
Miscellaneous Violations: Fines from code enforcement and traffic violations
promote adherence to city ordinances.
7. Interest and Investments:
•
Investment Earnings: The city earns interest on invested funds, which supplements
other revenue sources and supports financial stability.
Chandler's commitment to a structurally balanced budget ensures that ongoing revenues
align with ongoing expenditures, while one-time revenues are allocated to one-time
expenses. This prudent fiscal management has enabled the city to maintain robust financial
health and effectively serve its growing community.
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CIRCULATION
The Circulation section includes an overview of the city’s current transportation-related plans,
the current roadway and active transportation networks as well as information on public
transit, parking facilities, railways, and airports within the City of Chandler.
TRANSPORTATION PLANNING EFFORTS
ADOT LONG RANGE TRANSPORTATION PLAN (2023)
This plan acts as the current “roadmap” for the state transportation system
over the next 25 years (2026-2050). Primarily focused on policies, this
document established policy recommendations that help future decisions
align with the State’s Vision, Goals, and Objectives. The plan provides a
transportation gap analysis to support the recommended goals and
policies.
MAG REGIONAL TRANSPORTATION PLAN (2021)
This plan defines the long-range strategies to improve the movement of
people and goods in the region. The plan identifies rehabilitation and new
construction projects for freeways, arterials, and high-capacity transit.
Planned investments in Chandler include bus rapid transit (BRT) on Rural
Road to Chandler Mall, widening of SR 202, freeway interchange
improvements, and widening of several arterials across the city.
VALLEY METRO ARIZONA AVENUE ALTERNATIVES ANALYSIS (2021)
Arizona Avenue runs through the heart of downtown Chandler and this
plan explored the potential options for a future high-capacity transit
system. This plan reviewed the potential of two alternatives between light
rail and BRT along Arizona Avenue and two other alignment options. The
findings of the plan recommend the development of high-capacity transit
along Arizona Avenue with a few possible extensions in the future.
CHANDLER TRANSPORTATION MASTER PLAN (2020)
The transportation master plan (TMP) was prepared to reflect the
anticipated
growth
and
address
changing
trends
in Chandler’s
transportation system. The plan provides the current and expected future
conditions and provides roadway, active transportation, and transit
recommendations that are consistent with the transportation goals and
objectives with the City’s 2016 General Plan.
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From these plans a variety of goals and strategies have been identified. These strategies can
be grouped into the following categories:
Safety- 9 Strategies
Improving Mobility
and Accessibility- 25
Strategies
Maintaining the
System- 12
Strategies
Multimodal- 14
Strategies
ROADWAY NETWORK
The existing roadway network is comprised of a one-mile grid of arterial roadways,
complimented by a network of collectors and local streets. Chandler has a high level of
connectivity to the regional freeway system, including Interstate 10 (I-10) running north-
south in western Chandler, the Loop 101 (Price Freeway) running north-south in central
Chandler, and the Loop 202 (San Tan Freeway) running east-west through the middle of
Chandler.
FUNCTIONAL CLASSIFICATION OF ROADWAYS
The functional classification system defines the role that a particular roadway plays in the
flow and distribution of traffic. Figure 23 breaks down the total mileage for each type of
roadway classification and Figure 24 provides an overview of what the functional
classification network looks like for Chandler.
Figure 23. Functional Classification per Mileage
Functional Classification
Description
Mileage
Interstate
Uninterrupted traffic flow for long-distance or
regional trips across the metropolitan area
2.5
Freeway
15
Principal Arterial
High traffic roads connecting major activity centers
19.5
Minor Arterial
High traffic roads connecting moderate-length trips
125
Major Collector
Continuous roadways providing access to arterials
91.6
Minor Collector
Provides connectivity from local roads to arterials
71.9
Local
Low-volume road that provides access to properties
737.4
Source: ADOT
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Figure 24. Functional Classification Map
Source: ADOT
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REGIONAL FREIGHT ROUTES
According to the 2017 MAG Regional Freight Transportation Plan there are several defined
freight routes in Chandler. The regional freeways (I-10, the Loop 101, and the Loop 202) and
Arizona Avenue are on the freight network through the length of Chandler. Additionally, the
portion of Chandler Boulevard from I-10 to Kyrene Road and Kyrene Road from Chandler
Boulevard to the Loop 202 are regional freight routes.
TRAFFIC CONGESTION
When reviewing the level of service (LOS) data that was presented in the 2019 Chandler TMP,
most of the arterial roadways in the city have a LOS that is considered acceptable (LOS A-D).
There are a few segments that are operating at or near capacity (LOS E) and two segments
that are currently operating above capacity (LOS F), and traffic congestion is common. These
locations are shown in Figure 26.
TRANSPORTATION SAFETY
There were approximately 25,000 crashes in Chandler from 2019 to 2023, with just a slight
increase in the total number of crashes between 2022 and 2023. Figure 25 shows the crash
total trend over time and Figure 27 provides a hot spot map for fatal and serious injury
crashes. Locations with higher levels of fatal and serious injury crashes include the Arizona
Avenue corridor between the Loop 202 and Elliot Road, the intersection of Queen Creek Road
and Price Road, and the intersection of Riggs Road and Gilbert Road.
Figure 25. Number of Crashes Per Year
Source: ADOT
4,849
5,089
3,073
3,456
4,375
4,414
0
1,000
2,000
3,000
4,000
5,000
6,000
2018
2019
2020
2021
2022
2023
Number of Incidents
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Figure 26. Existing Arterial Level of Service
Source: Chandler Transportation Master Plan
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Figure 27. Fatal and Serious Injury Crash Hot Spots
Source: ADOT
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PARKING FACILITIES
There are five public parking garages in the downtown core between Chandler Boulevard
and Frye Road. Three of the parking garages are owned by the City and offer free parking.
Figure 28 shows the public parking in downtown Chandler.
Figure 28. Downtown Public Parking Garages
Id Number Garage Name
1 Overstreet Parking Garage
2 Oregon Street Garage
3 The Johnathan Parking Garage
4 The Alexander Parking Garage
5 City Hall Parking Garage
Source: City of Chandler
ACTIVE TRANSPORTATION NETWORK
The active transportation network found throughout Chandler is extensive as many of the
arterial and collector level roads have some level of on-street bicycle facility. Most arterial
roadways have on-street bike lanes, though they provide limited protection for cyclists on
high-speed, high-volume roadways. The City of Chandler has plans to install protected bike
lanes on Frye Road with anticipated construction to be completed in early 2027. There are
gaps in northern Chandler where there are no bicycle facilities on major roadways. Several
trails follow the canals in the city which are further supplemented by trails within
neighborhoods. Sidewalks are present on almost all major roadways, providing continuous
pedestrian connectivity. Figure 29 provides a breakdown of active transportation facility types
and locations.
PUBLIC TRANSIT
The regional public transit system is operated by Valley Metro and is primarily focused on
the northern portion of the city. There are three bus lines that run east to west on arterials:
Chandler Boulevard, Ray Road, and Elliot Road. Eight bus routes run north to south on
arterial roadways with only three of them extending south of the Loop 202. There is a major
transit center near Chandler Fashion Center and a park-and-ride located adjacent to
Tumbleweed Park on Germann Road that provides access to local bus routes and express
routes.
The City of Chandler has established programs to improve access to public transit service.
Through the Paratransit and RideChoice programs, the City coordinates with Valley Metro to
provide public transit services for individuals with a disability or individuals over the age of
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65 who, because of a disability, are unable to use the bus or rail services. Through the First-
Mile, Last-Mile Program, the City provides 50% off Lyft trips to and from designated bus stops
in south Chandler.
In addition to the public transit routes operated by Valley Metro, the City of Chandler has an
on-demand public transportation service known as Chandler Flex. Chandler Flex is a ride
sharing service that can be requested through a mobile app. The area that can be requested
stretches from Ray Road to Chandler Heights Road and from McQueen Road to the Chandler
Fashion Square Mall just west of the Loop 101. Chandler Flex promotes its use for students
by providing a free ride to students moving to and from school. Figure 30 shows the local and
regional bus routes that service Chandler.
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Figure 29. Bicycle Facility Types
Source: Chandler Transportation Master Plan
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Figure 30. Public Transit Services
Sources: Valley Metro and City of Chandler
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RAIL AND AIRPORT
The City of Chandler has two airports. The Chandler Municipal Airport one is located just
south of the Loop 202 and has general aviation services. The Stellar Airpark located in the
western portion of the city just west of the Loop 101 and north of the Loop 202 and focuses
on private aviation.
There are the two lines that run north and south through the city, both of which are operated
by Union Pacific. The Tempe Industrial Lead found in western Chandler, running parallel to
I-10 between 56th Street and Kyrene Road. The Chandler Industrial Lead is found in the center
of the city running parallel with Arizona Avenue. Both the railroad lines and airports can be
seen in Figure 31.
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Figure 31. Airport and Railroad Locations
Source: Maricopa Association of Governments
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PUBLIC FACILITIES, BUILDINGS, AND
SERVICES
The Public facilities, Buildings, and Services section reflects the basic functions provided by the
City of Chandler and others. They include police, fire, and emergency services, educational
facilities, community centers and libraries, landfills and recycling, electricity, gas, and
telecommunications, and electric vehicle charging stations. Figure 38 shows the public
facilities, buildings, services, and school districts located throughout the city.
POLICE, FIRE, AND EMERGENCY SERVICES
CHANDLER POLICE DEPARTMENT
The Chandler Police Department (CPD) employs 362 sworn officers and 177 civilians serving
three precincts covering six districts across the city. The precincts include Desert Breeze,
Main and Chandler Heights. Figure 32 shows the hierarchy of the Chandler Police
Department.
Figure 32. Police Department Facilities
Source: City of Chandler
The Chandler Heights Substation is located at 4040 E. Chandler Heights Road and serves
south Chandler. The precinct includes police beats 13-18.
Chandler Police
Department
Desert Breeze
Precinct
District 1
District 2
Main Precinct
District 3
District 4
Chandler Heights
Precinct
District 5
District 6
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The Main Station is located at 250 E. Chicago Street and serves north and central Chandler.
The precinct includes police beats 7-12.
The Desert Breeze Substation is located at 251 N. Desert Breeze Blvd. and serves west
Chandler. The precinct includes police beats 1-6.
CHANDLER FIRE DEPARTMENT
The City of Chandler Fire Department (CFD) mitigates all hazards, including fire suppression,
emergency medical services (EMS), hazardous materials response, technical rescue, and
crisis intervention. The CFD maintains eleven fire stations located throughout the city as well
as a Fire Administration headquarters, a Support Services facility, and a Regional Fire
Training Center. Figure 33 shows the address of the fire stations and other facilities.
Figure 33. Fire Stations and Facilities
Fire Stations
Fire Facilities
Station 1: 1491 E Pecos Rd
Administrative Headquarters: 151 E Boston St
Station 2: 1911 N Alma School Rd
Support Services: 163 S Price Rd
Station 3: 275 S Ellis Rd
Public Safety Training Center: 3550 S Dobson Rd
Station 4: 295 N Kyrene Rd
Station 5: 1775 W Queen Creek Rd
Station 6: 911 N Jackson Rd
Station 7: 6200 S Gilbert Rd
Station 8: 711 W Frye Rd
Station 9: 211 N Desert Breeze Blvd
Station 10: 5211 S McQueen Rd
Station 11: 4200 S Gilbert Rd
Source: City of Chandler
MEDICAL CENTERS
There are four medical centers within Chandler that offer a variety of services, including
emergency services, diagnostic imaging, family birth center, and more. Figure 34 shows the
address of the medical centers in the city.
Figure 34. Medical Centers
Medical Center
Address
Chandler Regional Medical Center
1955 W Frye Rd
Banner Ocotillo Medical Center
1405 S Alma School Rd
Dignity Health East Valley Rehabilitation Hospital
1515 W Chandler Blvd
Arizona Specialty Hospital
2905 W Warner Rd
Source: Google. (n.d.). Google Maps. Retrieved October 3, 2024, from https://www.google.com/maps
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EDUCATIONAL FACILITIES
PUBLIC K-12 SCHOOLS
There are four (4) school districts within the city boundaries: the Chandler Unified School
District, Tempe Union High School District/Kyrene Elementary School District, Mesa Unified
School District, and Gilbert Unified School District. There are thirty-four elementary, thirteen
middle/junior high schools, and eight high schools in Chandler city limits.
CHANDLER-GILBERT COMMUNITY COLLEGE
Chandler-Gilbert Community College has four campuses across Maricopa County and over
70 degree and certificate programs. The Chandler campus is located at 2626 E Pecos Road.
UNIVERSITY OF ARIZONA CHANDLER
The University of Arizona Chandler is a University of Arizona campus serving Maricopa
County. The campus is located at 55 N Arizona Place, Suite 310.
COMMUNITY CENTERS AND LIBRARIES
COMMUNITY CENTERS
The City of Chandler has six community centers and facilities to provide safe, quality
recreation programs for residents. Figure 35 shows the name and address of each
community center.
Figure 35. Community Centers
Name
Address
Chandler Community Center
125 E Commonwealth Avenue
Chandler Nature Center
4050 E Chandler Heights Road
Chandler Senior Center
202 E Boston Street
Chandler Tennis Center
2250 S McQueen Road
Tumbleweed Recreation Center
745 E Germann Road
Snedigar Recreation Center
4500 S Basha Road
Source: City of Chandler
CHANDLER PUBLIC LIBRARY
The Chandler Public Library has four locations throughout the city. Figure 36 shows the name
and address of each library.
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Figure 36. Public Libraries
Name
Address
Basha Library
5990 S Val Vista Drive
Downtown Library
22 S Delaware Street
Hamilton Library
3700 S Arizona Avenue
Sunset Library
4930 W Ray Road
Source: City of Chandler
RECYCLING AND TRASH
Recycling and Trash (Solid Waste) Services are part of the Public Works and Utilities
Department and are responsible for providing solid waste programs and services to the
residents of Chandler. The programs and services include curbside collection of refuse,
recyclables, scheduled bulk collection, and household hazardous waste disposal. Solid Waste
Services operates the Recycling-Solid Waste Collection Center. The Recycling-Solid Waste
Collection Center is a “self-haul/self-load” facility open Thursday – Monday from 8:00am to
4:00pm. The collection center is located at 955 E Queen Creek Road.
ELECTRICITY, NATURAL GAS, AND
TELECOMMUNICATIONS
ELECTRICITY
Electricity service is provided to Chandler by two providers: Arizona Public Service (APS) and
Salt River Project (SRP).
NATURAL GAS
Natural gas service is provided to Chandler by Southwest Gas.
TELECOMMUNICATIONS
The City of Chandler negotiates and administers telecommunications licenses to ensure the
city receives fair compensation for the private use of public rights-of-way. The
Telecommunications and Utility Franchise Division provides collection services for these
Agreements and investigates claims for damages to city property.
ELECTRIC VEHICLE CHARGING STATIONS
There are currently 119 Level 2 charging ports and 52 DC Fast charging ports in the City of
Chandler. While electric vehicle (EV) chargers are available throughout the city, there are
higher densities along the three freeway corridors and surrounding the Chandler Fashion
Center Mall.
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Figure 37. Public Facilities Map
Source: Google. (n.d.). Google Maps. Retrieved October 3, 2024, from https://www.google.com/maps
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WATER RESOURCES
Chandler has secured a diverse water supply to reduce reliance on any individual water
source. During a normal water supply year, Chandler’s drinking water supplies primarily
come from the Salt, Verde, and Colorado Rivers. The city also has several decades of water
stored underground which can be recovered during a surface water shortage to mitigate
surface water reductions. Chandler also recycles and reuses 100% of the wastewater
collected and treats the water to Class A+ water quality standards. Reclaimed water is used
for urban irrigation, industrial cooling, and aquifer recharge. The city owns and operates
three surface water treatment plants, three wastewater reclamation facilities, and
approximately fifty wells. Chandler also owns and operates three aquifer recharges facilities
and jointly owns two additional regional recharge facilities.
The city delivers fifty-nine million gallons per day of drinking water to residents, businesses,
and industrial customers. The city meets all health and safety standards set by local, state,
and federal regulators. Chandler was the first city in Arizona to receive accreditation by the
American Public Works Association for its water and wastewater systems.
DRINKING WATER SUPPLIES
The City of Chandler drinking water supply comes from three primary sources: The Salt &
Verde Rivers, the Colorado River, and groundwater. Figure 38 shows the breakdown of where
Chandler’s drinking water comes from.
SURFACE WATER
Surface water comes from rain and snow that falls into the watershed, runs into rivers and
streams, and is collected in reservoirs. The City of Chandler has surface water rights in the
Colorado River watershed as well as the Salt & Verde watershed. Approximately 94% of the
city’s annual potable water use comes from surface water supplies.
GROUNDWATER
Groundwater is water that has percolated down through the soil over a period of thousands
of years and forms the aquifer deep below the land surface. It is a finite resource which must
be managed carefully to ensure it is protected for future generations and remains a reliable
emergency supply available during surface water shortages. Arizona’s Groundwater
Management Act and 100-Year Assured Water Supply Program regulate the use of
groundwater in Arizona. Chandler is committed to sustainable aquifer management and
utilizes aquifer recharge facilities to replenish the water that is pumped by the city. Chandler
has thirty-two active groundwater wells used to supplement water supplies when needed.
Approximately 6% of the City’s annual water use comes from groundwater.
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Figure 38. Chandler Drinking Water Source
Source: City of Chandler
RECLAIMED WATER
Water reuse is vital to sustainable water management in the desert. Chandler has invested
in wastewater collection systems, water reclamation facilities, and a network of pumps and
pipes to deliver reclaimed water to parks, schools, churches, businesses, golf courses,
homeowners associations, and City-owned aquifer recharge facilities. Chandler collects and
treats over thirty million gallons of reclaimed water every day.
Reclaimed water is wastewater that has been treated to high water quality standards to be
reused for irrigation, industrial cooling, and aquifer recharge. It is a vital part of Chandler’s
water supply and allows the City to reduce demand for surface water and groundwater
supplies. Figure 39 shows the breakdown of where Chandler’s reclaimed water comes from.
In Chandler, every drop of water that is used indoors is recycled and used again. Reclaimed
water is wastewater that has been treated to very high water quality standards for reuse in
landscape irrigation, industrial use and aquifer recharge. It is a vital part of Chandler’s water
supply and allows the City to reduce demand for surface water supplies, saving our drinking
water supplies for the future.
The city has an extensive wastewater collection system, and three water reclamation facilities
used to treat wastewater. The reclaimed water distribution system includes a network of
pumps and pipes to deliver reclaimed water throughout the city.
57%
37%
6%
Salt & Verde Rivers
Colorado River
Groundwater
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Figure 39. Chandler Reclaimed Water Source
Source: City of Chandler
SUSTAINABLE AQUIFER MANAGEMENT
UNDERGROUND STORAGE AND RECOVERY PROGRAM
Sustainable aquifer management is an integral component of the City’s water resource
management strategy. Chandler has made significant investments in constructing aquifer
recharge facilities, allowing the City to replenish the water it pumps and also store water
underground for future use. There are several different types of water sources that can be
stored for future use, including Colorado River water, New Conservation Space water,
Roosevelt Temporary Deviation water and reclaimed water. Chandler also utilizes several
aquifer recharge facilities to deliver SRP water for aquifer replenishment.
Chandler owns and operates four recharge facilities within the city, Chandler Heights
Recharge Project at Veterans Oasis Park, Tumbleweed Park Recharge Facility, Ocotillo
Recharge and Recovery Facility and the Ocotillo Brine Reduction Facility. Most of Chandler’s
recharge facilities utilize Aquifer Storage and Recovery (ASR) wells, which can inject water
downward into the aquifer, but can also pump water up from the aquifer when needed. The
Chandler Heights Recharge Project delivers water to five large recharge basins, covering
thirty-two acres at Veterans Oasis Park, where water slowly percolates down into the soil.
Chandler also jointly owns two additional regional recharge facilities, which also utilize large
recharge basins. The Granite Reef Underground Storage Project (GRUSP), in Mesa and the
67%
27%
6%
Gila River Indian Community
Reclaimed Exchange
Direct Use
Aquifer Recharge
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New River Agua Fria Underground Storage Project (NAUSP), in Glendale. These two regional
recharge facilities are operated by SRP and owned jointly with several other municipalities.
RECLAIMED WATER INTERCONNECT FACILITY (RWIF)
The City of Chandler recently completed construction on a new membrane water treatment
facility, allowing the City to optimize the use of all available surface water supplies for aquifer
recharge and replenishment. This new facility is located on the same property as the Airport
Water Reclamation Facility, which allows Chandler to interconnect with the reclaimed water
distribution system for delivery to the city’s recharge facilities. The RWIF features a raw water
pump station which pumps water from the consolidated canal, delivering Salt, Verde, and
Colorado River water to a ten million gallon per day membrane treatment facility where this
water is treated and then delivered through an interconnection to Chandler’s reclaimed
water distributions system.
WATER CONSERVATION
Over the years, the City has diligently implemented water conservation measures and to
ensure a sustainable and reliable water supply for its residents. Chandler has a
comprehensive water conservation plan, which includes public education and incentives for
residents, businesses and HOAs to adopt water-efficient practices. Residential water use in
Chandler has decreased from 140 Gallons Per Capita Daily (GPCD) in 1998, down to 112
GPCD in 2024. The average Chandler household is using 20% less water today than it did 25
years ago. Today, the city has some of the lowest water and wastewater rates of all major
cities in the Phoenix Metropolitan Area.
Several mechanisms encourage water conservation including local ordinances, education,
and conservation programs. The City of Chandler offers the following tools to promote
conservation:
•
Household Water Use Calculator
•
Rebates and Incentives
•
How to Find and Fix Leaks
•
Water Wise Tips for the Yard
•
Free Water Conservation Brochures and Resources
•
Water Efficiency Site Visits
•
Water Waste Site Investigations
Because of conservation efforts, the average City household uses 20% less water today than
it did 25 years ago.
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Figure 40. Residential Water Use
Source: City of Chandler, 2021
FUTURE WATER DEMANDS
The City of Chandler is dedicated to proactive water management to ensure a sustainable
water supply into the future. The city has been preparing for drought and surface water
shortages for decades. Smart water management and water policies help Chandler maintain
a reliable water supply. The City’s drought preparations include:
•
Securing a diversified water supply
•
Implementing the 2015 Sustainable Water Use Policy to ensure new development is
consistent with the city’s water resource management strategy
•
Implementing a Water Conservation Program and Ordinances that promote the
efficient use of water resources
•
Investments in water reclamation infrastructure
•
Constructing and maintaining over fifty groundwater wells to ensure the city has
operational flexibility during surface water shortages
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•
Investing in aquifer recharge facilities that allows the city to store surface water
underground
While the city has sufficient water resources to meet the needs of the community as
projected in the existing general plan, the supply of future water will need to be carefully
managed. The city will continue to prioritize increasing water conservation education and
marketing efforts to encourage residents, businesses, and municipal programs to use water
efficiently.
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ENVIRONMENT AND CONSERVATION
Natural and biological resources, climate, air, and water quality as well as flooding and flood
control are all discussion items within the Environment and Conservation section.
NATURAL RESOURCES
Veterans Oasis Park is Chandler’s primary natural resource, spanning 113 acres, including a
five-acre lake and a series of paved and unpaved walking trails. Opened in 2008, the park
hosts wetland and arid ecosystems, reflecting the Sonoran Desert's natural environment.
The park includes riparian and wetland habitats that are home to various wild birds,
mammals, and reptiles. The wildlife and wetland areas are also integral to Chandler's
reclaimed water management infrastructure. The adjoining Chandler Nature Center offers
educational programs emphasizing conservation, the region's native flora and fauna, and
the ecological significance of the desert landscape. This park is also discussed in the Water
Resources and Parks, Recreation, Cultural, and Historical Resources sections of this report.
BIOLOGICAL RESOURCES
NATIVE AND THREATENED SPECIES
While there are not federally listed threatened or endangered species that occur specifically
in Chandler; there are animals occurring within the city boundaries, such as the monarch
butterfly and the western burrowing owl, that may require special consideration when
planning future development or redevelopment projects. The monarch butterfly was
recently proposed for federal listing as a threatened species under the Endangered Species
Act and the owl is a special status species.
Pictured: Western Burrowing Owl
Pictured: Monarch Butterfly
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NATURAL LANDSCAPE
The Sonoran Desert is well known for its striking landscapes and diverse ecosystems with
iconic plant species such as the towering, multi-armed saguaro cactus and the palo verde
tree with its green bark and abundant yellow flowers. Despite extreme temperatures and
scarce water, the plants and animals of the Sonoran Desert have evolved unique survival
strategies, making this desert ecosystem one of the most vibrant and biologically diverse in
North America.
Urban landscaping in Chandler has transformed the harsh desert environment into a lush
and inviting community space by blending native desert plants with water-efficient
landscaping techniques. Through thoughtful planning, residents and city planners have
incorporated native species into public parks, streetscapes, and residential areas, which not
only conserve water but also enhance the local ecosystem. Drought-tolerant plants have
become central to the landscape, reducing the need for excessive irrigation and promoting
sustainability. Additionally, shade trees such as the mesquite and palo verde have been
strategically planted to cool outdoor spaces, providing relief from the intense desert heat
while offering shelter for wildlife.
While the desert scrub habitats that support native wildlife have largely been converted to
residential, commercial, municipal, and agricultural uses, many species of birds, reptiles, and
small mammals utilize modified habitats provided in green belts, parks, golf courses, and
residential yards. Birds like the roadrunner, Gila woodpecker, and cactus wren are commonly
spotted along with desert cottontails and desert spiny lizards, while desert-dwelling animals
like coyotes, bobcats, and rattlesnakes that occur in areas outside the city may occasionally
find their way into urban fringes.
PROTECTED
ARIZONA NATIVE
PLANTS
The
Arizona
Department
of
Agriculture
regulates
native plant removal.
Plants
cannot
be
removed
from
any
lands
without
permission
of
the
owner and a permit
from the Department of
Agriculture. Lessees of
State or federal land Pictured: Palo Verde Tree and Agave Plant
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must obtain specific authorization from the landlord agency to remove protected native
plants. Landowners have the right to destroy or remove plants growing on their land, but 20
to 60 days prior to the destruction of any protected native plants, landowners are required
to notify the Department. The landowner also has the right to sell or give away any plant
growing on the land. However, protected native plants may not be legally possessed, taken,
or transported from the growing site without a permit from the Arizona Department of
Agriculture.
CLIMATE
TREE EQUITY SCORE
The Tree Equity Score is a tool designed to assess whether urban tree canopy coverage is
equitably distributed across neighborhoods. Developed by American Forests™, it measures
how well trees are distributed relative to factors like population density, income, race, age,
and health. The goal is to ensure that all communities, especially those historically
underserved, have sufficient tree cover to experience urban greenery's environmental,
social, and economic benefits. By highlighting disparities, the Tree Equity Score empowers
policymakers, urban planners, and advocates to prioritize tree planting and maintenance in
areas that need it most, fostering healthier, more resilient communities. The City of Chandler
has a composite score of 92 out of 100, indicating an excellent and equitable distribution of
trees that provide critical shade, help mitigate extreme heat and air pollution, and support
local public health. Shade from trees contributes to making communities more walkable and
can help reduce stormwater runoff. While the overall score for the city is high, Chandler is
estimated to have a tree canopy coverage between 7.5% and 9%, and some neighborhoods
score lower than others with tree canopy coverages at 5% or lower and may benefit from
urban forestry efforts. The Tree Equity Score also provides a priority index accounting for
climate, health, and socioeconomic characteristics. The area of greatest priority indicated by
the Tree Equity Score is south of Ray Rd, north of Pecos Rd, east of Alma School Rd, and west
of McQueen Rd. Higher scores indicate greater potential of residents to be
disproportionately affected by extreme heat and other environmental hazards that could be
mitigated by the benefits provided by trees. Figure 41, Figure 42, and Figure 43 show tree
equity scores and coverage for the planning area.
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Figure 41. Tree Equity Score
Source: Tree Equity Score, 2025
Figure 42. Tree Canopy Cover
Source: Tree Equity Score, 2025
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Figure 43. Priority Index
Source: Tree Equity Score, 2025
EXTREME HEAT AND HEAT VULNERABILITY
Extreme heat is a pervasive and dangerous condition in Arizona, felt acutely in urban areas,
including Chandler. According to the Regional Heat Vulnerability Map and Cooling Solutions
developed by the Arizona State University Healthy Urban Environments Initiative (HUE),
Chandler has areas that are more vulnerable than others to the impacts of extreme heat.
Neighborhoods in North Chandler, specifically around the Downtown Region, may be
disproportionately affected by extreme heat. Areas between Dobson and McQueen Roads
and Galveston to Elliot Roads represent areas of higher land surface temperatures coupled
with more socioeconomic barriers and less access to critical amenities such as shaded
walkways, cool and accessible transportation options, as compared to other areas in
Chandler. These neighborhoods offer ample opportunities for concentrated heat mitigation
efforts and enhanced access to necessary amenities. Figure 44 shows heat vulnerability with
the city’s MPA.
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Figure 44. Heat Map
Source: Braun, R., K. Brundiers, M. Chester, P. Coseo, B. Fisher, A. Fraser, R. Gorantla, C.G. Hoehne, D. Hondula, S.
Kandala, B. Kay, D.A. King, R. Li, A. Middel, S. Pantham, J. Vanos, L. Watkins, and F. Wei. 2023
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AIR QUALITY
In 2023, Chandler experienced moderate air quality (meaning air quality is acceptable but
may be a risk for some people, particularly those who are unusually sensitive to air
pollution.), with an Air Quality Index (AQI) of 52 (on a scale of 0-300+) as monitored and
reported by the Arizona Department of Environmental Quality (ADEQ). This was primarily
due to particulate matter (PM2.5) levels of 9.5 µg/m³. PM2.5 is a type of air pollution that is
made up of microscopic particles that can be inhaled deep into the lungs and even into the
bloodstream. While these levels are above the World Health Organization's recommended
annual PM2.5 guideline value, Chandler experiences better air quality than most cities within
the Phoenix Metropolitan Area.
WATER QUALITY
The City of Chandler conducts extensive water quality testing, up to one hundred tests daily,
to ensure compliance with state and federal health and safety standards. The City of
Chandler 2023 Drinking Water Quality Consumer Confidence Report found that Chandler is
in compliance with all Environmental Protection Agency (EPA) drinking water regulations
through rigorous testing for over 100 different contaminants.
FLOODING AND FLOOD CONTROL
Though situated in an arid region, Chandler faces specific flood risks due to its unique
geography and climate. As shown on Figure 45, several pockets and corridors within the city
are designated as 100-year floodplains, primarily adjacent to canal banks and railroad track
embankments, where water can accumulate during heavy rainfall. To mitigate these risks,
the City of Chandler collaborates with the Flood Control District (FCD) of Maricopa County.
The FCD regulates development within designated floodplains and implements flood control
projects to protect residents from potential flooding hazards.
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Figure 45. Chandler Floodplains
Source: Maricopa County Flood Control District
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PARKS, RECREATION, CULTURAL, AND
HISTORIC RESOURCES
The Parks, Recreation, Cultural, and Historic Resource section covers these vital topics that are
important to the quality of life and identity for the community.
PARKS AND RECREATION
Parks and recreation amenities provide invaluable benefits for Chandler’s community
members, including:
•
Economic development. The high quality of life provided by parks, trails, and natural
areas attract and retain the best and brightest companies and employees.
•
Higher property values. People appreciate living near parks, recreation, and trail
amenities and are willing to pay a premium for the privilege.
•
Recreation and tourism. Recreation tourists spend money at local businesses.
•
Ecosystem services. A healthy ecosystem can help pre-treat stormwater, mitigate
floods, lower ambient temperatures, sequester carbon, and reduce soil erosion.
These nature-based services reduce costs to treat water, recover after floods, cool
homes, and restore soil-eroded lands.
Within the 2021 Chandler Parks Strategic Master Plan, the city inventories two regional parks,
six aquatic centers, one skate park, one bike park and three multi-use trails, providing
residents and visitors with diverse and abundant recreational opportunities. Figure 46
illustrates color-coded inventory of parks and recreation amenities that relate to the maps
that follow. Chandler is home to over 1,200 acres of developed parkland and trails across
more than sixty parks, see Figure 47. With 280,171 residents, the city provides a wealth of
parks to its residents, exceeding the National Recreation and Parks Association benchmark
of ten acres per 1,000 residents. Further, and as shown in Figure 48, most areas within the
incorporated boundaries of Chandler are within a 10-minute walk of parks and recreation
amenities.
Since the adoption of the parks strategic master plan, the city has successfully incorporated
two parks that were in development: Lantana Ranch Park and Homestead North Park. As of
February 2025, Chandler has two parks in development, Mesquite Groves Park, and Orange
Tree Park. Orange Tree Park is expected to open in the Summer of 2025, and Mesquite
Groves Park will be constructed in three phases with Phase 1 expected to begin in 2026.
These parks will provide just over one hundred acres of more parkland for residents to enjoy.
The parks strategic master plan also acknowledges that growth is highly limited by its near
capacity build out and geographic and political boundaries with Gila River Indian Community
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and neighboring cities. Future park and amenity improvements will rely on expanding
connections like greenways, bike paths, and trails along existing infrastructure. The city could
also utilize future annexation of county islands within the southern region of the MPA as a
means of expanding parks and recreational areas.
Figure 46. Color-Coded Parks and Recreation Inventory
Name
Type
Mesquite Groves Park
Future Park
Orange Tree Park
Future Park
Arrowhead Pool
Aquatic Center
Desert Oasis Aquatic Center
Aquatic Center
Folley Pool
Aquatic Center
Hamilton Aquatic Center
Aquatic Center
Mesquite Groves Aquatic Center
Aquatic Center
Nozomi Aquatic Center
Aquatic Center
Chandler Nature Center
Nature Center
Ashley Trail
Trail
Chandler Boys and Girls Club
Boys and Girls Club
Bear Creek Golf Course
Golf Course
Paseo Trail Multi-Use Path
Multi-Use Path
Paseo Vista Recreation Area
Recreation Area
Snedigar Sportsplex
Sportsplex
Western Canal Multi-Use Path
Multi-Use Path
Amberwood Park
Park
Apache Park
Park
Arbuckle Park
Park
Armstrong Park
Park
Arrowhead Meadows Park
Park
Blue Heron Park
Park
Brooks Crossing Park
Park
Centennial Park
Park
Chuckwalla Park
Park
Chuparosa Park
Park
Citrus Vista Park
Park
Crossbow Park
Park
Desert Breeze Park
Park
Desert Oasis Park
Park
Dobson Park
Park
Dr. AJ Chandler Park
Park
Vida Park
Park
Espee Park
Park
Folley Memorial Park
Park
Fox Crossing Park
Park
Gazelle Meadows Park
Park
Harmony Hollow Park
Park
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Harris Park
Park
Harter Park
Park
Homestead North Park
Park
Name
Type
Homestead South Park
Park
Hoopes Park
Park
Jackrabbit Park
Park
Lantana Ranch Park
Park
La Paloma Park
Park
Layton Lakes Park
Park
Los Altos Park
Park
Los Arboles Park
Park
Maggio Ranch Park
Park
Mountain View Park
Park
Navarrete Park
Park
Park Manors Park
Park
Pecos Ranch Park
Park
Pequeno Park
Park
Pima Park
Park
Pine Shadows Park
Park
Pinelake Park
Park
Price Park
Park
Provinces Park
Park
Pueblo Alto Park
Park
Quail Haven Park
Park
Roadrunner Park
Park
Ryan Park
Park
San Marcos Park
Park
San Tan Park
Park
Shawnee Park
Park
Stonegate Park
Park
Summit Point Park
Park
Sundance Park
Park
Sunset Park
Park
Thude Park
Park
Tibshraeny Family Park
Park
Tumbleweed Park
Park
Valencia Park
Park
Veterans Oasis Park
Park
Windmills West Park
Park
Winn Park
Park
Source: City of Chandler
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Figure 47. Parks and Recreation Map
Source: City of Chandler
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Figure 48. Walk Times to Parks and Recreation Amenities
Source: City of Chandler
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CULTURAL AND HISTORIC RESOURCES
As shown in Figure 49 Chandler is home to a vibrant blend of cultural and historic resources
highlighting its storied past and uniquely creative present.
The Chandler Museum offers a deep dive into the city’s history, with exhibits showcasing the
region’s development and cultural evolution. The Chandler Center for the Arts is a cornerstone
of the local arts scene, featuring performances across theater, music, and dance, while the
Vision Gallery offers rotating art exhibits that spotlight local and regional artists. The Arizona
Railway Museum brings Arizona’s industrial transportation past to life. The Tumbleweed Ranch
Museum allows patrons to step back in time to explore Chandler’s agricultural roots, and the
Chandler Nature Center provides opportunities for outdoor learning, promoting
environmental science and stewardship. These institutions help preserve Chandler’s
heritage and cultivate a dynamic cultural environment for the community.
Figure 49. Cultural Resources
Chandler is home to a wealth of historic sites, some of the oldest in the Phoenix metro area,
which provide a glimpse into its rich past. The San Marcos Hotel and Golf Course, established
in 1913, symbolizes the city’s early appeal to tourists and its architectural heritage, featuring
Mission Revival design. The McCullough-Price House, a restored Pueblo Revival home from
the 1930s, now an extension of the Chandler Museum, offers a look into the lives of early
residents and reflects the city’s evolving architectural styles. The Bank of Chandler Building,
built in 1912, highlights Chandler’s emergence as a commercial center, while the Monroe
Building serves as another example of the city’s early 20th-century business development.
These sites, among others, offer a window into Chandler's history and its transformation
from a rural settlement into a thriving community.
The Chandler Downtown Commercial Historic District is significant under National Register
Criterion A in the area of Community Planning and Development as an example of City
Beautiful planning concepts implemented in an early planned Arizona community and was
an integral part of the model town of Chandler. The district includes portions of five city
blocks facing A. J. Chandler Park, the visual center of the city from the time of its founding
and is recognizable by its continuous colonnaded pergolas covering the pedestrian ways and
Center
Resource
Location
Chandler Nature Center
Nature/Recreation
4050 E Chandler Heights Road
Chandler Center for the Arts
Arts/Cultural
250 N. Arizona Avenue
Chandler Museum
History/Cultural
300 S. Chandler Village Drive
Arizona Railway Museum
History
330 E. Ryan Road
The Vision Gallery
Arts
10 E. Chicago Street
Tumbleweed Ranch Museum
History
2250 S. McQueen Road
Source: City of Chandler
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unifying the streetscapes. The twenty buildings included in the district line the west side of
San Marcos Place and the south side of Boston Street.
Figure 50. Historic Resources
Building
Built
Location
Chandler High School
1922
Chandler Blvd. and
Chandler Post Office/Chandler Arizonan
1920
Boston St. and Oregon St.
Hotel Chandler
1914
Boston St. and Oregon St.
San Marcos Hotel
1912
San Marcos Pl. and Chandler Blvd.
Monroe Building/Parkway Theater
1912
San Marcos Pl. and Commonwealth Ave.
Morrison Grocery
1912
San Marcos Pl. and Commonwealth Ave.
Suhwaro Hotel
1916
San Marcos Pl. and Commonwealth Ave.
Bank of Chandler Building
1912
San Marcos Pl. and Commonwealth Ave.
Anderson Building
1914
San Marcos Pl. and Boston St.
Dobson Building
1912
San Marcos Pl. and Boston St.
Dougherty Building
1914
San Marcos Pl. and Boston St.
Menhennet/Rowena Theater
1920
San Marcos Pl. and Boston St.
Gilbert Building
1918
San Marcos Pl. and Boston St.
Friedberg Building
1918
San Marcos Pl. and Boston St.
First National Bank
1925
San Marcos Pl. and Boston St.
Reliable Hardware Co./Arrow Pharmacy
1918
Arizona Ave. and Boston St.
Sprouse-Reitz
1924
Arizona Ave. and Boston St.
Western Auto Supply
1924
Arizona Ave. and Boston St.
Serranos Popular Store
1924
Arizona Ave. and Boston St.
Esber Store
1924
Boston St. and Washington St.
O. S. Stapley Hardware/Willtex Building
1924
Boston St. and Washington St.
McCullough-Price House
1938
300 South Chandler Village Drive
The McCormick Building
1928
California St. and Boston St.
Source: National Register of Historic Places, City of Chandler
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Figure 51. Cultural and Historic Resources Map
Source: City of Chandler, Historical Marker Database
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HOUSING
The Housing section of this report works in concert with Chandler’s concurrent Comprehensive
Housing Plan project to detail issues such as housing diversity inclusive of information
building permit activity and short-term rentals, the housing market including ownership and
rental data as well as affordability rates and gaps and concludes with a discussion on
Chandler’s existing neighborhood programs and services.
According to the American Community Survey (ACS), in 2023 the City of Chandler had a total
inventory of 109,863 units, with 105,611 occupied units. The remaining unoccupied units are
considered vacant and are classified in several ways, including units that are in the process
of being sold or rented and those used for seasonal or recreational purposes. Only 1.0% of
all units in the city are estimated to be occupied on a part-time basis where the resident’s
primary home is in another city or state (much lower than the statewide average). These
residents are not counted as part of the official population of Chandler but provide some
benefit to the community in terms of retail sales, property tax revenue, and other income
during their stay. The estimated seasonal population is 2,300 people, assuming two people
per household.
Figure 52. Housing Inventory and Seasonal Population
Housing Inventory and Seasonal Population
Chandler
Maricopa County
Arizona
Total Housing Units
109,863
1,913,863
3,239,474
Occupied Housing Units
105,611
1,753,589
2,907,014
Vacant Housing Units
4,252
160,274
332,460
Seasonal Units
1,150
54,208
182,078
% Seasonal Units
1.0%
2.8%
56.0%
Potential Seasonal
Population
2,300
139,315
455,195
*The above estimates do not consider new housing units that were occupied during 2024.
Source: 2023 ACS 1-Year Estimates; EDPCo
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HOUSING MIX
Chandler has a well-balanced housing mix although it has a higher percentage of single-
family detached units, and a lower percentage of multifamily units compared to the county
average. On a percentage basis, the city has a lower percentage of mobile homes than either
the county or the state. About 18.5% of all housing units are considered multifamily,
excluding duplexes and three and fourplexes. The mix of housing helps to provide housing
for all segments of the population.
Figure 53. Units in Structure
Units in
Structure
Chandler
Maricopa County
Arizona
Total
Units
%
Total
Units
%
Total
Units
%
Total:
109,863
1,913,863
3,239,474
1, detached
76,193
69.4%
1,235,462
64.6%
2,093,142
64.6%
1, attached
5,875
5.3%
104,365
5.5%
162,660
5.0%
2
1,101
1.0%
21,115
1.1%
41,679
1.3%
Multifamily
14,322
22.1%
470,153
24.6%
642,823
19.8%
3 or 4
4,031
3.7%
74,377
3.9%
108,578
3.4%
5 to 9
3,635
3.3%
77,024
4.0%
108,426
3.3%
10 to 19
7,935
7.2%
83,721
4.4%
119,961
3.7%
20 to 49
2,893
2.6%
55,952
2.9%
85,301
2.6%
50 or more
5,838
5.3%
179,079
9.4%
220,557
6.8%
Mobile home
2,288
2.1%
79,796
4.2%
287,171
8.9%
Boat, RV, van
74
0.1%
2,972
0.2%
11,999
0.4%
Source: 2023 ACS 1-Year Estimates
Chandler also has a high percentage of owner-occupied units and a lower percentage of
renter-occupied units relative to the county average. However, the city’s mix of owners and
renters is consistent with that found throughout the state.
Figure 54. Tenure in Occupied Units
Chandler
Maricopa County
Arizona
Units
%
Units
%
Units
%
Occupied
Units
105,611
1,753,589
2,907,014
Owner
occupied
72,119
68.3%
1,147,475
65.4%
1,967,704
67.7%
Renter
occupied
33,492
31.7%
606,114
34.6%
939,310
32.3%
Source: 2023 ACS 1-Year Estimates
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Homeownership has been relatively robust in the city and has increased since 2010.
Homeownership declined to 57.9% in 2014 due to the effects of the Great Recession, which
affected homeowners across the country. Since 2014, homeownership has been on the rise
although dipping in 2020 due to the pandemic.
Figure 55. Homeownership
Chandler
Maricopa
County
Arizona
2010
66.3%
64.5%
66.0%
2011
63.2%
61.6%
63.7%
2012
61.3%
60.4%
62.6%
2013
62.4%
60.3%
62.1%
2014
57.9%
58.9%
61.1%
2015
62.8%
59.2%
61.9%
2016
60.7%
60.5%
63.2%
2017
65.4%
62.7%
64.7%
2018
65.8%
62.6%
64.8%
2019
67.3%
63.2%
65.3%
2020
62.7%
63.0%
65.3%
2021
66.0%
65.8%
67.6%
2022
64.2%
65.2%
67.4%
2023
68.3%
65.4%
67.7%
Source: Decennial Census 2000, 2010, and 2020; 2023 ACS 1-Year Estimates
In 2023, the inventory of occupied single-family housing in the city totaled 74,879 units
according to the U.S. Census. Approximately 14.2% of those homes or 10,604 single-family
homes are rented. There are also more than 6,200 moderate- to high-density ownership
units in the community which is a combination of condominiums and townhomes (5 to 50
units in a building).
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Figure 56. Tenure by Occupied Units in Structure
Chandler
Maricopa County
Arizona
Units
%
Units
%
Units
%
Total
105,611
1,753,589
2,907,014
Owner-
occupied
housing units:
72,119
68.3%
1,147,475
65.4%
1,967,704
67.7%
1, detached
64,275
89.1%
980,451
85.4%
1,621,546
82.4%
1, attached
4,366
6.1%
69,360
6.0%
101,444
5.2%
2
149
0.2%
1,667
0.1%
3,142
0.2%
3 or 4
440
0.6%
13,141
1.1%
15,985
0.8%
5 to 9
446
0.6%
10,668
0.9%
12,585
0.6%
10 to 19
518
0.7%
5,182
0.5%
6,251
0.3%
20 to 49
325
0.5%
4,391
0.4%
5,692
0.3%
50 or more
0
0.0%
9,849
0.9%
11,113
0.6%
Mobile
home
1,526
2.1%
50,992
4.4%
180,725
9.2%
Boat, RV,
van, etc.
74
0.1%
1,774
0.2%
9,221
0.5%
Renter-
occupied
housing units:
33,492
31.7%
606,114
34.6%
939,310
32.3%
1, detached
10,604
31.7%
188,112
31.0%
306,627
32.6%
1, attached
1,382
4.1%
27,281
4.5%
48,720
5.2%
2
952
2.8%
16,078
2.7%
32,656
3.5%
3 or 4
3,591
10.7%
52,921
8.7%
81,489
8.7%
5 to 9
2,831
8.5%
57,059
9.4%
82,019
8.7%
10 to 19
5,394
16.1%
62,026
10.2%
92,114
9.8%
20 to 49
2,452
7.3%
39,953
6.6%
64,311
6.8%
50 or more
5,524
16.5%
147,002
24.3%
183,872
19.6%
Mobile
home
762
2.3%
14,484
2.4%
44,724
4.8%
Boat, RV,
van, etc.
0
0.0%
1,198
0.2%
2,778
0.3%
Source: 2023 ACS 1-Year Estimates
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RESIDENTIAL BUILDING PERMIT ACTIVITY
According to City of Chandler records, residential building permit activity was extremely
strong from 2016 to 2020, ranging from 1,600 to more than 2,000 annually. Permits declined
in 2021 as the impact of the pandemic took hold, declining to 1,034 units. Some recovery
occurred in the following two years, but 2024 permits only totaled 769 units. The rising cost
of housing and high interest rates have seriously impacted the housing market.
The important housing trend in Chandler is the change in the mix of housing types. As the
amount of land available for residential purposes has declined, the community has
experienced permitting for more multifamily housing starting in 2018. In the last two years,
1,556 multifamily permits have been issued compared to only 375 single family permits.
Multifamily permits may include a wide variety of housing types from town homes to
condominiums to traditional apartments.
Figure 57. Chandler Housing Permits
Source: City of Chandler
1,194
956
524
468
710
748
539
203
154
864
952
1,080
1,327
907
286
657
941
615
-
200
400
600
800
1,000
1,200
1,400
2016
2017
2018
2019
2020
2021
2022
2023
2024
Single Family
Multifamily
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SHORT-TERM RENTALS
In some communities, short-term rentals (STRs) of homes and apartment units offered on
platforms such as VRBO or Airbnb have impacted the availability of housing for permanent
residents. The short-term rental website Airbnb was accessed to determine the potential
number of rentals that may be available in the Chandler. The data indicates there have been
as many as 1,626 rentals offered in Chandler on various platforms over the past year.
Virtually all of these units are listed as entire house or unit rentals as opposed to room
rentals within a unit.
The chart below shows the number of days a unit is “available” for rent. An available unit is
one that could be booked for at least one day in the previous month. Any units listed for rent
beyond 180 days are considered full-time rentals. For Chandler, that total is 514 units. The
remaining units may be available part time when the owner or resident is not living in the
unit.
Airbnb also categorizes rentals as “active.” If a rental has blocked its calendar during a report
month, but is still live on Airbnb or VRBO, it is considered inactive. Current “active” rentals in
Chandler are estimated at 866 units.
Figure 58. Chandler Short Term Rentals
Days
Available
Available
Units
% of
Total
By Type of Housing
Apartment
House
Other
1-90
732
45.0%
210
518
3
91-180
380
23.4%
98
279
3
181-270
265
16.3%
67
197
2
271-365
249
15.3%
60
188
1
Totals
1,626
100.0%
435
1,182
9
Source: AirDNA
The 514 STRs that are used solely as full-time vacation rentals represent a negligible
percentage of the total 109,863 units in the city. While this is not a significant percentage of
the housing stock, it still represents units that could be made available to people who are
looking to permanently move to or work in the city.
The data listed on the Airbnb website has not been verified through any other sources.
Hotels and timeshare rentals are known to list units on the main STR platforms which can
affect the total available units. However, the Airbnb website likely provides an indication of
the number of short-term rentals in the area. The following map shows the extent of STRs
listed on the Airbnb website. The extent of short-term rentals in the city should be monitored
periodically to determine if they become more of an issue than they might already be.
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Figure 59. Location of Short-Term Rentals
Source: Airbnb
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HOUSING MARKET
CHANDLER MARKET RATE APARTMENT MARKET
Chandler has a significant inventory of conventional apartment complexes totaling nearly
25,000 units (complexes with fifty units or more). Construction activity in 2023 and 2024 was
robust, totaling 1,610 units; another 2,149 apartment units have been approved but not built.
The average monthly rent across the city is $1,712 with an 8.3% vacancy rate.
Figure 60. Apartment Inventory Q4 2024
Prop. Name
Prop. Street Address
Units
Yr.
Const.
Avg.
Rent
Avg. SF/
Unit
Avg. Rent/
Sq. Ft.
Vacancy
Rate
Type
Chandler Village
598 N McQueen Rd
127
1972
$1,668
985
$1.69
3.0%
LI HUD
Chandler Meadows
3175 N Price Rd
200
1983
$1,570
867
$1.81
4.0%
Market
Riviera Park
125 S Dobson Rd
201
1983
$1,386
727
$1.90
9.0%
Market
Sunrise in Chandler
1750 W Boston St
177
1983
$1,605
810
$1.98
3.0%
Market
Autumn Creek
1320 N McQueen Rd
360
1985
$1,289
735
$1.75
8.0%
Market
Chandler Ridge
102 W Palomino Dr
460
1985
$1,489
785
$1.90
4.0%
Market
Gila Springs
444 N Gila Springs Blvd
224
1985
$1,495
657
$2.27
5.0%
Market
Kachina
1400 N Alma School Rd
152
1985
$1,461
775
$1.89
5.0%
Market
Tides at Chandler
2101 N Evergreen St
248
1985
$1,220
793
$1.54
2.0%
Market
Tides at Downtown Chandler
868 S Arizona Ave
374
1985
$1,154
395
$2.93
7.0%
LI IDA
Arches at Hidden Creek
1586 W Maggio Way
432
1986
$1,527
847
$1.80
3.0%
Market
Avana River Ranch
6152 W Oakland St
188
1986
$1,356
680
$1.99
7.0%
LI IDA
Park Tower
1283 W Parklane Blvd
180
1986
$1,439
817
$1.76
5.0%
Market
Avana Chandler
3800 W Chandler Blvd
316
1987
$1,527
978
$1.56
9.0%
Market
Greentree Place
250 S Elizabeth Cir
256
1987
$1,367
873
$1.57
8.0%
LI IDA
Lakeside
855 N Dobson Rd
212
1987
$1,620
781
$2.08
11.0%
Market
Fairways at San Marcos
777 W Chandler Blvd
352
1988
$1,614
965
$1.67
6.0%
Market
Summit Lake
3400 N Alma School Rd
252
1988
$1,611
908
$1.77
3.0%
Market
Caldera
3939 W Windmills Blvd
284
1989
$1,875
916
$2.05
17.0%
Market
Hohokam Villas
2900 W Highland St
186
1989
$1,688
1,027
$1.64
4.0%
Market
Towne Square
500 N Metro Blvd
584
1990
$1,601
913
$1.75
7.0%
Market
Country Brook
4909 W Joshua Blvd
396
1992
$1,616
963
$1.68
8.0%
Market
Reflections-Gila Springs
411 N Kyrene Rd
160
1994
$1,903
936
$2.03
4.0%
Market
Lumiere Chandler
1100 N Priest Dr
255
1995
$1,711
997
$1.72
4.0%
Market
Soleil
725 N Dobson Rd
188
1995
$1,666
928
$1.80
9.0%
Market
Ventura, The
3600 W Ray Rd
272
1995
$1,669
967
$1.73
8.0%
Market
Alante at the Islands
2222 N McQueen Rd
320
1996
$1,643
1,028
$1.60
8.0%
Market
Club Cancun
375 N Federal St
140
1996
$1,653
920
$1.80
7.0%
Market
Colonia Del Rey
120 N McQueen Rd
60
1996
$1,418
1,070
$1.33
2.0%
LI LIHTC
Ocotillo Bay
1889 W Queen Creek Rd
296
1996
$1,658
912
$1.82
5.0%
Market
Palm Terrace
555 E Ray Rd
180
1996
$1,360
967
$1.41
1.0%
LI LIHTC
Cortland Chandler Crossing
900 N Rural Rd
208
1997
$2,024
1,006
$2.01
4.0%
Market
Luxe at Ocotillo
825 W Queen Creek Rd
272
1998
$1,722
933
$1.85
6.0%
Market
Pinnacle Terrace
801 N Federal St
300
1998
$1,602
925
$1.73
5.0%
Market
San Palmas
1111 N Mission Park Blvd
240
1998
$1,805
976
$1.85
9.0%
Market
Avana Coronado
700 N Coronado St
320
1999
$1,702
963
$1.77
5.0%
Market
Mira Santi
800 W Queen Creek Rd
252
1999
$1,712
1,049
$1.63
5.0%
Market
Symphony
2225 W Frye Rd
234
1999
$1,856
1,064
$1.74
6.0%
Market
Waterside at Ocotillo
4800 S Alma School Rd
272
1999
$1,333
945
$1.41
4.0%
Market
Biscayne Bay
300 E Warner Rd
512
2000
$1,507
929
$1.62
7.0%
Market
Camden Pecos Ranch
1175 W Pecos Rd
272
2000
$1,601
949
$1.69
6.0%
Market
Linq, The
125 S Alma School Rd
324
2000
$1,936
973
$1.99
5.0%
Market
Montage at Pecos Ranch
1616 W Germann Rd
258
2000
$1,666
923
$1.80
6.0%
Market
2150
2150 S Arizona Ave
289
2001
$1,671
993
$1.68
5.0%
Market
Chandler Gardens
300 E Commonwealth Ave
80
2001
$807
1,204
$0.67
11.0%
LI LIHTC
Cornerstone Ranch
3999 S Dobson Rd
224
2001
$1,648
885
$1.86
4.0%
Market
Dobson Towne Centre
1817 N Dobson Rd
240
2001
$1,678
995
$1.69
10.0%
Market
Lazo
875 W Pecos Rd
346
2001
$1,698
909
$1.87
7.0%
Market
San Cervantes
400 N Coronado St
376
2001
$1,810
1,035
$1.75
5.0%
Market
Cantera
2475 W Pecos Rd
288
2002
$1,624
870
$1.87
6.0%
Market
IMT Chandler
235 E Ray Rd
221
2002
$1,915
1,007
$1.90
2.0%
Market
San Cierra
2400 N Arizona Ave
332
2002
$1,689
1,014
$1.67
4.0%
Market
Stonebridge Ranch
575 W Pecos Rd
392
2002
$1,617
896
$1.81
5.0%
Market
Stone Oaks
2450 W Pecos Rd
392
2003
$1,692
1,053
$1.61
7.0%
Market
Trevi
635 S Ellis St
290
2004
$1,605
971
$1.65
5.0%
Market
CHANDLER GENERAL PLAN 2026
evolving the Chandler way
P a g e 8 2 - E x i s t i n g C o n d i t i o n s R e p o r t
San Palacio
2255 W Germann Rd
352
2005
$1,764
927
$1.90
5.0%
Market
Dobson 2222
2222 S Dobson Rd
258
2006
$1,745
996
$1.75
9.0%
Market
San Hacienda
1600 N Arizona Ave
220
2006
$1,565
922
$1.70
8.0%
Market
Desert Jewel
2800 N Arizona Ave
192
2012
$1,668
1,075
$1.55
2.0%
Market
Laurel
800 W Willis Rd
383
2012
$1,967
1,017
$1.93
6.0%
Market
Liv Avenida
3250 S Arizona Ave
322
2012
$1,891
992
$1.91
8.0%
Market
Almeria at Ocotillo
2471 W Edgewater Way
387
2014
$1,753
1,011
$1.73
6.0%
Market
Casitas at San Marcos I
901 S Alma School Rd
112
2014
$2,067
997
$2.07
8.0%
Market
Casitas at San Marcos II
900 S Alma School Rd
145
2014
$1,977
997
$1.98
10.0%
Market
Monument Chandler
2300 W Pecos Rd
163
2014
$1,782
856
$2.08
5.0%
Market
San Hacienda II
1600 N Arizona Ave
60
2014
$1,752
1,180
$1.49
7.0%
Market
Vive
1901 W Germann Rd
194
2014
$1,797
969
$1.85
3.0%
Market
Camden Chandler
2777 S Arizona Ave
380
2015
$1,894
1,146
$1.65
5.0%
Market
Met at Fashion Center
1 N Hearthstone Way
303
2015
$1,662
835
$1.99
6.0%
Market
Olympus Steel Yard
155 E Frye Rd
301
2015
$1,676
890
$1.88
9.0%
Market
Avant at Fashion Center
555 S Galleria Way
335
2016
$1,978
892
$2.22
7.0%
Market
Bella Grace
2121 N Grace Blvd
194
2016
$1,936
955
$2.03
6.0%
Market
Cooper 202, The
1450 S Cooper Rd
332
2016
$1,715
954
$1.80
2.0%
Market
Santana Ridge
3330 S Gilbert Rd
109
2016
$2,095
1,188
$1.76
4.0%
Market
Villas at Chandler Heights
255 E Chandler Hts Blvd
116
2016
$2,101
955
$2.20
6.0%
Market
Arium Chandler
250 E Ray Rd
192
2017
$1,723
1,013
$1.70
5.0%
Market
Morrison Chandler
3950 W Chandler Blvd
283
2017
$1,717
924
$1.86
7.0%
Market
San Valencia
1450 E Germann Rd
382
2017
$1,942
1,189
$1.63
8.0%
Market
Townhomes at Park Tower
1111 W Parklane Blvd
77
2017
$2,353
1,488
$1.58
8.0%
Market
Noria Robson
2177 S McQueen Rd
237
2018
$2,206
1,208
$1.83
4.0%
Market
Summit at San Marcos
445 W Chandler Blvd
273
2018
$1,863
927
$2.01
8.0%
Market
Arista at Ocotillo
3200 S Dobson Rd
211
2019
$1,868
913
$2.05
6.0%
Market
Core Chandler, The
5151 S Arizona Ave
220
2019
$1,965
972
$2.02
7.0%
Market
Marquis at Chandler
2222 W Frye Rd
340
2019
$1,708
953
$1.79
5.0%
Market
Riata
100 N Hearthstone Way
300
2019
$1,808
890
$2.03
5.0%
Market
Sky at Chandler Airpark
1441 E Germann Rd
504
2019
$1,867
958
$1.95
3.0%
Market
Village at Brighton Place
955 N Jackson St
53
2019
$2,357
1,293
$1.82
0.0%
Market
Zaterra
200 W Germann Rd
392
2021
$1,966
1,043
$1.89
10.0%
Market
Alta Chandler at the Park
1333 W Parklane Blvd
291
2023
$1,871
938
$1.99
10.0%
Market
Ashley, The
155 E Appleby Rd
78
2023
$2,630
1,226
$2.15
21.0%
Market
DC Heights
222 W Boston St
157
2023
$1,775
767
$2.31
25.0%
Market
Mera Chandler
2050 W Pecos Rd
184
2023
$2,179
867
$2.51
22.0%
Market
Plaza Taos
1900 S Arizona Ave
164
2023
$2,044
995
$2.05
10.0%
Market
Village of Chandler
6075 S Gilbert Rd
108
2023
$2,099
841
$2.50
5.0%
Market
Encore Novo
333 E. Commonwealth Ave
208
2024
$1,706
810
$2.11
63.0%
Market
Town Chandler
2375 W Frye Rd
420
2024
$2,062
926
$2.23
93.0%
Market
Totals/Averages
24,898
$1,712
938
$1.84
8.3%
Note: Complexes with more than 50 units
Source: City of Chandler
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P a g e 8 3 - E x i s t i n g C o n d i t i o n s R e p o r t
The average apartment rent in Chandler has been near $1,700 over the past four years. In
2021, rents increased by 27% or on average of $373 per month. Some of this increase was
due to new complexes coming to the market, but property managers across the city raised
rents due to demand. By comparison, between 2003 and 2020, rents increased by an annual
average of 3.4%.
Figure 61. Chandler Average Monthly Apartment Rent
Source: RealData
The vacancies for the Chandler market are skewed by units that were built in the last two
years and are currently in lease. Those units currently show a 41.5% vacancy rate. For units
built before 2023 that have a stabilized occupancy, the vacancy rate is 6.0%. Compared to
the Maricopa County apartment market, Chandler’s average rent is 9.1% higher. For units
built before 2023, Chandler rents are 10.3% above the county average.
$772$777$813
$880$885$871
$819$845$848$868$881$927
$1,001
$1,048
$1,115
$1,210
$1,312
$1,365
$1,738$1,732
$1,687
$1,712
$0
$200
$400
$600
$800
$1,000
$1,200
$1,400
$1,600
$1,800
$2,000
CHANDLER GENERAL PLAN 2026
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P a g e 8 4 - E x i s t i n g C o n d i t i o n s R e p o r t
Figure 62. Apartment Market Dynamics Chandler and Maricopa County
Units
Average
Rent
Average
Unit SF
Average
Rent/SF
Vacancy
Rate
Chandler
Total Market Q3 2024
24,898
$1,712
938
$1.84
8.3%
Built 2023-2024
1,610
$1,995
907
$2.21
41.5%
Built before 2023
23,288
$1,692
940
$1.82
6.0%
Maricopa County
Total Market Q3 2024
386,779
$1,568
858
$1.85
10.4%
Built 2023-2024
33,601
$1,936
940
$2.07
70.3%
Built before 2023
353,178
$1,534
848
$1.83
7.0%
Source: RealData
The monthly rents that are achieved in the Chandler apartment market are not surprising.
Chandler’s median household income is well above the county median supported by the high
wage industries that form the base of its economy. Complexes built in the last two years
have rents that are slightly above the county-wide average and are reflective of the cost of
land, financing, and construction costs facing the industry today. Rents for these new
complexes are often beyond the reach of many households. The development of affordable
housing complexes is facing significant challenges in the market due to current economic
conditions.
CHANDLER OWNERSHIP HOUSING MARKET
The price of housing in Chandler has increased dramatically over the past four years. Since
2020, the median resale price of single-family homes has increased by 45% from $390,000
to $565,000. The resale price of condominiums and townhomes also rose by 42% from
$265,000 to $375,000. That increase occurred in 2021 and 2022 but has since leveled off.
Meanwhile, the number of sales has fallen dramatically over the last two years due to rising
construction costs and stubborn interest rates that have remained high relative to rates of
just a few years ago.
At current prices, single family homes are likely well beyond the reach of many working
families. Even attached condominium and townhome units have reached levels that are not
affordable to many households.
CHANDLER GENERAL PLAN 2026
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P a g e 8 5 - E x i s t i n g C o n d i t i o n s R e p o r t
Figure 63. Median Resale SF Home Prince and Number of Sales
Source: The Cromford Report
Figure 64. Percent Change in SF Resale Home Price
Source: The Cromford Report
$182,000
$165,000
$197,250
$242,000 $253,000
$266,000
$283,000
$309,000
$329,000
$345,000
$390,000
$488,000
$565,000
$541,000
$565,000
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
0
500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
4,500
5,000
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Price
Number of Sales
Price
Number of Sales
-9.3%
19.5%
22.7%
4.5%
5.1%
6.4%
9.2%
6.5%
4.9%
13.0%
25.1%
15.8%
-4.2%
4.4%
-15.0%
-10.0%
-5.0%
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
CHANDLER GENERAL PLAN 2026
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P a g e 8 6 - E x i s t i n g C o n d i t i o n s R e p o r t
Figure 65. Median Prince of Resale SF, Condo, and Mobile Homes
Source: The Cromford Report
The new home market has experienced even higher increases in prices over the last few
years. The median price of a new single-family home in 2024 now stands at more than
$800,000. Attached units, which include for-sale duplexes, condominiums, and townhomes,
reached a median price of $520,000. New single family home prices in Chandler are 71%
higher than the metro-wide median price. Attached units are about 12% higher. Much of the
increase in the price of new for-sale housing is the increasing cost of land, which results from
the dwindling supply of residential land in Chandler. This is a supply-demand situation that
likely will not resolve in the future.
Figure 66. 2023/2024 New Home Housing Sales Chandler and Metro Phoenix
Single Family
Attached
Sales
Median
Price
Average
Price
Sales
Median
Price
Average
Price
Chandler
2023
123
$644,990
$749,236
129
$448,590
$459,050
2024
123
$803,304
$851,483
7
$520,000
$631,478
Metro Phoenix
2023
19,124
$465,395
$541,799
818
$440,272
$614,235
2024
20,294
$469,990
$542,168
748
$462,350
$711,796
Source: RL Brown
$0
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Single Family
Condo
Mobile Home
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P a g e 8 7 - E x i s t i n g C o n d i t i o n s R e p o r t
AFFORDABLE HOUSING MARKET
The City of Chandler Public Housing Authority and the Housing and Redevelopment Division
have made significant strides to provide affordable housing for low and moderate-income
households in the city. The Public Housing Authority oversees and manages Public Housing
units and the Housing Choice Voucher Program. The Division also supports housing
opportunities in the city provided by private and non-profit organizations.
The city currently manages two hundred public housing units, 103 scattered site housing
units, and 558 housing choice vouchers for the lowest income households. Another 113 units
are provided by the city and non-profit organizations under different programs. All of these
resources total 974 units of low and moderate-income housing. The city has also partnered
with private affordable housing developers to develop 407 housing units that will replace
some of the 50-year-old public housing complexes the city manages. These complexes will
be built under the HUD Rental Assistance Demonstration Program. The City of Chandler has
historically provided public housing options for low-income residents through its Housing
and Redevelopment Division. This division focuses on offering affordable rental housing and
supportive services to those in need.
The city also currently owns the following public housing sites:
•
130 N. Hamilton St. – Built in 1971, this complex comprises of fifty-three units,
ranging from 1-5 bedrooms.
•
73 S. Hamilton St. – This is an upcoming development that will features 250 housing
units, ranging from 1-5 bedrooms.
•
210 N. McQueen Rd., 660 S. Palm Ln., and 127 N. Kingston are also part of the city’s
public housing sites for families. They include a mix of town homes, duplexes, and
single-family homes.
While the Public Housing and Housing Choice Voucher (Section 8) waitlists are currently
closed, Chandler continues to explore and implement strategies to address affordable
housing needs in the community. Most notably, the city is actively developing two new public
housing sites.
Villas on McQueen: Located at 77 N. McQueen Road, Villas on McQueen is Chandler's
first
public
housing
project converted through HUD’s Rental
Assistance
Demonstration (RAD) program. This development will feature 157 rent-capped units,
marking the city's first new affordable housing since 1972. The project aims to provide
environmentally and economically sustainable housing options, complete with on-
site resident services. The development is strategically situated just one block from a
high-frequency bus route, offering easy access to essential services, including schools,
CHANDLER GENERAL PLAN 2026
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P a g e 8 8 - E x i s t i n g C o n d i t i o n s R e p o r t
healthcare providers, parks, social services, recreational amenities, and employment
opportunities.
The Haven on Hamilton: Planned for 73 S. Hamilton St., The Haven on Hamilton is an
upcoming development that will feature 250 housing units ranging from one to five
bedrooms. The project aims to include a park area and a central community center
with multi-generational rooms, a gym, gathering spaces, and a Head Start classroom.
Groundbreaking is scheduled for late 2026, with completion expected by late 2028.
Figure 67. Low- and Moderate- Income Housing
Units
Existing Public Housing Properties
200
130 N. Hamilton
210 N. McQueen
73 S. Hamilton
660 S. Palm Lane
127 N. Kingston
Scattered Site Housing
103
Housing Choice Vouchers
558
Total
861
City & Non-Profit Housing Resources
City Affordable Rentals
11
Habitat for Humanity
15
ARM Save the Family Rentals
16
Newtown CLT Homeownership
71
Total
113
Source: City of Chandler
In addition, the city has five affordable complexes with 574 units built by private developers
under the Low-Income Housing Tax Credit (LIHTC) program. The Chandler Gardens complex
recently received bond financing to extend its purpose as housing for low and moderate-
income households.
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P a g e 8 9 - E x i s t i n g C o n d i t i o n s R e p o r t
Figure 68. Affordable Housing Complexes
Year
Project
Name
Address
Low-
Mod
Units
Market
Units
Total
Units
Population
1988
Chandler Village
Apartments
598 N. McQueen Rd.
124
3
127
Family
1995
Colonia Del Rey
120 N. McQueen Road
60
0
60
Family
1995
Palm Terrace
Apartments
555 East Ray Road
180
0
180
Family
1999
Chandler Gardens
100 N. Sacramento
Street
80
0
80
Family
2002
Chandler Village
Apartments (rehab)
598 North McQueen
Road
127
0
127
Family
Totals
571
3
574
2020
Chandler Village
Apartments
598 North McQueen
Road
127
Acquisition/Rehab
2023
Villas on McQueen
35 N McQueen Road
157
Public Housing HUD RAD Program
2024
Haven on Hamilton
71 S. Hamilton Road
250
Public Housing HUD RAD Program
Total
534
Source: AZ Dept. of Housing
The low-income contracts for some of the LIHTC complexes built in the 1980s or 1990s could
be expiring meaning they could transition from subsidized to market rate units. Typically,
subsidized complexes have contracts with governmental agencies requiring units to be
reserved for low and moderate-income households for at least 30 years. With the age of
some of the city’s subsidized complexes, the potential transition to market rate rents could
impact moderate income households.
A family of four under the LIHTC program can qualify for a unit with a maximum income of
$61,680 (earning 60% of the area median income). The incomes and rents for LIHTC projects
in Metro Phoenix are shown below. Maximum tax subsidized apartment rents for a two-
bedroom unit are $1,389 per month for a family of four with an income of 60% of the area
median income. For a family of four with an income of 20% AMI, rent can be as low as $463
per month.
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Figure 69. FY 24 MF Tax Subsidy Project Income Limits for Phx-Mesa-Chandler
Area Median Family Income $101,300
% of
Median
Income
Persons in Family
1
2
3
4
5
6
7
8
80%
$57,600
$65,760
$74,080
$82,240
$88,880
$95,440
$102,000
$108,560
70%
$50,400
$57,540
$64,820
$71,960
$77,770
$83,510
$89,250
$94,990
60%
$43,200
$49,320
$55,560
$61,680
$66,660
$76,500
$76,500
$81,420
50%
$36,000
$41,100
$46,300
$51,400
$55,550
$63,750
$63,750
$67,850
40%
$28,800
$32,880
$37,040
$41,120
$44,440
$51,000
$51,000
$54,280
30%
$21,600
$24,660
$27,780
$30,840
$33,300
$38,250
$38,250
$40,710
20%
$14,400
$16,440
$18,520
$20,560
$22,220
$25,500
$25,500
$27,140
Source: Department of Housing and Urban Development
Figure 70. Max Allowable Low- and Moderate- Income Rents Phx, Mesa, and Chandler
% of
Median
Income
0 Bdrm
1 Bdrm
2 Bdrm
3 Bdrm
4 Bdrm
5 Bdrm
60%
$1,080
$1,156
$1,389
$1,604
$1,789
$1,974
50%
$900
$963
$1,157
$1,336
$1,491
$1,645
40%
$720
$771
$926
$1,069
$1,193
$1,316
30%
$540
$578
$694
$802
$894
$987
20%
$360
$385
$463
$534
$596
$658
Source: Department of Housing and Urban Development
HOUSING GAP
The standard for housing affordability established by HUD is that a household should not
pay more than 30% of its income on housing. For rental units, 30% include utilities. For
homeowners, the 30% includes mortgage(s), property taxes, insurance, utilities, and in some
cases a homeowners association fee.
The housing cost burden for renters in Chandler is significant with more than 14,500 renters
paying more than 30% of their income on housing and approximately 12,300 homeowners
considered burdened by housing costs. Despite these high numbers, the percentage of the
Chandler population burdened households by housing cost is lower than that of the county
and state. However, more importantly, 17.4% of renter households and 7.4% of owners, a
total of about 11,200 households, pay more than 50% of their incomes on housing. These
households are considered severely burdened by housing costs.
CHANDLER GENERAL PLAN 2026
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Figure 71. Housing Cost Burden, Renter, and Owner Occupied
Chandler
Maricopa County
Arizona
Households
%
Households
%
Households
%
Renter Households
Total:
33,492
606,114
939,310
Less than 10.0 percent
1,126
3.4%
18,014
3.0%
33,097
3.5%
10.0 to 14.9 percent
1,228
3.7%
34,797
5.7%
57,640
6.1%
15.0 to 19.9 percent
4,468
13.3%
59,920
9.9%
96,118
10.2%
20.0 to 24.9 percent
5,953
17.8%
75,492
12.5%
112,730
12.0%
25.0 to 29.9 percent
4,932
14.7%
69,897
11.5%
104,581
11.1%
30.0 to 34.9 percent
2,533
7.6%
53,821
8.9%
78,682
8.4%
35.0 to 39.9 percent
2,368
7.1%
43,922
7.2%
65,445
7.0%
40.0 to 49.9 percent
3,814
11.4%
66,457
11.0%
96,280
10.3%
50.0 percent or more
5,840
17.4%
151,854
25.1%
234,675
25.0%
Not computed
1,230
3.7%
31,940
5.3%
60,062
6.4%
Total Spending More Than 30%
14,555
43.5%
316,054
52.1%
475,082
50.6%
Total Spending More Than 50%
5,840
17.4%
151,854
25.1%
234,675
25.0%
Owner Households
Total:
72,119
1,147,475
1,967,704
Less than 10.0 percent
18,791
26.1%
302,711
26.4%
528,417
26.9%
10.0 to 14.9 percent
14,101
19.6%
201,685
17.6%
344,769
17.5%
15.0 to 19.9 percent
12,682
17.6%
180,535
15.7%
300,436
15.3%
20.0 to 24.9 percent
8,210
11.4%
130,305
11.4%
213,028
10.8%
25.0 to 29.9 percent
5,076
7.0%
77,194
6.7%
129,568
6.6%
30.0 to 34.9 percent
3,358
4.7%
52,700
4.6%
91,121
4.6%
35.0 to 39.9 percent
2,100
2.9%
36,354
3.2%
61,654
3.1%
40.0 to 49.9 percent
1,497
2.1%
47,686
4.2%
79,967
4.1%
50.0 percent or more
5,358
7.4%
105,049
9.2%
193,386
9.8%
Not computed
946
1.3%
13,256
1.2%
25,358
1.3%
Total Spending More Than 30%
12,313
17.1%
241,789
21.1%
426,128
21.7%
Total Spending More Than 50%
5,358
7.4%
105,049
9.2%
193,386
9.8%
Source: 2023 ACS 1-Year Estimates
Housing cost burden falls upon those households with the lowest incomes. About 95% of
renter households in Chandler who earn less than $50,000 per year in income pay more than
30% of income towards housing.
It should be noted that homeowners typically have more options than renters to address
their housing burden. For instance, an owner could sell the home and in theory move to a
less costly unit if one is available. Similarly, homeowners could have voluntarily increased
their housing costs by taking out a second mortgage or home equity loan. These factors all
affect the housing burden of homeowners while renters have limited opportunities to reduce
their housing burden.
The affordable housing payment for Chandler is shown on the following table based on the
city’s median income of $101,300. With a 10% downpayment and a 7% loan (the current rate
as of January 2025), the maximum affordable house value for a household earning the
median income is $352,000. With the median resale single family home price in Chandler at
$565,000, housing today is well beyond the reach of most of the households in the
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community. While condominium units provide an alternative housing choice for moderate
income buyers, they may not be suitable for families.
Figure 72. Affordable Housing Payment Estimator
Payment Type
Calculation
House value
$352,000
Down payment
10%
Down payment
$35,200
Mortgage amount
$316,800
Interest rate
7.0%
Loan term in years
30
% of income devoted to
mortgage payment
30.0%
Monthly loan payment (P & I) $2,108
Monthly property tax,
insurance, PMI
$426
Total monthly payment
$2,533
Yearly income required
$101,330
Sources: EDPCo, Freddie Mac
Mortgage payments are impacted today by two factors:
1. The mortgage interest rate, which has been rising over the past few months, and
2. Private mortgage insurance, which is added to a monthly payment for buyers who
place less than a 20% downpayment on the purchase.
For instance, a reduction in the interest rate to 5.0% would allow a household earning the
median income to purchase a $420,000 single family home with a 10% down payment. The
elimination of PMI would also make a difference but would require a much larger
downpayment.
Even with a future reduction in interest rates, the price of housing in Chandler is still beyond
the reach of most households. The lack of affordable housing primarily falls upon those in
service jobs that have moderate wages, including those who are considered critical service
employees, such as teachers, firefighters, paramedics, and police officers. The chart below
shows that most occupations would not be able to afford Chandler’s average monthly
apartment rent of $1,713.
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Figure 73. Rental Housing Affordability by Occupation
Occupation
Maricopa
County 2023
Median Wage
Monthly
Affordable
Housing Cost
(30% of Income)
Monthly Affordable
Rent (Less Utilities)
Retail Salespersons
$34,765
$869
$769
Receptionists and
Information Clerks
$37,241
$931
$831
Restaurant Cooks
$38,009
$950
$850
Nursing Assistants
$40,662
$1,017
$917
Pharmacy Technicians
$45,985
$1,150
$1,050
Waiters and Waitresses
$46,683
$1,167
$1,067
Construction Laborers
$46,907
$1,173
$1,073
Paramedics
$49,599
$1,240
$1,140
Elementary School
Teachers
$51,230
$1,281
$1,181
Firefighters
$55,698
$1,392
$1,292
Middle School Teachers
$59,143
$1,479
$1,379
Secondary School
Teachers
$63,077
$1,577
$1,477
Police and Sheriff's
Patrol Officers
$87,261
$2,182
$2,082
Registered Nurses
$89,704
$2,243
$2,143
Prepared by the Arizona Office of Economic Opportunity in cooperation with the U.S. Department of Labor, Bureau
of Labor Statistics, April 2024
The wage data displayed below does not take into account that a household may have two
wage earners. However, for single person households or families where only one person
works, the availability of affordable housing is a critical need. Without such housing, persons
or households must find roommates or double up in rental units.
NEIGHBORHOOD PROGRAMS
The City of Chandler is dedicated to fostering strong, connected, and thriving neighborhoods
through a variety of programs that support residents, enhance community engagement, and
improve local infrastructure. These initiatives address housing stability, neighborhood
revitalization, education, and senior assistance, ensuring that all residents have access to
resources that enhance their quality of life.
Key programs include:
•
Neighborhood Assistance Program. This initiative encourages residents to invest in
their communities by providing funding for grassroots projects aimed at improving
neighborhood quality of life. Registered neighborhoods can apply for assistance to
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undertake enhancements that build upon their existing strengths, such as
landscaping, signage, and public space improvements. The program is designed to
empower residents to take an active role in shaping their communities and fostering
a sense of pride and ownership.
•
Housing Rehabilitation Programs. Designed to assist low- and moderate-income
homeowners, these programs offer grants and forgivable loans for essential home
repairs
and
modifications.
Services
include
emergency
repairs,
exterior
improvements, and accessibility modifications for individuals with disabilities. By
providing financial assistance, these programs help ensure that homeowners can
maintain safe, livable conditions, preventing displacement and neighborhood
decline.
•
Good Neighbor 101. A four-session educational series that equips residents with
knowledge about city services and programs that impact their neighborhoods.
Participants gain access to valuable resources, tools, and best practices to improve
their homes and communities. The program fosters stronger relationships between
residents and city officials, promoting civic engagement and proactive neighborhood
improvement efforts.
•
Golden Neighbors. In collaboration with For Our City – Chandler, this program
connects senior residents with cost-of-living assistance, resources for significant
home repairs, and everyday necessities. It aims to support seniors in maintaining
their independence and quality of life by providing them with the tools they need to
age in place safely. The program also fosters connections among older adults,
reducing social isolation and ensuring that seniors remain active and engaged in the
community.
•
Neighborhood Resources Division. This division provides essential services such as
code enforcement, graffiti elimination, and community development resources. By
addressing maintenance and safety concerns, the division plays a crucial role in
neighborhood revitalization and resident empowerment. These efforts help ensure
that Chandler’s neighborhoods remain clean, safe, and welcoming for all residents.
Through these comprehensive programs, Chandler reinforces its dedication to maintaining
vibrant, resilient, and inclusive neighborhoods. By providing funding, education, and
resources, the city empowers residents to take an active role in shaping their communities,
ensuring that Chandler remains a desirable place to live, work, and thrive.