Pros and Cons of Living in Gilbert, AZ: The Complete Relocation Guide
What Is It Like Living in Gilbert, AZ?
Living in Gilbert, AZ means life in a fast-growing, car-oriented town in the Phoenix metro's East Valley, where master-planned neighborhoods and a walkable Heritage District downtown come with above-average housing costs and very hot summers. Not long ago, the area was known as the "Hay Shipping Capital of the World," and since then Gilbert has completely transformed into a modern suburb, though it remains legally the Town of Gilbert. The U.S. Census Bureau's July 1, 2025 estimate put the town's population at 287,285.
Key Takeaway
Gilbert offers low crime, A-rated school districts, extensive parks and easy freeway access to Phoenix-area jobs. In exchange, residents pay above-average housing costs and HOA dues and live with long, very hot summers and a car-dependent layout. The trade usually suits people who value space and amenities over transit and low prices.
Who This Guide Is For
This page is for people weighing a move to Gilbert, to buy or rent, who want the trade-offs, costs and commute facts before choosing a neighborhood.
Side-by-side comparisons: vs San Tan Valley, vs Chandler, vs Mesa, vs Queen Creek, vs Tempe, vs Scottsdale, vs Maricopa, vs Phoenix. Related guides: Things to do in Gilbert, Hospitals in Gilbert, Is Gilbert, AZ safe, Commute times from Gilbert, Schools in Gilbert, Job market Gilbert, Retirement communities in Gilbert, Cost of living in Gilbert, Getting around Gilbert, Moving to Gilbert, Weather and climate in Gilbert, History of Gilbert, Utilities in Gilbert.
Living in Gilbert at a Glance
Median home sale price: $550K in Q2 2026.
Median gross rent: $2,028 a month.
Sales tax: 8.3% combined. Arizona income tax: flat 2.5%.
About 111 days a year at or above 100°F.
HOA dues are standard in master-planned communities.
Pros and Cons of Living in Gilbert, AZ
Pros
Parks and amenities: The town maintains parks, recreation centers, trails and golf courses across its neighborhoods.
Schools: The two largest districts serving Gilbert both earned A grades from the state.
Jobs and freeway access: Local unemployment runs below the state and national rates, and freeways link Gilbert to employers across the metro.
Low crime: Per the FBI's Uniform Crime Reporting Program 2022 report, released October 2023, Gilbert ranked as the 2nd-safest city among the 100 largest in the U.S., based on total crimes per 1,000 residents. The Town of Gilbert reported that total crime and the crime rate per 1,000 residents both fell from 2021 to 2022. That ranking covers the town as a whole.
Cons
Higher cost: Housing pushes Gilbert's overall cost of living above the national average.
Summer heat: According to the National Weather Service, the Phoenix area averages about 111 days per year at or above 100°F, based on 1991 to 2020 climate normals. NWS data cited by local media also show Phoenix has averaged 21 days a year at or above 110°F since the 1990s. In practice, that means more frequent pool maintenance and outdoor time scheduled for early mornings and evenings.
Car dependence: Valley Metro bus routes serving Gilbert include Route 112 (Country Club Dr/Arizona Ave), Route 136 (Gilbert Rd), Route 156 (Chandler Blvd), Route 184 (Power Rd) and the 531 Mesa/Gilbert Express, among others. The A Line light rail has no station inside town limits: its eastern terminus, Gilbert Road/Main Street station, sits at the Gilbert Road border in the City of Mesa. No commuter rail reaches Gilbert, so a car is a practical necessity.
HOA dues: Master-planned neighborhoods typically come with a homeowners association and monthly dues, which vary by community and amenities. Before your inspection period ends, get the HOA's dues, rules and any transfer fees in writing, while you can still act on what you find.
What Is the Cost of Living in Gilbert, Arizona?
Buying or renting a home takes a larger share of a monthly budget in Gilbert than the state average. Groceries, routine healthcare and transportation stay fairly typical for the Phoenix metropolitan area.
Three taxes belong in a mover's budget:
Sales tax: The 2026 combined Transaction Privilege Tax, which works as the local sales tax, is 8.3%: 5.6% state, 0.7% Maricopa County and 2.0% Town of Gilbert.
State income tax: Arizona has a flat 2.5% individual income tax rate for tax year 2026, in effect since tax year 2023.
Property tax: Third-party estimates put Maricopa County's effective rate on owner-occupied homes at roughly 0.40% to 0.48%, below the Arizona statewide average of 0.48% reported by the Tax Foundation. Treat that as an estimate and check a specific home's tax bill with the county before making an offer.
Electricity is the other cost the climate adds. Salt River Project (SRP) serves most Gilbert homes. Its summer pricing applies in the May, June, September and October billing cycles, with a separate summer peak period for the July and August billing cycles. Cooling a house through those months takes a lot of power, so budget for noticeably higher bills from May through October.
Gilbert Real Estate and Housing Market Trends
The median home sale price in Gilbert was $550K in Q2 2026, down 5.2% year over year. Prices vary with the neighborhood, the size of the lot and whether the property has a private pool, a feature many desert buyers want.
Buyers have a broad mix of housing options. If you want a low-maintenance lifestyle, there are modern condos close to the downtown area. If you prefer more space, Gilbert is known for its large master-planned communities. Agritopia, Morrison Ranch and Power Ranch are well-known examples, offering extensive multi-use trail access, tree-lined streets and generous lot sizes, along with HOA dues.
If you are not quite ready to purchase, renting first is a practical way to test out different neighborhoods before committing to a mortgage. The U.S. Census Bureau's 2019 to 2023 American Community Survey puts Gilbert's median gross rent at $2,028 a month. Searching for homes for sale in Gilbert, AZ or working with a local agent will show how prices compare from one neighborhood to the next.
Job Market and Top Employers
Gilbert's median household income is $122,551, according to the Census Bureau's 2020 to 2024 American Community Survey five-year estimate, in 2024 dollars. As of the most recent available data from September 2025, the town's not-seasonally-adjusted unemployment rate was 3.6%, compared with 4.7% for Arizona and 4.3% for the U.S. in the same month.
The local economy is driven by the healthcare, education and technology sectors. Major employers include Gilbert Public Schools, Banner Health, the Town of Gilbert and Northrop Grumman, which gives some residents work inside town limits without a highway commute.
For jobs elsewhere, the US-60 and Loop 202 freeways connect Gilbert to Phoenix, Scottsdale and Tempe for additional corporate and tech opportunities. Peak-hour traffic on those freeways lengthens the drive, so test the commute at rush hour before settling on a neighborhood.
Lifestyle, Amenities, and Things to Do
The center of Gilbert's social scene is Downtown Gilbert, locally known as the Heritage District. This walkable area has a wide range of restaurants, independent coffee shops, nightlife and colorful murals. It is a popular place to grab dinner on a Friday night or browse the farmers markets on a Saturday morning.
Outside of downtown, Gilbert offers over 600 acres of developed parks and open space, per the Town of Gilbert. A major highlight is the Riparian Preserve at Water Ranch. This nature preserve features water recharge ponds, an observatory and miles of walking paths for bird watching and a quiet escape from suburban traffic.
The town also has well-maintained public parks, golf courses and an extensive network of multi-use trails for biking and walking, and it hosts community festivals year-round.
Education and Schools in Gilbert
Several public school districts serve addresses within Gilbert town limits:
Gilbert Public Schools (Gilbert Unified School District #41, one district under two names)
Higley Unified School District
Chandler Unified School District #80
For the 2024-25 school year, Gilbert Public Schools earned an A district grade from the Arizona Department of Education. It was the district's third consecutive A since district grades returned, with 32 schools earning an A and 6 earning a B. Higley Unified also received an overall A, with 13 of its 14 schools earning an A and one earning a B.
District lines do not follow town lines, so confirm a home's assigned schools with the district's boundary lookup by address before making an offer.
Charter and private schools add more choices for families who want a different setting. Arizona State University (ASU) in nearby Tempe is an easy commute for students, faculty and staff, and it brings cultural events, collegiate sports and continuing education within reach.
Frequently Asked Questions
Is Gilbert, AZ a Safe Place to Live?
Yes. Measured by total crimes per 1,000 residents, Gilbert ranks among the safest large cities in the U.S., based on the FBI ranking in the pros above.
Is It Expensive to Live in Gilbert, AZ?
Yes, mainly because of housing. Home prices and rents at the medians listed above keep Gilbert's costs above the national average.
How Far Is Gilbert from Phoenix?
Gilbert sits in the East Valley, southeast of downtown Phoenix. Drivers reach the city on the US-60 or Loop 202, and drive time depends on traffic.
Which Is Better to Live, Gilbert or Chandler, AZ?
Gilbert often appeals to those looking for a slightly newer, lower-density suburban layout with a lively historic downtown. Chandler offers a more established technology corridor and a slightly different mix of housing inventory.
When Is the Best Time of Year to Move to Gilbert?
Schedule a move outside the hottest months described above. If you have to move in summer, load the truck in the early morning and have SRP electric service set up before you arrive so the air conditioning works on day one.
Do Most Homes in Gilbert Have an HOA?
Many do. Master-planned communities make up much of Gilbert's housing, and they usually carry an HOA.
Does Gilbert Have Light Rail or Public Transit?
Valley Metro buses serve Gilbert, but light rail stops at the town border and no commuter rail reaches it, so most residents drive.
Where Does Gilbert Get Its Water?
The Town of Gilbert holds a 100-year Assured Water Supply designation from the State of Arizona. Its supply combines Colorado River water delivered through the Central Arizona Project, Salt and Verde River water through the Salt River Project and Roosevelt Water Conservation District, reclaimed water and groundwater.
Ready to Make the Move?
Relocating to a new city is a major decision, but understanding the local numbers makes the process much easier. From the dining in the Heritage District to the expansive trails of the Riparian Preserve, this East Valley suburb offers a rewarding lifestyle for those prepared for the local housing market. If you are actively considering moving here, reaching out to a local real estate agent is the best next step. They can help you understand the current market, explore current property listings, and find the right neighborhood to match your budget and lifestyle goals.
Michael Kent
Meet Michael Kent
Michael Kent, top 1% Arizona real estate agent with 1,400+ homes sold, over 125 deals in 2025, and RE/MAX Titan Club honors, is recognized as one of the best real estate agents in Gilbert, Chandler, Queen Creek, and beyond. Trusted for experience, results, and client success.
