Tempe Areas to Review for Housing Near Arizona State University
A neighborhood-by-neighborhood review of Tempe areas near Arizona State University — covering housing character, campus access, buyer considerations, and what to investigate before committing.
No Single "Best" Neighborhood — What Matters Depends on Your Goals
Tempe neighborhoods near Arizona State University vary widely in housing character, price, walkability, density, HOA governance, and the type of buyer or tenant each area attracts. There is no single "best" area — the right area depends on budget, property type preference, transportation needs, ownership goals, and intended use.
A parent buying a condo for a student who wants to walk to class is evaluating different criteria than an investor looking for a single-family rental with long-term appreciation potential, or a seller trying to understand which buyer pools are most active in their area. This guide reviews each area through multiple lenses so readers can match the area to their situation.
Area descriptions and boundaries are provided for general informational purposes and should be verified against current City of Tempe maps and neighborhood association records. Condition, pricing, and availability change — always confirm current data with a licensed local real estate professional.
Downtown Tempe and Mill Avenue
Relationship to Campus
Immediately adjacent to ASU's Tempe campus on the west and southwest sides. Mill Avenue is the main commercial corridor connecting campus to downtown Tempe.
Housing Character
High-density, mixed-use urban corridor with condos, apartments, restaurants, retail, and office space. Housing stock is primarily mid-rise and high-rise condo buildings, with some townhome conversions on side streets.
Walkability and Transportation
Excellent — the most walkable area in Tempe. Most campus buildings are within a 5–15 minute walk from Mill Avenue properties. Valley Metro Light Rail stops at Mill Avenue / Third Street.
Density and Activity Level
High. Expect significant pedestrian traffic, events at Tempe Beach Park and the Tempe Center for the Arts, and a busy commercial environment — particularly on weekend evenings.
Parent-Buyer Appeal
Parents who prioritize walkability and low-maintenance living may prefer a Mill Avenue condo. The trade-off is higher HOA dues, less privacy, more noise, and a narrower resale audience. Some lenders may scrutinize condo buildings with high investor-ownership ratios, which can affect financing.
Investor Considerations
Condo rental restrictions vary building by building. Review the HOA's rental cap, owner-occupancy minimum, and short-term rental policy before underwriting. Mill Avenue condos may appeal to graduate students, young professionals, and visiting faculty more than undergraduates.
Parking
Most Mill Avenue condo buildings include deeded or assigned parking, but guest parking is typically limited. Street parking is metered or restricted. Verify parking provisions for the specific unit.
HOA Prevalence
Universal in Mill Avenue condo buildings. Dues vary widely — $250–$600+/month is not unusual. Review reserve studies and special-assessment history carefully.
Issues to Investigate
HOA rental cap and investor-ownership ratio. Special-assessment history. Noise levels during evening hours and event days. Future development plans along Mill Avenue.
Maple-Ash
Relationship to Campus
Directly south of ASU's Tempe campus, bounded roughly by University Drive to the north, Mill Avenue to the west, and Apache Boulevard to the south.
Housing Character
One of Tempe's most established historic neighborhoods. Single-family homes from the 1920s–1950s on tree-lined streets, many with original character features. A mix of owner-occupied residences and some rental properties. Active neighborhood association with preservation focus.
Walkability and Transportation
Very good. Most homes are within a 10–20 minute walk of campus. Biking is common. The neighborhood is flat, shaded, and pedestrian-friendly.
Density and Activity Level
Moderate. Predominantly single-family detached homes on standard Tempe lots. Some multi-unit conversions exist but are not the dominant character.
Parent-Buyer Appeal
Maple-Ash appeals to parents looking for a house — not a condo — within walking distance of campus. Homes tend to be smaller and older but carry historic character and strong resale demand. The neighborhood association can be an asset for community engagement but also imposes guidelines on exterior changes and property use.
Investor Considerations
Student-rental demand is strong given proximity to campus, but the neighborhood association and City of Tempe occupancy rules may limit rental configuration. Single-family homes in Maple-Ash may attract parent buyers as well as investors, giving a broader resale audience than condo-only areas.
Parking
Driveways and carports are common. Street parking is available but can be competitive near campus. Garages are less common in older homes.
HOA Prevalence
No HOA for most single-family homes. The Maple-Ash Neighborhood Association is voluntary and advisory — not a governing HOA with mandatory dues or restrictions.
Issues to Investigate
City of Tempe occupancy limits for non-family households. Historic preservation guidelines if applicable. Condition of older homes: electrical, plumbing, HVAC, and roof age.
University Park
Relationship to Campus
East of Mill Avenue and south of University Drive, directly adjacent to the southeastern edge of ASU's Tempe campus.
Housing Character
Mixed housing stock — a combination of single-family homes, duplexes, and small apartment buildings. Many homes were built between the 1940s and 1970s. More varied in architectural style than Maple-Ash, with some infill construction in recent years.
Walkability and Transportation
Good. Most of the neighborhood is within a 10–25 minute walk of campus. Biking is common. Mill Avenue retail and restaurants are accessible on foot.
Density and Activity Level
Moderate to moderately-high. The mix of single-family and multifamily means density varies block by block.
Parent-Buyer Appeal
University Park can offer more square footage for the price than Maple-Ash while still maintaining campus proximity. The varied housing stock means parents may find more options across price points. The presence of rental properties on some blocks means the neighborhood character may feel more transient than purely owner-occupied areas.
Investor Considerations
The mixed character means investors and owner-occupants share the neighborhood. Rental demand is consistent given proximity. Duplex and triplex properties are more common here than in Maple-Ash, which may suit an owner-occupy-one-unit strategy.
Parking
Varies by property. Single-family homes typically have driveways. Multifamily properties may have designated off-street parking or rely on street parking. Verify availability unit by unit.
HOA Prevalence
Low for single-family homes. Some condo and townhome pockets within the broader area may have HOAs.
Issues to Investigate
Block-by-block character variation — walk the specific street before committing. Occupancy rules and rental licensing requirements. Future development and infill activity.
Riverside
Relationship to Campus
North of University Drive, stretching toward the Salt River and Tempe Town Lake. Accessible to campus via Mill Avenue bridge or Rural Road — generally 1–2 miles from central campus.
Housing Character
Established single-family neighborhood with larger lots than many campus-adjacent areas. Mid-century homes predominate, with some renovation activity. Quieter and more residential than areas directly south of campus.
Walkability and Transportation
Moderate. Campus is accessible by bike (10–15 minutes) or light rail (Riverside is near the Valley Metro line). Walking to campus is possible but will be 20–35+ minutes depending on the specific street.
Density and Activity Level
Low to moderate. Primarily single-family detached homes on larger lots. Less student-oriented activity than Maple-Ash or University Park.
Parent-Buyer Appeal
Riverside may appeal to parents who want more space, a quieter environment, and a more traditional residential feel while still having reasonable campus access. The proximity to Tempe Town Lake and Tempe Marketplace adds lifestyle appeal. The trade-off is greater distance from campus and more reliance on biking or driving.
Investor Considerations
Less student-rental concentration than areas directly south of campus. This can mean less competition for tenants but also a narrower student-renter pool — many students prioritize walking distance. Properties may appeal to graduate students, university staff, or young professionals as well as undergraduates.
Parking
Driveways and garages are common. Street parking is generally available. Off-street parking is less of a constraint than in denser campus-adjacent areas.
HOA Prevalence
Low. Most single-family homes are not in HOAs.
Issues to Investigate
Flood zone status given proximity to the Salt River. Access to light rail stops and bike routes. Property condition and renovation history of older homes.
Tempe Town Lake and North Tempe
Relationship to Campus
North of the Salt River / Tempe Town Lake, roughly 2–3 miles from ASU's Tempe campus. Includes areas near Tempe Marketplace, the Tempe Center for the Arts, and Papago Park.
Housing Character
Newer construction predominates — condos, townhomes, and some single-family developments built from the 1990s onward. The Tempe Town Lake area has a more upscale, amenity-driven profile than areas directly adjacent to campus.
Walkability and Transportation
Lower for campus access. Most students will bike, drive, or take transit. The light rail connects parts of north Tempe to campus. Biking along the lake path is scenic but adds distance.
Density and Activity Level
Varies — newer condo and townhome developments are moderate to high density, while single-family pockets are lower density.
Parent-Buyer Appeal
Parents who prioritize newer construction, amenities, and a departure from the student-heavy campus environment may prefer north Tempe. The Tempe Town Lake area offers recreation, dining, and a different lifestyle. The trade-off is commute distance — a student living here will not walk to class.
Investor Considerations
Rental demand in north Tempe is less ASU-specific and more general Phoenix-market. Properties may appeal to young professionals, couples, and small families in addition to students. This can diversify the tenant pool but may mean less predictable student-rental demand cycles.
Parking
Generally good. Newer developments include dedicated parking. Street parking is more available than near campus.
HOA Prevalence
High in condo and townhome communities. Review rental restrictions, dues, and reserve studies before committing.
Issues to Investigate
Commute time and route to the specific campus buildings the student will frequent. HOA rental caps and owner-occupancy minimums. Future development plans for the Tempe Town Lake corridor.
Residential Areas South of Campus (Broadway Road Corridor)
Relationship to Campus
South of Apache Boulevard and Broadway Road, roughly 1.5–3 miles from ASU's Tempe campus. Includes areas around Daley Park, Meyer Park, and the neighborhoods between Rural Road and Priest Drive.
Housing Character
Predominantly single-family homes on mid-century lots, with some newer infill construction. Generally quieter and more suburban in feel than campus-adjacent neighborhoods. Mix of owner-occupied and rental properties.
Walkability and Transportation
Lower. Most students will bike (10–20 minutes via dedicated lanes on Rural Road or Mill Avenue) or drive. Orbit neighborhood circulator provides free transit within Tempe, including routes that connect to campus.
Density and Activity Level
Low to moderate. Primarily single-family detached homes. Some apartment and condo developments along major corridors.
Parent-Buyer Appeal
These areas can offer more house for the budget — larger lots, more bedrooms, and sometimes pools. Parents looking for a property the family might use personally after graduation, or one with broad Phoenix-market resale appeal, may find these neighborhoods align better than a dense campus-adjacent condo. The trade-off is daily commute logistics for the student.
Investor Considerations
Properties in this area may attract a wider tenant pool — students, families, and working professionals. The student-rental model (rent-by-room) can still work, but the location requires tenants who are comfortable biking or driving to campus. Underwrite vacancy conservatively — the tenant pool is larger but less ASU-concentrated.
Parking
Generally good. Driveways, garages, and street parking are all available. Parking constraints are rare.
HOA Prevalence
Low for single-family homes. Some subdivisions have voluntary or mandatory HOAs. Always verify.
Issues to Investigate
Specific bike route and transit access from the property. School district assignments if resale to families is part of the exit plan. Tempe Union High School District boundaries.
Area Comparison at a Glance
| Area | Housing Character | Campus Access |
|---|---|---|
| Downtown Tempe / Mill Ave | Mid/high-rise condos, mixed-use | 5–15 min walk |
| Maple-Ash | Historic single-family, tree-lined | 10–20 min walk |
| University Park | Mixed SFH, duplex, small apartments | 10–25 min walk |
| Riverside | Mid-century SFH, larger lots | 10–15 min bike, 20–35 min walk |
| Tempe Town Lake / North Tempe | Newer condos, townhomes, SFH | Drive/bike/transit, 2–3 miles |
| South of Campus / Broadway Corridor | Mid-century SFH, some infill | 10–20 min bike, drive |
How to Use This Guide
- 1Start with your primary goal: walkable student housing, long-term rental, family-use property, or investment return.
- 2Narrow to two or three areas that match your goal — do not try to evaluate every area at once.
- 3Drive or walk the specific streets you are considering. Area character can vary block by block, not just neighborhood by neighborhood.
- 4Test the commute from the property to the student's specific campus buildings — not just to 'campus' in general.
- 5Review HOA documents, City of Tempe occupancy rules, and Maricopa County property tax records for any property before offering.
- 6Consult a local real estate professional who can provide current inventory, days-on-market, and recent sale data for the specific area and property type.
Educational DisclaimerThis article is for educational and informational purposes only. Neighborhood descriptions, boundaries, and characterizations are general and should be verified against current City of Tempe maps, neighborhood association records, and on-the-ground conditions. Property values, HOA rules, occupancy limits, flood zones, and market dynamics change. CollegeHousing.ai does not guarantee the accuracy of area descriptions and makes no recommendation about which area is appropriate for any specific buyer. CollegeHousing.ai is an independent platform and is not affiliated with, endorsed by, sponsored by, or operated by Arizona State University. Consult a licensed local real estate professional before making purchase decisions.