Shalimar Golf Club Redevelopment Plan Pulled: What It Means for Tempe Housing
A controversial redevelopment proposal for the former Shalimar Golf Club in Tempe has been withdrawn, but the story isn’t over yet. The Scottsdale-based developer under
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When a long-time property owner in Tempe, Arizona needed help transitioning from self-management, they were referred to our team by a retiring property manager. What we walked into is a situation many small landlords can relate to: solid assets, but deferred maintenance, city issues, and operational headaches stacking up.
Here’s how we approached the turnaround.
This is a common scenario. According to industry data, maintenance, tenant issues, and regulatory compliance are consistently among the top pain points for landlords.
We don’t wait. Day one is about control and visibility.
City violations can spiral quickly if ignored.
This step alone reduces legal exposure and protects long-term asset value.
The properties needed major work—but execution matters.
We also focused on value-add improvements:
These are small changes that directly impact leasing performance.
Cash flow problems don’t fix themselves.
Clear, consistent enforcement protects the asset and sets expectations for the rest of the tenant base.
Vacancy is where returns are won or lost.
Industry data shows that leasing efficiency and time-to-fill are critical drivers of performance—and one of the main ways professional management adds value.
This is what professional property management actually looks like:
Most landlords don’t fail because they picked bad properties. They struggle because they don’t have the time, systems, or team to execute.
These Tempe 4-plexes didn’t need a miracle. They needed structure, speed, and local expertise.
That’s the difference between owning rentals vs. running a high-performing rental business.
And that gap is exactly where Home Ladder’s professional property management creates value.
Two ASU professors are preparing for a major life change: a five-year move from Tempe to Australia.
They have owned their Tempe home since 2014 and have continued investing in it over the years with updated HVAC equipment, appliances, paint, and other improvements.
Selling would have been the simplest option.
But they didn’t want to give up a home they had owned for more than a decade simply because their careers were taking them overseas for a few years.
Their plan was to keep the property and convert it into a long-term rental until they return.
The challenge was distance.
Managing a resident, coordinating maintenance, dealing with an HOA, and responding to problems is manageable when you’re across town.
It’s very different when you’re halfway around the world and several time zones away.
They weren’t just looking for someone to find a tenant.
They needed a temporary caretaker for their home.
Home Ladder created a plan to manage the property locally while the owners focus on their work and life in Australia.
Because they have substantial lead time before their move, we can prepare the home deliberately rather than rushing it onto the rental market.
We’ll begin with a detailed rent-ready review and provide recommendations on anything that could improve the property’s condition, presentation, or leasing performance.
Timing will also be important.
Tempe’s strongest leasing demand tends to align with spring and early summer moves, including families, professionals, graduate students, and people connected to ASU. With the owners planning to vacate around the beginning of July, we can position the property to take advantage of that seasonal demand and the broader ASU community.
Once the home is ready, Home Ladder will handle professional photography, marketing, showings, applicant screening, lease execution, and the move-in inspection.
After a resident moves in, our role becomes even more important.
We’ll collect rent, coordinate repairs, manage HOA issues, communicate with the resident, and serve as the local point of contact for the property.
For smaller maintenance items, we can act quickly without waking an owner in Australia for every routine repair. Larger expenses are escalated for approval.
The goal is simple:
When the owners return to Arizona years from now, they want to come back to a home that has been cared for—not a five-year management project they had to run from another continent.
The challenge wasn’t whether the property could rent.
It was figuring out how to responsibly own a Tempe rental from Australia for five years.
For these owners, professional management isn’t simply about convenience.
It’s about having someone local who can protect the home, communicate with the resident, handle problems as they arise, and keep them informed without requiring them to manage the property from halfway around the world.
They get to pursue an incredible opportunity overseas while keeping a home in the ASU community they plan to return to.
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If a Home Ladder resident does not fulfill the full term of the original lease agreement, we will find you a new tenant for free.
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Focus on maximizing occupancy and rents while minimizing operational expenses.
Depreciation, mortgage interest, and property tax deductions + 1031 exchanges.
Rents and property values outpace inflation.
Borrowing allows you to control a larger asset with less capital.
A balanced retirement portfolio should include real estate.
A controversial redevelopment proposal for the former Shalimar Golf Club in Tempe has been withdrawn, but the story isn’t over yet. The Scottsdale-based developer under
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Tempe just greenlit a major redevelopment along Apache Blvd. that will add much-needed affordable housing—and restore grocery access—to a neighborhood that’s been a food desert
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Let’s talk about your long-term goals.
Tempe continued to show two very different housing markets in August.
The sales market remained surprisingly resilient despite a large increase in available homes. Prices stayed above last year and homes sold faster.
The rental market was much weaker. Rents remain below last year and leasing slowed significantly, even as active rental inventory declined from July.
For Tempe property owners, August reinforces that the city remains highly desirable—but landlords are facing considerably more competition than owners in many neighboring East Valley markets.
Tempe has the largest year-over-year increase in sales inventory among the major markets we track.
Active listings increased from 437 in June to 472 in July and 492 in August.
Normally, that kind of supply increase would create more pressure on prices.
Instead, median sold price per square foot remains 1.4% above last year, and homes are selling almost 20% faster.
That is a strong sign of underlying buyer demand.
Prices did decline from $298.18 per square foot in July to $290.57 in August, but the year-over-year trend remains positive.
Tempe’s sales performance stands out compared with other high-inventory markets.
San Tan Valley also has significantly more homes for sale than last year, but prices are falling and days on market are increasing.
Tempe is experiencing the opposite combination: more choices for buyers, but relatively resilient prices and faster sales.
One reason is supply type.
Tempe has very little new single-family construction compared with the outer Valley. Most of the additional sales inventory is existing housing rather than large new-home subdivisions competing with resale sellers.
That allows Tempe’s established location, proximity to ASU, employment centers, and limited land supply to continue supporting demand.
The rental market tells a much weaker story.
Median rent remains 4.2% below last year, the largest August decline among the major markets we track.
Leasing also slowed sharply.
Median days on market increased from 31 days in June to 33 in July and 48 in August.
The interesting part is that active rental inventory actually fell from 333 homes in July to 308 in August.
That means slower leasing cannot be explained simply by more current MLS rental inventory.
Tenant demand is more price sensitive, and competing apartment supply is likely playing a larger role.
Tempe has added a substantial amount of multifamily housing over the past several years.
One of the newest examples is Shorehaven at Tempe Town Lake, a 722-unit luxury development that began leasing in 2026.
The City of Tempe has reported that roughly 9,200 multifamily units were built in the city over the previous six years, with about 2,000 additional units under construction as of mid-2026.
That is an important competitive factor for traditional landlords.
A single-family rental in Tempe may be competing with newer apartment communities offering pools, fitness centers, concessions, and professional leasing teams.
That helps explain why Tempe’s rental market is weaker than nearby Chandler, Gilbert, and Mesa despite strong underlying demand for the city itself.
Tempe continues encouraging higher-density housing near light rail and major employment areas.
The city approved the 400-unit Dorsey Station redevelopment along Apache Boulevard, with 360 units planned as income-restricted housing. Tempe Approves 400-Unit Affordable Housing Project Along Light Rail
That project will help address housing affordability, but it also reinforces the broader supply trend: Tempe continues finding ways to add multifamily housing despite having very limited land available for traditional subdivisions.
For landlords, that means apartment competition is likely to remain an important part of the market.
At the same time, adding new housing in established neighborhoods remains difficult.
A proposal to redevelop the former Shalimar Golf Club with 244 homes was withdrawn after significant neighborhood opposition. Shalimar Golf Club Redevelopment Plan Pulled: What It Means for Tempe Housing
That highlights one of Tempe’s long-term advantages for existing homeowners.
Unlike Buckeye, Maricopa, or San Tan Valley, Tempe cannot simply continue expanding outward with thousands of new single-family lots.
Limited land helps protect the existing for-sale housing stock, even while multifamily construction continues around transit and urban corridors.
Tempe remains one of the more unusual housing markets in the Valley.
The sales market is performing better than the inventory numbers would suggest.
Buyers have considerably more choices than they did last year, but prices remain positive and homes continue to sell quickly. Limited new single-family construction and Tempe’s central location provide important support.
The rental market deserves much more caution.
Rents remain below last year, leasing has slowed, and landlords continue to compete with a large and growing apartment market.
That makes Tempe property management increasingly about execution: competitive pricing, strong marketing, excellent property condition, and minimizing vacancy.
For owners considering Tempe property management with Home Ladder, we can provide a free rental analysis comparing your property with current listings and recently leased homes in the surrounding area.
Tempe’s housing market remained resilient in July, but buyers and renters both gained more choices as inventory increased.
Home values continued to rise year over year, while the rental market showed more signs of competition. For Tempe landlords and investors, pricing is becoming increasingly important as additional rental supply enters the market.
Tempe’s sales market continues to hold up surprisingly well.
Inventory has increased substantially, giving buyers more options, yet home prices remain above last year’s levels. Homes are also selling slightly faster than they were a year ago.
The biggest challenge remains affordability. Mortgage rates increased from 6.49% in June to 6.79% in July, which may limit how much additional pricing power sellers have heading into the fall.
Tempe’s rental market is more competitive than its sales market.
Rental inventory increased while rents remained below last year’s levels. Homes are still leasing at a reasonable pace, but landlords have more competition and renters have more choices.
That makes accurate pricing especially important for owners using Tempe property management services. An overpriced rental can quickly lose weeks of income in a market where tenants have alternatives.
Tempe continues to attract significant multifamily development.
The recently opened Shorehaven development at Tempe Town Lake is bringing 722 luxury apartments to the market.
Near Arizona State University, developers have also proposed new high-rise student housing projects that could add hundreds of additional bedrooms.
New development reinforces Tempe’s long-term appeal, but it also means owners of existing rental homes need to pay attention to pricing, condition, amenities, and leasing strategy.
Tempe remains one of the Valley’s most desirable real estate markets, supported by Arizona State University, employment, entertainment, and a highly central location.
The sales market remains relatively healthy, but the rental market deserves more caution. Additional rental inventory and continued apartment development are giving tenants more options.
For landlords, Tempe property management in 2026 is increasingly about getting the fundamentals right: competitive pricing, strong marketing, excellent property condition, and minimizing vacancy.
If you own a rental property in Tempe, Home Ladder Property Management can provide a free rental analysis to help determine what your property should rent for in today’s market.