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GOODYEAR HOMEOWNERS: You’re Closer to Peak Value Than You Think 🏠📈

This is not a “someday” market story—this is a right-now positioning window for sellers in Goodyear.

🚀 TL;DR: The Goodyear Market at a Glance

• The Opportunity: Goodyear is in a unique "positioning window" as $200M in infrastructure and job hubs (GTI Energy) are actively being built.

• The Sellers' Edge: The Loop 303/Cotton Lane extension is removing the "it’s too far" objection, expanding your pool of qualified buyers.

• The Buyers' Security: A $100M water expansion and new pro-development laws (HB 2447) ensure Goodyear remains a stable, high-growth investment.

• The Bottom Line: Don't wait for the headlines—act while scarcity and demand are in your favor.

📺 Watch the Market Intel Report

Click Here for Full Video

⏳ The Scarcity Reality

Markets don’t announce their peak—they reward the homeowners who act before everyone else catches on. Massive infrastructure, high-paying jobs, and city-backed growth are pouring into Goodyear right now. Once buyers fully price this in, the advantage shifts.

Waiting could mean selling after the market absorbs these upgrades—not at the top of them.

📊 Market Intel: The Drivers Reshaping Goodyear Values

Here is the data-driven reality of what is moving the needle in January 2026:

🛣️ $100 MILLION Cotton Lane / 303 Extension

ADOT is officially upgrading Cotton Lane into a six-lane extension of the Loop 303.

• Commute Relief: For residents in South Goodyear and Estrella Mountain Ranch, the "long drive" to the I-10 is being eliminated.

• The Seller Benefit: This removes the biggest buyer objection: "It’s too far." When accessibility increases, the buyer pool expands.

⚡ Major Job Growth at MC-85 & Cotton Lane

The GTI Energy facility is an economic engine for our city.

• High-Wage Workforce: Engineering and manufacturing jobs are bringing in "qualified buyers" who want to live where they work.

• Real Demand: Parking lots are full. This is active demand for housing in the Goodyear area.

💧 $100 MILLION Water Infrastructure Expansion

The City of Goodyear is doubling treatment capacity to 16 million gallons per day by 2030.

• Value Support: This confirms Goodyear can keep growing without hitting a "growth ceiling," protecting your property value from the constraints seen in other desert markets.

🏁 The Bottom Line

In February 2026, the Goodyear market is in a unique "Reset Point." While the broader market stabilizes, Goodyear is bucking the trend.

• For Sellers: You are in a "sweet spot." Inventory is manageable, and the 303 extension makes your home more accessible than ever.

• For Buyers: You are investing in a city that is future-proofed for growth and sustainability.

📝 Video Transcript

Hey, Tim Downs here, real estate agent here on the west side of Phoenix, and this is your market intel report for the city of Goodyear in January 2026. So let's get into the stories here. So for starters, let's say goodbye to Cotton Lane, at least in its current form. 

So ADOT is looking to upgrade Cotton Lane into an extension of the 303. They're saying that they're going to start from like Van Buren and go all the way down to the MC-85. Those of you who have been in this area have gone down that way. 

You can see there's there already a lot of preparation for that. Essentially, they're just, you know, extending that freeway clear down to MC-85 and essentially just providing, you know, from what it looks to me is that ease of access to I-10 and the 303, particularly for those that are down in the southern end of Cotton Lane, particularly, you know, those of you who live in that Estrella Mountain Ranch area, where it just is that really long drive, it seems, when you need to get to the I-10. There's not a really quick way to get up there. 

There's lots of traffic signals and lots of traffic. Well, this is supposed to alleviate that. So those of you living up in that area, all of the buyers that are coming up that, you know, might see your house and MLS and say, you know, I really like that area, but man, it's a really long drive. 

Hopefully now after this extension, a lot of that issue will be alleviated by that and perhaps open up housing market a little bit more for that Estrella Mountain Ranch area. This upgrade they're saying is expected to be about a hundred million dollar upgrade. They said it's going to turn it into a six-lane freeway all the way down to MC-85. 

So looks pretty promising and, you know, obviously it's going to, as I said, it's going to do some good work as far as the market is concerned, in my opinion. It's going to, it's definitely going to take away some of those factors people say that's too far away. So in other news, it looks like Goodyear and other cities throughout Arizona have lost some power to deny certain construction projects. 

So HB 2447 is in some ways being called the death of the public hearing. So according to the way this works in the past, a company wanted to build a building. They wanted to start a business, something more often than not, it's building something somewhere within the city. 

They had the process they had to go to. And part of the process apparently was once it was proposed, other residents of the city had an opportunity to object to something. They could say, no, we don't want that built there. 

We don't like that idea. And I think it was on the order of around six months, according to what I've learned about this. So that was the normal process. 

So in some cases, new businesses could take at least six months to get going. This new law or this new, you know, approach to handling this essentially kills this public hearing. No more is provided to the residents, this not in my backyard protest.

If a certain business or construction meets, there's some sort of objective standards, that's what they're saying. If it meets this objective standard, then that's the end of it. And the city approves it, off it goes. 

So I think double-edged sword. I mean, this could be, I could see some negatives in this in some ways, but in other ways, I could see this as a positive, particularly if you're in an area where there's maybe not a lot of amenities being built around you, not a lot of places to eat, not a lot of places to shop. Where this comes in, you're not going to wait an extra six months anymore. 

It's going to, those projects are going to be approved right away. So I can see if you live in those areas that are somewhat void of those kinds of services, this might alleviate that here a whole lot quicker than it would have otherwise. Another piece of information that I would say is in some way helping the city of Goodyear, as far as this real estate market is concerned, is there's always businesses coming in. 

One in particular is popping up though, in the research, and that is a GTI Energy. They have this massive building right on the MC85 near the Cotton Lane interchange there. There's two really, really large buildings. 

One of them is GTI Energy. They're essentially like the future of the power grid. They're doing, there's lots of construction or lots of manufacturing of energy related products, lots of engineering going on there. 

But essentially what it means is there's lots of people working there who are making decent money, or if not better of a decent money. And obviously with those kinds of jobs, those kinds of people coming in, we don't know how many of them are moving into the area, but I'm sure some of them. I've actually driven over there myself. 

Parking lot is full of cars of all the employees that are working there. So sounds like a good influx of high paying jobs into the city of Goodyear. I suspect many of them are wanting to live here near their work in the city, if not in one of the neighboring cities. 

So nice influx of high wage earners entering into the market who can afford to buy these houses, who can afford to look at these listing prices and say, yeah, that's something I can take on. So one little boost there to the city of Goodyear as far as helping the market. And other news is the city of Goodyear is taking steps to improve the water supply in the city. 

Clearly living in Arizona, water is an important factor. It's essential that it's dealt with. In fact, the state has requirements that forces all new developments to address the water supply. 

But the city of Goodyear is trying to get ahead of this. They have a $100 million plan to upgrade the water capacity and infrastructure within the city. It looks like, according to what they're saying, it's about a doubling of the water treatment capacity to 16 million gallons per day by 2030. 

So massive work going on here. I know they have a facility south of Australia, right near where the mountains are in the Australia Mountain Ranch area. I know there's also one right north of the Tann, west of Sarival on a water reclamation project there as well. 

Various water tanks throughout the city. By no means an expert on the water infrastructure of the city of Goodyear, but the city of Goodyear has taken that seriously and doing quite a bit to alleviate this, what you would call an invisible constraint. At some point, if this isn't dealt with, the construction stops, the development stops, something has to be done. 

You have to address water supply. Looks like the city of Goodyear is doing that. So good for them and that will definitely help the real estate market as they can add houses, as they can sustain the ones that they have. 

So good for all of us who are interested in the market in the city of Goodyear. So lots going on here in the city of Goodyear. Lots of activities related to keeping the city moving, keeping the city doing what it's supposed to be doing, keeping the city growing at a at a sustainable rate and maintaining all these property values. 

So if you've got any questions, if you've got, if you have interest in looking more into what the city of Goodyear has to offer on the real estate side of things, please feel free to reach out to myself, my wife Stephanie. We represent the Downs Legacy team and we represent buyers and sellers here and the west side of Phoenix. So thank you for listening and looking forward to talking to you soon. 

Thank you.

The Downs RE Legacy Team

Tim & Stephanie Downs | West USA

Phone: (623) 640-8148

Website: downsre.com

Specializing in: Goodyear, Buckeye, Palm Valley, and Estrella Village.

Representing Buyers and Sellers on the West Side with Integrity and Intel.