What The Ranch Is
The Ranch is a large mixed-use development on Power Road in Gilbert. At roughly 295 acres and a reported $1 billion in investment, it cleared final entitlement approval in August 2025. Mixed-use projects of this scale typically combine some blend of retail, office, dining, and residential space, built out over several years rather than all at once. Because the project just received entitlement approval, actual construction, leasing, and occupancy will unfold in phases. That timeline matters for anyone trying to understand the effect on nearby property values today versus five years from now.
Why Large Developments Tend to Influence Nearby Home Values
New mixed-use projects can affect surrounding residential values through a few channels:
- Convenience and amenities - New retail, dining, and services nearby can make a location more desirable to buyers.
- Traffic and construction - During the build-out phase, nearby streets may see more construction traffic and noise, which can be a short-term drawback for some buyers.
- Supply and demand shifts - If the project includes new housing, it adds inventory to the local market, which can affect pricing dynamics for existing homes depending on how comparable the new units are.
- Commercial tax base and infrastructure - Large projects often come with road, utility, or public space improvements that can benefit the broader area over time.
The direction and size of any value change is not uniform. Homes closest to the project may see the most noticeable effect, whether positive or negative, while homes farther away may see little change tied directly to The Ranch itself.
How to Think About Timing
Entitlement approval is an early step. It means the project has the legal green light to move forward, not that buildings are open or fully leased. Buyers and sellers near Power Road should expect:
- A construction period where the visible impact is mostly activity and change rather than finished amenities.
- A gradual shift as retail and other components open and start drawing traffic.
- Possible adjustments to how appraisers and buyers view comparable sales in the immediate area as the project matures.
Anyone trying to time a sale or purchase around this kind of timeline benefits from current, local information rather than general assumptions about what "a billion-dollar project" does to prices.
What This Means for Gilbert Buyers and Sellers
For sellers near The Ranch, it can be worth highlighting proximity to upcoming amenities in marketing, while also being realistic about current construction conditions a buyer will see during showings. For buyers, the project is one more factor to weigh alongside schools, commute, and the usual neighborhood criteria. A location near a major development is not automatically better or worse - it depends on personal priorities around noise, traffic, and future access to retail and dining. For anyone comparing specific neighborhoods in Gilbert, it helps to look at:
- Distance from the parcel on Power Road
- Current zoning and land use around individual subdivisions
- Recent sale prices of comparable homes in the immediate area, pulled at the time of the decision rather than estimated in advance
How Aaron H Armstrong Helps With This
Aaron H Armstrong works with buyers and sellers across Gilbert and the broader East Valley, including areas near Power Road. Rather than offering a single number or percentage for how The Ranch will move home values, Aaron can pull current comparable sales and listing data for the specific area a client is interested in, so the conversation is grounded in what the market is actually showing at that moment. For homeowners near the project deciding whether to sell now or wait through parts of the construction period, Aaron can lay out the practical tradeoffs: current buyer interest, how nearby construction tends to affect showings, and what recent closed sales in the immediate area look like. For buyers drawn to the idea of future amenities near Power Road, Aaron can help evaluate specific listings against what is actually approved and under construction versus what is still conceptual. Anyone with questions about The Ranch and its effect on a specific Gilbert property is welcome to call Aaron H Armstrong at 480-757-4420 to get current information rather than general guesses.