Are you eyeing a vacant lot inside Phoenix city limits and wondering what you can build? Infill can deliver strong results if you buy right, but the rules, utilities, and timelines can feel complex. In this guide, you will learn how to read zoning, confirm water and power, assess site risks, and zero in on high-demand corridors in central Phoenix. Let’s dive in.

Phoenix infill basics

Infill means developing vacant or underused parcels within established urban areas, rather than building on the outskirts. In Phoenix, that often includes small-lot single-family, duplexes or triplexes, townhomes, multifamily, and mixed-use on single parcels or assembled sites.

Why it matters:

• Central locations offer shorter commutes and access to transit, job centers, medical hubs, and established retail.
• Existing streets and utilities may reduce some upfront infrastructure costs compared with far-edge sites.
• Phoenix has a history of growth and in-migration that supports housing demand, which you can track through the U.S. Census Bureau.

Expect tradeoffs. Infill parcels can be smaller or irregular, and they may include historic easements, older utility systems, neighborhood input, or drainage constraints that affect design and cost.

Why Phoenix infill attracts investors

• Location premium: Central addresses near transit and jobs can support higher rents or sales per square foot.
• Built infrastructure: Streets, utilities, and transit often exist, though capacity checks are still essential.
• Diverse product options: From townhomes to boutique multifamily, a range of formats can fit small urban parcels.

Zoning and overlays: what to check first

Phoenix zoning controls allowable uses, density, height, setbacks, lot coverage, and parking. Overlay districts and special area plans can modify what is allowed and may add design standards or review.

Action: Pull current zoning and overlays from the City’s mapping and code resources and read the standards for your parcel. Start with the City of Phoenix Planning & Development pages on phoenix.gov.

Zoning basics

• Confirm permitted uses and residential types, maximum height and density, setbacks, lot coverage, and parking.
• Verify if multifamily, mixed-use, or residential conversions are allowed in your district.

Overlays and special plans

• Central corridors may have transit-oriented overlays or area plans that change height, parking, or design rules.
• Historic overlays can affect demolition, materials, and exterior treatments. Check the City’s historic preservation resources on phoenix.gov.

Lot splits and combinations

• Splitting a parcel or combining lots must meet the city’s subdivision and lot split standards.
• If a lot is too narrow or small for your use, you may need a variance or rezoning, which adds time and uncertainty.
• Obtain the recorded plat and a current survey, and review any alleys, right-of-way dedications, or frontage rules that reduce buildable area.

Parking, height, and affordable housing policies

• Parking ratios and height limits come from base zoning and overlays. Near transit, reduced parking and higher heights may be available in some corridors. Always confirm current code.

Entitlements and public process

• Administrative approvals move faster, while rezonings, variances, and General Plan amendments are discretionary and involve public hearings.
• Early pre-application meetings with city staff help you map the path, timeline, and notification requirements.

Utilities and water: confirm early

Utility capacity can make or break an infill deal. Confirm availability, proximity, and any upgrade costs before you open escrow.

Water and wastewater

• The City of Phoenix provides potable water and wastewater inside city limits. Request capacity and connection details from Water Services via phoenix.gov.
• Arizona’s water policy is administered by the Arizona Department of Water Resources. For larger projects and subdivisions, review ADWR programs and any assured water supply requirements at ADWR.
• Ask for Will-Serve or commitment letters early, and include them in your feasibility file.

Electric and communications

• Electric service is typically provided by Salt River Project or Arizona Public Service. Request service availability letters and discuss any distribution upgrades.
  • Salt River Project: srpnet.com
  • Arizona Public Service: aps.com

Sewer, drainage, and flood risk

• Confirm wastewater capacity and distance to mains. Main extensions or lift stations can shift your budget.
• Phoenix’s desert environment means drainage matters. Low-lying parcels and off-site flows may require on-site retention or detention.
• Review FEMA Flood Insurance Rate Maps at the FEMA Flood Map Service Center and engage a civil engineer for grading and drainage planning.

Common site constraints to screen

• Parcel size and shape: Irregular lots and existing structures can limit footprints. Assemblage helps but adds title and negotiation complexity.
• Easements and rights-of-way: Historic utility easements, unvacated alleys, and right-of-way expansions can shrink buildable area. Order a title report and current ALTA survey.
• Soils and foundations: Expansive clays and variable soils are present in Phoenix. Budget for a geotechnical investigation and foundation design.
• Environmental and historic: Order a Phase I Environmental Site Assessment. For potential contamination or permitting needs, consult the Arizona Department of Environmental Quality at azdeq.gov. Confirm any local historic designations with the City.
• Access and traffic: Frontage on arterials may require city or ADOT access permits. Sites near light rail can gain market appeal and may come with additional design expectations.

Demand corridors to know

• Downtown Phoenix and nearby university and medical nodes: Multifamily, mixed-use, and student-oriented housing.
• Central Avenue and Midtown: Proximity to light rail, cultural venues, and office and retail.
• Roosevelt Row, Encanto, Grand Avenue: Creative districts popular for boutique multifamily and adaptive reuse.
• Camelback Corridor and Biltmore area: Higher-end infill, townhomes, and selective conversions.
• Light-rail corridors: Properties within walking distance to Valley Metro Rail often see demand and may receive reduced parking burdens. Review route maps at Valley Metro.

Always verify current micro-market trends with local reports before finalizing your pro forma.

Due diligence checklist

Before you make an offer

• Confirm zoning and overlays using City of Phoenix resources on phoenix.gov. If unclear, schedule a pre-application meeting.
• Order a preliminary title report and a current ALTA survey to identify easements, covenants, and encumbrances.
• Request utility availability and capacity letters for water, sewer, and electric. Clarify any required extensions or upgrades.
• Order a Phase I ESA. If risk indicators are present, plan for Phase II testing.
• Check flood risk using the FEMA Flood Map Service Center.
• Pull property tax history and any special assessments from the Maricopa County Assessor. Verify recorded items with the Maricopa County Recorder.
• Engage a local civil engineer and architect for a quick-fit test: unit counts, parking, setbacks, and circulation.
• For larger subdivisions, confirm any applicable water adequacy requirements with ADWR.

After your offer is accepted

• Complete topographic and geotechnical studies.
• If needed, begin survey, platting, and any lot split or combination processes with the City.
• Secure utility extension agreements and firm bids for developer-installed infrastructure.
• Prepare entitlement applications. Rezoning, variances, conditional use permits, and subdivision plats can take months.
• Budget city fees: plan review, permits, development impact fees, water and wastewater impact fees, park and transportation fees, and inspections. Confirm current schedules with the City of Phoenix.

Financing and exits

• Lenders weigh entitlement status heavily. Entitled land reduces risk and can command higher prices.
• Line up construction financing with realistic contingencies for utility upgrades and schedule float.
• Plan exits early: for-sale townhomes or condos, rental multifamily, build-to-rent, or sale of entitled lots.

Entry paths for out-of-state investors

• Build a local team: a Phoenix-based broker experienced in infill land and entitlements, land-use attorney, civil engineer, surveyor, entitlement consultant or planner, and a reputable general contractor.
• Use pre-application meetings: The City of Phoenix offers planning meetings that clarify pathways and timeframes on phoenix.gov.
• Consider joint ventures: Local partners can improve neighborhood engagement and move approvals faster.
• Start small: ADUs, duplexes, triplexes, or compact townhome sites are a practical first step before larger assemblages.
• Model conservatively: Run sensitivity on entitlement timing, construction costs, and potential utility upgrades.

First 30 days: a simple plan

• Week 1: Pull zoning and overlays, order title and ALTA survey, request utility letters, and schedule a City pre-application meeting.
• Week 2: Engage civil and architectural teams for a quick-fit study and conceptual site plan. Start Phase I ESA.
• Week 3: Check FEMA flood maps, confirm ADWR or City water requirements if applicable, and request preliminary fee schedules from the City.
• Week 4: Update the pro forma with utility, entitlement, and fee data. Decide your path: ministerial permit, variance, or rezoning.

Work with a local infill advisor

The right site and the right approvals can turn a land buy into a reliable, repeatable play. If you want a parcel screen, a quick-fit unit study, or help mapping the entitlement path, connect with Christopher Doyle to discuss goals, timing, and next steps.

FAQs

What is infill land in Phoenix?

• Infill is development of vacant or underused parcels inside established urban areas, including small-lot single-family, duplexes, townhomes, multifamily, and mixed-use.

How do I find a parcel’s zoning and overlays?

• Use City of Phoenix Planning & Development resources on phoenix.gov to look up zoning, read district standards, and identify any overlay districts or area plans.

What is a Will-Serve letter and why does it matter?

• A Will-Serve or commitment letter from City Water Services confirms water and wastewater service and capacity, which supports feasibility and lender requirements.

Who provides electric service to Phoenix infill sites?

• Electric service is typically from Salt River Project or Arizona Public Service; request availability and upgrade needs at srpnet.com and aps.com.

How do I check flood risk for a city parcel?

• Review the FEMA Flood Insurance Rate Maps at the FEMA Flood Map Service Center and have a civil engineer assess site grading and drainage.

Which central corridors see consistent infill activity?

• Downtown, Central Avenue and Midtown, Roosevelt Row and Encanto, Camelback Corridor and Biltmore, and areas near Valley Metro Rail show ongoing interest; see maps at Valley Metro.