2040 E Whitton Avenue: An 8,638 SF Lot in 85016 With No HOA and the Expensive Work Already Done

In 85016, $420,000 does not usually buy you land. This one comes with 8,638 square feet of it, no HOA telling you what to do with it, and the three most expensive systems in the house already replaced. That is a different kind of opportunity than a pretty flip, and it is aimed at a different kind of buyer.

The money was spent where nobody sees it

Most homes at this price in this zip code have a new kitchen and a forty year old water line. This one is the opposite, and if you have ever owned an older home you already know which trade you would rather make.

The plumbing has been fully replaced. The HVAC is new. The roof has been replaced. Those are the three line items that turn a good deal into a bad one after you close, and they are handled here.

The kitchen has not been updated, and the windows are still the original single pane. We are telling you that up front because it is the whole point. The unglamorous work is done. The cosmetic work is where a buyer gets to add value on their own terms.

New plumbing. New HVAC. Replaced roof. No HOA. The parts you cannot see are the parts that were fixed.

The square footage is on the county record

This is worth understanding, because it is the kind of thing that kills deals in this pocket of Phoenix.

Older homes here often carry additions that were never permitted, which means the square footage on the listing does not match the square footage the county recognizes. Appraisers do not count it. Lenders get nervous. Deals fall apart late.

Not here. The Maricopa County assessor sketch breaks this home into an 832 square foot original structure plus a 382 square foot addition and a 252 square foot addition. That adds to the 1,466 square feet of record. Both additions are already counted by the county. You are buying square footage that appraises.

The short version: the additions are on the county record, so what you are buying is what an appraiser will count.

Inside

The layout is a split floor plan, which is unusual and useful at this size. The primary bedroom sits away from the other two bedrooms rather than sharing a wall with them.

The primary bathroom came with the addition, so it is genuinely large instead of the cramped original bath most homes on this street still have. There is also a real indoor laundry room, an actual room with space to work in, not a closet with a stacked unit shoved into it.

8,638 square feet of land, and no HOA

The lot is the asset. At 8,638 square feet, there is real room here for a casita, a garage, a shop, a pool, or an addition, and there is no HOA standing between you and any of it.

That combination is getting rare inside the 85016 boundary. Most of what trades at this price is a smaller lot, a condo, or something with an association attached.

What is happening on this street

If you are looking at this as an investment, here is the public record.

Two blocks east, 2225 E Whitton Avenue sold as a lot for $290,000 in February 2021. A builder put a 2,599 square foot, 4 bedroom, 3.5 bath new build on it and sold the finished home for $880,000 in February 2022. That same home resold for $1,100,000 in May 2025.

That is not a projection for this property, and we are not making one. It is recorded history on the same street, and it tells you what the market has been willing to pay in this pocket for the right product. What a buyer does with 8,638 unrestricted square feet is up to them.

Where it sits

Whitton Avenue is in the Loma Linda Park neighborhood of 85016, which puts you inside one of the most centrally located zip codes in Phoenix. You are close to the Biltmore area, Biltmore Fashion Park, the restaurants along Camelback, and the arts and dining along Central. Sky Harbor is a short drive, and the 51 and 202 are both easy to reach.

Location is the durable part of this deal. You can fix a kitchen. You cannot move a lot.

2040 E Whitton Avenue: frequently asked questions

See 2040 E Whitton Avenue in person

Showings are by private appointment. If you would like the photo gallery, the video walkthrough, the county assessor sketch, or a showing time, reach out and we will get you in.

SCHEDULE A SHOWING: www.liveinheartofphx.com

Shay Noonan · ONE Team Scottsdale oneteamscottsdale.com