Updated October 2026. Cooley Station is one of southeast Gilbert’s newer master-planned communities. It’s built on former farmland around Williams Field and Recker roads, and most homes date from the 2010s and 2020s. For rental owners, that means newer homes with lower near-term repair costs, small low-maintenance lots and a walkable restaurant district, Verde at Cooley Station, at its center.
Cooley Station at a glance
The community takes its name from the Cooley family, who farmed the area; Eldon and Elona Cooley bought land there in the 1950s. A 2018 Construction Reporter article described Cooley Station as about 800 acres and the site as former farmland. Fulton Homes, a major builder here, also marketed a Cooley Station neighborhood on Warner Road east of Higley Road, about a mile north of the Loop 202.
- Location: southeast Gilbert, centered near Williams Field and Recker roads
- ZIP: 85295
- Built: mostly 2010s and 2020s, with some 2000s homes
- Builders: Fulton Homes built much of the community
- HOA: Cooley Station North Community Association; Cooley Station Phase 2
- School district: Higley Unified
- Age-restricted: no
Homes in Cooley Station
Fulton Homes gave its sections railroad names such as Union Pacific and Seaboard, a nod to the station theme. Its early plans were two-story homes with side courtyards and low-upkeep landscaping aimed at a lock-and-leave lifestyle. Today the community includes single-family homes and some townhomes, from about 1,300 to 5,000 square feet and two to six bedrooms. Lots are small to mid-sized, roughly 0.03 to 0.29 acres.
HOA fees in many sections cover front-yard maintenance as well as common areas, which keeps curb appeal consistent between tenants.
Verde, amenities and nearby
Community amenities include three pools, basketball courts, bocce, tot lots, shaded ramadas, greenbelts and walking paths.
Verde at Cooley Station, a 23-acre mixed-use district near Williams Field and Recker roads, brings restaurants, shops, apartments and fitness studios within walking distance for many residents, KTAR reported in 2025. Agritopia is just west, SanTan Village is a short drive west, and Gilbert Regional Park is to the south. ASU’s Polytechnic campus lies to the east, Phoenix-Mesa Gateway Airport is to the southeast, and Banner Gateway and Mercy Gilbert medical centers are nearby.
Schools serving Cooley Station
Cooley Station is in Higley Unified School District. Homes are commonly assigned to Gateway Pointe Elementary, Cooley Middle School and Williams Field High School. Check the exact address on Higley’s school boundaries page before advertising schools.
HOA and rental rules for landlords
The Town of Gilbert’s registry lists the Cooley Station North Community Association and Cooley Station Phase 2, so check which association, or associations, cover your lot. We didn’t find a published leasing policy, so read the current CC&Rs and rules for minimum lease terms, parking limits and any tenant registration form; parking rules matter on smaller lots and townhome streets.
Arizona’s A.R.S. 33-1806.01 lets owners lease unless the declaration prohibits it, subject to its rental time-period restrictions. The HOA may require only adult occupants’ names and contact details, lease dates and tenant vehicle descriptions and plates, and can charge no more than $25 per new tenancy. We file that information for every lease we place. If you consider a short-term rental instead, Gilbert requires a town license, as the town’s short-term rental page explains, and your HOA documents may be stricter.
Renting out a home in Cooley Station
Cooley Station draws renters who want a newer home without buying. These include young professionals and families who work at the employers around Phoenix-Mesa Gateway Airport and the ASU Polytechnic area, and commuters using the Loop 202. Being able to walk to Verde’s restaurants is a selling point, and so are the Higley Unified schools.
Newer homes compete with new apartments and build-to-rent options nearby, so condition, clean photos and fair pricing matter. Our Traditional plan suits many owners of newer homes with fewer repair needs; compare all plans on our pricing page. Read about our Gilbert property management or request a free rental analysis.
Buying a rental in Cooley Station
Newer construction usually means fewer big repairs in the first years, but check whether builder warranties have expired and look for common new-home issues such as settling cracks, drainage and irrigation problems. If the home has solar panels, find out whether they are owned or leased, since a solar lease usually has to be assumed or paid off at sale.
Small lots and HOA front-yard care keep upkeep light, but compare dues across sections. Watch for new rental supply nearby, such as the 408 residential units planned for the Crossing at Cooley Station in 2018. Register the home with the Maricopa County Assessor under A.R.S. 33-1902, and our guide to real estate investing in the Chandler area covers wider East Valley considerations.
Homes for sale in Cooley Station
Live MLS listings in Cooley Station, updated daily. Open the full Cooley Station search or see our homes for rent.
Other Gilbert communities we know well
Cooley Station FAQ
In southeast Gilbert, centered near Williams Field and Recker roads in ZIP 85295. The Loop 202 Santan Freeway is close by.
It is named for the Cooley family, who farmed the area; Eldon and Elona Cooley bought land there in the 1950s. Fulton Homes gave its sections railroad names such as Union Pacific and Seaboard.
A 23-acre mixed-use district near Williams Field and Recker roads with restaurants, shops, apartments and fitness studios.
Higley Unified. Homes are commonly assigned to Gateway Pointe Elementary, Cooley Middle School and Williams Field High School; confirm by address.
Three community pools, basketball courts, bocce, tot lots, shaded ramadas, greenbelts and walking paths.
Most were built in the 2010s and 2020s, with a few from the 2000s, and building has continued into the mid-2020s.
Arizona law lets owners lease unless the CC&Rs prohibit it, subject to any rental time limits. Short-term rentals also need a Town of Gilbert license, and the HOA documents may be stricter.