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FAQs

What is the economic benefit of an Avilla Home neighborhood?

Avilla neighborhoods have a very positive economic impact on the cities and regions where they are located. The construction of Avilla Homes provides an initial impact by providing jobs, development fees, and sales tax revenue to the City. During operation, additional economic impacts are created through rental sales tax revenue, salaries/revenue for employees, and sales tax revenue from residents shopping, dining, and utilizing services in the area. A study by Elliot D. Pollack & Company on a 125 home neighborhood in Goodyear, AZ, Avilla Home neighborhoods are anticipate the following economic impacts:

Economic Impact

  • Construction…………………$23,127,000
  • Operations……………………….$367,000

Fiscal Impact (Annual)

  • City Revenue…………………..$188,900
  • School Districts………………….$85,200

The economic impact of Avilla Home neighborhoods will vary by the revenue structure of each individual jurisdiction.

How are Avilla neighborhoods good for the community?

Avilla Homes have a lower impact on existing City services and utilities than typical multi family development.

Avilla Homes attract high income professionals who contribute to the economy of the area.

Avilla Homes are a highly compatible use to both single-family residential and commercial uses. It is a “transition” use that benefits the overall development planning of an area.

Avilla Home neighborhoods are fully maintained by the Property Management Company, assuring a higher level of control than single-family neighborhoods. There are no individual owners, and no HOA.

How long has NexMetro been developing Avilla neighborhoods?

NexMetro and its affiliated companies have been developing Avilla Home neighborhoods since 2010. Neighborhoods like Avilla have been developed since the early 1990’s. Both the Avilla neighborhoods and other similar developments have stood the test of time and are still quality communities today.

Why is this called a hybrid residential concept?

Avilla Homes are a “hybrid” because they incorporate the best of both single family and multi family residential projects. The homes are single story and detached with private back yards, like single-family homes, but the homes and landscape are maintained by the Property Management Company like multi family properties. The homes are leased, not owned. Basically, Avilla Homes let residents live like homeowners without the burden of home ownership.

How will schools in our area be impacted?

Much like other multi family developments, Avilla Home neighborhoods do not typically have many school-aged children. Based on existing Avilla neighborhoods, only 1-2 school-aged children for every 10 homes are common. That said, Avilla neighborhoods provide additional tax revenue through increased property values. Based on a study by Elliot D. Pollack & Company on a 125 home neighborhood in Goodyear, AZ, Avilla Home neighborhoods are anticipate to contribute approximately $85,000 per year to area schools from Primary and Secondary property tax revenues.

Is there sufficient parking?

A parking study of our existing Avilla Homes neighborhoods was conducted by a traffic engineering firm. The engineer conducted physical counts of utilized parking spaces over the course of several weeks, including both weekday and weekends during peak parking times (evening and early morning). They determined that the appropriate ratio of parking spaces was 1.85 spaces per unit for resident and guest spaces. This ratio applied to Avilla Homes neighborhoods results in less required parking spaces for residents and guests than most City standards.

Where do residents park?

Resident parking is internal to the project, and residents are assigned a covered parking space for their use. Garages are also available for lease if residents want additional parking or specifically want a garage for their vehicle. There are also “open” spaces for overflow or guest parking. Avilla Home neighborhoods are gated; so all street and parking areas are private and maintained by the Property Management Company.

How will traffic be impacted?

The traffic impact from Avilla Home neighborhoods are significantly less than retail commercial uses and even less than traditional multi-family uses. Traffic studies conducted on existing projects have indicated that Avilla produces approximately 80 vehicle trips during peak traffic hours. By comparison, a “traditional” garden style multifamily apartment could produce 160 vehicle trips per hour or more during peak hours, and a retail center could produce over 500 vehicle trips per hour during peak hours. Traffic generated by Avilla Home neighborhoods is only a fraction of other potential uses.

Are dogs allowed?

Yes. Residents are allowed up to two pets, with no size restrictions. Additional fees and restrictions may apply.

Who maintains the homes at Avilla Home neighborhoods?

Home maintenance is managed by the Property Management Company. If any of the components of the home need repair (dishwasher, disposal, washer, dryer, HVAC), residents can contact the Customer Care Center and maintenance will make any repairs/replacements necessary. This also goes for the exterior of the home. Avilla Homes provide a truly maintenance free lifestyle!

Who maintains the landscaping at Avilla Home neighborhoods?

All of the common landscaping (meaning landscaping outside the private back yards) is maintained by the Property Management Company. This cost is included in the lease rate.

Are Avilla Homes planned in consideration of defensible space planning principles?

Yes. An important design aspect of Avilla Homes is the residential courtyard concept, in which the home entries are centered on a pedestrian courtyard. Each courtyard is separate from the adjacent courtyards to both give the residents a private area at their entry, and create a “defensible space”. The defensible space concept suggests that by grouping homes and defining areas of activity, residents have a clear understanding of the space and its intended users. In other words, by creating the individual courtyards, the residents know who should be there, and who should not. The courtyard also creates usable outdoor space at the entry to each home for interaction and the creation of outdoor living spaces.

How big are Avilla Homes?

There are three floor plans for Avilla Homes: one, two and three bedroom.

  • One Bedroom/One Bath = 635sf
  • Two Bedroom/Two Bath = 965sf
  • Three Bedroom/Two Bath = 1,244sf

How big are the back yards?

The back yards are a minimum of 8-feet deep, with some as much as 20-feet. The yard is the length of the individual home, which vary from approximately 25-feet (one bedroom home) to 45-feet (three bedroom home). The yards are gated to allow access from outside, much like a single-family home. A tree and ground cover (e.g., decomposed granite) is provided in each yard, and residents are encouraged to “customize” their yards with additional landscape, patio furniture, grills, or even small gardens subject to the approval of the Property Management Company.

What is the lease rate?

Lease rates vary by location. In general, the lease rates are the same or higher than A+ apartments in the area.

How long are your leases?

Our leases are 12 to 24 months

Who is the typical Avilla Homes resident?

We do not target any specific customers, however, based on the neighborhoods we have today, certain characteristics seem to dominate our demographics:

  • Over 50% of our residents are women
  • Over 30% of our residents are over the age of 50
  • Very few school-aged children
  • Average household incomes almost twice the median income of the area

What makes the design Avilla Homes different from a typical apartment community?

There are many differences, but the main one is that Avilla Homes are single story detached residences. Unlike traditional apartments, which can be two stories or more, Avilla Homes have a residential scale that fits well with neighboring single-family homes. The one-bedroom homes are built in a duplex style, with a common wall between the living rooms. The two and three bedroom homes are completely detached.