Hate traffic jams, road rage, parallel parking, need we go on? You can leave it all in the rearview mirror by moving to Culdesac. This 17-acre neighborhood near Tempe, AZ, is the first in the US designed to be car-free. Ryan Johnson, a former Fulbright scholar and McKinsey analyst, worked in real estate and public transit before building the community in 2023. Here’s what inspired this oddly old-fashioned Utopia and why more car-free communities might be coming down the pike soon.
What inspired you to build the country’s first car-free neighborhood? “The inspiration for Culdesac came from visiting Europe. I grew up in the suburbs of Phoenix, driving an SUV, and hadn’t spent much time outside the U.S. But when I visited Budapest, I was inspired by the energy of the walkable neighborhoods with access to transit, thriving local businesses, and a strong sense of community. Later, I traveled to over 60 countries and lived in a handful, and gained inspiration from pieces of each. I really wanted to share that kind of walkability with the US. The conviction came later, from seeing how many Americans want to live in walkable neighborhoods. Every generation would pay a premium to live in a walkable neighborhood, including 92% of Gen Z and 69% of Baby Boomers. The places we built before cars still perform better today. And now, with emerging transportation options like e-bikes, ride-hail, and autonomous vehicles, we have the opportunity to bring walkable neighborhoods back in the U.S. in the 2020s. That’s why we’re building Culdesac.”
How did you go about bringing it to life? “We chose Tempe because it’s a forward-thinking local government willing to try something bold, and we found a great parcel adjacent to its extensive transit system. Tempe is the most transit-rich city in the Phoenix metro area and offers the right conditions to reimagine how our cities can become more connected, prosperous, and resilient. It’s also a hub for Waymo’s autonomous vehicles, and Culdesac is the first developer to truly embrace them as part of a walkable lifestyle. After securing a historic agreement to build with zero residential parking, we went vertical in 2021. Culdesac Tempe officially opened to residents in spring 2023.”
How large is the neighborhood? “Culdesac Tempe is a 17-acre neighborhood designed from scratch to be walkable and car-free. Instead of driveways and garages, we built plazas, courtyards, and retail spaces. Today, Culdesac Tempe is home to over 350 residents and 23 local businesses. Our latest buildings opened a few months ago and are almost fully leased. They leased up to 2.5 times faster than nearby competitors. When we’re finished building, we’ll have over 1,000 residents.”
What do people pay to live there? “Our apartments are market-rate rentals, with significantly more value than a typical apartment, thanks to over $1,000 in savings per month from not owning a car. Because we didn’t build residential parking, we’re able to offer more at a lower price, including walkable amenities, beautiful courtyards, and mobility benefits. Residents receive a complimentary Valley Metro Platinum Pass for unlimited transit rides, discounted ride-hail, and access to on-site electric car share.
Current starting prices:
- Studios from $1,300
- 1 bedrooms from $1,400
- 2 bedrooms from $1,800
- 3 bedrooms from $2,700
The most up-to-date availability and pricing can always be found on our website.”
Is it hard for some to adjust to living without a car? “Lots of people expect living without a car to be hard, but the reality is that it’s one of the most freeing things you can do. You can choose the right mode of travel for each trip and only use cars when you need them. And when you’re saving over $1,000 a month that would otherwise go to a car, you can instead spend it on more dinners or trips, or save it. It’s a shift for people who are used to relying on a private car for everything, but once you adjust, it just becomes your new normal, and it’s a very freeing feeling. The toughest part about helping people realize the benefits of living car-free is getting them to do math.”
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As a resident yourself, what have you found to be the best aspects of living in Culdesac? “One of my favorite things about living here is watching the local retailers grow, and being able to walk out of my apartment to grab a quick bite to eat, hang out at the beer garden, or enjoy one of our monthly markets. Many of the businesses at Culdesac Tempe started as vendors at our Little Cholla Night Market and grew into permanent storefronts. Ito Brand, for example, was started by a college student studying fashion. MQ’s Barbershop has been part of the Tempe community for over 30 years, and when their previous location was slated for redevelopment, we partnered with the City of Tempe to help them reopen here. That kind of community is what makes Culdesac Tempe special.”
What kinds of people are drawn to living here? “People are often surprised how perfect walkable communities are for families because they assume that everyone needs a minivan, but that ignores all the things that are actually important, like relationships with neighbors, safe streets for play, and systems of mutual support. One family I frequently see around the neighborhood moved to Culdesac Tempe after spending time here regularly. They already loved the community, so when a unit opened up, they jumped at the chance. They’ve since built a strong support network with other parents and connected with fellow Spanish-speaking residents. Their kids have the freedom to play safely outside, and they know their neighbors by name, something that can be rare in car-dependent neighborhoods. After moving in, they sold their car. Now, they get around using transit, bikes, and ride-hail, which not only saves them money but also offers them more flexibility. It’s a great example of how car-free living can actually expand your sense of freedom instead of limiting it. Another resident said he and his family have made more connections at Culdesac Tempe in six months than they did in 15 years in the suburbs. That’s the kind of community we’re enabling by prioritizing a culture of belonging, transportation freedom, and thriving local retail.
We also can’t forget about the millions of people who are unable or unwilling to drive. Walkable living is a way for them to reclaim independence. One of our residents who is vision-impaired [said] that this is the first place where she feels like she lives in a neighborhood designed for her.”
How is Culdesac doing as a real estate investment? “It’s publicly shared that it is a $200M project that now has nearly 400 residents and 23 retailers and will be 1000+ residents at completion.”
Do you have plans to build additional car-free communities in the US? “We’re just getting started. The demand for walkable neighborhoods has been incredible, both from residents and from cities. We’re bringing this model to more places across the country.”
Ready for a Culdesac walkabout? See more photos below.
