Anchorage

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About

Anchorage is Alaska’s largest city and home to 40 percent of the state’s population. You can find all the comforts and amenities you would expect from a major city—like a happening restaurant scene, interesting cultural sites, and ample shopping—with the added bonus that Anchorage is “five minutes away from Alaska,” as the locals say.

The wonders of the Last Frontier are at your doorstep in Anchorage. The city boasts numerous parks and wildlife sightings are common. Be prepared to see the occasional moose roaming around and bald eagles soaring overhead. The magnificent Tony Knowles Coastal Trail stretches 11 miles from downtown Anchorage along the Alaska coastline.

Chugach State Park borders the south boundary of the city and offers hiking, biking, and other activities in its nearly half million acres, including the stunning Portage Glacier.

The cost of living is high in Anchorage, and it is one of the few locations in the U.S. where military members receive COLA (Cost of Living Allowance). Expect to pay more for everyday items like groceries, gas, and furniture. On the flip side, Alaska has relatively low taxes and no statewide sales tax.

The people of Anchorage are known for being welcoming. Many were newcomers themselves at one point. After all, Alaska only became a state in 1959 and people are generally accepting of new arrivals

Neighbors

Anchorage tends to attract adventurers and is therefore very diverse. In addition to a large military population, there is also a significant Native American population and a sizable contingent of oil industry employees.

The community is welcoming to newcomers and more tight-knit than you might expect to find in a major city. Expect to see those you know frequently when you’re out and about!

Neighborhood Feel

Homes in Anchorage vary widely and range from large, upscale homes to tiny apartments above stores. Tight quarters are common, with many duplexes and townhomes. Some parts of Anchorage are pedestrian friendly, but you will need a car in most areas. You won’t find many historic homes in this relatively young city.

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Neighborhood Location

Neighborhood Info

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Downtown Anchorage

The downtown area is the central business district of Anchorage and a hub for employment. It also has a more urban feel than other parts of the city. Downtown is home to the performing arts center, the courthouse, two convention centers (frequent sites of military balls), and the 5th Avenue Mall.

A booming industry serves the seasonal influx of tourists, and street vendors hawking souvenirs abound—moose poop earrings, anyone? Downtown is also the departure point for the train to Denali, a popular activity for both visitors and locals. It also serves as the docking point for the almost constant barrage of cruise ships passing through during the summer months.

This area is more of a commercial and tourist hub than a residential hotspot, and tends to attract more single people and young professionals than families. With a focus on workers and tourists, some might find it lacking in residential conveniences.

Homes in Downtown Anchorage

Condos and apartments are the norm, and the area has a more commercial vibe than residential feel.

The median home value for single family homes in Downtown Anchorage is $307,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 4.6% in the coming year. According to Zillow’s Rental Index, the median rental rate for is $2,015. The ZRI for Downtown Anchorage is for all rentals, including smaller apartments and very large homes. There isn’t enough data available to narrow down the median rate for single-family homes.

Downtown - Anchorage - Joint Base Elmendorf Richardson, AK - gomillie.com

Commuting from Downtown Anchorage

There is easy access to the Elmendorf side of post via two nearby gates

Schools in Downtown Anchorage

The public schools in Downtown Anchorage belong to the Anchorage School District (ASD). One option is Chugach Optional Elementary, a charter school with a progressive educational philosophy that is rated 10 on GreatSchools.org.

Midtown

This well-situated area is a central point of the city, with many parks and one of the lowest crime rates in Anchorage. The University of Alaska-Anchorage (commonly called UAA) is in the Midtown area, along with three hospitals. Their presence has led to the area also being called U-Med.

Midtown is a safe, moderately-priced housing option, and many families choose to live in this area. It is solidly middle-class and sometimes referred to as “the working man’s downtown.”

Convenience abounds in Midtown, with two Wal-Marts and a Costco. The popular Moose’s Tooth is a favorite local hangout.

Homes in Midtown

Housing styles vary, with duplexes, split levels, apartments, and high rises all common. There is a good amount of new construction in the area as well.

The median home value for a single family home in Midtown is $288,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 4.2% in the coming year. According to Zillow’s Rental Index, the median rental rate is $1,689. The ZRI for Midtown is for all rentals, including smaller apartments and very large homes. There isn’t enough data available to narrow down the median rate for single-family homes.

Midtown - Anchorage - Joint Base Elmendorf Richardson, AK - gomillie.com

Commuting from Midtown

The area is congested, and you can expect to encounter a decent amount of traffic. However, since Midtown is geographically close to JBER, the commute is not difficult.

Schools in Midtown

Public schools in Midtown are in the Anchorage School District (ASD). One of the best schools is Steller Secondary School, which has a rating of 10 according to GreatSchools.org. Anchorage Christian School is a private school attached to the Anchorage Baptist Temple and is a popular choice for those seeking a private education option.

Muldoon

Muldoon, also called East Anchorage, is a bustling area that has the convenience of being close to both JBER and Downtown. This popular neighborhood is named after Muldoon Road, a major thoroughfare in northeast Anchorage.

A sought-after community for military families, this area is only a couple miles from JBER and is considerably less expensive than nearby South Anchorage. Muldoon is built up with many amenities, including a movie theater, the popular Tikhanu shopping center, and a Krispy Kreme—big news recently! Other fun spots include the many downtown shops: Fred Meyers, Snow City Cafe, Glacier Brewhouse, Muse, Orso, Sack’s Cafe, and the White Spot—known for delicious halibut sandwiches.

Most homes are duplexes, condominiums, or apartments, but there are also pockets of older homes that appeal to young families. The area is popular with military members and there is ample rental inventory. Residents are a mix of families, young married couples, and single folks. The area is densely populated, and you will probably be on a postage-stamp sized lot. Like most urban areas, you may find there is more crime here than in some of the more rural areas, especially as you get closer to post. We recommend you do your research on crime statistics and avoid renting or buying sight-unseen. If you’re looking from afar, an AgentHero or Scout can be your boots on the ground.

Homes in Muldoon

Duplexes are common, as are zero lot line homes (a home that comes up to the edge of the property line). You can find pockets of older single family homes in the area. One quiet neighborhood popular with young families is tucked behind the movie theater.

The median home value for a single family home in Muldoon is $276,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 5.1% in the coming year. According to Zillow’s Rental Index, the median rental rate is $1,842. The ZRI for Muldoon is for all rentals, including smaller apartments and very large homes. There isn’t enough data available to narrow down the median rate for single-family homes.

Muldoon - Anchorage - Joint Base Elmendorf Richardson, AK - gomillie.com

Commuting from Muldoon

You can’t beat the location of Muldoon for access to JBER. Commutes of ten minutes are common, even in the winter months, and residents don’t have to worry about traffic tie-ups on the Glenn Highway. The Muldoon gate is centrally located for easy access to both sides of JBER.

Schools in Muldoon

Public schools in Muldoon are in the Anchorage School District (ASD). One of the best schools is Baxter Elementary School, which is rated 8 by GreatSchools.org. The local high school, Bartlett High School, does not enjoy as favorable a reputation as others in the district. One of the area’s charter schools, Winterberry Charter School, offers a Waldorf-style education (emphasizing a child’s imagination) for students in kindergarten through eighth grade.

South Anchorage

Populated by the upwardly mobile, South Anchorage is the most upscale of the areas around JBER. This high brow spot enjoys a higher standard of living, but you will pay a premium for the location.

This well-established area is home to many military members (usually officers) as well as politicians and oil industry employees. Neighbors are usually affluent and often stay in the neighborhood for many years. People like the upscale vibe and appreciate the top notch schools. Homes are beautiful, but do not offer the acreage you will find farther out of town.

Nearby Flattop Mountain in Chugach State Park is one of the few hiking spots in town and is actually the most climbed mountain in Alaska. Also closeby is the Alaska Zoo and H2Oasis, a massive indoor water park. From May to October, the South Anchorage Farmer’s Market offers fresh local produce from more than 30 vendors, along with live music.

Homes in South Anchorage

Homes here are large, mostly single family ranch and split-level styles. The neighborhood is safe and great for families, and the nearby schools are well-maintained.

The median home value for a single family home in South Anchorage is $337,000 according to the Zillow Home Value Index. Home Values are forecasted to increase by 4.6% in the coming year. According to Zillow’s Rental Index, the median rental rate is $2,194. The ZRI for South Anchorage is for all rentals, including smaller apartments and very large homes. There isn’t enough data available to narrow down the median rate for single-family homes.

South Anchorage - Anchorage - Joint Base Elmendorf Richardson, AK - gomillie.com

Commuting from South Anchorage

The commute from South Anchorage to JBER is favorable, with the Seward Highway linking the two. The area is convenient to both the Fort Richardson and Elmendorf sides of the base.

Schools in South Anchorage

Families are attracted to South Anchorage for the top rated schools. The public schools are in the Anchorage School District (ASD). One of the highest rated schools is Bayshore Elementary School, which is rated 10 by GreatSchools.org. The area hosts several of the district’s world language programs, including Japanese immersion at the elementary, middle and high school levels. There is also a charter school with a German immersion program — the Rilke Schule German School of Arts and Sciences.

Points of Interest

Alaska Zoo

H2Oasis Water Park

Potter’s Marsh

McHugh Creek Hike

Flattop Mountain Trail

Beluga Point

Reflection Lake

Moose’s Tooth Restaurant

Bear Tooth Theatrepub

5th Avenue Mall

Performing Arts Center

Imaginarium Discovery Center

Ship Creek

Big Plus

Anchorage brings together the conveniences of city life with the unique aspects of living in Alaska. You have urban conveniences, but the vast wilderness of Alaska is at your doorstep.

This is a diverse city that is welcoming to newcomers. From immersion schools to opportunities to learn about Native culture, time spent in Anchorage can broaden your worldview.

The natural splendor of Alaska is on full view in Anchorage with many parks around town.

Those who come to Alaska with an open mind thrive and get a lot out of the experience.

Virtually any spot in Anchorage offers an easy trip to JBER. The ability to avoid the Glenn Highway is a major advantage for in-town commuters.

Anchorage’s varied neighborhoods have an option for everyone, from apartments for young, single military members to upscale neighborhoods for affluent families.

Alaska does not have a state income tax or collect a state sales tax. Expect your paycheck to be a little fatter if you become a resident.

Things to Consider

Living in Anchorage means living in close proximity to your neighbors. Expect small lot sizes, with zero lot lines common.

The cost of living is high and, like many urban areas, crime is a fact of life.

Garages (especially of the heated variety) make life in Alaska a lot easier. Many apartments and duplexes don’t include a garage, so consider carefully whether this is an amenity you are willing to forego.

Access to post is a consideration not just for the commuting service member, but also for medical care. Healthcare in Alaska is notoriously expensive, making Tricare Prime a better option for most.

The long winter with limited daylight hours can be tough. Both cabin fever and seasonal affective disorder are real concerns; being proactive about planning activities during the cold weather can help keep spirits up when the thermometer dips down.

How’s the Market?

Researching a far away area and finding home from the Lower 48 can be daunting. When all you have are photos and Internet listings to go by, it can be an incredibly stressful undertaking. Having an experienced AgentHero is of tremendous value in this borderline-foreign market!

If you’re interested in renting, don’t feel like you are limited to renting sight-unseen. Our Scouts can help you out with a Facetime walk through, neighborhood “recon,” or by taking extra photos of the property you’re interested in. Like any urban area, you’ll find pockets of neglect that may get glossed over in real estate listings.

School Scoop

The public schools in Anchorage are part of Anchorage School District. One of the highest rated schools is Chugach Optional Elementary School, with a rating of 10.

ASD offers a multitude of educational models for students, including elementary Montessori, open-optional secondary, international baccalaureate, and world discovery schools. Charter schools are an option in the Anchorage School District. Partial immersion and language classes are available in several schools offering Japanese, German, Russian and Spanish.

The Anchorage School District provides Title I, Kids’ Corps Inc. (KCI) Head Start, Migrant and Special Education preschool classrooms at certain schools within the district. You must call the school to determine if your student is eligible.

Students can apply for a school zone exemption and enter a lottery if they wish to attend a school or program outside their assigned neighborhood school.

Highlighted Areas

South Anchorage – Southport (including Discovery Heights, Discovery Park, Hidden Cove, Lookout Landing, Mariner Point, Seclusion Bay, and Seclusion Cove), Kempton Hills, Independence Park Apartments
Muldoon – Indian Hills, Huntwood Park, Northeast
Midown – Tudor East, Defiance, Image Circle, Rogers Park,

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