Phoenix — Mark-Taylor

85042

Last checked Nov 11 · tracked since Jun 2025

Banyan at South Mountain

1527 E Novak Way, Phoenix, AZ 85042

Starting at

$2,099

+$50increasesince Jun 22, 2025
With special01
$1,857
per month, best case on a 12-month lease
vs. Phoenix02
▲ +$650
45% above the $1,449 city median
Phoenix market03
Hot
how landlords are pricing
Managed by04
Mark-Taylor
SpecialUp to 6 weeks freeAdvertised rent usually doesn’t include specials, so what you pay can be lower.

What the special is worth

best case · edit any number
Lease length
Effective rentper month
$1,857

Saves $2,906 over 12 months · $22,282 total

Free weeks are spread across the whole lease (a week is 12⁄52 of a month’s rent). “Up to” specials can be smaller on some units, and some only apply to certain lease lengths, so ask which units qualify.

Advertised rent over time
$1,800$2,000$2,200$2,400$2,600Jun 2025Sep 2025Dec 2025Mar 2026Jun 2026Nov 2026$2,099
Show as a table
DateStarting at
Nov 11, 2026$2,099
Nov 10, 2026$2,099
Nov 9, 2026$2,099
Nov 1, 2026$2,099
Oct 27, 2026$2,199
Oct 17, 2026$2,349
Oct 3, 2026$2,499
Jul 15, 2026$2,199
Jul 11, 2026$2,199
Jun 7, 2026$2,199
May 18, 2026$2,199
May 16, 2026$2,199
Apr 24, 2026$2,199
Mar 26, 2026$2,199
Mar 13, 2026$2,389
Feb 22, 2026$2,389
Feb 18, 2026$2,125
Feb 13, 2026$2,125
Feb 4, 2026$2,099
Jan 23, 2026$2,025
Jan 16, 2026$1,999
Jan 8, 2026$2,050
Jan 2, 2026$1,999
Dec 16, 2025$2,125
Dec 12, 2025$2,099
Dec 6, 2025$2,174
Nov 28, 2025$2,199
Nov 22, 2025$2,049
Nov 15, 2025$2,049
Nov 8, 2025$2,049
Nov 1, 2025$1,999
Oct 21, 2025$1,999
Oct 15, 2025$2,049
Oct 11, 2025$2,049
Oct 4, 2025$2,049
Sep 27, 2025$2,049
Sep 18, 2025$2,049
Sep 13, 2025$2,049
Sep 6, 2025$2,049
Aug 29, 2025$2,099
Jun 22, 2025$2,049

Starting price vs.

lowest advertised price
1 month ago01
▼ −$250
was $2,349
3 months ago02
▼ −$100
was $2,199
6 months ago03
▼ −$100
was $2,199
1 year ago04
▼ −$290
was $2,389

Best time to sign a lease

this complex

Cheapest month

January

Starting rents ran about −4.4% versus trend, and +7.3% in March, the priciest month.

It advertised a special in every month we have data for. Most generous in January, at about 8 weeks free.

Cheaper than trendPricierBottom row: share of checks with a special
Show as a table
Monthvs trendWith a specialWeeks free (avg)
January−4.4%100%8
February+2.7%100%5
March+7.3%100%4
April+2.2%100%8
May+1.8%100%8
June+1.2%100%8
July+0.7%100%8
August+2.1%not reported—
September−0.7%not reported—
October+1.3%100%2.7
November−3.2%100%6.9
December+1.7%100%8

Based on 41 price checks, Jun 2025 – Nov 2026. Each complex’s overall price trend is removed first, so this shows the seasonal pattern rather than the market moving up or down. That’s about one year of seasons, so treat it as an early read. Months marked “—” for specials had no specials data in the archived pages.

Good time to negotiate?

from advertised prices

2 of 3 signs point to room to negotiate.

  • Price dropped recently: yesThe starting price fell $250 in the last 30 days.
  • Bigger special than usual: no6 weeks free, the same as usual over the last 6 months.
  • Cheap time of year: yesNovember rents at this complex usually run 3.2% below the yearly average.

Signals, not guarantees. A lower price is never promised, but these are good reasons to ask for one, or for a bigger special.

Message you can send

Hi, I'm interested in renting at Banyan at South Mountain and could move in soon. I see your starting price is $2,099 with up to 6 weeks free. Banyan at 17 North is working out to about $1,753 a month with its current special. Is there anything you can do to get closer to that, like a bigger special or waiving the application and admin fees? I noticed the price came down recently, so I'm hoping there's some flexibility. Could you also send me prices for 12, 13 and 15-month leases? Thank you!

How to use it

  • Ask for prices on several lease lengths and move-in dates.
  • If the rent won’t move, ask for waived fees or a bigger special.
  • Get any deal in writing before you sign.
How to negotiate, step by step →

Reviews & location

Banyan at South Mountain

1527 E Novak Way
Phoenix, AZ 85042

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Neighborhood

public data
Flood zone
Moderate risk
Zone X (shaded): about a 0.2% chance of flooding in any year.

Reported incidents at apartments on this block

0 violent · 0 property · 0 other — a typical tracked Phoenix complex’s block had 1 violent and 3 property.

Phoenix Police incidents at apartment or condo premises on the 15XX E NOVAK block, Jan 1, 2025 to Dec 31, 2025, the latest year the city has published. Bigger complexes see more incidents, and a block can include neighboring buildings.

Nearest public schools

Arizona A–F letter grade

  • BHope College and Career Readiness AcademyAlternative0.1 mi
  • –John F Kennedy Elementary SchoolElementary · No grade0.6 mi
  • –Kaizen Education Foundation Dba South Pointe Elementary SchoElementary · No grade0.7 mi
  • CT G Barr SchoolK–80.7 mi
  • BC O Greenfield SchoolK–80.7 mi

The closest schools, not necessarily the ones this address is zoned for. Check the school district’s boundary finder before you sign. Charter schools take students from anywhere.

Flood zones from FEMA’s National Flood Hazard Layer. Groceries, parks and transit stops from OpenStreetMap, which can miss places. Crime data from the City of Phoenix Open Data portal. School locations from the National Center for Education Statistics; letter grades from the Arizona State Board of Education.

Estimated electric bill

rough estimate · edit the size
Electric company

Ask the leasing office which one serves the building.

Rent plus power averages about $1,934 a month ($77 power).

Each month

Hover or tap a bar

Highest
$131
Jul
Average
$77
Lowest
$41
Feb
Per year
$918
total
JFMAMJJASOND

A rough guide, not a quote: it assumes a typical all-electric apartment with central AC, at roughly 12¢ per kWh, before the utility’s fixed monthly service charge. Your bill depends on your plan (time-of-use plans can cost more or less), the thermostat, the unit’s age and sun exposure. Many complexes also bill water, sewer and trash separately.

Public records

county & city records
Owner of record72 parcels
CPI
BYN SOUTH MOUNTAIN SFR OWNER LLC
Built
2021
per County Assessor
Last sold
$35.4M
Jul 1, 2022
Code complaints01
0
City of Phoenix (2024 onward)
Eviction filings02
5
filed Jan 5 – Feb 27, 2026

Filed byCPI / BYN SOUTH MOUNTAIN SFR OWNER LLC · CPI/BYN ORCHARDS SFR OWNER LLC · CPI/BYN SOUTH MOUNTAIN SFR OWNER LLC · CPI/BYN SOUTH MOUNTAIN SFR OWNER LLC dba BANYAN AT SOUTH MOUNTAIN

No code-enforcement complaints found on this property.

Records are matched to the complex’s county parcels (11429102, 11429103, 11429104, 11429105, 11429106, 11429107, 11429108, 11429109, 11429110, 11429111, 11429112, 11429113, 11429114, 11429115, 11429116, 11429117, 11429118, 11429119, 11429120, 11429121, 11429122, 11429123, 11429124, 11429125, 11429126, 11429127, 11429128, 11429129, 11429130, 11429131, 11429132, 11429133, 11429134, 11429135, 11429136, 11429137, 11429138, 11429139, 11429140, 11429141, 11429142, 11429143, 11429144, 11429145, 11429146, 11429147, 11429148, 11429149, 11429150, 11429151, 11429152, 11429153, 11429154, 11429155, 11429156, 11429157, 11429158, 11429159, 11429160, 11429161, 11429162, 11429163, 11429164, 11429165, 11429166, 11429167, 11429168, 11429169, 11429170, 11429171, 11429172, 11429173), so complaints filed under any of its addresses count. A complaint isn’t a confirmed violation; check its status. Eviction filings come from Maricopa County Justice Courts data published by the City of Phoenix, and larger complexes naturally have more. Tenant names are never collected. Property facts from the Maricopa County Assessor. Last recorded sale $35,440,000.

Prices are what Mark-Taylor advertised on its website, checked daily since Jun 22, 2025. Contact the property to confirm current pricing. Before you sign, read up on your rights as an Arizona renter.

Landlord’s site

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