Community Facilities Districts (CFD) and Street Improvement Districts (SID) add $700–$3,500 per year to your true property tax bill. Nobody warned you. Here is everything you need to know before signing any Arizona new construction contract.
You found your perfect new home in Gilbert, Queen Creek, or Goodyear. The builder quoted you $650,000. Your mortgage payment with 10% down at 6.75%: $3,783/month. Add insurance ($175) and base property taxes at ~0.65% ($352/month): total $4,310/month. Comfortable.
Then you get your first property tax bill: $9,400. You budgeted $7,600. The difference: $1,800 — a Community Facilities District assessment that nobody told you about in the sales office, wasn’t on the builder’s payment calculator, and added $150/month to your true housing cost.
This guide exists so this doesn’t happen to you.
Community Facilities Districts are authorized under Arizona Revised Statutes Title 48, Chapter 4 (ARS §48-701 et seq.). A CFD is a special taxing district overlaid on a specific geographic area — typically a new master-planned community — to fund the infrastructure that makes that community possible.
Here is the complete mechanism, step by step:
Arizona Revised Statutes §48-701 through §48-825 govern Community Facilities Districts. Key provisions: §48-708 (petition requirements and government approval process), §48-716 (bond issuance authority), §48-802 (assessment levy authority), §48-803 (assessment lien on property). CFD assessments are statutory liens on the property — they must be paid and transfer with the property at sale. A buyer of a CFD-encumbered property assumes the ongoing assessment obligation. Title insurance does not eliminate a CFD assessment — it is a recorded encumbrance that buyers accept.
Some Arizona communities have Street Improvement Districts (SIDs) instead of or in addition to CFDs. SIDs are authorized under ARS Title 48, Chapter 6. Functionally, SIDs operate similarly to CFDs — special taxing district, bond issuance, annual assessments on property tax bills — but they are specifically limited to funding street construction, street lighting, curb, gutter, and sidewalk improvements.
In some communities, you will see both a CFD assessment (for the broader infrastructure package) and a SID assessment (specifically for street improvements) on the same property tax bill. When buyers ask “what is my CFD?” they should technically ask “what are my total special assessment taxes” to capture both items.
For purposes of this guide, “CFD” refers to all special district assessments unless specifically noted. Buyers should request a breakdown of all special assessment items from the builder and verify on the county assessor records.
Builder sales representatives and online payment calculators typically show you principal, interest, property taxes (base rate), and insurance. They rarely include CFD assessments in the advertised payment — either because it is a government charge not controlled by the builder, or because including it would make the payment look less attractive.
Here is what the math actually looks like:
⚠ CFD Assessment ($1,800/yr) NOT INCLUDED: +$150/mo
⚠ TRUE TOTAL PITI WITH CFD: $4,470/mo — $1,800/year more than advertised
| Home Price | Down | Rate | P+I | Base Tax/Mo | No CFD Total | +$1,000 CFD | +$1,800 CFD | +$2,500 CFD |
|---|---|---|---|---|---|---|---|---|
| $450,000 | 10% | 6.75% | $2,623/mo | $244/mo | $3,042/mo | $3,125/mo | $3,192/mo | $3,250/mo |
| $550,000 | 10% | 6.75% | $3,208/mo | $298/mo | $3,681/mo | $3,764/mo | $3,831/mo | $3,889/mo |
| $650,000 | 10% | 6.75% | $3,793/mo | $352/mo | $4,320/mo | $4,403/mo | $4,470/mo | $4,528/mo |
| $750,000 | 15% | 6.75% | $4,122/mo | $406/mo | $4,703/mo | $4,786/mo | $4,853/mo | $4,911/mo |
| $900,000 | 20% | 7.10% | $4,826/mo | $488/mo | $5,489/mo | $5,572/mo | $5,639/mo | $5,697/mo |
The impact is compressive at every price point. A buyer at the edge of their DTI qualification on a $550,000 home may be pushed over the lender’s limit when the $1,800 CFD is properly included. This is why lenders include estimated property taxes (which should include CFD amounts) in escrow calculations and DTI analysis — the key is ensuring the lender has the correct CFD amount when calculating your DTI.
The following data represents estimated CFD assessment ranges based on publicly available Maricopa County Assessor records, title company research, and direct verification with community associations. Annual amounts vary by lot size, unit type, and where the community is in its bond repayment cycle. Always verify the specific amount for your specific lot before signing a purchase contract.
| Community / Area | City | CFD/Yr (Est.) | SID/Yr (Est.) | Total Add-On Tax | Infrastructure Funded | Bond Years Remaining |
|---|---|---|---|---|---|---|
| Harvest by Shea | Queen Creek | $1,800–$2,200 | $200–$500 | $2,000–$2,700 | Roads, parks, utilities, amenities | 20–25 yrs |
| Ironwood Crossing | Queen Creek | $1,400–$1,800 | $200–$400 | $1,600–$2,200 | Roads, utilities, parks | 18–24 yrs |
| Eastmark MPC | Mesa | $1,000–$1,600 | $0–$300 | $1,000–$1,900 | Roads, The Mark amenity center, parks | 15–22 yrs |
| Power Ranch | Gilbert | $800–$1,200 | $0–$200 | $800–$1,400 | Parks, trails, pool facilities | 5–12 yrs (maturing) |
| Val Vista Lakes | Gilbert | $600–$1,000 | $0 | $600–$1,000 | Lake maintenance, amenities | Maturing/Low |
| Ocotillo | Chandler | $700–$1,100 | $0–$200 | $700–$1,300 | Lake system, golf infrastructure | Maturing/Low |
| Verrado | Buckeye | $1,200–$1,800 | $200–$500 | $1,400–$2,300 | Roads, Main Street, parks, facilities | 18–25 yrs |
| PebbleCreek | Goodyear | $600–$900 | $0–$150 | $600–$1,050 | Golf course infrastructure (maturing) | Maturing/Low |
| Tartesso | Buckeye | $1,500–$2,500 | $300–$700 | $1,800–$3,200 | Roads, utilities, parks — raw land development | 22–30 yrs |
| Del Webb Encanterra | Queen Creek | $1,400–$2,000 | $200–$500 | $1,600–$2,500 | Golf, club facilities, roads | 18–25 yrs |
| Rancho El Dorado | Maricopa | $2,000–$3,000 | $300–$700 | $2,300–$3,700 | Comprehensive city infrastructure | 20–28 yrs |
| Star Valley / Homestead | Maricopa | $1,800–$2,800 | $300–$600 | $2,100–$3,400 | Roads, utilities, parks | 20–28 yrs |
| Vistancia / Westwing | Peoria | $800–$1,400 | $0–$300 | $800–$1,700 | Roads, community center, parks | 12–20 yrs |
| Surprise Farms / NW Surprise | Surprise | $800–$1,400 | $0–$300 | $800–$1,700 | Roads, parks, utilities | 12–20 yrs |
| Liberty / Estrella MPC | Goodyear | $900–$1,600 | $200–$400 | $1,100–$2,000 | Lakes, parks, roads, community center | 14–22 yrs |
| Circle G / Riggs Ranch area | Gilbert | $500–$900 | $0–$200 | $500–$1,100 | Roads, utilities (mature area) | Maturing/Low |
| North Phoenix (85083/85085) | Phoenix/Peoria | $700–$1,400 | $0–$300 | $700–$1,700 | Roads, parks, TSMC-area growth | 12–22 yrs |
Maricopa City grew from a rural agricultural community of 2,000 people in 2000 to over 65,000 by 2026 — faster growth than almost any city in American history. This required building virtually all city infrastructure (roads, water, sewer, fire, schools, parks) from scratch in a very short period, without the tax base that comes from decades of accumulated property values. The result: some of the highest CFD assessments in the metro ($2,000–$3,500/year in many communities) as bond repayment covers the enormous infrastructure investment. Maricopa’s CFDs are not a sign of bad management — they are the mathematical result of building a city rapidly from zero.
You should never sign a new construction purchase contract without knowing the exact annual CFD assessment for your specific lot. Here are five methods to find this information, in order of reliability:
mcassessor.maricopa.gov (Maricopa County Assessor)treasurer.maricopa.gov (Maricopa County Treasurer)Here is a scenario that happens in Arizona new construction transactions more frequently than buyers realize:
Solution: Always use the full CFD-inclusive property tax amount in your pre-approval calculation from day one. Ask the lender for a DTI analysis that includes both base tax and CFD assessment before signing any purchase contract.
Arizona law requires disclosure of CFDs and SIDs in real estate transactions through two primary mechanisms:
Arizona law requires disclosure of CFDs in the title and purchase contract process. However: builder sales offices are not legally required to volunteer the CFD dollar amount in marketing materials, payment calculators, or initial sales conversations. Many builder websites show payment estimates without CFD. Many sales reps present monthly payment numbers without CFD included. This is legal — the disclosure happens in the contract and title documents. But buyers who don’t ask specifically — and don’t read the fine print — often don’t learn the CFD amount until after they’re committed to the transaction. Ask. Early. In writing.
Some Arizona CFD districts allow property owners to prepay their allocable portion of the outstanding bond balance at or after closing. This is called “CFD early payoff,” “bond prepayment,” or “assessment prepayment.” If your district allows it, this eliminates all future annual CFD assessments.
| Annual CFD | Years Remaining | Prepayment Amt | Total Future Assessments | Savings | Break-Even (vs. investing prepayment) |
|---|---|---|---|---|---|
| $1,200/yr | 20 yrs | ~$12,000–$16,000 | $24,000 | $8,000–$12,000 | 8–11 years |
| $1,800/yr | 22 yrs | ~$18,000–$24,000 | $39,600 | $15,600–$21,600 | 9–12 years |
| $2,200/yr | 25 yrs | ~$24,000–$32,000 | $55,000 | $23,000–$31,000 | 10–13 years |
| $2,800/yr | 24 yrs | ~$30,000–$40,000 | $67,200 | $27,200–$37,200 | 10–14 years |
Prepayment makes financial sense for buyers who: plan to hold the property long-term (15+ years), have the available cash at closing, and value the simplicity of eliminating an annual recurring obligation. It may not make sense for buyers who plan to sell within 7–10 years (because the break-even may not occur) or who could generate higher investment returns on the prepayment capital than the CFD assessment rate represents.
CFDs are not inherently problematic. They are a financing mechanism that enabled the development of the master-planned communities that define Arizona’s most desirable suburbs. Without CFD bonding, Harvest, Eastmark, Verrado, PebbleCreek, and hundreds of other communities would not have the roads, parks, schools, and utilities that make them livable and desirable.
The issue is not CFDs themselves — it is inadequate disclosure and budget planning based on incomplete information. A buyer who purchases in Queen Creek knowing the CFD adds $2,000/year to their true property tax, budgets accordingly, and factors it into their long-term housing cost analysis has made an informed decision. The amenities and infrastructure funded by that CFD — Harvest’s 20 miles of trails, Eastmark’s community center, Verrado’s Main Street — are real benefits that support home values and quality of life.
The buyer who purchased based on the advertised payment, discovered the CFD at closing, and was shocked — that is the problem the CFD system creates. The solution is education and advocacy, not avoidance of all CFD communities.
| Factor | New CFD Community (e.g., Harvest QC) | Resale No-CFD Neighborhood (e.g., Central Chandler) |
|---|---|---|
| Annual CFD Cost | $1,800–$2,200/yr | $0 |
| Monthly Cost Difference | +$150–$183/mo | Baseline |
| Community Amenities | Resort-level: pools, trails, pickleball, amenity centers | City parks; no private community amenities |
| Home Age | New construction 2020–2026 | Resale 1990s–2010s |
| School Infrastructure | New schools built as part of development | Established schools; may be older facilities |
| HOA Monthly Fee | $100–$160/mo (typically) | $0–$80/mo (less common) |
| True Monthly Difference | Higher by $250–$400/mo total | Lower baseline |
| Price Appreciation Potential | Strong (new development, amenities, schools) | Stable (established area, limited new inventory) |
| Construction Warranty | Builder warranty (1/2/10) | No warranty; inspection critical |
Every new construction transaction that Ryan Moxley handles includes a standardized CFD verification step that happens before any contract is signed. Here is his process:
If you’re looking at new construction in Arizona and want an agent who will do this work for you before you sign — rather than discovering the CFD surprise after closing — call Ryan: (480) 227-9143.
Buyers specifically seeking to avoid CFDs have limited but real options in the Phoenix metro. CFD-free new construction is more common in:
The practical trade-off: CFD-free new construction in established neighborhoods is typically custom or semi-custom (more expensive per square foot, longer build time) or involves older resale inventory. The national production builders who offer $450,000–$800,000 new construction in MPCs are almost universally in CFD territory.
Ryan Moxley verifies CFD amounts on every new construction deal before his clients sign any contract. His buyer’s representation services are typically paid by the builder — no cost to you. If you’re considering new construction in the Phoenix metro, call before you visit the model homes.
Call (480) 227-9143 Schedule a ConsultationRyan verifies CFD amounts on every new construction transaction before his clients sign anything. His buyer’s agent services at new construction communities are typically paid by the builder — no cost to you. If you’re researching new construction in Gilbert, Chandler, Queen Creek, Goodyear, Surprise, or anywhere in the Phoenix metro, call before you visit the model homes.
Many Arizona buyers confuse SIDs with CFDs, but they are legally distinct instruments with different characteristics. Understanding the difference matters for budgeting and negotiation.
A SID is a special taxing district created under ARS Title 48, Chapter 6, specifically to fund street and right-of-way improvements: curbs, gutters, sidewalks, street lighting, drainage, and paving. Unlike CFDs (which are created by developer petition before development), SIDs may be created by either developer petition or by petition of existing property owners in an area that lacks proper street infrastructure.
| Feature | CFD (Community Facilities District) | SID (Street Improvement District) |
|---|---|---|
| Enabling Statute | ARS §48-701 et seq. | ARS Title 48, Chapter 6 |
| Infrastructure Funded | Broad: roads, water, sewer, parks, schools, fire stations | Narrow: streets, curbs, gutters, sidewalks, lighting, drainage |
| Who Creates It | Developer petition to city/county before platting | Developer OR existing property owners petition |
| Bond Duration | Typically 20–30 years | Typically 15–25 years |
| Typical Annual Cost | $600–$3,500/year | $200–$1,200/year |
| Assessment Basis | Lot size, lot value, or frontage | Usually frontage footage or lot size |
| Lien on Property? | Yes — recorded encumbrance | Yes — recorded encumbrance |
| Early Payoff Option? | Depends on district; often yes | Depends on district; often yes |
| Frequency in Phoenix Metro | Very common — nearly all new MPCs | Common in older annexations and infill |
Some properties in Arizona carry both a CFD assessment AND a separate SID assessment. This typically occurs when:
When you see both, add them together for your true annual assessment calculation. A property with $1,600/year CFD and $400/year SID has a combined assessment of $2,000/year — $167/month above base property tax.
All CFD bonds have a maturity date. When the bonds are fully paid, the annual assessment ends. Understanding where a community is in its bond cycle is crucial for long-term cost planning.
The CFD bond maturity date is a matter of public record. Methods to find it:
| Development Era | Typical Bond Issue Year | Typical Maturity | Years Remaining (2026) | Status |
|---|---|---|---|---|
| 1990s development | 1993–1999 | 2015–2024 | 0–0 years | Typically paid off |
| Early 2000s development | 2000–2006 | 2022–2031 | 0–5 years | Partial/low assessments |
| Mid-2000s development | 2006–2012 | 2028–2037 | 2–11 years | Moderate remaining |
| Post-recession build-out | 2012–2018 | 2032–2043 | 6–17 years | Significant remaining |
| Recent MPC expansion | 2018–2024 | 2038–2050 | 12–24 years | Long horizon |
| Current new construction | 2024–2026 | 2044–2056 | 18–30 years | Maximum duration |
The practical implication: buyers purchasing in communities developed in the early 2000s may find that bonds have only 3–8 years remaining, making the CFD a relatively short-term obligation. Buyers in brand-new communities started in 2024–2026 face 20–30 year horizons. This is a legitimate factor in comparing otherwise-equal communities.
Different builders have different CFD patterns based on where they build and how they structure land purchases:
| Builder | CFD Frequency | Typical Annual Range | Notable No-CFD Options | Key Communities |
|---|---|---|---|---|
| D.R. Horton | Very High | $900–$2,200 | Limited; some infill projects | Harvest, Festival Foothills, Cooley Station |
| Lennar | Very High | $900–$2,200 | Some acquired-land projects | Summerfield, Westpark, various QC/Goodyear |
| Pulte / Centex | High | $800–$1,800 | Occasional infill parcels | Stonebrook, Northpointe, Stetson Valley |
| Taylor Morrison | High | $1,000–$2,000 | Rare | Cooley Station, Cooley Station South, Lantana |
| Toll Brothers | High | $1,200–$2,500 | Scottsdale luxury infill | Canoa Ranch, Stone Canyon |
| Meritage Homes | High | $900–$1,900 | Some Central Valley infill | Watermark, Crossings at Perry |
| Century Communities | Moderate-High | $800–$1,700 | Some Valley-wide infill | Ellsworth Ranch, North Copper Canyon |
| AV Homes / Taylor Morrison | Moderate | $900–$1,600 | Some resale community infill | Retreat at Pecan Creek |
The city or county where a development is located governs the CFD formation process. Some cities are more active CFD issuers than others:
Use this checklist on every new construction transaction to ensure you have a complete picture of your true costs before signing:
In Arizona, water infrastructure is among the most expensive components a CFD can fund. Arizona’s Assured Water Supply law (ARS §45-576) requires developers in Active Management Areas (AMAs) to demonstrate a 100-year guaranteed water supply before the Arizona Department of Water Resources (ADWR) will issue an assured water supply designation. This water infrastructure — wells, CAP water rights, recharge projects, reclaimed water systems — is frequently financed through CFD bonds.
This means buyers in some communities are paying CFD assessments that include a water infrastructure component. This is particularly relevant in:
When reviewing a CFD in an outer-ring community, ask the builder: “Does this CFD include water infrastructure financing?” Communities with water-inclusive CFDs may carry higher assessment amounts but also have more secure long-term water supply infrastructure.
A common buyer concern: will a CFD hurt my resale value? The research and transaction data suggests a nuanced answer:
Marcus and Priya are relocating from California. They visit a D.R. Horton model in Harvest at Agritopia and fall in love with the community. The builder’s website shows an estimated payment of $3,100/month on a $620,000 home. They pre-qualify based on this estimate. At contract signing, they read Schedule B and discover a $1,900/year CFD they did not know about. Their lender updates the escrow calculation: actual monthly payment including CFD in escrow is $3,258 — $158/month more than budgeted. At their California income level, this is manageable. But had they been at the edge of their DTI limit, this could have created a qualification problem.
Lesson: Always calculate with CFD included from day one. A buyer’s agent would have surfaced this before contract.
Jennifer buys a 2022-construction home in a Surprise MPC. The CFD assessment is $1,500/year with 16 years remaining. The early payoff amount is $16,800. Jennifer runs the math: $1,500/year × 16 years = $24,000 in future assessments. By paying $16,800 at closing, she saves $7,200 and eliminates $125/month from her budget forever. She plans to hold the home for at least 15 years. She pays it off at closing.
Lesson: When you plan to hold long-term and have cash available, early payoff can make strong financial sense. Always run the numbers with your agent before deciding.
David is an investor evaluating two comparable homes in Chandler and Queen Creek at similar price points. The Chandler home (2004 construction) shows a CFD of $280/year with 2 years remaining. The Queen Creek home (2022 construction) shows a CFD of $1,700/year with 24 years remaining. Adjusting for the true cost of ownership, the Chandler home is significantly more attractive even at a slightly higher purchase price. David takes the Chandler home.
Lesson: When evaluating investment properties or making cross-market comparisons, CFD maturity is a meaningful variable. A $1,420/year difference in carrying cost compounds significantly over a hold period.
While the CFD assessment itself is set by the district and not negotiable, buyers can use CFD knowledge advantageously in builder negotiations:
Builders rarely reduce list price. But they frequently offer closing cost credits to move inventory — especially on quick move-in (QMI) homes or at quarter/year end. When negotiating, calculate how much closing cost credit would cover the CFD prepayment amount. Ask: “Will you provide a $16,000 closing cost credit in lieu of price reduction?” Many builders will agree to this where they would refuse a price cut. You use the credit to pay off the CFD, eliminating the annual assessment.
Builders charge lot premiums for premium locations within a community (corner lots, cul-de-sac, views, backing preserve). If two lots carry the same CFD but different lot premiums, the CFD is equal and not a factor. But if you’re comparing a standard lot in a high-CFD community to a premium lot in a lower-CFD community, your agent can use this data to support your offer on the lower-CFD home.
Most builders offer upgrade credits as incentives. Strategic buyers apply upgrade credits to structural options (additional bedroom, extended garage, covered patio) that permanently add value, rather than cosmetic finishes. This doesn’t directly affect the CFD, but it maximizes total value when you’re already committed to a community.
Builders offer rate buydowns and closing cost credits through their preferred lenders. These are real incentives, but they require using the builder’s lender. Before committing, have your own lender run the numbers to ensure the preferred lender incentive actually outperforms the market. This is especially important when the CFD amount is high and your DTI is close to the limit — an aggressive builder lender may paper over a CFD-inflated DTI that a conservative outside lender would correctly flag.
Most master-planned communities in Arizona have both a CFD and an HOA. Understanding how they interact prevents double-counting — and more importantly, helps you understand what each organization controls:
This is a common buyer concern, and the answer is: not automatically. When a CFD bond pays off and the annual CFD assessment ends, the HOA does not automatically absorb that cost. The HOA has its own budget, set by its board and governed by CC&Rs. HOA fees are set based on common area maintenance costs, reserve fund requirements, and community amenity operating costs — not as a residual of the CFD structure. Some communities do have HOA fee structures that partially offset the CFD during the bond period, but this is disclosed in HOA documents, not hidden.
When you purchase a home in a community with an HOA, Arizona law (ARS §33-1806) requires the HOA to provide a disclosure package within 10 days of your written request (or as part of the escrow process). This HOA disclosure package should include:
The HOA disclosure package is legally separate from the SPDS and the title commitment. The CFD will appear in the SPDS (if disclosed by seller) and in the title commitment (Schedule B). The HOA disclosure package covers the HOA’s own assessments and rules — but you should also review it for any reference to the CFD, particularly in communities where the HOA and CFD have overlapping governance or cost-sharing arrangements.
Some buyers ask: “Can the CFD assessment increase over time?” The answer depends on the bond structure:
One of the most valuable exercises a buyer’s agent can do is build a true monthly cost comparison between new construction (with CFD) and resale (without CFD) in comparable areas. Here is an example comparison:
| Line Item | New Construction (2025 build, CFD community) | Comparable Resale (2008 build, no CFD) |
|---|---|---|
| Purchase Price | $665,000 | $615,000 |
| Down Payment (10%) | $66,500 | $61,500 |
| Loan Amount | $598,500 | $553,500 |
| Principal + Interest (6.85%) | $3,928/mo | $3,634/mo |
| Base Property Tax (est.) | $225/mo ($2,700/yr) | $208/mo ($2,496/yr) |
| CFD Assessment | $150/mo ($1,800/yr) | $0 |
| SID Assessment | $42/mo ($500/yr) | $0 |
| HOA Monthly | $135/mo | $65/mo |
| Homeowner Insurance | $120/mo | $105/mo |
| True Monthly PITI+ | $4,600/mo | $4,012/mo |
| Monthly Difference | +$588/mo more | Baseline |
| Annual Difference | +$7,056/yr more | Baseline |
| What You Get for Premium | New construction, full builder warranty, modern systems, community amenities, new school infrastructure | Established neighborhood, mature trees, no warranty, existing infrastructure no upgrade risk |
The $588/month difference is significant, but so are the trade-offs. New construction buyers get a home with no deferred maintenance, builder warranty coverage, energy-efficient systems (which lower utility costs), and the resort-style amenities that MPCs are known for. Resale buyers get a lower entry price and established neighborhood character. Neither choice is universally right — the right answer depends on your priorities, holding period, and financial situation.
One of the most talked-about communities in the East Valley. CFD assessments typically in the $1,700–$2,100 range depending on lot and phase. SID may apply additionally in some phases. Very strong resale values due to the unique agritopia concept (working farm integrated into the community). Builders: D.R. Horton (primary), William Lyon (now Taylor Morrison). If you plan to hold 10+ years, the CFD is priced in and shouldn’t be a deterrent. If you are comparing to alternatives in established Gilbert or Chandler, calculate the CFD impact on your specific budget.
Large MPC anchored by Eastmark Great Park. CFD assessments generally in the $1,200–$1,800 range. Community has been building out since the early 2010s, meaning some earlier phases have fewer years remaining on their bonds. Multiple builders across price points: D.R. Horton, Meritage, Taylor Morrison, and others. The Great Park and community amenities are genuine value drivers. Mesa school district quality is relevant to verify for your specific section (Mesa USD vs. Gilbert USD boundaries overlap in this area).
Arizona’s best-known “new urbanism” community with Main Street retail, award-winning design, and distinct neighborhood character. CFD assessments vary significantly by phase and lot; generally $1,000–$2,000/year. Multiple phases over multiple decades mean some Verrado homes have low remaining CFD obligations while newer phases carry full-duration bonds. Always verify the specific lot APN. Community features: extensive trail system, Heritage Elementary, multiple pools, Main Street commercial, golf course nearby.
Arizona’s premier 55+ golf community. Del Webb/Pulte built (primarily). CFD applies to most areas; HOA fees are substantial (typically $170–$230/month) covering extensive amenity infrastructure. Verify CFD amount on specific lot as phases vary significantly. The 55+ community structure (HOPA-compliant: 80% of residents must be 55+) limits the buyer pool, which can affect resale speed but not necessarily value. ARS §42-17302 Senior Valuation Protection (property tax freeze for 65+) is particularly relevant here — ask about eligibility.
Emerging large MPC in the Northwest Valley. Taylor Morrison, D.R. Horton, and K. Hovnanian are active builders. CFD assessments generally $900–$1,400/year in current phases. The proximity to TSMC (north Phoenix/Deer Valley, approximately 30–40 minutes) makes this an emerging option for tech workers who want newer construction at lower price points than Scottsdale. Verify which school district applies to your specific lot (Dysart USD or Peoria USD boundary).
After years of working with buyers in Arizona new construction communities, Ryan’s perspective on CFDs can be summarized as follows:
“CFDs are not a scam, a loophole, or anything sinister. They’re a financing mechanism that built the roads, water lines, and parks in nearly every master-planned community in the Phoenix valley. The communities buyers love most — Harvest, Eastmark, Verrado, PebbleCreek — exist because of CFD financing.
The problem is never the CFD itself. The problem is when buyers don’t know about it until closing, or when a builder’s payment calculator quietly omits it. That’s not a CFD problem; that’s a transparency and advocacy problem.
My job is to put the full number in front of you on day one. Know what you’re paying, why you’re paying it, and what you get in return. Then decide. You should never be surprised by $150/month you didn’t know about.”
— Ryan Moxley, REALTOR® | My Home Group | Phoenix AZ