Arizona New Home Builder Guide 2026:
DR Horton, Meritage, Taylor Morrison,
Toll Brothers & More

Why Phoenix Dominates New Home Construction in America

Phoenix is not just one of the fastest-growing cities in the United States — it is consistently one of the top three new home markets by annual permit volume, competing head-to-head with Dallas-Fort Worth and Houston for the title of America's most active new construction market. Maricopa County alone issues between 20,000 and 30,000 new single-family home permits every year, a figure that dwarfs what most entire states produce. For a buyer navigating new construction in Arizona in 2026, this is both an opportunity and a maze.

The opportunity: you have more builders, more communities, more product types, and more price points than virtually anywhere else in the country. You can buy a production home in Buckeye for $340,000 or a semi-custom estate in North Scottsdale for $4 million — and every tier in between is competitive. The maze: fourteen major national builders operate here simultaneously, each with multiple brand lines, multiple communities, and wildly different approaches to quality, energy efficiency, customization, and — critically — buyer representation.

This guide gives you the honest truth about every major builder operating in metro Phoenix in 2026: who they are, what they build, what it actually costs when you add up lot premiums, design center upgrades, Community Facilities District assessments, and HOA dues, and — most importantly — what you need to know before you walk into a single model home. That last part is the piece most buyers get wrong, and it can cost them tens of thousands of dollars.

I am Ryan Moxley, REALTOR® at My Home Group, ADRE license SA643872000. I work new construction deals across the Phoenix metro every week. My clients buy at DR Horton, Meritage, Toll Brothers, Shea Homes, and luxury custom builds from Calvis Wyant and Camelot Homes. The advice in this guide comes from real transactions, real negotiations with builder sales teams, and a detailed understanding of what builder contracts actually say versus what the sales counselor tells you across the model home table.

Read this entire guide before you visit a single model home. Then call me at (480) 227-9143. It will be the best pre-builder phone call you make.

Section 1: The Phoenix Metro New Home Market in 2026

Who Is Buying New Construction in Phoenix Right Now?

The profile of the 2026 Phoenix new construction buyer is more diverse than at any point in the last decade. Four distinct buyer groups are driving demand simultaneously, and builders are actively designing communities and product lines to serve each of them.

Relocating families from California, the Pacific Northwest, and the Midwest remain the dominant force. California's combination of unaffordable resale prices, high state income taxes, and regulatory burden on employers continues to push households eastward. A family selling a 1,600-square-foot home in Orange County or the Bay Area for $1.1 million arrives in Phoenix with substantial equity and budget for a brand-new 2,400-square-foot home in Queen Creek or Chandler. They know what they want, they have cash for upgrades, and they are typically the most sophisticated new construction buyers in any builder's model center.

Remote workers and digital professionals are a second major cohort. The work-from-home normalization of 2020–2022 permanently expanded where knowledge workers can live. Phoenix's combination of affordable housing relative to coastal markets, no state income tax on remote income from other states (for the first year of residency), warm weather, and outdoor lifestyle continues to attract remote workers from every high-cost metro. These buyers often prioritize home office space, dedicated flex rooms, and community amenities over pure square footage — a preference that has shaped how builders design floor plans.

Semiconductor industry employees are a newer and increasingly significant buyer segment. The TSMC Fab 21 campus in north Phoenix's Deer Valley corridor represents a $65 billion investment by Taiwan Semiconductor Manufacturing Company — the largest direct foreign investment in US history. Phase 1, producing 4nm and 3nm chips, is operational. Phase 2, targeting 2nm production, is under active construction as of mid-2026. Combined with Intel's Fab 52 and Fab 62 facilities in Chandler representing a $20 billion investment, the semiconductor industry has brought more than 10,000 direct high-paying technical jobs to the Phoenix metro, with economists estimating 50,000 or more indirect jobs in supply chain, services, and support industries. Engineers and technical professionals relocating from Taiwan, Oregon (where Intel has legacy fabs), and California's Silicon Valley are driving outsized demand in two specific corridors: the north Phoenix I-17/Loop 303 area near TSMC, and the East Valley Chandler/Gilbert/Mesa corridor near Intel. Builders like Meritage, Pulte, and Taylor Morrison have recognized this and are actively launching or expanding communities in both corridors.

Investors and short-term rental operators round out the demand picture. Arizona's preemption of local STR bans under ARS §9-500.39 means that HOAs permitting rentals cannot be overridden by city ordinance — though HOA CC&Rs can and do restrict short-term rentals in many communities. Investors looking at DSCR loans (which qualify on rental income rather than personal income, typically requiring 20–25% down) are targeting new construction specifically because the properties are turn-key, low-maintenance, and carry builder warranties that protect the investment for the first few years.

Phoenix's Key New Home Growth Corridors

Phoenix metro new construction in 2026 is concentrated in several distinct geographic corridors, each with different builder presence, price points, and community character.

Queen Creek and San Tan Valley (Southeast Maricopa / Pinal County): Queen Creek has become the single hottest new home submarket in metro Phoenix over the last four years. Master-planned communities including Encanterra, Harvest, Meridian, Ironwood Crossing, and Orchard Trails have transformed this area from rural exurb to established suburban destination. DR Horton, Lennar, Taylor Morrison, Meritage, Gehan, and K. Hovnanian all have active communities here. Price points range from $340,000 for entry-level production to $900,000+ for larger Taylor Morrison and Meritage products on large lots. Note that portions of San Tan Valley fall in Pinal County, where the 2026 conforming loan limit is the same $806,500 as Maricopa County — both counties received the national baseline increase.

Buckeye and Goodyear (Far West Valley): Buckeye has undergone one of the most dramatic population explosions in American suburb history over the past decade, growing from under 100,000 residents to well over 120,000, with projections continuing upward. Land costs remain lower than East Valley comparables, which is why entry-level and first-move-up production builders — DR Horton Express, Lennar, Pulte/Centex — have deep community presence here. Verrado (Taylor Morrison) stands as the premier master-planned community in the West Valley, offering walkable streets, a Main Street commercial district, and a community culture that differentiates it from conventional production developments.

Surprise and Peoria (Northwest Valley): Del Webb's Sun City Grand in Surprise is the dominant 55+ active adult community in the Northwest Valley, drawing buyers from across the country. Beyond the 55+ segment, Surprise and Peoria offer broad inventory from multiple builders across all price segments. The Loop 303 freeway has accelerated development in this corridor significantly, with Vistancia (Pulte's master-plan in Peoria) and Marley Park (Shea) representing high-quality master-planned alternatives to pure production communities.

North Phoenix — Deer Valley / TSMC Corridor: The area around the TSMC campus — roughly north of Loop 101, west of Scottsdale, along the I-17 and Cave Creek Road corridors — is experiencing demand that is structurally different from the rest of the metro. Semiconductor workers need to be within commutable distance of Fab 21, and the 10,000+ direct employees (many earning $80,000–$150,000+ annually) are concentrated buyers in the $450,000–$850,000 range. Builders including Meritage, Taylor Morrison, and Pulte are active in this corridor, and land prices have risen meaningfully as a result.

Mesa, Gilbert, and Chandler (East Valley): The established East Valley continues to generate new home activity, though at lower absolute volume than the fringe growth corridors because land is scarcer and more expensive. Infill communities, smaller phased developments, and luxury new product fill the gaps. Intel's Chandler presence drives demand at the $500,000–$900,000 price tier from technical workers who want walkability to employers or short commutes in the highway-dense East Valley grid.

Builder-Friendly Regulatory Environment: Why Arizona Wins

Arizona's permitting and regulatory environment for homebuilders is fundamentally more streamlined than California, Oregon, or Washington. Cities in the Phoenix metro have incentives to approve residential development — they derive sales tax revenue from construction materials, which in Arizona is taxed at the point of sale to the builder (a quirk of AZ tax law that makes cities revenue-beneficiaries of new construction). State preemption of many local land use restrictions, predictable permitting timelines, and a court system experienced with real property disputes all contribute to Arizona's builder-friendly reputation.

This does not mean Arizona is without regulation — the Arizona Department of Environmental Quality (ADEQ), the Assured Water Supply requirements under ARS §45-576, and the Active Management Area (AMA) designations covering the Phoenix metro impose real constraints on what can be built where. Any new development in a Phoenix AMA must demonstrate a 100-year assured water supply before lots can be sold to buyers — a protection that was dramatically highlighted by the Rio Verde Highlands situation in 2023, when Scottsdale terminated water deliveries to an unincorporated community that had grown beyond what its water infrastructure could support. For buyers in established master-planned communities, this is a non-issue. For buyers looking at rural or semi-rural Arizona properties outside the AMA framework, it is a critical due diligence item.

Section 2: Tier 1 — National Volume Builders (Entry to Mid-Market)

DR Horton has been the largest homebuilder in the United States by volume for more than twenty consecutive years. In 2025, the company closed approximately 90,000 homes nationally — a figure that is not a rounding error but a genuine gap between DR Horton and every other builder in the country. In metro Phoenix, DR Horton operates across multiple communities in virtually every growth corridor: Queen Creek, Buckeye, Surprise, Peoria, north Phoenix, Mesa, and more. If you want to buy new construction in Phoenix at the entry to mid price point and you have a specific location in mind, there is roughly an 80% chance DR Horton is building there.

The DR Horton brand lineup: DR Horton operates three distinct product tiers in the Phoenix market. The Express Homes line targets first-time buyers and value-focused purchasers, typically priced from $320,000 to $420,000, with smaller square footages (1,300–2,200 square feet), standard finishes, and the most limited design center options of any DR Horton product. The core DR Horton brand (the "D.R. Horton" sign you see at most model centers) covers the mainstream mid-market from roughly $380,000 to $560,000, with 1,800–3,500 square feet and a more robust selection of floor plans and included features. The Emerald series targets the upper-mid segment, $500,000 to $700,000+, with larger lots, more architectural detail, and more premium standard features.

What to expect from the buying experience: DR Horton's scale means the buying experience is highly systematized. The purchase contract is standard across the company, the design center process has defined timelines, and the build schedule is relatively predictable at 5–7 months from contract to close. The trade-off is limited flexibility. You are buying a production home — the floor plan is what it is, the structural options menu is limited, and meaningful changes to the home's architecture are not available. Where you do have flexibility is in the design center: flooring, countertops, cabinet colors, fixtures, and appliance packages.

Negotiation strategy with DR Horton: The single most important thing to understand about negotiating with any production builder — and DR Horton in particular — is that you negotiate on incentives, not on base price. Builders set base prices by community phase and guard them zealously because price reductions create comparables that affect the resale value of every home already closed in that community. What DR Horton will negotiate on: mortgage rate buydowns (their preferred lender, DHI Mortgage, frequently offers 1-2 point buydowns during slower periods), design center upgrade credits ($10,000–$30,000 in credits applied at the design center), appliance packages, and closing cost contributions. In a balanced market, expect $15,000–$35,000 in total incentives if you are patient and willing to let the sales counselor know you are comparing communities. In a seller's market, incentives compress. Your buyer's agent — who has worked with the community's sales team before — knows exactly what incentive level is realistic given current phase velocity.

Ryan's honest take: DR Horton delivers exactly what it promises: a new home at a competitive price in a location that is likely growing fast. The energy efficiency of standard DR Horton construction is code-minimum for Arizona — which means it is functional but not optimized for Phoenix's extreme summer heat. If summer utility bills are a priority (and in Arizona they should be), understand that a standard DR Horton home will have higher cooling costs than a comparable Meritage product. That said, for buyers whose primary goal is getting into a new home in a desirable community at the lowest possible entry price, DR Horton has more community choices and more available inventory than any other builder. Just make sure you have representation — call me at (480) 227-9143 before your first visit.

Lennar is the #2 homebuilder in the United States by volume, closing approximately 73,000 homes nationally in 2025. In metro Phoenix, Lennar is active in the West Valley (Surprise, Goodyear, Avondale, Buckeye), the East Valley (Mesa, Queen Creek, Gilbert), and select north Phoenix communities. Like DR Horton, Lennar's geographic reach in metro Phoenix is extensive — if DR Horton is not building in a community you are interested in, Lennar probably is.

The "Everything's Included" difference: Lennar's most significant marketing differentiation is its "Everything's Included" program, which bundles what most builders sell as premium design center upgrades into the base price of the home. A typical Lennar home includes: granite or quartz countertops, stainless appliances, smart home technology package, upgraded flooring, and enhanced cabinet selections — all standard. This matters because it simplifies the buying process and makes price comparisons more transparent. When you see a Lennar base price of $440,000, you are getting a more finished product than a DR Horton base price of $420,000 where the same countertops and appliances would add $15,000–$25,000 in design center spend.

The "Everything's Included" label can also create a false sense that the design center is irrelevant. It is not. Lennar does have design center appointments, and there are premium selections beyond the standard "Everything's Included" package — higher-end countertop materials, premium appliance upgrades, extended tile work, and structural options including extended patios, additional bedrooms, and bonus rooms. A typical Lennar buyer still spends $10,000–$30,000 at the design center beyond the base price, even with the bundled standard package.

NextGen — Lennar's multigenerational home solution: Lennar's NextGen line is genuinely innovative and deserves special mention for Phoenix buyers. NextGen homes include an attached secondary suite with its own separate entrance, kitchenette, living area, and bedroom — essentially a small studio or one-bedroom apartment that shares a foundation and roof with the main home but has complete independent access. In Phoenix's culture of multigenerational family living (which is particularly strong among Hispanic, Asian, and immigrant families — all growing demographic segments in the metro), the NextGen floor plan has found a real market. It is also compelling for buyers who want to house elderly parents without the awkwardness of a converted garage or basement (Phoenix has no basements — slab construction is standard). NextGen homes are typically priced $30,000–$60,000 above comparable standard Lennar product, which is generally below what it would cost to build a true detached ADU on a resale property.

Eagle Home Mortgage: Lennar's preferred lender, Eagle Home Mortgage, is a Lennar subsidiary. The conflict of interest here is real — the lender is owned by the builder. That said, Eagle routinely offers rate incentives and closing cost credits that can be meaningful, particularly when the market is slower. Your buyer's agent can help you evaluate whether Eagle's offer is genuinely competitive or whether an outside lender would serve you better. In some cases, using Eagle for the first 30 days and then switching (if the contract allows) can capture incentives while still preserving your financing options. I review this with every Lennar client before they sign.

Ryan's honest take: Lennar is a strong choice for buyers who want a simplified buying process, a transparent "what you see is what you get" price approach, and strong community options across the West Valley in particular. The NextGen product line is genuinely useful for multigenerational buyers and has no real equivalent among the other high-volume builders. Like DR Horton, standard Lennar construction is code-minimum energy efficiency — not the weak point of the product, but not Meritage-level either. Lennar's build quality is consistent and warrantied, the construction timeline is predictable, and the company's scale means it will be there to honor warranty claims. Call me at (480) 227-9143 and I'll take you through any active Lennar community before you commit to a visit.

PulteGroup is the #3 homebuilder in the United States and operates three distinct brands in the Phoenix metro, each targeting a different buyer profile. Understanding the brand differences is essential before you visit any Pulte community, because the product quality, price positioning, and community character differ meaningfully across the three lines.

Centex is PulteGroup's entry-level brand, targeting first-time buyers with homes priced from approximately $330,000 to $500,000 in Phoenix. Centex floor plans are efficient and functional — not aspirational, but solid. The brand does not have the same geographic footprint in Phoenix as DR Horton or Lennar at the entry level, so if you are cross-shopping Centex against DR Horton Express in the same community, you may find DR Horton has more lot availability. Where Centex does operate, it typically competes on price and the Pulte name (which carries more cachet than DR Horton Express in some buyers' minds, even if the underlying construction is similar).

Pulte Homes is the core brand, targeting move-up buyers at $450,000 to $850,000. Pulte's marketing hook is its "Life-Tested" floor plan research process, which claims to incorporate real buyer feedback about how families actually live in homes — traffic patterns, storage placement, kitchen workflows — into floor plan design. Whether you find this compelling or marketing-speak, Pulte's floor plans do tend to feel more livable than pure production efficiency-optimized plans. The primary communities in Phoenix include Vistancia in Peoria (a large master-plan with significant Pulte presence) and various East Valley and north Phoenix locations. Pulte's construction quality is a step above Centex and generally on par with Meritage's standard line (though below Meritage's energy efficiency story).

Del Webb is PulteGroup's dominant 55+ active adult brand, and in the Phoenix market, Del Webb carries significant weight. Sun City Grand in Surprise is one of the largest active adult communities in the country, developed by Del Webb over multiple decades. Trilogy at Vistancia in Peoria is Del Webb's premium 55+ offering in the Northwest Valley — gated, amenity-rich, with a resort lifestyle focus. For buyers 55 and older, these communities benefit from HOPA protection (80% of units must be occupied by at least one person 55+), shared amenity infrastructure (golf, pools, pickleball, fitness centers, club programs), and a peer community of similarly-staged life buyers. Prices in Del Webb active adult communities run from approximately $380,000 to $750,000 depending on floor plan, lot, and community. HOA dues are higher than in standard communities due to the amenity overhead — expect $200–$400 per month — but for buyers who will actually use the amenities, the per-use economics can make sense relative to purchasing those amenities separately.

Ryan's honest take: For the 55+ buyer, Del Webb in Phoenix is genuinely excellent — the product, the communities, and the lifestyle are well-executed. For non-55+ buyers, Pulte Homes in the $500,000–$750,000 range is a strong option where available, with better floor plan design than most production competitors. Centex I tend to compare head-to-head with DR Horton Express — whichever has availability and lot position in your preferred location wins the comparison, because at that price tier the differences in construction are marginal. Call me before visiting any PulteGroup community at (480) 227-9143.

Meritage Homes is headquartered in Scottsdale, Arizona — this is the home team, and that matters. The Meritage management team knows the Phoenix market, knows Arizona's desert climate, and has built an entire corporate identity around the premise that a production homebuilder can and should take energy efficiency seriously. In 2026, Meritage is the only major national production builder where Energy Star certification and advanced building science are standard features on every single home they build — not an upgrade package, not an optional add-on, but the baseline.

What makes a Meritage home more efficient: The Meritage energy efficiency package is not a single feature — it is a systems approach to building science that includes spray foam insulation in attics (which eliminates the thermal bridging that makes conventional blown-in fiberglass attic insulation underperform in extreme heat), high-efficiency HVAC systems rated at 16 SEER or higher as standard equipment, low-e double-pane windows with enhanced solar heat gain coefficient ratings for the desert climate, and tight building envelope construction that reduces air infiltration — the single largest source of energy waste in residential construction. Every Meritage home is tested for air leakage before certificate of occupancy and must meet a blower door test standard that exceeds typical production construction by a meaningful margin.

Why this matters profoundly in Phoenix: The energy efficiency of a home matters in every US climate, but it matters more in Phoenix than almost anywhere else. Arizona summer heat — 110°F+ days that run from late May through mid-September — puts air conditioning systems under sustained load that no other major US metro experiences. A conventional production home (code-minimum insulation, standard SEER HVAC, and moderate air infiltration) in the Phoenix metro can easily cost $350–$500 per month in electricity during June, July, and August. A Meritage home of equivalent size in the same community, with the same utility provider, will typically run $150–$250 per month in those peak months. The $100–$200 monthly differential is not marketing — it is backed by third-party HERS (Home Energy Rating System) scores and is consistently reported by Meritage homeowners in Phoenix-area community forums and HOA surveys.

The five-year financial case for Meritage: Meritage typically prices $15,000–$30,000 above a comparable DR Horton or Centex product in the same submarket (controlling for square footage and lot). The energy savings of $100–$200 per month add up to $1,200–$2,400 per year. Over five years, that is $6,000–$12,000 in real cash back in the buyer's pocket. The Meritage premium pays for itself in five to twelve years depending on the exact energy differential and the trajectory of Arizona utility rates (which have been rising). For buyers planning to stay in the home long-term, Meritage is often the most financially rational choice at the mid-market price point — not a luxury purchase, but a sound investment in reduced operating costs.

HERS scores and what to ask for: Every Meritage home is scored on the HERS (Home Energy Rating System) scale, where 100 represents the national average code-built home and lower numbers represent more efficient construction. A typical Meritage Phoenix home scores in the 35–55 HERS range, meaning it uses 45–65% less energy than a code-built home. Ask your Meritage sales counselor for the projected HERS score on any home you are considering. If they cannot provide a projected or actual HERS score, that is a red flag. A properly built Meritage home has a documented energy performance history.

Meritage Phoenix communities: In 2026, Meritage has active communities in both the West Valley and East Valley corridors. Key active communities include several phases in Queen Creek, multiple communities in the northwest Phoenix/Peoria/Surprise corridor, and emerging communities in the north Phoenix Deer Valley area targeting semiconductor industry employees. Their East Valley presence in Chandler, Gilbert, and Mesa serves the Intel employee demographic effectively. The company has been thoughtful about community placement — they tend to avoid pure commodity pricing battles in markets where their energy efficiency premium is not valued, and instead position in submarkets where buyers are sophisticated enough to appreciate the long-term value.

Upgrade note: Even with Meritage's standard energy package, the design center offers meaningful structural and finish upgrades. The design center experience at Meritage is comparable to Lennar — professional, time-limited (typically one design appointment of 2–3 hours), and with a menu of options across finishes, fixtures, and structural features. Budget $15,000–$40,000 for a typical Meritage design center spend depending on your finish preferences.

Ryan's honest take: For buyers in the $400,000–$680,000 range who are planning to live in their Phoenix home for more than five years, Meritage Homes is my most frequent first recommendation. The energy efficiency story is real, the savings are real, and the construction quality is consistently above average for the production tier. The Scottsdale headquarters means management understands the desert climate better than any other national builder. The trade-off is that community selection is more limited than DR Horton or Lennar — Meritage does not have communities in every submarket. If you are flexible on location, Meritage is worth the short drive to the right community. Call me at (480) 227-9143 and I'll walk you through every active Meritage community within your search area.

Taylor Morrison occupies the upper end of the large national builder tier — pricing above Lennar and DR Horton, below Toll Brothers, and competing most directly with Meritage and Shea Homes for the move-up and premium move-up buyer. In Phoenix, Taylor Morrison is active in some of the market's most desirable master-planned communities: Verrado in Buckeye (where Taylor Morrison holds the premium product position), multiple communities in Scottsdale and north Scottsdale, Queen Creek master plans, and East Valley communities in Chandler and Gilbert. The company's Arizona presence is substantial — they are not an occasional participant in this market but a consistent, well-staffed operation with dedicated Phoenix-area management.

Design differentiation: Taylor Morrison's brand positioning centers on design quality and community character — the idea that the neighborhood you are buying into has been thoughtfully planned rather than simply gridded out. This shows up in community layouts with more landscaped common areas, more architectural variety in elevation options (Taylor Morrison typically offers four to six exterior elevation choices compared to two to three for entry-level production), and a design center experience that is meaningfully better than what you encounter at DR Horton or standard Lennar locations. The Taylor Morrison design center gives buyers more time, more categories to choose from, and a process that feels consultative rather than transactional.

Structural flexibility: Taylor Morrison offers more structural option flexibility than pure production builders. Buyers can add casita suites with separate entrances (similar to Lennar's NextGen concept), extended covered patios, additional bedrooms, multi-slide door systems opening to outdoor living spaces, and modified floor plan configurations in some communities. This flexibility makes Taylor Morrison an interesting option for buyers who want some degree of customization without going to a full semi-custom or custom builder.

Price range and communities: Taylor Morrison Phoenix pricing ranges from approximately $450,000 for entry-level product in outer communities to $1.2 million and beyond in premium Scottsdale and Paradise Valley-adjacent locations. Their Scottsdale communities, particularly in the north Scottsdale corridor, regularly produce homes priced $700,000–$1.1 million with design center upgrades. At these price points, buyers should seriously compare Taylor Morrison against equivalent resale product — a $900,000 resale home in Scottsdale may offer more land, more mature landscaping, and a better-established neighborhood than a new Taylor Morrison at the same price. This is a conversation I have with clients regularly, and the answer is genuinely situation-dependent.

Ryan's honest take: Taylor Morrison is a strong choice for the $500,000–$850,000 buyer who values design quality, community character, and wants more input into the home's finishes and structure than pure production allows. Their sales teams are well-trained and their construction quality is consistently above average. Like most production builders, standard energy efficiency is not Meritage-level, though it is generally above code minimum. If you are cross-shopping Taylor Morrison against Meritage at similar price points, the decision often comes down to community location and floor plan preference — Meritage wins on energy efficiency, Taylor Morrison wins on design center experience and community character. Call me at (480) 227-9143 before visiting.

Section 3: Tier 2 — Premium and Semi-Custom Builders

Toll Brothers is a publicly traded company (NASDAQ: TOL) and the only national builder that has successfully sustained a "luxury homebuilder" brand identity at scale. In most US markets, Toll Brothers competes by being meaningfully better than the Pulte/Meritage/Taylor Morrison tier — not merely more expensive. In Phoenix, Toll Brothers operates in Scottsdale, North Scottsdale, Paradise Valley-adjacent communities, and select premium master-planned communities in Gilbert and Chandler. Their Phoenix price range runs from approximately $600,000 for entry-level product in outlying premium communities to $3 million and beyond in North Scottsdale and Paradise Valley locations.

Where Toll Brothers differs from volume builders — the construction quality gap: The gap between Toll Brothers and a production builder is real, not just marketing. It shows up in several specific areas. First, structural framing: Toll Brothers uses more lumber, more blocking, and tighter construction tolerances than volume builders. A Toll Brothers interior wall that is supposed to be straight is straighter. Second, mechanical systems: HVAC equipment, electrical panels, and plumbing rough-in quality are above the production norm. Third, standard inclusion quality: countertops, flooring, and cabinetry included at the Toll Brothers base price are closer to what a production builder would sell as a high-end design center upgrade. Fourth, exterior construction and detailing: Toll Brothers devotes more attention to architectural elevation complexity — multiple materials, deeper eaves, more varied rooflines — that gives their communities a genuine neighborhood aesthetic quality that is visible and distinguishable.

Customization at the design center: Toll Brothers operates a more sophisticated design center process than production builders. The "Design Studio" experience for Toll Brothers buyers is typically a multi-session process with a dedicated design consultant. The options menu is broader — more structural options, more finish categories, and the ability to make meaningful changes to the home's configuration. That said, Toll Brothers is not a custom home builder — you are still working within a defined framework of options. A buyer expecting to change the floor plan materially will be disappointed. But compared to the two-hour design center appointment at Lennar, Toll Brothers' design process is a genuinely different experience.

Build time: Toll Brothers homes take 8–14 months to build from contract to close, compared to 5–8 months for volume production builders. This reflects more complex construction, more custom elements, and smaller crew sizes relative to production builders who have optimized for speed. Buyers need to plan their financing, housing transition, and move accordingly.

The resale analysis question: At $800,000 and above, Toll Brothers buyers in Phoenix should seriously engage in a resale comparison analysis. A $900,000 Toll Brothers home in a North Scottsdale master plan competes with resale homes in established Scottsdale neighborhoods — some of which offer larger lots, more mature desert landscaping, no CFD obligations, and closer proximity to Scottsdale's core amenities. There is no automatic answer to whether new construction at $900,000 beats resale at $900,000. The answer depends on your priorities. New construction wins on warranty, customization, and modern floor plans. Resale wins on lot size, established neighborhood character, and often lower total carrying costs. I run this analysis for every luxury buyer, and in perhaps 40% of cases the resale option is actually more compelling than the new Toll Brothers product. Call me at (480) 227-9143 and we will run the numbers honestly.

Ryan's honest take: Toll Brothers is the right choice for buyers who specifically want new construction in the luxury price tier and value the warranty protection, modern floor plans, and customization flexibility of a builder program. They are not a substitute for true custom or semi-custom at the high end — for $2 million plus, I would seriously evaluate Calvis Wyant or Camelot Homes alongside Toll Brothers. But in the $600,000–$1.2 million range, Toll Brothers is the strongest national builder option in Phoenix, full stop.

Shea Homes is the largest privately-held homebuilder in the United States, a family-owned company with roots going back more than 135 years. This is not a company with quarterly earnings calls and Wall Street pressure to maximize volume. That ownership structure translates into construction decisions that favor quality and long-term reputation over short-term margin — and it shows in Shea Homes products in ways that buyers can see and feel.

J.D. Power recognition: Shea Homes has won more J.D. Power customer satisfaction awards in the homebuilding industry than any other builder. This is not a one-time distinction — it reflects a consistent commitment to the post-sale experience: build quality that requires fewer warranty call-backs, responsive customer service, and a company culture that treats buyers as long-term relationships rather than one-time transactions. In an industry where builder warranty service quality varies enormously, Shea's track record is a meaningful differentiator.

Shea in Phoenix: Shea Homes built Marley Park in Surprise — one of the premier master-planned communities in the Northwest Valley, with a walkable neighborhood design, central park, and community character that differentiates it from conventional suburban production development. Shea also has significant concentration in premium Gilbert, Chandler, and Scottsdale locations. Prices range from approximately $450,000 for base product in outer communities to $1.3 million in premium Scottsdale locations.

Construction quality specifics: Shea Homes consistently outperforms volume production builders on framing quality, material selection at base price, and construction supervision. Their superintendent-to-home ratio is lower than DR Horton or Lennar (meaning each superintendent oversees fewer homes simultaneously), which allows for more frequent quality checks during the build cycle. This does not make Shea a custom home builder — it remains a production process — but the quality consistency is noticeably higher.

Ryan's honest take: Shea Homes is my most frequent recommendation in the $500,000–$900,000 price tier for buyers who prioritize build quality and customer experience over absolute price minimization. The J.D. Power recognition is real, the construction is better, and the private family ownership creates a company culture that produces better outcomes for buyers. Compare Shea against Taylor Morrison and Meritage if you are in this price range — the right answer depends on which builder has the right community and floor plan for your specific needs. Call me at (480) 227-9143.

David Weekley Homes is one of the largest private homebuilders in the country, with Texas roots but a national footprint that includes a meaningful Phoenix presence. The company's culture is built around the "We Build Happiness" brand promise — which sounds like marketing but is backed by operational practices that produce above-average buyer outcomes. David Weekley's warranty program is among the strongest in the industry: a 1-year workmanship warranty, 2-year systems warranty (electrical, plumbing, HVAC), and 10-year structural warranty. These terms exceed what most volume builders offer as standard.

Construction quality and process: David Weekley operates in the above-average production quality tier — meaningfully better than DR Horton or standard Lennar, comparable to Shea Homes in terms of construction supervision and material quality. The company uses a "BuilderTrend" software platform for construction tracking, giving buyers real-time visibility into their build schedule and milestone completion — a feature that production buyers increasingly expect but that not all builders offer with the same transparency.

Phoenix communities: David Weekley has active communities in Gilbert, Chandler, Peoria, and north Phoenix. Price ranges from approximately $450,000 in outer-ring communities to $900,000+ in premium East Valley and north Phoenix locations. David Weekley tends to build in established and growing master-planned communities rather than pioneering fringe locations, which means the lot and location quality of their product is generally solid.

Design flexibility: David Weekley offers more structural flexibility than pure production builders — a middle ground between Toll Brothers' extensive design studio process and a DR Horton's limited-options model. Buyers can typically choose from multiple structural options including casitas, room conversions, and patio extensions within defined parameters per floor plan. The design center experience is professional and comparable to Taylor Morrison in quality.

Ryan's honest take: David Weekley is a strong choice, particularly for buyers who value transparency in the build process and a robust warranty program. The company is less well-known than Toll Brothers or Shea Homes, which sometimes means slightly better negotiating leverage on incentives. Well worth including in your comparison if their communities align with your location preferences. Call me at (480) 227-9143 to compare active David Weekley communities against other options in your search area.

Section 4: Tier 3 — Luxury and Local Builders

K. Hovnanian Homes ($400K–$750K)

K. Hovnanian (NYSE: HOV) is a publicly traded national builder that positions between the high-volume entry tier and the premium mid-tier. In Phoenix, K. Hovnanian offers more customization flexibility than DR Horton or standard Lennar while maintaining production pricing. Their "What's Included" concept is similar to Lennar's "Everything's Included" — standard features that add value versus base-level competitors. K. Hovnanian has active communities in Queen Creek, the East Valley, and West Valley growth corridors. For buyers who want more flexibility than pure production but are not yet ready to move to the Shea Homes/Taylor Morrison price tier, K. Hovnanian deserves a look in the $400,000–$600,000 range.

Gehan Homes ($350K–$600K)

Gehan Homes is a Texas-based builder with a focused Phoenix presence, primarily in Queen Creek and Goodyear. Gehan competes on value at the entry-to-mid price tier, with a product that is comparable to DR Horton standard but with slightly more included features in their base packages. The Queen Creek communities have been particularly successful for Gehan because the submarket's growth supports multiple competitive builders and buyers have real choices. Gehan's construction quality is in line with other volume production builders — adequate, code-compliant, and competitive for the price point.

Local Luxury Builders: Where Phoenix New Construction Gets Serious

Above the $1.5 million price point, the national production builders largely exit the conversation. The Phoenix luxury new construction market — particularly in Scottsdale, Paradise Valley, Cave Creek, and premium North Phoenix — is dominated by local semi-custom and custom builders who have deep relationships with AZ subcontractors, intimate knowledge of desert climate construction requirements, and the flexibility to build a genuinely custom product on a client's schedule.

Calvis Wyant Luxury Homes ($2M–$10M+): Calvis Wyant is among the most respected luxury custom builders in the Phoenix metro. The firm builds primarily in Scottsdale and Paradise Valley, with a portfolio that includes some of the most architecturally significant new residential construction in the valley. Their process is genuinely custom — clients work directly with their design team to develop floor plans, elevations, and specifications from scratch, rather than choosing from a builder's existing plan library. Build times run 18–36 months depending on complexity. For buyers in this price tier who want a true one-of-a-kind home on an exceptional lot, Calvis Wyant should be on the shortlist.

Camelot Homes ($1.5M–$8M+): Camelot Homes is a family-owned luxury builder with decades of history in the Phoenix market. Like Calvis Wyant, Camelot operates primarily in Scottsdale and Paradise Valley and offers a more genuinely custom process than any national builder. Camelot's reputation for construction quality and design collaboration is excellent. The firm typically works with a client's architect or can provide referrals to architects they work well with, then handles the build under their general contractor license. For the $2M–$5M range in Scottsdale, Camelot is a primary benchmark.

Pete Wick Builders ($3M+ ultra-custom): Pete Wick Builders represents the ultra-premium segment of Phoenix residential construction — bespoke design, exceptional lot selection, and construction quality that competes with the best residential work anywhere in the country. Pete Wick projects are typically in the $3 million–$15 million range and involve significant client engagement throughout the design and build process. Not relevant for most buyers reading this guide, but important to know exists at the top of the local market.

Classic Homes ($600K–$2M semi-custom): Classic Homes fills the semi-custom gap between national production builders and true custom firms. Classic offers a plan library with meaningful modification flexibility — buyers can adjust floor plans materially, choose from a broad range of lot options, and engage more deeply in design decisions than any production builder allows. This makes Classic an interesting option for buyers in the $700,000–$1.5 million range who want more of a custom experience than Toll Brothers provides but are not ready for the full custom commitment of Calvis Wyant or Camelot. Classic has communities in Scottsdale, Gilbert, and select luxury submarkets across the East Valley.

Section 5: Why You Need a Buyer's Agent for New Construction

This section is the most important in this guide. I am going to say things here that builder sales teams will not tell you, that builder websites will not publish, and that most buyer's guides gloss over because the authors are worried about offending builder partners. I am not worried about that. My obligation is to my clients, not to builders.

The Builder's Sales Agent Represents the Builder

Every sales counselor sitting in a builder's model home is the builder's agent, employed by the builder, paid by the builder, and legally obligated to represent the builder's interests — not yours. This is not a criticism of individual salespeople, many of whom are talented, knowledgeable, and genuinely helpful. It is a structural reality that you cannot ignore when making a $400,000–$900,000 decision.

When the builder's sales counselor tells you that the builder's lender is offering the best available rate, they are advancing the builder's interest. When they tell you that the price is firm and there is no room to negotiate on incentives, they may be telling you the truth or they may be testing how sophisticated your representation is. When they explain the purchase contract's inspection and resolution provisions, they are explaining those provisions from the builder's perspective. You need someone in your corner explaining them from yours.

The Commission Myth: Going Unrepresented Does Not Save You Money

The single most common misconception among buyers who skip buyer's agent representation in new construction is that they are saving money by eliminating the buyer's agent commission. This is incorrect. Home builders price their homes based on total economics including the cost of buyer's agent commissions — this cost is built into every home's price whether the buyer brings an agent or not. If a buyer walks in without an agent, the builder retains the portion of the price that would have gone to the buyer's agent as additional margin. The buyer pays the same price; the builder earns more. The buyer receives nothing in exchange for forgoing representation.

This has been confirmed repeatedly in litigation, in builder disclosure documents, and by builders' own sales training materials (which occasionally surface in discovery). You are not negotiating from a position of strength when you walk in unrepresented — you are actually in a weaker position because the builder knows you have no professional advisor comparing their offer against market alternatives.

What You Lose Without Representation — In Detail

Price and incentive analysis: A buyer's agent who works new construction regularly knows the current incentive levels for every major builder in every active community. They know whether the "special" buyer's closing cost credit being offered this weekend is actually special or is the standard offer the builder makes to every buyer who does not push harder. This market intelligence is worth real money.

Builder contract review: A new construction purchase contract is a fundamentally different document from a standard MLS residential purchase contract. It is almost entirely written in the builder's favor. There are limited contingencies. The builder's timeline is protected; yours may not be. Dispute resolution mechanisms favor the builder. The deposit is typically larger and harder to recover. Upgrade pricing is non-refundable once the design center appointment is complete. An experienced buyer's agent who works new construction reviews these contracts regularly and knows which provisions to flag, which questions to ask, and which — rare — provisions are actually negotiable.

Independent inspection management: Builder inspections are conducted by inspectors the builder hires or approves. An independent buyer's agent ensures you have an independent inspector — hired by you, loyal to you — conducting phase inspections (framing, drywall, final walkthrough). This is covered in detail in Section 7, but the short version is: new construction defects do occur, and an independent inspection at the right phases catches them before they are covered by drywall or finished flooring.

Resale analysis — are you over-improving? Builders make money on design center upgrades. Sales counselors are commission-compensated on design center spend. Nobody in the model home is incentivized to tell you that the $45,000 upgrade package you are considering would make your home the most expensive in the community at resale, meaning you are unlikely to recover those dollars when you sell. Your buyer's agent runs resale comps, looks at what the high-water mark sales in the community have been, and advises you on which upgrades have resale value and which are for your own enjoyment at non-recoverable cost.

The Registration Rule — Read This Carefully

Most Arizona homebuilders — including DR Horton, Lennar, Pulte, Meritage Homes, Taylor Morrison, Toll Brothers, Shea Homes, and David Weekley — operate under a buyer's agent registration policy that requires your agent to be registered before your first visit to the community. The specific mechanics vary: some builders require written registration before the first visit; others log the agent's name at the time of the first visit and honor registrations that way. But the critical point is this:

If you visit a model home without a registered buyer's agent and later decide you want representation, most builders will not retroactively honor the agent registration. You lose the right to have that agent represent you for the rest of the transaction. The builder's sales counselor then manages your transaction from start to close, with no independent advocate in your corner.

This is not a bureaucratic technicality — it is a real consequence that I see hurt buyers every year. The fix is simple: call me at (480) 227-9143 before you visit a single model home. I can register as your buyer's agent by phone, email, or through the builder's online system in five minutes. There is no cost to you, no obligation beyond the conversation, and no downside. There is only upside — the protection of professional representation at every step of one of the largest financial transactions of your life.

Ryan's New Construction Process — Step by Step

1. Initial consultation: We identify which communities fit your location, size, and price criteria. I share current incentive intelligence from active builder programs.
2. Registration: I register as your buyer's agent at every community on your shortlist before your first visit. This takes minutes per builder and costs you nothing.
3. Model home visits with guidance: I accompany you to model home visits or brief you extensively beforehand on what to look for, what questions to ask, and what not to volunteer to the sales counselor before we have a negotiating position.
4. Contract review: Before you sign anything, we review the purchase contract together. I walk you through the provisions that most buyers do not notice until they become problems: timeline protection, deposit forfeiture conditions, design center refund policy, arbitration clauses.
5. Incentive negotiation: I handle the incentive conversation with the builder's sales team based on current market conditions, phase velocity, and my knowledge of what other buyers in the same community have received.
6. Design center strategy: I help you prioritize design center selections based on resale value, lifestyle use, and budget. Some upgrades are worth every dollar; others are pure personal preference at non-recoverable cost. You should know which is which.
7. Phase inspections: I coordinate independent inspector access at framing, drywall, and final walkthrough. Any defects identified are documented and resolved through the builder's warranty channel before close.
8. Pre-close walkthrough: We complete the builder's pre-close walkthrough together. I have a checklist of common new construction deficiencies and know what to document versus what to accept.
9. Close and beyond: Closing, keys, and the beginning of the builder's warranty period. I advise you on how to use the warranty process effectively in the first year.

Section 6: The CFD/SID Warning — Understanding Your Real Annual Cost

Of all the topics in this guide, the Community Facilities District (CFD) and Special Improvement District (SID) issue generates the most buyer surprise after closing. I have had clients call me — in some cases clients I represented, in other cases buyers I did not get to represent — after receiving their first annual property tax bill and expressing genuine shock at a line item they did not understand. Let me make sure that does not happen to you.

What Is a CFD and Why Does It Exist?

A Community Facilities District (CFD) is a financing mechanism authorized under Arizona Revised Statutes Title 48. It allows a developer or municipality to issue bonds to fund infrastructure — roads, water lines, sewer trunk lines, park construction, school sites, and sometimes even sales tax for public school equipment — with the bonds repaid by homeowners within the district over a period of 20 to 30 years through an annual assessment that appears on their property tax bill.

From the builder's perspective, CFDs are an attractive tool: they allow the development of large master-planned communities without requiring the builder to fund all infrastructure upfront. From the municipality's perspective, CFDs accelerate development and bring residents and taxable activity to formerly undeveloped land. From the buyer's perspective, CFDs mean you are paying for infrastructure over decades, even if you move out of the home in year five.

Special Improvement Districts (SIDs) function similarly but are typically narrower in scope — financing specific improvements like street lighting, landscaping, or stormwater management in a defined geographic area. Both CFDs and SIDs appear as separate line items on your Maricopa County or Pinal County property tax assessment.

What CFD Assessments Actually Cost

The annual CFD or SID assessment in metro Phoenix new construction communities ranges from approximately $500 to $3,500 or more per year, with the most significant obligations typically found in the newest phases of the largest master-planned communities — Queen Creek master plans, Buckeye developments, and north Phoenix communities where significant infrastructure has been financed through bonds. A CFD obligation of $2,400 per year ($200 per month) is not unusual in newer Queen Creek or Buckeye communities. Over a 30-year bond term, that is $72,000 in total payments — a real and significant ownership cost that does not appear in the home's purchase price, list price, or the HOA disclosure you receive early in the transaction.

CFD obligations also differ by phase within a community. Earlier phases that have been occupied longer have seen the bond balance partially paid down by previous owners, resulting in lower annual assessments. A resale home in Phase 1 of a master-planned community may have a CFD assessment of $800 per year, while a new Phase 7 home has an assessment of $2,800 per year — all else equal. This makes phase selection within a community an important financial consideration that goes beyond just lot availability and pricing.

Disclosure Requirements — What the Builder Must Tell You

Arizona law requires builders to disclose the existence of CFDs and SIDs in the public report that all new home purchasers must receive before signing a purchase contract. The public report is a document prepared in compliance with the Arizona Department of Real Estate's requirements and must describe all encumbrances, liens, and assessments on the property. In practice, the public report is often a dense document of 30–60 pages that many buyers receive, briefly acknowledge, and do not read carefully. The CFD disclosure is in there — but it is your buyer's agent's job to identify it, quantify it, and make sure you understand the annual cost before you sign.

I review every public report for every new construction community my clients consider. If there is a CFD or SID, I calculate the annual impact, the estimated remaining term, and where possible the payoff amount so you can decide whether to pay it off at closing or carry the obligation.

Early Payoff Option

Many CFDs allow early payoff — the entire remaining bond obligation can be paid at closing, eliminating the annual assessment for the life of your ownership. The title company can calculate the payoff amount. Depending on the CFD balance and your financial situation, paying off the CFD at closing may make sense: if the annual assessment is $2,500 and the payoff is $28,000, the payoff has a simple payback of 11.2 years. If you plan to own the home for 15+ years, the payoff likely makes financial sense. If you plan to sell in 5 years, it may not. I run this analysis for every new construction client as part of the due diligence process.

Section 7: New Construction Inspection — You Need One

A widely repeated myth among new construction buyers is that a brand-new home does not need an independent inspection because it was just built and passed local municipality inspections during construction. This is incorrect and potentially expensive. Local municipality inspectors conduct code compliance inspections — they verify that the minimum legal requirements have been met. They are not advocates for buyer quality, they do not catch every defect, and they often spend only a fraction of the time on site that an independent inspector would spend on a buyer-commissioned inspection.

Common new construction defects found in Phoenix: Independent inspectors working on new Arizona homes routinely find a range of issues that fall through the cracks of code inspections. HVAC ductwork that is poorly sealed at connections, resulting in conditioned air leaking into the attic (a major energy efficiency issue that is especially costly in Phoenix summers). Roofing material that was improperly installed at flashing points — around chimneys, plumbing penetrations, and eave terminations — creating water intrusion pathways. Stucco water intrusion at window and door penetrations, where the integration between stucco and window flanges was not properly detailed. Electrical rough-in with missing junction box covers or improperly supported wire runs. Post-tension slab cables that were not properly detailed at the perimeter — a significant structural concern that should be caught before drywall.

Phase Inspections — When to Inspect

Framing inspection (pre-drywall): This is the most important independent inspection stage. When the framing is complete, rough mechanical systems (HVAC ductwork, electrical, plumbing rough-in) are installed, and before insulation and drywall cover everything, a qualified inspector can see virtually every structural and mechanical element of the home. This is when to catch improperly notched or drilled structural members, undersized header beams, plumbing rough-in at wrong heights, and electrical issues. Once drywall goes up, many of these issues become expensive to access even if the builder acknowledges them under warranty.

Drywall inspection: A secondary inspection after drywall and insulation but before finish flooring and paint. At this stage the inspector can check drywall installation quality, identify moisture intrusion in walls from early exterior work, and verify that mechanical penetrations through fire-rated assemblies were properly sealed.

Final walkthrough inspection: The most comprehensive inspection, conducted after all finishes are complete but before closing. The final inspection covers everything visible in the completed home: finish quality, appliance function, HVAC performance, plumbing pressure and drainage, door and window operation, and all exterior elements. This inspection generates the punch list — a documented list of deficiencies that must be corrected before close or within an agreed warranty timeline.

Arizona-specific considerations: Note that Arizona has no state licensing requirement for home inspectors. In a licensed profession, you can verify credentials with the state. For Arizona home inspectors, look for national credential holders: ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors). These organizations have published standards of practice and code of ethics. I maintain a list of inspectors I trust for new construction phase work — call me at (480) 227-9143 and I will make a referral.

Table 1: Phoenix Metro Builder Comparison (2026)

Table 1: Phoenix metro new construction builder comparison. Ratings reflect Ryan Moxley's assessment based on active Phoenix metro market experience as of June 2026. Energy efficiency rating reflects standard (non-upgrade) construction performance in Arizona's desert climate. All prices are approximate and vary by community, phase, and lot.

Table 2: All-In Cost Comparison Across Builder Tiers

Table 2: All-in cost comparison for representative homes at each builder tier in the Phoenix metro, June 2026. Lot premiums, CFD assessments, and HOA dues vary significantly by community and phase. Annual operating cost estimate includes HOA dues, CFD assessment, and estimated utility costs (electricity, water). Preferred lender incentives are estimates based on typical current-market programs and are subject to change. Always verify all figures with the builder and an independent financial advisor before signing a purchase contract.

Frequently Asked Questions