Where Sonoran Desert drama meets world-ranked golf. Troon Village is north Scottsdale's most visually striking luxury community — defined by the iconic Pinnacle rock formation, two nationally acclaimed golf courses, and estate homes priced from $700K to $10M+.
Overview
Troon Village occupies a singular position in the north Scottsdale real estate hierarchy. Built around the Troon North Golf Club — home to two of the most visually spectacular and critically acclaimed golf courses in the American Southwest — this master-planned community delivers a combination of natural grandeur and luxury living that few addresses anywhere in Arizona can match.
The community sits in the far-north reaches of Scottsdale, where the Sonoran Desert transitions into rugged rocky terrain. The defining landmark is "The Pinnacle," a dramatic natural red-rock formation that rises from the desert floor at the north edge of the community, providing a backdrop that shifts color from gold to crimson as the sun tracks across the Arizona sky. This is not manufactured scenery — it is the real Sonoran Desert at its most spectacular.
Troon Village encompasses a range of property types — from attached condos priced near $700K to estate compounds exceeding $10 million — all sharing the same core identity: proximity to world-class golf, dramatic natural scenery, and the privacy that comes with far-north Scottsdale's lower density. The 85255 zip code consistently ranks among the most expensive in the state of Arizona, and Troon Village is one of its most sought-after sub-markets.
For buyers seeking a community where the setting itself is the amenity — where you can tee off on a Golf Digest Top 100 course in the morning and return to an estate home with Pinnacle and McDowell Mountain views in the afternoon — Troon Village is the answer.
The Anchor Amenity
Troon North Golf Club is the centerpiece around which all of Troon Village was built. Unlike many Scottsdale golf communities that feature private, members-only clubs, Troon North is a public/resort facility — a distinction that matters enormously and sets Troon Village apart from competitors.
The Monument Course at Troon North is the flagship layout — and it has earned international acclaim. Golf Digest has consistently placed it among its "100 Greatest Golf Courses in the United States." The course plays through pure Sonoran Desert terrain, routing around enormous saguaro cacti, boulder outcroppings, and natural washes, with the "Monument" — a massive natural rock formation — serving as a defining visual element along the course.
The Monument Course is considered one of the most visually dramatic golf experiences in the country. Tee boxes are carved into hillsides. Fairways thread between desert flora. Views of the McDowell Mountains and the Pinnacle rock formation accompany nearly every hole. International golf tourists specifically fly to Scottsdale to play Troon North — the Monument Course is a bucket-list destination for serious golfers worldwide.
Designer Tom Weiskopf and Jay Morrish collaborated on the original layout (now fully evolved under the Troon team's stewardship). The routing respects the natural topography to a degree unusual even in desert golf, minimizing earthmoving and maximizing authentic desert character.
The Pinnacle Course is Troon North's second 18-hole layout, equally beautiful if slightly less storied than the Monument. Named for the dramatic rock formation visible throughout much of the round, the Pinnacle Course offers an excellent complement to the Monument — a different routing that reveals different desert vistas and challenges. Both courses are consistently in excellent condition; Troon North's green fees reflect a resort-quality operation.
Green fees at Troon North vary seasonally and by tee time — peak season (October–April) rates run $200–$350+ per round on the Monument Course. Summer rates are substantially discounted. Resort guests at nearby luxury hotels (Fairmont Scottsdale Princess, Four Seasons Scottsdale at Troon North) receive preferential tee time access.
Troon Incorporated — the golf management company that operates Troon North — has grown into one of the largest golf management companies in the world, managing hundreds of courses on multiple continents. The Scottsdale community is the original namesake property. Living in "Troon Village" carries an immediate association with this global golf brand, which contributes to the community's prestige and name recognition in real estate conversations both locally and nationally.
It is important to note: living in Troon Village does NOT automatically confer any discounted or preferential golf access at Troon North. Golf is available to all public players. Some specific sub-associations or sections within Troon Village may have preferred tee time programs — verify with your HOA. The "Troon" name in real estate refers to the community's geographic and historical association with the golf club, not to a membership entitlement.
Golf Digest Top 100 in the USA. Plays through authentic Sonoran Desert terrain with saguaro, boulders, and desert washes. Named for a massive natural rock formation mid-course. Tom Weiskopf/Jay Morrish design. International bucket-list destination. Par 72, ~7,008 yards from back tees.
Second 18-hole layout at Troon North. Named for the Pinnacle rock formation visible throughout the round. Highly rated in its own right — consistently listed among Arizona's top public courses. Different routing and character from Monument, offering complementary challenges.
Unlike Estancia, Desert Mountain, or Whisper Rock — private-only clubs with waitlists — Troon North is open to any golfer who pays the green fee. You don't need to live in Troon Village to play. Conversely, living in Troon Village does not require a golf membership. This accessibility makes Troon North one of the most democratically enjoyed luxury golf experiences in Arizona.
Four Seasons Resort Scottsdale at Troon North sits directly adjacent to the community — a Forbes five-star property whose guests play Troon North regularly. Fairmont Scottsdale Princess (about 20 min away) also routes guests to Troon North. The resort ecosystem elevates the entire community's profile and keeps Troon North maintained to world-class standards.
The Natural Setting
Troon Village's natural scenery is not incidental — it is the community's most important asset. The Pinnacle rock formation and McDowell Mountain proximity create a visual environment that rivals Sedona for dramatic desert beauty, within 45 minutes of downtown Scottsdale.
The Pinnacle is a large, naturally occurring red-rock formation that rises abruptly from the desert floor at the northern edge of Troon Village. It is visible from much of the community and provides an unmistakable silhouette that serves as Troon Village's visual identity. The Pinnacle's coloring intensifies at dawn and dusk — at these hours, the rock takes on deep auburn and crimson tones that transform the backdrop of north-facing Troon Village homes into something extraordinary.
The Pinnacle is on private land and is not open for hiking or climbing. Its value is entirely visual — a permanent, unchangeable natural feature that no amount of development can diminish or obstruct (given the setbacks and view-preservation norms of north Scottsdale's development standards). When evaluating Troon Village homes, Pinnacle views directly from the backyard or primary living areas command meaningful price premiums — often $200K–$600K or more over comparable homes without the view.
The McDowell Mountain range lies to the east and southeast of Troon Village. The McDowell Sonoran Preserve — one of the largest urban preserves in the United States, covering 36,400+ acres — provides permanent open-space protection for the mountains and guarantees that views from the eastern sides of Troon Village homes will never be developed. McDowell Mountain Regional Park further expands the protected desert wilderness available for hiking, mountain biking, and equestrian use within a short drive.
The combination of Pinnacle views (north) and McDowell views (east) means that many Troon Village estate lots have a 180-degree arc of undeveloped, dramatic natural scenery visible from the home — a rarity even in luxury Scottsdale real estate.
Troon Village's planning incorporated natural desert wash corridors throughout the community as open-space buffers between neighborhoods. These washes — seasonal water drainage channels lined with mature desert vegetation — provide visual separation between homes, create wildlife corridors, and contribute to the sense that Troon Village homes are embedded in the desert rather than placed atop it. Xeriscape landscaping standards throughout the community reinforce this aesthetic.
Sunrise and sunset are particularly spectacular from Troon Village. The western exposure captures brilliant Arizona sunsets over the distant White Tank and Estrella mountain ranges. The eastern exposure catches dawn light illuminating the McDowell peaks. Serious luxury buyers who value views and natural beauty should put Troon Village on their short list early in their search.
The Four Seasons Resort Scottsdale at Troon North is immediately adjacent to the Troon Village community — a Forbes five-star, AAA Five Diamond property that regularly appears on Condé Nast Traveler's top luxury resort lists in the United States. The resort features Talavera restaurant (one of Scottsdale's finest dining experiences with panoramic desert views), a world-class spa, two pools, and of course access to Troon North's two golf courses.
For Troon Village residents, the Four Seasons' proximity provides practical lifestyle benefits: resort-caliber dining and spa services within minutes, a world-class venue for hosting out-of-town guests, and the positive property value halo that comes from having a Forbes five-star resort as a neighbor. The Four Seasons also maintains the broader "Troon" brand awareness that keeps Troon Village names in upscale travel publications year-round.
Troon Village exists within the Sonoran Desert — the only desert in the world where the giant saguaro cactus grows natively. Mature saguaros throughout the community and on its golf courses are decades or centuries old; they are protected by Arizona state law (ARS §3-904 Saguaro Protection Act) and cannot be removed without permits. These massive cacti — which can reach 40 feet tall and weigh 6 tons when fully hydrated — give Troon Village's landscape an ancient, otherworldly quality that no amount of landscaping can replicate.
Wildlife is abundant at Troon Village: Javelina (collared peccaries), coyotes, roadrunners, Gambel's quail, Harris's hawks, red-tailed hawks, Great Horned Owls, and occasional mule deer and bobcats are regular visitors. For buyers accustomed to suburban Phoenix landscapes, the wildlife density at Troon Village is a genuine surprise — and a significant draw for those seeking an authentic Sonoran Desert lifestyle.
Real Estate
Troon Village encompasses a broader range of property types than many buyers expect — from attached condos entry-priced near $700K to ultra-premium estate compounds exceeding $10 million. Each segment serves a distinct buyer profile with its own trade-offs between price, size, views, and amenity proximity.
Closest proximity to Troon North Golf Club and the Four Seasons Resort. Typically 1,500–2,800 sq ft. Lock-and-leave convenience for snowbirds and executives. HOA covers exterior maintenance and community areas. Some units have golf-course-frontage views.
Golf Frontage Lock-and-Leave Snowbird-Friendly3,000–5,000 sq ft single-family detached homes on standard Troon Village lots. Newer construction from the late 1990s through 2010s. Non-premium view orientation (no direct Pinnacle or McDowell frontage). Private pools standard. HOA maintains streets and common areas.
Private Pool 3-Car Garage XeriscapeHomes sited specifically for Pinnacle rock formation or McDowell Mountain views. Typically 3,500–6,000 sq ft on larger lots. View premiums of $200K–$600K+ over comparable non-view homes. Infinity-edge pools that appear to flow into the desert. These are the homes that define the "Troon Village experience" in listing photography.
Pinnacle Views Infinity Pool Premium LotsHomes with direct golf course frontage on the Monument or Pinnacle Course. Expansive fairway views and natural desert wash scenery beyond. Golf errant-ball risk considerations (standard netting or setbacks in place). Most-sought-after lots by golf enthusiasts who want to step off their patio directly to the course.
Golf Frontage Resort Views Rare InventorySeveral sub-neighborhoods within the larger Troon Village master plan are independently guard-gated, offering additional privacy and security beyond the community's general access controls. These carry additional HOA layers (sub-association fees on top of master HOA). Preferred by full-time residents requiring the highest security levels.
Guard Gated Private Security Full-Time ResidentUltra-premium estates of 5,000–12,000+ sq ft on the community's finest parcels. Custom architecture from Arizona's most acclaimed residential designers. Combination of Pinnacle views, golf frontage, and maximum lot size. Multiple casitas or guest quarters, resort-style outdoor living, home theaters, and wine cellars typical at this level.
Custom Architecture Casita / Guest House Resort Outdoor LivingAll price ranges are approximate 2025–2026 market values. HOA fees vary by sub-association and are subject to change. Verify school assignments for your specific parcel through SUSD or CCUSD boundary tools.
| Property Type | Price Range | Typical Sq Ft | Lot Size | HOA/Mo (Approx.) | School District | Troon North Golf (Walking Distance) |
Guard Gated | Best For |
|---|---|---|---|---|---|---|---|---|
| Attached Condos / Townhomes | $700K–$1.4M | 1,500–2,800 sq ft | Shared/common | $350–$600 (incl. ext. maint.) | SUSD or CCUSD | Yes — very close | Some units | Snowbirds, lock-and-leave, golf enthusiasts |
| Standard Detached SFR (non-view) | $1.1M–$2.5M | 3,000–5,000 sq ft | 8,000–18,000 sq ft | $200–$380 | SUSD or CCUSD | 5–10 min drive | No (open sub) | Families, primary residence, value play in Troon |
| View Lots (Pinnacle / McDowell) | $1.5M–$4M | 3,500–6,500 sq ft | 12,000–30,000 sq ft | $220–$400 | SUSD (Desert Mtn HS) | 5–15 min drive | Some sub-assocs | View buyers, primary/part-time, dramatic AZ scenery |
| Golf Frontage Homes | $1.8M–$5M | 3,500–7,000 sq ft | 14,000–35,000 sq ft | $250–$420 | SUSD or CCUSD | Yes — course-adjacent | Some sub-assocs | Golf enthusiasts, entertainment homes, resort lifestyle |
| Guard-Gated Sub-Associations | $2M–$8M | 4,000–8,000 sq ft | 15,000–40,000 sq ft | $350–$600 (master + sub) | SUSD (Desert Mtn HS) | 10–15 min drive | Yes — 24/7 guard | Full-time residents, privacy-first buyers, executives |
| Estate Properties (5,000+ sq ft) | $3M–$10M+ | 5,000–12,000+ sq ft | 25,000 sq ft – 1 acre+ | $300–$600+ | SUSD (Desert Mtn HS) | Varies by parcel | Most gated | Ultra-HNW buyers, custom architecture, resort compound |
| Sources: Phoenix MLS (ARMLS), Maricopa County Assessor, Scottsdale/Cave Creek Unified School Districts. Prices are 2025–2026 market estimates. HOA fees subject to change — always verify with HOA disclosure. | ||||||||
Community Governance
Troon Village's HOA is active and enforces standards that preserve the community's visual quality and property values. Understanding the HOA structure before purchasing is essential — Troon Village can have multiple layers of HOA depending on your specific sub-neighborhood.
The Troon Village master HOA governs the overall community — common areas, entry monumentation, streetscaping, and community-wide standards. Monthly master HOA fees typically range from $200–$400 depending on your specific neighborhood within the community.
Many sub-neighborhoods within Troon Village also maintain their own sub-association HOAs, adding a second layer of governance and fees. These sub-HOAs often cover additional services (guard gate staffing, neighborhood-specific landscaping, private street maintenance) and enforce more specific architectural standards within their enclave.
For buyers, this means your total HOA obligation may include both master and sub-association fees. Always request the full HOA disclosure package under ARS §33-1806 before removing your inspection contingency. This disclosure will itemize all HOA fees, current financials, reserves, pending assessments, and CC&R restrictions.
Troon Village's Architectural Review Committee (ARC) maintains strict standards governing exterior modifications, additions, landscaping changes, and exterior color schemes. North Scottsdale's desert aesthetic standards mean earth tones, xeriscape landscaping, and materials that blend with the natural desert environment are strongly preferred — and in many cases required. Bright colors, non-native lush landscaping, and suburban-looking improvements are typically disapproved.
Before purchasing, review the community's CC&Rs to understand what modifications require ARC approval. Common items requiring approval include: patio extensions, outdoor kitchens, pool additions, exterior paint color changes, new landscaping, and changes to hardscape. The process is well-established and not onerous, but awareness is important for buyers planning immediate improvements.
Arizona state law (ARS §9-500.39) preempts local municipalities from banning short-term rentals outright. However, HOA CC&Rs CAN and often DO restrict short-term rentals (Airbnb, VRBO) within the community. Many Troon Village sub-associations have minimum rental period requirements — often 30 or 90 days — which effectively limits short-term vacation rental operations.
If you are purchasing Troon Village real estate with short-term rental intent, confirm the specific CC&R rental restrictions for your exact sub-association BEFORE making an offer. This is a material due diligence item. Ryan Moxley's team can assist with this review during the BINSR period.
Troon Village properties are assessed by the Maricopa County Assessor. Arizona uses a property tax system with a 10% assessment ratio for owner-occupied residential properties (Class 3). The Maricopa County average effective property tax rate is approximately 0.55–0.70% of market value — low compared to most U.S. states, a significant financial advantage for luxury home buyers.
For a $2.5 million Troon Village home, you might expect annual property taxes of approximately $13,750–$17,500 — substantially lower than comparable homes in California, New York, Texas, or Illinois. Arizona's favorable property tax treatment is a key financial benefit for high-net-worth buyers relocating from higher-tax states.
Arizona offers a Senior Valuation Protection program (ARS §42-17302) that can freeze the assessed value for qualifying homeowners 65+ with income below threshold — relevant for Troon Village buyers in the snowbird/retiree demographic.
While Troon North Golf Club dominates Troon Village's amenity identity, the community offers additional lifestyle features:
Troon Village's proximity to native Sonoran Desert increases wildfire risk compared to urban Phoenix neighborhoods. Arizona has seen increasing wildfire activity as drought conditions intensify. Buyers should budget for comprehensive homeowner's insurance that includes wildfire coverage, and should consult with their insurer about defensible space recommendations. Many Troon Village HOAs have vegetation management programs to reduce wildfire risk within common areas.
How Troon Compares
Troon Village competes directly with DC Ranch, Silverleaf, McCormick Ranch, Grayhawk, and Gainey Ranch for north Scottsdale luxury buyers. Each has distinct strengths — this comparison helps buyers understand where Troon fits in the landscape.
| Community | Price Range | Golf On-Site | HOA/Mo (Approx.) | Guard Gated | Mountain / Pinnacle View (1–10) | School District | Scottsdale Quarter Commute |
Best Buyer Profile |
|---|---|---|---|---|---|---|---|---|
| Troon Village | $700K–$10M+ | Public (Top 100 Monument) | $200–$600 | Sub-assocs only | 10/10 | SUSD / CCUSD | 20–25 min | Golf/scenery priority, dramatic desert setting, luxury retreat |
| DC Ranch | $800K–$15M+ | Private (The Club at DC Ranch) | $250–$700 | Multiple gated sections | 7/10 | SUSD (Desert Mtn HS) | 15–20 min | Community amenities, Market Street lifestyle, Silverleaf ultra-premium |
| Silverleaf (within DC Ranch) | $2.5M–$30M+ | Private (Silverleaf Country Club) | $600–$1,500+ | Yes — 24/7 | 8/10 | SUSD (Desert Mtn HS) | 15–20 min | Ultra-HNW, privacy, most exclusive Scottsdale address |
| Grayhawk | $500K–$3M | Public (Talon + Raptor) | $150–$350 | Some gated sections | 5/10 | SUSD (Pinnacle HS) | 15 min | Golf-oriented families, slightly lower entry price, strong schools |
| McCormick Ranch | $600K–$3M | Semiprivate (McCormick Ranch Golf) | $100–$250 | Mostly open | 3/10 | SUSD (Saguaro HS) | 10 min | Established neighborhood feel, lake access, mature landscaping |
| Gainey Ranch | $700K–$5M | Semiprivate (Gainey Ranch Golf) | $200–$500 | Yes (master gated) | 4/10 | SUSD (Chaparral HS) | 5–10 min | Gated security, centrally located, resort-adjacent (Hyatt Gainey Ranch) |
| Price ranges are 2025–2026 market estimates. View ratings are subjective assessments of natural mountain/formation view quality. HOA fees vary by sub-association — always verify with HOA disclosure (ARS §33-1806). Sources: ARMLS, Maricopa County Assessor, community HOA disclosures. | ||||||||
Troon Village vs. DC Ranch/Silverleaf: Troon Village wins on natural scenery and golf experience. DC Ranch wins on built-in community infrastructure (Market Street, The Club) and breadth of price points. Silverleaf is the ultimate privacy/luxury play for buyers where price is no constraint. Many buyers who can afford all three ultimately choose Troon for the golf-resort atmosphere and unmatched natural setting.
Troon Village vs. Grayhawk: Grayhawk offers a lower entry point and similar public-golf identity with excellent Scottsdale schools (Pinnacle HS). Troon Village commands premiums for its superior natural scenery, the Four Seasons adjacency, and the Monument Course's international reputation. Grayhawk is an excellent value; Troon is the premium step up.
Troon Village vs. McCormick/Gainey: McCormick Ranch and Gainey Ranch are mid-Scottsdale communities with a very different character — more urban, closer to central Scottsdale amenities, with lake access (McCormick) or Hyatt adjacency (Gainey). They lack Troon's dramatic natural scenery but offer shorter commutes to central Scottsdale and lower price points in most cases.
The Troon Village Buyer: The ideal Troon Village buyer is someone who values natural beauty above all other community attributes, plays or appreciates world-class golf, and wants the private, retreat-like atmosphere of far-north Scottsdale. They are typically comfortable with the 20–25 minute drive to central Scottsdale amenities in exchange for the daily experience of living against the Pinnacle and the McDowell Mountains.
Education
Troon Village's school assignment depends on your specific parcel address. The community sits near the boundary between Scottsdale Unified School District (SUSD) and Cave Creek Unified School District (CCUSD) — both excellent districts with strong high school offerings.
Many Troon Village addresses fall within Scottsdale Unified — the larger of the two potential districts serving the community. SUSD has a strong academic reputation, particularly at the high school level, and is one of the most well-regarded large suburban districts in Arizona.
Typical SUSD assignments for Troon Village:
Desert Mountain HS in particular is a significant draw for families choosing Troon Village. Its IB program is nationally recognized, and the school's alumni consistently gain admission to selective universities. For families where high school quality is a primary driver of neighborhood selection, Desert Mountain HS is a compelling argument for Troon Village.
Some Troon Village parcels — particularly those closer to Cave Creek Road — may fall within CCUSD. This district serves the Cave Creek, Carefree, and north Scottsdale corridor and has a strong reputation for academics, athletics, and community engagement.
CCUSD key school: Cactus Shadows High School — one of Arizona's better public high schools; strong athletics tradition (especially golf and lacrosse, fitting the community demographics); solid academic programs including dual enrollment and honors courses.
Both districts are genuinely good options. The school assignment difference is rarely a dealbreaker for Troon Village buyers — the quality difference between the two districts is modest. That said, always verify your specific parcel's school assignment through the district boundary lookup tools (scottsdaleusd.org or ccusd93.net) before making an offer if schools are a primary consideration.
North Scottsdale and the Troon Village area have excellent private school options for families preferring non-public education:
For families committed to private education, Troon Village's drive times to private schools are reasonable — most north Scottsdale private school campuses are 20–35 minutes from the community.
Scottsdale Community College, Arizona State University (main campus in Tempe, 40–45 min; Scottsdale campus closer), and multiple private universities are accessible from Troon Village. ASU's west valley and downtown Phoenix campuses are also within 40–50 minutes. For families with college-bound students, the Arizona university system offers substantial in-state tuition advantages.
Location & Commute
Troon Village's far-north Scottsdale location is its trade-off: unmatched natural scenery and privacy in exchange for longer commutes to central metro destinations. Understanding these drive times is essential for buyers evaluating daily logistics.
Troon Village is approximately 40–45 minutes from central Phoenix in normal traffic — a commute that is genuinely lengthy for buyers who work downtown or in the central metro. This is the most significant practical trade-off of Troon Village's far-north location. Pima Road is the primary north-south artery; during peak commute hours (7–9 AM and 4–6 PM), travel times can extend by 10–20 minutes.
That said, a large percentage of Troon Village residents are remote workers, retirees, entrepreneurs, or executives with schedule flexibility — demographics for whom the daily commute is not a primary concern. For these buyers, the far-north location is a benefit rather than a burden: lower density, less noise, less traffic within the neighborhood, and proximity to the desert rather than urban congestion.
Scottsdale Executive Airport (SDL): Located in north Scottsdale along the Pima Road corridor, approximately 20 minutes from Troon Village. For private aviation users, SDL proximity is a significant lifestyle convenience — the airport handles corporate jets and private aircraft serving the greater Phoenix area without the congestion of Sky Harbor.
TSMC and Tech Corridor: TSMC Fab 21's Deer Valley location (north Phoenix, near I-17 and Happy Valley Road) is approximately 30–40 minutes from Troon Village — manageable via Pima Road to Happy Valley Road west. Intel's Chandler campus is 50–60 minutes. For semiconductor industry professionals choosing north Scottsdale, Troon Village's commute to TSMC is workable, particularly with the flexibility that senior technical roles often provide.
Expert Representation
Troon Village's luxury price points, multiple sub-HOA layers, school boundary complexity, and distinct sub-neighborhood characteristics make expert representation essential. Ryan Moxley's deep north Scottsdale expertise protects your interests at every step.
Purchasing in Troon Village involves several due diligence considerations that go beyond a standard Phoenix area home purchase:
Troon Village homes sell at their best when presented to buyers who already appreciate what the community offers. Marketing strategy should prioritize:
Arizona's "dry funding" transaction process means the closing day, funding day, and recording day are all the same — keys transfer at recording. In luxury transactions, wire verification and funding timing are critical; your escrow officer should confirm funding receipt before disbursing keys. Wiring fraud is the single largest fraud risk in real estate transactions — always verify wire instructions by phone to a known number, never via email alone.
Arizona is a non-disclosure state — sale prices are not public record. Unlike California or most other states, there is no publicly searchable database of actual sale prices. Appraisers and agents rely on MLS data, which is only accessible to licensed real estate professionals. This makes working with an experienced agent essential for both buyers (understanding true market values) and sellers (pricing accurately in a non-transparent market).
Some Troon Village purchases are structured as 1031 exchange replacements — particularly for out-of-state investors liquidating non-Arizona investment properties and seeking to place equity into a luxury Arizona property that may also serve as a future primary or vacation residence. IRC §1031 requires a qualified intermediary (QI), a 45-day identification period, and a 180-day closing window. Arizona's efficient closing process and the Troon Village market's typical escrow timeline are generally compatible with 1031 exchange requirements.
Note: A 1031 exchange into a property you intend to convert to personal use eventually involves complex tax planning — IRC §121 exclusion eligibility, the five-year/two-out-of-five-years residency requirement interaction with exchange rules. Consult your CPA and QI before structuring an exchange with personal use intent.
Most Troon Village transactions above $1.5M involve either all-cash purchase or jumbo mortgage financing. The 2026 conforming loan limit for Maricopa County is $806,500 — any loan above this amount is classified as a jumbo or non-conforming loan and requires different lender qualification. Jumbo lenders typically require stronger reserve documentation (12–24 months of housing payments in liquid assets), and may have different rate structures than conforming loans.
Private banking relationships (JP Morgan Private Bank, Wells Fargo Private Bank, First Republic [now owned by JP Morgan], UBS, Morgan Stanley) often offer the most competitive jumbo products for high-net-worth buyers. Some buyers in the $5M+ range conduct all-cash purchases to avoid financing contingencies and demonstrate strength in competitive offer situations.
Frequently Asked Questions
Ryan Moxley has deep expertise in Troon Village and all of north Scottsdale's luxury communities. Whether you're buying your first home in Troon, upgrading to an estate property, or selling an existing home, Ryan's market knowledge and negotiation skills deliver results.
Or call/text directly: (480) 227-9143
Your Agent
Ryan Moxley is a top 1% REALTOR® nationally, based in the Phoenix metro area and specializing in north Scottsdale luxury real estate — including Troon Village, DC Ranch, Paradise Valley, Scottsdale's guard-gated communities, and the broader luxury market. Ryan's approach combines deep local market knowledge, data-driven pricing strategy, and a client-first negotiation philosophy that consistently delivers results for buyers and sellers in competitive luxury markets.
Licensed under My Home Group (Arizona's premier independent brokerage), Ryan has represented clients in Troon Village transactions across all price points — from condo purchases to multi-million-dollar estate sales. His familiarity with the community's sub-HOA structures, school boundary nuances, view premium dynamics, and golf-frontage valuation provides clients with an informational edge that matters in luxury real estate.
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