Mountain views, desert preserve access, top-rated PUSD schools, and resort-style living — WestWing Foothills is one of northwest Peoria’s most desirable addresses for families and active adults alike.
WestWing Foothills is a thoughtfully designed residential community in the 85383 zip code of northwest Peoria, Arizona. Nestled against the foothills of the White Tank Mountain corridor and positioned for easy access to Lake Pleasant Regional Park, the community delivers what many buyers dream of: dramatic desert mountain scenery paired with all the conveniences of a well-planned modern neighborhood.
The community occupies a prime location near the intersection of Lake Pleasant Parkway and the Loop 303 freeway — providing fast access to the West Valley employment base including the Luke Air Force Base corridor, the growing Glendale entertainment district, and north to the Deer Valley technology corridor. Yet within the community itself, residents experience a quieter, more spacious Arizona life than most Phoenix neighborhoods offer.
Homes in WestWing Foothills range from approximately 1,800 to 4,200 square feet, built primarily by Pulte Homes, Richmond American, and Taylor Morrison between 2004 and 2014. The community benefits from mature desert landscaping, established trees in common areas, and a neighborhood park system with walking and biking paths that connect residents to the broader West Valley trail network.
Peoria, Arizona — consistently ranked among the best cities in the West for family quality of life — provides the civic infrastructure: Peoria Unified School District (one of Arizona’s largest A-rated districts), the Peoria Sports Complex (spring training home of the San Diego Padres and Seattle Mariners), the Peoria Center for the Performing Arts, and a robust parks system with over 40 parks citywide.
Peoria has experienced transformational growth driven by the Loop 303 freeway opening, the TSMC semiconductor supply chain buildout, and Luke AFB expansion. The I-10/303 and I-17/303 corridors have attracted significant commercial, industrial, and residential investment. WestWing Foothills sits in a Peoria zone that benefits from this growth while retaining its established-neighborhood character — a rare combination in the fast-changing West Valley.
| Home Type | Price Range | Median Price | Avg Sq Ft | Avg DOM | YoY Change |
|---|---|---|---|---|---|
| 3BR Single-Family | $440K–$580K | $498K | 1,900 | 25 | +4.8% |
| 4BR Single-Family | $530K–$680K | $592K | 2,500 | 27 | +5.4% |
| 5BR+ / Large Format | $650K–$850K | $720K | 3,200 | 34 | +6.1% |
| Mountain View Lots | $595K–$790K | $675K | 2,700 | 22 | +7.0% |
| Single-Level Plans | $465K–$625K | $530K | 2,000 | 24 | +5.0% |
| Quarter | Median Price | Closed Sales | Avg DOM | List/Sale % | Active Listings |
|---|---|---|---|---|---|
| Q1 2025 | $551K | 48 | 30 | 97.3% | 62 |
| Q2 2025 | $566K | 61 | 24 | 98.0% | 52 |
| Q3 2025 | $578K | 55 | 28 | 97.6% | 59 |
| Q4 2025 | $585K | 41 | 33 | 97.1% | 72 |
| Q1 2026 | $589K | 46 | 29 | 97.4% | 65 |
| Q2 2026 (Est.) | $595K | 58 | 27 | 97.7% | 56 |
One of the great lifestyle advantages of WestWing Foothills is its proximity to Lake Pleasant Regional Park — approximately 15 minutes north via Lake Pleasant Parkway. Lake Pleasant is a 10,000-acre reservoir fed by the Agua Fria River and the Central Arizona Project canal, surrounded by 23,000 acres of Sonoran Desert. Residents use it year-round for:
The White Tank Mountains rise dramatically to the west of WestWing Foothills and are protected within White Tank Mountain Regional Park — Maricopa County’s largest regional park at over 30,000 acres. The park features:
One of the most unique lifestyle perks of Peoria living is the Peoria Sports Complex, home to MLB spring training for the San Diego Padres and Seattle Mariners. Just 20 minutes south, this world-class facility hosts six weeks of pre-season baseball (February–March) in an intimate setting where fans sit within feet of the players. Regular season residents can catch games for $8–$25, a fraction of regular season costs.
| Destination | Distance | Normal | Rush Hour |
|---|---|---|---|
| Glendale (Westgate) | 22 mi | 22–28 min | 30–40 min |
| TSMC / Deer Valley (I-17) | 28 mi | 28–35 min | 40–55 min |
| Downtown Phoenix | 33 mi | 35–42 min | 50–65 min |
| Scottsdale Airpark | 40 mi | 42–50 min | 55–75 min |
| Luke AFB | 18 mi | 18–24 min | 25–35 min |
| Sky Harbor Airport | 30 mi | 32–40 min | 48–62 min |
WestWing Foothills is served by Peoria Unified School District (PUSD) — one of Arizona’s largest school districts with 54 campuses. PUSD has an overall B+ to A district rating and is known for its strong athletic programs, robust career and technical education pathways, and competitive academic offerings including International Baccalaureate (IB) programs at select campuses.
| School | Type | Grades | AZ Grade | GreatSchools | Notable Programs |
|---|---|---|---|---|---|
| WestWing Elementary | Public (PUSD) | K–6 | B | 7/10 | STEAM, Arts Integration |
| Alta Loma Elementary | Public (PUSD) | K–6 | B | 7/10 | Gifted, Math Focus |
| Peoria Centennial MS | Public (PUSD) | 7–8 | C | 6/10 | Sports, Band, STEM |
| Liberty High School | Public (PUSD) | 9–12 | B | 7/10 | IB Programme, AP, Athletics |
| Sunrise Mountain HS | Public (PUSD) | 9–12 | C | 6/10 | Fine Arts, Dual Enrollment |
| Basis Peoria | Charter | K–12 | A | 9/10 | Rigorous Academics, AP |
ARS §33-422 (SPDS): Sellers must provide a Seller Property Disclosure Statement covering material known defects. Review HVAC age, pool condition, roof, and plumbing carefully.
ARS §33-1806 (HOA Disclosure): HOA disclosure package — CC&Rs, financials, rules — is your right before committing. Review all HOA documents during the inspection period.
BINSR Process: Arizona’s 10-day inspection period and Buyer’s Inspection Notice & Seller’s Response form is the negotiation tool for repair requests or credits.
Dry Funding: Closing day = recording day = keys day in Arizona.
2026 Conforming Limit: $806,500 in Maricopa County — most WestWing Foothills homes fall within conventional loan limits.
Non-Disclosure State: Sale prices are not public record; Zillow estimates are unreliable. Ryan uses actual MLS data for all pricing.
| Loan Type | Best For | Down Payment | Key Notes |
|---|---|---|---|
| Conventional 30yr | Most buyers | 3–20% | Under $806.5K limit; no PMI at 20%+ |
| FHA | First-time buyers | 3.5% | 640+ credit; flexible DTI; MIP required |
| VA | Luke AFB / Veterans | 0% | No PMI; funding fee waived for disability; strong near Luke AFB |
| Jumbo | Estate / large luxury homes | 10–20% | Over $806.5K; stricter reserves requirement |
| DSCR / Investor | Investment properties | 20–25% | Rental income qualifies; no W2 required |
| ADOH HOME Plus | Income-qualified buyers | 3–5% DPA grant | 640+ credit; ≤$122,100 income limit; FHA/VA/Conv eligible |
WestWing Foothills is one of the most popular communities for active-duty military and veterans affiliated with Luke Air Force Base, located approximately 18 miles south. The VA loan program offers 0% down payment, no private mortgage insurance, and competitive interest rates — and the VA funding fee (2.15–3.3%) is waived entirely for veterans with a service-connected disability rating. Ryan is experienced in working with VA buyers and works with VA-specialist lenders who understand Arizona’s dry-funding timeline.
WestWing Foothills benefits from limited resale inventory and steady demand from West Valley families, Luke AFB personnel, and buyers seeking more space at a lower price point than north Scottsdale. Well-presented homes in the community typically sell in 22–30 days at 97%+ of list price.
Ryan’s listing strategy for WestWing Foothills homes:
| Feature | Value Impact | Notes |
|---|---|---|
| White Tank mountain view | +7–13% | Western exposure most desirable |
| Preserve or wash backing | +6–11% | No rear neighbors premium |
| Pool (heated, pebble) | +4–8% | Pebble finish adds vs. plaster |
| 3-car garage | +$14–24K | Strong West Valley demand |
| Updated kitchen (2020+) | +3–6% | Quartz, white shaker, large island |
| RV gate / side parking | +$6–15K | Very high demand in West Valley |
| Solar (owned) | +$9–16K | Leased solar complicates sale |
| Single-level plan | +2–5% | Strong retiree and VA buyer demand |
“We used our VA benefit and Ryan was an expert at navigating the appraisal and funding timeline. Found us a mountain-view home backing the foothills. Could not be happier with our WestWing home.”
“We sold our WestWing home and Ryan got us $22,000 over asking in under 3 weeks. His photography and social media campaign was incredible — we had multiple offers from buyers who had never physically visited Peoria.”
“Moved from Ohio for a position in Glendale. Ryan handled our entire purchase remotely via FaceTime tour and digital signing. The process was smoother than any real estate transaction we’d done before.”
Ryan Moxley is a top 1% REALTOR® at My Home Group with deep expertise across Peoria and the West Valley. Call for a free home valuation or buyer consultation.
Call (480) 227-9143Free Home Valuation: Arizona is a non-disclosure state. Zillow estimates are frequently wrong. Ryan uses actual ARMLS MLS data to give you a precise CMA at no cost.
| Year | Median Price | YoY Change | Notes |
|---|---|---|---|
| 2019 | $337K | +4.8% | Pre-pandemic West Valley baseline |
| 2020 | $372K | +10.4% | Remote work; California equity buyers arrive |
| 2021 | $445K | +19.6% | Peak migration cycle; inventory near zero |
| 2022 | $515K | +15.7% | Rate spike slows late in year |
| 2023 | $518K | +0.6% | Soft correction; prices hold |
| 2024 | $549K | +6.0% | Luke AFB expansion supports demand |
| 2025 | $572K | +4.2% | Steady appreciation; West Valley growth |
| 2026 (est.) | $595K | +4.0% | YTD through Q2 |
Northwest Peoria (85383) has appreciated approximately 76% from 2019 to 2026 — one of the stronger five-year tracks in the metro. The corridor’s affordability relative to north Scottsdale and north Phoenix, combined with strong recreational amenities, continues to attract out-of-state buyers who can capture more value per dollar.
WestWing Foothills benefits from macro-level growth trends reshaping the West Valley:
Peoria is one of the 10 largest cities in Arizona with a population exceeding 195,000 (2026 estimate). Founded in 1886 by settlers from Peoria, Illinois, it has grown from a farming community to a major Phoenix metro suburb. Key rankings:
| Service | Details |
|---|---|
| Police (PPD) | Community policing model; dedicated northwest district patrols |
| Fire/EMS | Peoria Fire-Medical Dept; Station 184 serves WestWing area |
| Parks | 40+ parks; Paloma Community Center; Sports Complex |
| Library | Peoria Main Library; New River Branch 10 min north |
| Public Transit | Valley Metro bus routes along 83rd Ave and Peoria Ave |
| Waste Management | Curbside recycling, bulk trash, hazardous waste programs |
WestWing Foothills residents benefit from access to multiple major employment zones:
| Employer / Zone | Industry | Distance |
|---|---|---|
| Luke Air Force Base | Military / Defense | 18 mi SE |
| State Farm Stadium (Cardinals org) | Entertainment/Sports | 22 mi SE |
| Arrowhead Hospital | Healthcare | 14 mi SE |
| Banner Thunderbird Medical | Healthcare | 18 mi SE |
| TSMC Fab 21 (via I-17) | Semiconductor | 28 mi E |
| 303 Logistics Corridor | Logistics/Distribution | 5–15 mi S |
| Abrazo Arrowhead Campus | Healthcare | 15 mi SE |
| Peoria City Government | Government/Municipal | 15 mi SE |
| Month | High °F | Low °F | Best Activities |
|---|---|---|---|
| Jan–Feb | 67 | 42 | Hiking, Spring Training (Feb), golf, cycling |
| Mar–May | 85–98 | 55–68 | Water sports, hiking (early AM), patio dining |
| Jun–Aug | 106–112 | 82–88 | Early AM hikes, pool, evening lake, monsoon storms |
| Sep–Nov | 88–72 | 62–46 | Best hiking/biking season; outdoor events; lake |
| December | 64 | 40 | Golf, hiking, holiday lights, outdoor markets |
| Community | City | Median Price | HOA/Mo | School District | Key Differentiator |
|---|---|---|---|---|---|
| WestWing Foothills | Peoria 85383 | $595K | $70–$140 | PUSD | Mountain views, Lake Pleasant proximity |
| Vistancia | Peoria 85383 | $695K | $130–$280 | PUSD | Larger master plan, Trilogy 55+, newer |
| Norterra | Phoenix 85085 | $590K | $80–$160 | DVUSD | Retail walkability, DVUSD schools |
| Estrella Mountain Ranch | Goodyear 85338 | $520K | $85–$175 | Litchfield Park USD | Man-made lake, West Valley access, affordable |
| Surprise Farms | Surprise 85379 | $460K | $70–$130 | Dysart USD | Most affordable West Valley family option |
| Anthem Parkside | Phoenix 85086 | $540K | $100–$200 | DVUSD | Large amenity complex, preserve access |
| PebbleCreek (55+) | Goodyear 85395 | $445K | $150–$350 | n/a (55+) | Premium 55+ resort, golf, active adult |
| Sun City Grand (55+) | Surprise 85374 | $420K | $150–$300 | n/a (55+) | Gated 55+, 4 golf courses, large rec centers |
WestWing Foothills stands out as the most balanced option for buyers who want mountain views, recreational water access, solid schools, and a strong community culture at a price point noticeably below Vistancia. Buyers coming from California or the Pacific Northwest frequently find WestWing an exceptional value play compared to what equivalent homes cost in their home markets.
Arizona’s flat 2.5% state income tax is one of the nation’s lowest. For a dual-income household earning $220,000 combined, moving from California (9.3%+) to Arizona saves approximately $14,960 per year in state income tax alone — enough to cover more than three years of HOA fees.
Under IRC §121, married couples can exclude $500,000 in capital gains on their primary residence from federal taxes. Arizona conforms to this exclusion. With WestWing Foothills homes up 76% since 2019, buyers who purchased then are sitting on $185,000+ of untaxed equity gain.
Arizona has no state estate or inheritance tax. Real estate passes to heirs without state estate tax exposure. Combined with the federal exemption and the Arizona Beneficiary Deed option (ARS §33-405), Peoria homeowners have powerful probate-avoidance and wealth-transfer tools.
ARS §33-1101 protects up to $400,000 of home equity from creditors for Arizona primary residence owners — no filing required. This automatic protection is a meaningful asset shield for professionals in fields with liability exposure (medicine, law, construction, real estate).
ARS §42-17302 allows Peoria homeowners 65+ who qualify on income to freeze their assessed property value for three years, protecting against property tax increases even as home values appreciate. Combined with Social Security and military pension tax exemptions, Arizona is among the top 5 retirement tax-friendly states.
With 299+ sunny days annually and APS electricity rates that spike in summer, rooftop solar in northwest Peoria typically delivers 6–9 year payback periods (owned systems) and 50–80% reduction in summer electricity bills. Federal ITC (Investment Tax Credit) provides 30% tax credit on installed cost through 2032.
Ryan Moxley is a top 1% REALTOR® nationally, licensed in Arizona (ADRE SA643872000), and affiliated with My Home Group. He serves the entire Phoenix metro with specialized expertise in the West Valley, north Phoenix, Scottsdale, and the East Valley.
Ryan brings a data-first approach to every transaction — pricing decisions are grounded in actual ARMLS MLS closed-sale comparables, not automated valuation models. For sellers, this means pricing that attracts multiple offers without undervaluing the home. For buyers, it means paying fair market value and never overpaying in a competitive situation.
Ryan knows WestWing Foothills at the lot level — which streets have mountain views, which back washes, which face west (cooler summers vs. west-facing heat), and where the best PUSD schools fall for specific addresses. This micro-level knowledge saves buyers from making costly mistakes based on inaccurate maps.
Ryan responds to inquiries quickly and has written and won offers the same day a listing hit the market. In a market where good homes move in 3 weeks, having an agent who drops everything and moves fast is the difference between getting the home and missing it.
Ryan actively manages the BINSR inspection process, CFD disclosure review, and HOA document review during the due diligence period — protecting buyers from surprises that surface after closing.
Ryan’s listing package includes professional photography, drone aerials, Matterport 3D tours, and targeted social media campaigns to Luke AFB families, California equity buyers, and West Valley professionals. Sellers consistently receive offers within the first two weekends.
The Loop 303 freeway corridor north of Glendale and through Peoria is one of the most active commercial development zones in Arizona. Major projects underway or recently completed within 10–20 miles of WestWing Foothills include:
This commercial buildout creates employment within commuting range of WestWing Foothills and adds to the area’s long-term property value support.
New master-planned residential communities continue to expand northwest of WestWing Foothills. Key developments:
A common concern for WestWing Foothills sellers. The answer is generally no in the short term: WestWing’s mature landscaping, established community feel, and proximity to Lake Pleasant create differentiation that new construction on raw desert land cannot replicate. However, in the long run, continued new construction activity north of WestWing does compete for similar buyer profiles. This makes presentation, pricing, and marketing strategy more important — factors where Ryan’s expertise delivers measurable value.
Peoria is served by the City of Peoria Water Resources Department, which operates a diversified water portfolio with a certified 100-year Assured Water Supply under ARS §45-576. The city’s water mix includes:
Peoria’s per-capita water use has declined 35%+ since 2000 despite significant population growth, reflecting successful conservation and tiered pricing programs. Residential water bills in WestWing Foothills average $60–$120/month for a standard household including sewer.
WestWing Foothills sits in authentic Sonoran Desert habitat. Residents regularly encounter:
Pet safety note: WestWing Foothills residents with small dogs and cats should be aware of coyote and raptor activity, particularly at dawn and dusk. Secure yard gates and supervise small pets. Rattlesnake awareness training for dogs (offered by several local trainers) is popular among active outdoor families in northwest Peoria.
Monsoon preparedness: Northwest Peoria’s slightly lower elevation and position relative to the White Tank Mountains can produce intense localized monsoon storms (July–September). Verify drainage slope away from your home’s foundation during the due diligence inspection. Desert washes adjacent to properties can carry significant flash flood volume after intense storms — confirm FEMA flood plain status for any property backing a wash.
Northwest Peoria has a rich array of faith communities. Key congregations near WestWing Foothills include NewSong Church (Peoria), Desert Springs Fellowship, Glad Tidings Church, Our Lady of Perpetual Help Catholic Parish, Crossroads United Methodist, and Agape Christian Fellowship. The Peoria-area Jewish community has resources at Congregation Kehillah and the Phoenix Jewish Community Campus (30 min east).
The Peoria Center for the Performing Arts hosts theater, dance, and music events year-round. The Peoria Art Guild provides studio classes, gallery shows, and community arts programs. Desert Foothills Theater offers family-friendly productions at multiple West Valley venues. The Herberger Theater Center, Phoenix Art Museum, and Heard Museum are 35 minutes east for larger cultural events.
West Valley fitness options near WestWing include Planet Fitness (multiple locations), Orangetheory Fitness, Club Pilates, and the Peoria Aquatic Center (competition-grade indoor pool). The Peoria Sports Complex hosts MLB Spring Training and ongoing youth sports tournaments. Desert outdoor sports: mountain biking at White Tank, kayaking at Lake Pleasant, and hiking at multiple preserve trailheads.
WestWing Foothills residents benefit from a strong civic culture. Active organizations include:
Out-of-state buyers relocating to the Phoenix metro for West Valley employment or the Arizona lifestyle frequently narrow their search to northwest Peoria after comparing options. The decision points that consistently bring buyers to WestWing Foothills:
| Category | NW Peoria AZ | San Diego CA | Denver CO | Chicago IL |
|---|---|---|---|---|
| Median Home Price | $595K | $925K | $590K | $380K |
| State Income Tax | 2.5% | Up to 13.3% | 4.4% | 4.95% |
| Property Tax Rate | ~0.70% | ~1.1% | ~0.51% | ~2.2% |
| Annual Prop Tax ($600K) | ~$4,200 | ~$6,600 | ~$3,060 | ~$13,200 |
| State Estate Tax | None | None | None | None |
| Social Security Tax | Exempt | Partial | Partial | Exempt |
| Avg Winter Heating Bill | $60/mo | $40/mo | $150/mo | $220/mo |
| Avg Summer Cooling Bill | $300/mo | $60/mo | $80/mo | $120/mo |
For Chicago buyers in particular, Arizona’s property tax advantage is dramatic. A $595,000 home pays $4,200/year in Peoria AZ vs. $13,200/year in the Chicago metro — a $9,000 annual savings. Combined with the income tax advantage, many Illinois relocators find their annual tax burden drops by $15,000–$30,000.
WestWing Foothills is organized around Lake Pleasant Parkway as the primary north-south spine connecting the community to the Loop 303 to the south and Lake Pleasant Regional Park to the north. Internal collector streets fan west toward the foothills, with cul-de-sac and loop streets providing the quieter residential addresses most buyers prefer.
The community’s northwest quadrant — closest to the foothills — offers the most dramatic mountain and desert views. Homes on elevated pads along WestWing Drive and the neighboring upper-elevation streets can see over the lower subdivisions to unobstructed mountain panoramas. These lots command the community’s highest premiums.
The southeast quadrant, closest to the Lake Pleasant Parkway/303 interchange, offers the most convenient freeway access but has the least dramatic views and most traffic noise. These homes are typically the community’s best values.
WestWing Foothills HOA maintains architectural standards designed to protect property values through consistency of appearance. Key points:
Ryan works with a wide range of buyers who ultimately choose WestWing Foothills. The common buyer profiles he sees most frequently:
PCS orders bringing the family to Luke for 3–5 years. Using VA loan, zero down, looking for 4BR with a pool in a family neighborhood with PUSD schools. WestWing is consistently the top choice within VA loan limits with good school boundaries.
Sold a San Diego or LA home for $900K–$1.4M and wants to buy an Arizona home free-and-clear or with a minimal mortgage. WestWing delivers a quality suburban home with mountain views at a fraction of their California cost, allowing them to reduce debt and reduce state income taxes simultaneously.
Dual-income household with one or both parents working in Glendale, Peoria, or along the 303 corridor. Upgrading from a smaller west-side home and prioritizing a larger home, better schools, and outdoor access. WestWing delivers on all three.
Aged 58–68, children grown, transitioning from a larger east-side family home. Wants single-level living, outdoor access, and a safe, well-maintained neighborhood without the HOA intensity of a 55+ community. WestWing single-level homes on view lots serve this buyer perfectly.
Use this step-by-step guide to navigate your WestWing Foothills purchase from search to close.