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July closes with a surge of transformative development updates across the state—from Prescott to Queen Creek, Buckeye to Tucson. Over 25,000 new units have been approved or permitted in the last quarter alone. This signals exciting investment potential and sustainability alignment across multiple fronts.
On the wealth management side, new fee offsets, special tax districts, and low-ad valorem exposure are shaping investor-friendly environments. From a tax perspective, tools like GPLET, CFDs, and Water Efficiency Credits help improve after-tax IRRs. Legislative and regulatory shifts, including expanded zoning overlays and green infrastructure mandates, further shape community value. Meanwhile, the future-proof narrative gets stronger with smart grid integrations, solar-ready builds, and firewise urban planning. Finally, cities like Sedona, Scottsdale, and Maricopa are reinforcing their sustainability profiles—driving resilience and long-term asset appreciation.
Let’s dive into the developments redefining Arizona’s residential, infrastructure, and investment landscape.
Queen Creek and Buckeye are leading the state in residential permit velocity, with Queen Creek issuing over 3,200 single-family permits year-to-date, up 42% YoY, and Buckeye exceeding 2,700, up 38% YoY, according to the Arizona Department of Housing. This rapid acceleration, driven by masterplans like Brookfield’s Alamar and Vistancia South, has prompted renewed scrutiny of municipal water rights, long-term bond structuring, and utility easements under ADWR’s updated groundwater modeling rules. Investors should note the direct correlation between these permitting surges and long-term tax base expansion, offering yield-positive potential. However, developers are being required to integrate sustainable building materials and meet the Arizona Smart Water Use Ordinance criteria, reinforcing the longevity and ESG credentials of these communities.
The City of Scottsdale approved major zoning adjustments near the Axon Technology Campus and Crossroads East masterplan, setting the stage for over 1,100 residential units and 900,000 square feet of commercial space. The development agreement includes public-private funding for a $38 million infrastructure overlay, partially bonded through the Community Facilities District (CFD) mechanism. This marks a pivotal moment for wealth-focused planning, as CFD-backed infrastructure often signals stability-enhancing fiscal autonomy for masterplanned communities. Additionally, this rezoning aligns with Smart Cities Scottsdale initiatives, prioritizing EV charging grid overlays and 5G-ready conduit installations. Tax-exempt muni bond buyers may find increased relevance in this geography.
Casa Grande has overtaken Tucson in new build-to-rent (BTR) permits for Q2 2025, recording over 950 units permitted as of July—an 87% increase YoY—driven by developer confidence around the Nikola and Lucid Motors industrial corridors. Local council meetings highlight strong reliance on Opportunity Zone (OZ) structures, offering capital gains deferment for UHNW buyers and investors. The BTR wave aligns with ESG-forward planning, with over 60% of units incorporating greywater reuse systems and solar-readiness certification per Pinal County ordinances. Regulatory changes anticipated in late 2025 may tighten conditional use permits, urging early capital deployment.
Anthem’s Community Council has announced a comprehensive revitalization plan to coincide with the community’s 25th anniversary, addressing legacy infrastructure and land use optimization. With a focus on rezoning underutilized parcels for medium-density active adult housing, this initiative is being framed under the 2025 Maricopa County Livable Communities directive. Tax district adjustments are being modeled to avoid burdening current homeowners, instead leveraging phased incremental assessments tied to new builds. Wealth managers monitoring legacy MPCs should assess this as a stability-positive event, refreshing housing stock while incorporating current smart-city standards such as walkability scoring and public EV chargers.
Florence is emerging as a dual-purpose growth zone, with multiple masterplanned community proposals adjacent to Red Rock’s industrial corridor and the newly announced Procter & Gamble logistics hub. The Planning & Zoning Board has received filings for over 5,000 single-family units tied to the Sienna Trails and Encantada Ranch masterplans. Given the overlap with Foreign Trade Zone designations, there are expected implications for future property tax rebates and municipal bond financing pathways. The masterplans are anticipated to include low-flow water systems and thermal-rated roofing per the 2025 Green Construction Overlay. For portfolio risk models, this area represents a hybrid-value play: stable blue-collar job base meets family-centric housing.
The Deep Well Ranch masterplan in Prescott is moving into Phase III, with permits issued for 850 homes and 120 acres of preserved open space. The city council reports over $14 million in transportation impact fees have been earmarked to expand Willow Creek Road and local arterial capacity. Under the city's latest Water Management Strategy, builders must certify under Tier 1 Conservation Standards, integrating stormwater capture and xeriscaping throughout. As an asset, Deep Well Ranch benefits from Northern Arizona's climate migration appeal and low climate risk scoring per NOAA maps, elevating its long-term wealth preservation narrative.
Maricopa City has approved the Lakes at Maricopa, a 1,200-home smart-enabled community by CaliberCos Inc., set to break ground Q4 2025. The development will include a community-scale battery backup microgrid, automated metering infrastructure (AMI), and embedded fiber connectivity—all aligning with Arizona’s 2030 Smart Infrastructure Roadmap. Notably, the city is leveraging ARPA funds to subsidize the digital backbone of the project. Tax incentives under ARS §41-1519.22 are being applied for qualifying smart utility spend, offering cost-effective margin expansion for developers and potential appreciation buffers for early buyers.
Tucson’s masterplanned growth continues southeastward, with Rocking K (3,000+ homes planned) and Star Valley (2,500+ homes approved) anchoring the region’s 10-year urban edge blueprint. As of July 2025, over 1,150 permits have been issued YTD across both sites, a 22% rise YoY per Pima County Development Services. These communities are shaped by a hybrid governance model that mixes HOA design control with adherence to the city’s recently updated Conservation Land System (CLS), limiting buildable areas and preserving ecological corridors. Financially, these MPCs benefit from tax efficiency due to strategic use of Government Property Lease Excise Tax (GPLET) overlays and master taxing districts, preserving cost margins for wealth-conscious buyers.
The White Mountains’ most mature masterplanned community, Torreon, is undergoing expansion with the addition of 275 new homes, while a new project, Northgate Village, aims to deliver 420 homes with wildfire-resistant buffer zones and WUI-compliant materials. Show Low’s July council minutes confirm $9.2 million allocated for road and sewer upgrades through local improvement districts (LIDs). These enhancements are financed via property assessments, offering transparency and structured predictability for asset planning. Wealth managers should note that the area’s low exposure to heat risk and long-term water reliability position it as a strong climate migration alternative. Energy-efficient envelope standards and off-grid readiness have been made compulsory for Phase 1 permits.
Sedona Vistas, a gated 142-home community with high-value positioning, has reached 85% buildout as of July 2025. Situated within the Oak Creek watershed, the project was subject to rigorous environmental oversight under the Coconino National Forest Urban Interface Agreement. Each home must incorporate permeable hardscapes, on-site greywater retention, and dark-sky compliance lighting, aligning with Sedona’s Smart and Sustainable Building Program. From a fiscal standpoint, property tax obligations are moderated via Class 3 assessment status for primary residential use, and short-term rentals are barred, preserving neighborhood stability and long-term valuation consistency. The homes have seen a median appreciation of 11.4% YoY, per Verde Valley MLS.
Payson’s newly entitled Rim Vista Highlands project will add over 1,100 units across mixed housing types, including 400 attainable workforce units. Approved in June 2025, the development blends tax credit financing (LIHTC) for a portion of units with private equity for higher-end offerings. The Town of Payson has bundled $6.7 million in road bonds to upgrade the Beeline Highway junction, leveraging State Transportation Board matching funds. Wealth preservation mechanisms are embedded through mixed-density zoning, fostering housing diversity and exit flexibility. Environmental protocols mandate low-flow plumbing, drought-tolerant landscaping, and fire-wise vegetation buffers.
Jasper and Quailwood Legacy, two key MPCs in Prescott Valley, have received a growth catalyst via a $21 million federal broadband grant under the BEAD program, expanding high-speed infrastructure to over 4,500 homes. In the first half of 2025, Prescott Valley issued 1,760 new housing permits—up 34% YoY. These communities incorporate high walkability scores and net-zero-ready designations, appealing to ESG-screened investors and retirees alike. Under Yavapai County’s new property tax transparency mandate, buyers can now access ten-year mill rate projections, enabling more informed estate structuring. Tax-exempt muni bonds tied to regional utility districts are also under consideration.
Verde River by Trilogy, a resort-style masterplanned enclave in Rio Verde, has entered its final development phase with 228 lots released in June 2025. Developer Shea Homes reports 78% pre-sales on these lots, primarily from cash and 1031 exchange buyers. The MPC has integrated Arizona State Trust Land-adjacent trail corridors and a new 15,000-square-foot wellness center with regenerative therapy suites, enhancing lifestyle branding for wealth-aligned buyers. HOA dues remain stable due to strategic water cost offsets via reclaimed source integration, complying with Tonto Verde Area Water Master Plan goals. Long-term stability is reinforced by rigid short-term rental restrictions and participation in the Maricopa County Wildland Urban Interface (WUI) mitigation program.
Paradise Valley’s Planning Commission approved Phase II of the Ritz-Carlton Residences in May 2025, authorizing an additional 80 luxury villas averaging 4,500 square feet. Custom zoning overlays allow for expansive setbacks and green roof design standards, a first in the town’s regulatory history. Pricing is positioned above $7 million per unit, with contracts reporting an 18-month backlog. The community’s capital structure includes private financing augmented by fractional deeded ownership instruments, offering UHNW buyers estate planning benefits and multigenerational asset strategies. Paradise Valley's absence of municipal property tax remains a unique value anchor. The town’s updated general plan mandates subterranean infrastructure and tree canopy minimums, supporting both aesthetic value and climate resilience.
Timber Sky, Flagstaff’s largest MPC in current development, has secured approval for its second major phase—1,300 units total—with an embedded 20% workforce housing requirement under the city's Inclusionary Zoning Ordinance. The project’s sustainability profile is elevated by embedded EV charging in all garages and an internal microtransit pilot supported by an ADOT urban mobility grant. Property tax abatements are available for qualifying workforce units under Arizona’s GPLET program, though the city has capped participation at 12 years. From a climate and value retention perspective, Timber Sky benefits from Flagstaff’s naturally lower heat exposure and strict fire-wise development mandates. Investors should also note the MPC is integrated with NAU’s Smart Energy Living Lab for grid optimization testing.
Goodyear’s Estrella masterplan, encompassing 20,000 planned homes, is experiencing a major expansion with 1,200 lots graded in Q2 2025 and new home releases from Beazer, William Ryan, and Toll Brothers. To support this growth, the city council approved the creation of a Community Facilities District (CFD) modeled after California’s Mello-Roos approach, enabling tax-exempt bond issuance for water infrastructure and arterial road expansion. These bonds do not count against Goodyear’s debt cap and offer a structured repayment mechanism via parcel-specific assessments, allowing high-income buyers to model stable future tax liabilities. The project integrates Arizona’s Sustainable Communities Program benchmarks, requiring energy score disclosures and water-smart landscape credits.
Surprise’s 3,300-acre Prasada district, anchored by the Village at Prasada retail core and new residential phases from Mattamy Homes and Landsea, has become a focal point of West Valley mixed-use planning. As of July 2025, Surprise has issued over 2,900 residential permits YTD—a 36% increase YoY. In parallel, the city is deploying Targeted Employment Area (TEA) designations and Opportunity Zone overlays to attract EB-5 capital and 1031 buyers. For wealth managers, this offers a nuanced asset positioning opportunity balancing current cash flow with deferred gain vehicles. The city’s 2040 General Plan mandates 100% broadband fiber coverage and regional green belt linkages, reinforcing its smart-city and resilience-forward posture.
Buckeye’s Tartesso and Sundance masterplanned communities have jointly closed more than 1,500 new homes in the first half of 2025, per ARMLS, making the city the fastest-growing home market statewide. The city has responded by streamlining its digital permitting platform, cutting average cycle time from 39 days to 21. Buckeye is also one of the few Arizona municipalities actively participating in the Arizona Sustainable Building Tax Credit program, providing a $5,000 state tax credit per qualifying residence meeting ICC 700 certification. With water availability scrutinized under the Assured Water Supply Program, Buckeye’s reliance on CAP water and long-term recharge credits adds future-proof confidence. Infrastructure bonds remain within AA-rated ranges, appealing to tax-exempt fixed income strategies.
Litchfield Park is experiencing a revival of legacy entitled parcels with the Village at Litchfield Park, a 480-home MPC featuring architectural review committee (ARC) overlays requiring adobe-style and territorial design conformity. Approved in early 2025, the community includes live-work units and boutique retail anchored by heritage tourism zoning allowances. Tax instruments include the use of improvement districts (IDs) to fund historic-themed streetscaping and utility undergrounding, promoting predictable assessments over ad valorem volatility. With the city maintaining among the lowest crime indices in Maricopa County and enforcing strict short-term rental prohibitions, the MPC offers a value-dense proposition for long-hold investors.
Chandler’s planning commission approved two new masterplanned projects in Q2 2025: Ryan Ridge (610 homes, single-family detached) and a 320-unit Greystar build-to-rent (BTR) enclave. Both developments fall under the city’s new Overlay Zoning District 4.2, which mandates electric vehicle (EV) prewiring, multi-modal access, and integrated open space. Ryan Ridge will operate within a single-purpose HOA while Greystar’s BTR site uses a long-term leasehold model, attractive for institutional capital due to depreciation flow-through benefits. Both projects are eligible for the Smart Development Fee Offset Program, providing up to $4,500 in per-unit credits for meeting Chandler's Green Infrastructure benchmarks. Wealth-planning relevance stems from these fee offsets and the absence of community property tax overlays.
Cooley Station, one of Gilbert’s largest masterplans, has entered its final residential phase with 470 homes approved as of July 2025. The town council recently allocated $3.8 million in ARPA funds to expand the community’s fiber internet grid and dual-pipe greywater system, making it one of the most digitally and hydrologically advanced MPCs in the East Valley. Gilbert’s Infrastructure Investment District (IID) model allows for long-term financing of public works without raising ad valorem tax rates, which has proven attractive for high-income households seeking predictable cost baselines. Property values have outperformed the MSA average with a 13.1% YoY increase, and the town’s strict ban on STRs in masterplans ensures consistent occupancy and value retention.
Mesa’s Eastmark community, a flagship 3,200-acre MPC, is expanding its urban core with 1,100 new residential units under the recently adopted Vertical Mixed-Use Overlay (VMUO). This zoning instrument permits integrated live-work development with ground-floor retail and mandates LEED Gold readiness and solar conduit in all residential structures. Mesa’s development model leverages Community Facilities District (CFD) bonds to finance internal roads, stormwater retention basins, and public safety stations—tools that appeal to structured finance models favoring tax-stable environments. Eastmark also benefits from proximity to ASU Polytechnic and the emerging Gateway Employment Corridor, enhancing long-term demand and ESG credibility.
Merrill Ranch, led by Pulte Group, has received entitlements for an additional 800 homes in the Anthem at Merrill Ranch MPC, bringing total buildout to over 7,500 residences. In June 2025, the Town of Florence approved $6.4 million in capital improvement bonds to extend water and sewer lines, issued through a Special Assessment District (SAD), offering fixed cost participation per parcel rather than broad property tax hikes. The community maintains a 55+ core demographic with high HOA reserve ratios, underscoring long-term fiscal stability. It also benefits from Florence’s participation in the Central Arizona Groundwater Replenishment District (CAGRD), mitigating long-run scarcity risk. Homes now require solar-readiness certification under updated Pinal County guidelines, signaling regulatory support for sustainability-aligned value.
Maricopa City’s Copper Sky District is undergoing a $9.8 million infrastructure expansion to support two new MPCs: Horizon Trails and Copper Creek Estates. Combined, these projects will bring over 1,600 homes, including 280 higher-density townhomes—aligning with the city’s General Plan infill strategy. The area is designated as a Smart District under the Arizona Commerce Authority’s 2025 Tech Corridor Strategy, which prioritizes embedded broadband, AI-managed utility meters, and EV infrastructure. From a wealth management perspective, the city’s moderate property tax regime and current Opportunity Zone status offer both defensive value and tax deferral options. Maricopa’s participation in the State Water Resilience Monitoring Program ensures water allocation transparency for large-scale developers.
Casa Grande has approved substantial new phases in both the Villago and Mission Royale MPCs, totaling 2,400 homes with phased delivery through 2027. These developments are strategically aligned with industrial expansion from Lucid Motors and Procter & Gamble’s new logistics facility, which together are adding over 3,800 jobs by mid-2026. The city utilizes Development Impact Fee (DIF) waivers for qualified smart-growth corridors, an incentive tied to energy code compliance and LEED-oriented design metrics. Additionally, water rights for these projects are secured under the Arizona Department of Water Resources’ Assured Water Supply designation—a key risk management signal for long-term investors. Casa Grande has also implemented a Climate Resilience Overlay Zone, requiring firewise buffers and heat-tolerant hardscape in all new MPCs.
Arizona’s groundwater conservation policy framework—anchored by the Assured Water Supply (AWS) program and the Central Arizona Groundwater Replenishment District (CAGRD)—continues to influence the financial and regulatory feasibility of masterplanned communities. As of mid-2025, developers in Maricopa and Pinal Counties must demonstrate 100-year supply assurance backed either by direct water rights or CAGRD membership, which currently carries an annual replenishment obligation of $687/AF. Several municipalities, including Gilbert and Buckeye, have introduced Water Efficiency Credit (WEC) programs, granting up to 15% density bonuses for developments achieving 35% below baseline water use via native plant xeriscaping, dual plumbing, and metered irrigation zones. For tax-planning purposes, these conservation-linked incentives often reduce impact fee exposure and utility escrow estimates, increasing after-tax IRR.
In July 2025, the Prescott Valley Town Council unanimously approved Phase IV of the Jasper masterplan, authorizing 700 new homes and introducing a municipal Mobility Credit Scheme that discounts transportation impact fees by 20% for developments with internal trail, microtransit, and bike lane connectivity. This aligns with the town’s recently adopted Sustainable Design Overlay, which also mandates pilot installations of green roofing on community clubhouses and mixed-use nodes. Jasper’s governance structure now incorporates a performance-linked HOA dues cap model, tying future assessments to maintenance efficiency scores—of interest for long-term wealth preservation. Infrastructure is funded via a combination of community facilities bonds and impact offset districts, providing transparency for asset allocation and estate planning professionals.
Payson’s Rim Vista Highlands masterplan (1,100 units total) secured federal funding in June 2025 via a USDA Rural Development grant for water and sewer expansion—one of the few such awards in Arizona’s non-metropolitan MPCs. The town council is also finalizing an Inclusionary Density Bonus Ordinance (IDBO), which will permit up to 20% additional buildout for projects reserving 10% of units under 120% AMI. Smart building mandates now require defensible space design per Arizona State Forestry WUI code and encourage fire-resistant exterior assemblies. On the taxation front, the town is offering a 10-year phased mill rate lock for qualifying senior buyers, further stabilizing long-hold ownership costs.
Show Low has updated its municipal fire protection ordinance (Ordinance 2025-11) in response to growth in Torreon and the newly approved Northgate Village masterplan. The ordinance requires all MPCs over 200 units to include on-site fire staging zones, a secondary access route for evacuation, and non-combustible construction buffers between building clusters. Northgate Village, set to deliver 420 homes, is the first MPC to fall under these provisions. Council records confirm the city will assess an MPC Fire Mitigation Impact Fee of $0.72/sq ft, which will be exempt for homes meeting enhanced envelope energy standards under the 2024 IECC. Property value stability is expected to benefit from these layered safety provisions, and investors using LLC structures should review these new zoning overlays for liability shielding implications.
Tucson’s Civano II and Saguaro Trails MPCs are both expanding with over 1,800 combined new lots entitled through mid-2025. These projects fall under the city’s updated Unified Development Code (UDC §8.7), which mandates solar conduit prewiring, xeric landscaping, and rainwater harvesting systems. The city offers expedited permit timelines and impact fee reductions for developments certified under its Net Zero Neighborhood Program—a policy that materially reduces time-to-market and cost basis for sustainability-aligned builds. From a tax and wealth perspective, Civano II is partially within a Voluntary Special Assessment District (VSAD), which permits transparent infrastructure cost forecasting, while Saguaro Trails offers fee-simple ownership with capped HOA escalators indexed to CPI. These features enhance estate planning flexibility and mitigate future tax exposure volatility.
Sierra Vista’s Tribute MPC, a 6,000-unit community planned in six phases, received a federal Energy Resilient Community (ERC) designation in May 2025. This unlocks streamlined permitting for microgrid, battery storage, and recycled water integration under the Department of Energy’s Building a Better Grid initiative. Tribute’s first 700 homes will include solar-integrated rooftops and V2G (vehicle-to-grid) readiness, making it one of Arizona’s most technologically advanced MPCs. Cochise County has approved a Tax Increment Financing (TIF) district for internal road and utility investment, offering long-range property tax stability for wealth-managed portfolios. The community also benefits from adjacency to Fort Huachuca, anchoring regional job security and long-term rental demand, while STR use is barred via covenant—a factor enhancing valuation continuity.
The Southeast Gateway Corridor—anchored by masterplans like Rocking K South, Del Lago North, and the proposed Valencia Vistas—has been designated a strategic growth area under Tucson’s 2050 General Plan Update. This cluster is targeted for multi-modal transit overlays and Smart Mobility Credit programs funded via MPO partnerships. Developers within the zone may qualify for 15–20% transportation impact fee offsets by integrating walkable blocks, bike infrastructure, and adaptive signal control. Wealth-focused buyers and fund managers will note that Pima County has tied these offsets to developments achieving LEED-ND or equivalent rating, reinforcing long-term ESG posture. Water resource alignment is secured via CAGRD enrollment and reclaimed effluent priority for parks and HOA green spaces.
The Verde Reservoirs Sediment Mitigation Project (VRSMP) is a federally authorized feasibility study—mandated under the Infrastructure Investment and Jobs Act—examining alternatives to restore lost capacity in Bartlett Lake due to sediment buildup. One key design under consideration proposes raising the dam by approximately 100 feet, which could create up to 323,000 acre-feet of additional storage—roughly one year’s supply for over a million households in central Arizona. The Bureau of Reclamation issued a formal Notice of Intent to begin NEPA’s Environmental Impact Statement (EIS) process in mid‑July 2025, which will include a 30-day public scoping period and both virtual and in-person public meetings.
Though not tied to a specific master planned community, the Bartlett reservoir expansion is material to master planned community underwriting in the Verde Valley and Maricopa/Pinal metro fringe. Increased storage supports central Arizona’s dependence on Verde River infill when Colorado River allocations are tight, enhancing the Assured Water Supply certification durability. Developers and municipalities in Sierra Verde, north Pinal, and East Valley areas—including Queen Creek, Rio Verde, and Florence—stand to benefit from a more resilient and long-term renewable supply, reducing reliance on nonrenewable groundwater sources.
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That wraps up this week’s powerful insight into Arizona’s surging development momentum. From water-secure planning and climate-resilient communities to tax-efficient zoning and broadband-enabled smart districts, this cycle reveals rich opportunities for investors, planners, and forward-looking residents alike.
If you found these insights helpful, please share this brief with colleagues and friends who care about the future of real estate, sustainability, and strategic tax planning. Follow me on social media for more weekly updates, and don’t hesitate to schedule your private Zoom strategy session to explore tailored investment or advisory solutions.
I’ll be here, tracking the future—one smart community at a time.
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Nice to meet you! I’m Katrina Golikova, and I believe you landed here for a reason. I help my clients to reach their real estate goals through thriving creative solutions and love to share my knowledge—giving lots of freebies along the way.
See You Soon,
Katrina
You can listen right now to current news
You can listen to all AZique real estate news and insights on Spotify or any other preferred platform of yours: YouTube, Amazon, Audible, Apple Podcast. Daily Arizona real estate market pulse – straight from Sonoran Desert to you where ever you are!
Always fresh, smart, data-driven from Sonoran Desert straight to your mailbox
Click here to explore current mortgage rates. Rates may vary based on credit score, loan type, and lender policies. For the most accurate estimate, consult with a lender.
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