Desert Hills is a rural area north of Phoenix in the 85086 zip code, roughly between I-17 and Cave Creek Road near Carefree Highway. Much of it is unincorporated Maricopa County rather than part of a city, which shapes everything from zoning to water and septic. It’s known for large lots, custom homes, horse properties and few or no HOAs, with homes built over many decades.
Every Desert Hills property is different, so I price each one on its own terms: the land, the home, the setup for horses or vehicles, and the utilities. Buyers here are usually comparing land and lifestyle as much as square footage.
Land. Lot size, usable acreage, views and road access are often the biggest factors.
Utilities. Whether a property has a private well, a shared well or hauled water, and its septic system, matters a great deal to buyers and lenders.
Horse and vehicle setup. Barns, arenas, RV garages and workshops appeal to buyers who need them.
Home and condition. Custom homes vary widely in age and finish, and recent updates make a clear difference.
Cave Creek Regional Park is close by, with trails for hiking, riding and mountain biking, and the Phoenix Sonoran Preserve is to the south. Golf is a drive away in Anthem, Cave Creek and north Phoenix. For a horse property, I note nearby riding trails and arena space; for every property, I show the open desert and views.
Depending on the address, Desert Hills homes are in the Deer Valley Unified School District or the Cave Creek Unified School District. Buyers should confirm the schools for a specific address with the district.
Groceries and errands are in Anthem and along I-17 and Carefree Highway, and the shops near Norterra and Happy Valley Road are a short drive south. I-17 is the main route to Phoenix, and Carefree Highway runs east toward Cave Creek.
A Desert Hills sale needs more preparation than a typical subdivision home. Before we list, I gather the well and water documents, septic information, survey and easement details, and permits for the home and any outbuildings. Arizona requires an inspection of a conventional septic system when a home sells, and buyers will ask about the well’s production and water quality, so having those answers early keeps the escrow moving.
My marketing includes a Zillow 3D Home tour, a dedicated property website, live virtual showings and, when it helps, a Coming Soon period before the first showing.
Thinking about selling your Desert Hills home? Start with What’s My Home Worth? or read my seller guides. You can also call or text me at (602) 617-4440 or email chapman@westusa.com.
The market report on this page shows current Desert Hills listings from ARMLS. Because properties vary so much in land, utilities and setup, I build your price from recent sales of similar acreage and improvements nearby and look at land sales when the land drives the value.
Desert Hills addresses are served by either the Deer Valley Unified School District or the Cave Creek Unified School District. I confirm the district for your address and state it correctly in the listing.
Most of Desert Hills has no HOA and no shared amenities. What buyers get is space: room for horses, a guest house, a workshop or a large garage, with open desert around them. Cave Creek Regional Park and the preserves add public trails nearby.
Anthem’s shopping centers along I-17 handle most everyday needs, and the Norterra area and Happy Valley Road shopping are a short drive south. I note the drive times in the listing so buyers know what to expect from rural living here.
I-17 is the main route south to Phoenix and connects to Loop 101 and Loop 303. Carefree Highway runs east-west along the area’s southern edge. Many Desert Hills roads are rural, and some are unpaved, so I describe access to your property honestly in the listing.
Desert Hills is in unincorporated Maricopa County, outside any city or town limits.
Service boundaries can change at community edges, so confirm the agencies for a specific address with Maricopa County. For police reports and statistics, contact the Maricopa County Sheriff’s Office directly.
HonorHealth Sonoran Crossing Medical Center and HonorHealth Deer Valley Medical Center are the closest hospitals, and urgent care clinics are in Anthem and along I-17.
Riding, hiking and open space are the point of Desert Hills, with Cave Creek Regional Park close by and wide desert views from many lots. For listing photos, I show the land, the views and any horse facilities.
Community life here is informal and local, and Anthem and Cave Creek host events through the year. Winter and spring bring the most visitors to Arizona, and I factor that into when we list.
Phoenix summers are hot and winters mild, with monsoon storms in late summer. On rural lots, buyers and inspectors look at the roof, AC, well equipment, septic system and drainage across the property. Servicing the AC before listing is one of the simplest steps you can take.
Unincorporated parts of Desert Hills follow Maricopa County zoning and permitting, and some nearby properties fall under the City of Phoenix, so the jurisdiction should be confirmed for each parcel. Zoning controls horse privileges, lot splits and accessory buildings. A few subdivisions have an HOA or deed restrictions. I check the zoning, recorded documents and permits before we list.
Buyers here often work along the I-17 corridor in Deer Valley and Norterra or downtown, or they work from home and want land. A workshop, RV garage or home office is worth featuring.
Your property tax is listed by parcel on the Maricopa County Treasurer’s website. Most properties have no HOA; if yours does, dues and any transfer fees come from the association’s disclosure. Well and septic inspections are part of the conversation about costs. When we estimate your net, I walk through the usual Arizona seller costs, including the owner’s title policy that sellers customarily pay.
In unincorporated Desert Hills, Maricopa County handles zoning and permits, the Maricopa County Sheriff’s Office provides police service, and fire service comes from the local fire district. Water, trash and sewer or septic arrangements vary by property, so I confirm them for your parcel and include them in the listing information.