Overview
Bella Pasa is one of the smaller residential neighborhoods tucked inside North Peoria's 85383 zip code, near the Lake Pleasant Parkway and Happy Valley Road corridor. It isn't a master plan — it's a compact, quiet enclave that gives you 85383 location and schools without master-plan dues or through-traffic.
Lifestyle & location
You're inside the same daily-life footprint as the big 85383 communities: Loop 303 for commuting, Lake Pleasant Regional Park for weekends, the Happy Valley and Lake Pleasant Parkway retail corridors for shopping and dining, and Peoria's park system for youth sports. What you give up is a private clubhouse — what you get back is a lower monthly carrying cost.
Homes & architecture
Mostly 2000s–2010s single-family homes from national builders in desert-contemporary and Tuscan styles — tile roofs, open plans, two- and three-car garages, low-water desert landscaping. Both single-story and two-story plans trade here, and inventory is thin because the neighborhood is small.
Market snapshot
Market snapshot
Updated mid-2026- SFR range
- Mid-$400,000s to $700,000s
- Home styles
- Single & two-story, 2000s–2010s builds
- Inventory
- Limited — small neighborhood
- Days on market
- ~30–55
- HOA
- Yes — typically modest dues
- CFD tax
- Typically no (verify per parcel)
Because so few homes trade here each year, a single sale can move the comps. I track new listings for clients and call the day one hits.
Who Bella Pasa is for
Buyers who want the 85383 address, schools, and Loop 303 access but don't want to pay for amenities they'll never use. It's also a strong fit for downsizers and anyone who values a quiet street over a resort pool. If amenities are the point, compare Vistancia or West Wing Mountain instead.
Because Bella Pasa turns over slowly, timing matters more than negotiation here. Tell me what you're looking for and I'll set up a watch on the neighborhood — see the North Peoria 85383 hub for the wider picture.
Frequently asked questions
›Where is Bella Pasa located?
Bella Pasa is a small residential enclave in North Peoria's 85383 zip code, inside the Lake Pleasant Parkway / Happy Valley Road corridor and close to Loop 303 access. It's surrounded by the larger 85383 master plans but keeps its own quiet, low-traffic street layout.
›What makes Bella Pasa different from the big master plans?
Scale. Bella Pasa is a compact neighborhood rather than a 1,000+ home master plan, so there's no resort clubhouse and no big amenity budget — which usually means lower HOA dues. Buyers who want a quieter street and fewer through-traffic cars often prefer it to a large master-planned community.
›What do homes look like?
Single-family homes in desert-contemporary and Tuscan styles, mostly built in the 2000s–2010s by national builders, with tile roofs, two- and three-car garages, and desert landscaping. Both single-story and two-story plans show up.
›What schools serve Bella Pasa?
Homes are generally served by Peoria Unified School District, with Deer Valley Unified boundaries nearby depending on the exact address. Charter options including BASIS Peoria are a short drive away. I verify the boundary for the specific address before you offer.
›Is there a CFD tax in Bella Pasa?
Smaller 85383 enclaves like this one typically do not carry a Community Facilities District assessment the way some larger master plans do — but that has to be confirmed on a per-parcel basis. I check the tax record on any home before you write.
Explore related communities
North Peoria — 85383
The premium 85383 zip — master-planned, gated, and view-lot communities along Loop 303.
View guide →
West Wing Mountain
View homes, gated enclaves, and trail access with top-rated West Wing K-8 inside the community.
View guide →
Vistancia
7,100-acre award-winning master plan — the amenity-heavy alternative in the same zip.
View guide →Next steps for Bella Pasa buyers and sellers
How the West Valley buying process works — offers, inspections, HOA docs, and closing timelines.
Seller's GuidePricing, prep, and marketing strategy for getting top dollar in today's West Valley market.
Relocation GuideMoving from out of state? Timelines, remote tours, taxes, and what to expect in Arizona.
Related reading from the blog
- Is North Peoria's 85383 Worth the Higher Price? Inside Vistancia, West Wing Mountain, and Blackstone
Three different versions of the same trade-off — newer construction, mountain views, and top-rated schools, in exchange for a higher monthly number.
- HOA, Taxes, and Hidden Costs: What It Really Costs to Live in Sun City West vs. North Peoria
Stop comparing HOA dues in isolation. The real monthly number includes city tax, CFD assessments, and recreation fees — and they don't all line up the way buyers expect.
- Moving to Arizona for Retirement: Sun City West vs. North Peoria for Out-of-State Buyers
Most out-of-state retirees are weighing two very different cost structures without realizing it. Here's how to compare them apples-to-apples before you fly out.
See every guide on the West Valley blog or browse all community guides.
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