Overview
Fletcher Heights is one of Peoria's more established master plans — non-gated single-family homes along 83rd Ave between Deer Valley and Happy Valley Rd, minutes from the Loop 101 and the Peoria Sports Complex.
Lifestyle & amenities
The Fletcher Heights community park anchors the neighborhood with a resort-style pool, splash pad, ramadas, sport courts, and multi-use fields. Fletcher Heights Elementary sits inside the community — a real quality-of-life win.
Homes & builders
Homes were built primarily in the early-to-mid 2000s by Continental, Del Webb, and Beazer. Expect 1,800–3,500 sq ft single-story and two-story plans with Tuscan and desert-contemporary architecture and mature landscaping.
Market snapshot
Market snapshot
Updated mid-2026- SFR median
- Mid-$500,000s
- Larger view homes
- $650K–$800K
- Days on market
- ~30–50
- HOA
- Modest
- CFD tax
- Typically no
- Schools
- Fletcher Heights K-6 on-site
Well-updated homes go quickly. Ask me for a same-day comp before writing.
Who Fletcher Heights is for
Families and move-up buyers who want a mature, walk-to-school neighborhood at a lower carrying cost than Vistancia. Great starter market for 85383 with a strong resale track record.
Frequently asked questions
›Where is Fletcher Heights?
Fletcher Heights sits in Peoria's 85383 zip along 83rd Ave between Deer Valley and Happy Valley Rd. It's an established, non-gated single-family community with mature landscaping and easy Loop 101 access.
›What are the community amenities?
Fletcher Heights features a community park with pool, splash pad, ramadas, sport courts, and multi-use fields. Modest HOA dues fund the amenity center and common areas.
›What schools serve Fletcher Heights?
Fletcher Heights Elementary sits inside the community (Peoria Unified). Middle school is Sunrise Mountain Preparatory or Country Meadows depending on address; high school is Sunrise Mountain High School.
›How is it priced vs newer 85383 communities?
Fletcher Heights is a value play — older construction than Vistancia/West Wing, no CFD tax on most parcels, and typically 10–20% less per square foot. Great starter and move-up market for families.
Next steps for Fletcher Heights 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.
Ask me about Fletcher Heights
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