Overview
North Peoria's 85383 is one of the fastest-growing, higher-priced corners of the Northwest Valley. It sits against the Sonoran foothills near Loop 303, Lake Pleasant, and Paloma Park, and blends large master-planned communities, gated luxury enclaves, and a 55+ resort community — generally at higher price points than the older Sun Cities.
What makes 85383 premium
- Mountain-view lots against West Wing and Sunrise Mountain
- Newer construction and luxury custom builders
- Top-rated schools (BASIS Peoria charter and others)
- Resort and country-club amenities
- Proximity to the Loop 303 employment corridor and Luke AFB
Cost-of-living note
Most 85383 master-plans carry HOA dues plus a Community Facilities District (CFD) taxthat funds amenities and infrastructure. This is an important difference from unincorporated Sun City West. Ask me for current dues by community before you write or accept an offer.
Explore 85383 communities
Vistancia
7,100-acre master plan with five villages, golf, and the Discovery Trail.
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Trilogy at Vistancia (55+)
Gated 55+ resort by Shea Homes. Kiva & Mita Clubs, public golf, amenities included in dues.
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Blackstone at Vistancia
Guard-gated luxury enclave with a private Jim Engh-designed golf course.
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West Wing Mountain
1,312 acres of view homes, gated luxury enclaves, and 5+ miles of trails.
View guide →Frequently asked questions
›Why are 85383 homes priced higher than the Sun Cities?
85383 is newer, includes large master-planned and guard-gated communities, has top-rated schools and resort amenities, sits against the Sonoran foothills with view lots, and offers quick access to Loop 303 and Luke AFB-area employment. That mix commands a premium over the older, mostly age-restricted Sun Cities.
›Do 85383 communities have HOAs and CFD taxes?
Most master-planned communities in 85383 carry both an HOA (covering common areas, amenities, and standards) and a Community Facilities District (CFD) tax that funds infrastructure and amenities. This is an important distinction from unincorporated Sun City West. Ask me and I'll quote current dues and CFD rates by community.
›Is 85383 a good place for families?
Yes — Vistancia, West Wing Mountain, and surrounding neighborhoods include highly rated schools (the BASIS Peoria charter and West Wing K-8 are frequently cited), parks, trails, and proximity to Lake Pleasant. Single-family homes range from low-$400Ks to $1M+.
Ask me about North Peoria 85383
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