Overview
Vistancia is one of Arizona's most decorated master-planned communities, spanning 7,100 acres in North Peoria's 85383 zip code. Developed by Shea Homes and other national builders, it's organized into five villages ranging from family-focused neighborhoods to guard-gated luxury (Blackstone) and a 55+ resort community (Trilogy).
Lifestyle & amenities
The centerpiece is the Mountain Vista Club and Discovery Hall — resort pools, a fitness center, event lawns, and year-round community programming. The 3.5-mile Discovery Trail paseo links parks, schools, and neighborhoods. Golf is at the public Trilogy Golf Club and the private Blackstone Country Club (Jim Engh–designed).
Homes & builders
Vistancia offers everything from mid-$400K single-family homes in the Village, to $700K–$1M+ semi-custom homes at Trilogy, to $1M–$3M+ custom estates in Blackstone. Architecture leans Spanish-revival, Tuscan, and contemporary desert.
Market snapshot
Market snapshot
Updated mid-2026- Village SFR median
- Mid-$500,000s
- Trilogy resale median
- High-$600,000s
- Blackstone custom median
- $1.4M+
- Days on market
- ~45–60
- CFD tax
- Yes (varies by parcel)
- Market direction
- Balanced
Figures vary by village, source, and month. Ask me for a same-day comp before writing or accepting an offer.
Cost of living — HOA and CFD
Vistancia carries HOA dues (village-specific) plus a Community Facilities District (CFD) assessment on the tax bill. This is a real, meaningful difference from unincorporated Sun City West — I'll pull the exact numbers for any home you're considering.
Who Vistancia is for
Families, professionals commuting to the Loop 303 corridor and Luke AFB, and buyers who want resort-style amenities without going into the age-restricted 55+ format. If you prefer age-restricted, see Trilogy at Vistancia. For luxury, see Blackstone.
Frequently asked questions
›What are the five villages of Vistancia?
Vistancia is organized into distinct villages including the Village at Vistancia, Blackstone at Vistancia (guard-gated luxury), Trilogy at Vistancia (55+ resort), and newer neighborhoods developed by Shea and other builders. Each village has its own character, price band, and amenity access.
›What amenities are included with the HOA?
The Village at Vistancia includes the Mountain Vista Club and Discovery Hall — resort pools, fitness, event lawns, and community programming — plus the 3.5-mile paseo trail (the Discovery Trail) connecting parks and neighborhoods. Golf and the private Blackstone/Trilogy amenities are separate.
›Are there CFD taxes in Vistancia?
Yes. Vistancia homes carry a Community Facilities District (CFD) assessment on top of standard property taxes, funding infrastructure and community amenities. Rates vary by parcel — I'll pull the exact CFD line for any home you're considering.
›What schools serve Vistancia?
Vistancia is served by the Peoria Unified School District and is home to Vistancia Elementary, Lake Pleasant Elementary, and nearby BASIS Peoria (a top-ranked charter). Liberty High School is the assigned high school for most of the community.
Next steps for Vistancia 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.
- Sun City West vs. Trilogy at Vistancia: Which Arizona 55+ Community Is Right for You?
Both are strong 55+ options in the West Valley — but they're built for very different buyers. Here's how I walk clients through the choice.
- 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.
See every guide on the West Valley blog or browse all community guides.
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