When people ask what it costs to live in North Scottsdale, they usually mean the price of a house. That is the biggest number, but it is rarely the one that surprises them. The surprises tend to come after closing: the HOA, the club, the July power bill.
Here is how the pieces fit together, so you can plan for all of them.
The home itself
Over the last twelve months, the median home in North Scottsdale sold for about $1.3 million, or roughly $465 per square foot, based on ARMLS data for zip codes 85255, 85260, 85262 and 85266. That middle number hides a wide range. You can still find condos near Kierland in the low six figures, and estates in the high desert regularly list for several million.
Where you land in that range depends mostly on three things: how far north you go, whether the home is in a guard-gated or club community, and how much land and view come with it.
For comparison, just to the north the median home sold for about $1.16 million in Carefree and about $860,000 in Cave Creek over the same period. The Carefree and Cave Creek comparison breaks that down further.
HOA dues
Almost every neighborhood here has a homeowners association, and dues vary more than people expect. A simple master association might cost a modest amount each month, while a guard-gated community with private roads, security and landscaped common areas costs considerably more. Some communities have more than one association, a master and a sub-association, each with its own dues.
Before you buy, ask for the current dues for every association, any transfer or capital fees due at closing, and whether a special assessment is planned.
Club membership
In a golf community, the club is its own budget line. Initiation fees, monthly dues and food and beverage minimums are separate from the HOA and can add up to more than the HOA itself. In many communities membership is optional, which means you choose whether to take it on. I wrote more about that in how club membership works in Scottsdale golf communities.
Utilities
Plan for your electric bill to peak in July and August, when air conditioning runs most of the day. Larger homes, pools and west-facing glass all push it higher. Solar, newer windows and good shade make a real difference, so they are worth asking about when you tour. Water use is highest in summer too, especially with a pool or a lawn.
Taxes
Arizona property taxes are low compared with much of the country, which is part of why buyers from the Midwest, California and the Northeast are often pleasantly surprised. Arizona also has a flat state income tax. Your exact property tax depends on the home and its assessed value, so check the county records for any home you are considering.
Everyday life
Groceries, dining and services run about what you would expect in an affluent suburb. Dining out can be as dressed-up as you like, and there are plenty of easy neighborhood places too. Many people find they spend more on being outside, golf, hiking gear and patio dinners, and less on the things a long winter used to require.
A simple way to budget
- Mortgage or purchase price
- HOA dues, for every association
- Club initiation and dues, if you plan to join
- Property taxes and homeowners insurance
- Summer and winter utility estimates, ideally from the seller’s actual bills
- Pool, landscaping and pest service, if they are not covered by the HOA
Quick answers
What is the median home price in North Scottsdale?
Over the last 12 months, the median home sold for about $1.3 million, or roughly $465 per square foot, based on ARMLS data for zip codes 85255, 85260, 85262 and 85266.
Are HOA dues and club dues the same thing?
No. HOA dues pay for the community, such as gates, roads and common areas. Club dues are separate and only apply if you join the golf or social club.
Are property taxes high in Scottsdale?
Arizona property taxes are low compared with much of the country. The exact amount depends on the home and its assessed value, so check the county records for any home you are considering.
If you want help putting real numbers to a specific neighborhood or home, reach out. I can pull the HOA details and recent sales so you see the whole picture before you decide. For more on the area itself, the North Scottsdale area guide covers neighborhoods, restaurants, hikes and commutes.
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