In this article
Verrado, Vistancia and Estrella are the three flagship master planned communities of the West Valley. Verrado in Buckeye is the most walkable, Vistancia in Peoria has the strongest views and the highest price ceiling, and Estrella in Goodyear delivers lakes and mountain trails at the most attainable entry price. I have sold homes in all three, and the right answer depends on your commute, your budget and how you want to spend a Saturday.
How do the three communities compare at a glance?
| Verrado | Vistancia | Estrella | |
|---|---|---|---|
| City | Buckeye | Peoria | Goodyear |
| Freeway access | I-10 at Verrado Way | Loop 303 at Lake Pleasant Parkway | I-10 via Estrella Parkway |
| Drive to downtown Phoenix | 35 to 45 min | 35 to 45 min | 30 to 40 min |
| Typical resale range | $425,000 to $800,000 | $500,000 to $1.2 million | $400,000 to $750,000 |
| Golf | Verrado Golf Club (Founders and Victory) | Blackstone (private), Trilogy (public) | Golf Club of Estrella |
| 55 plus section | Victory at Verrado | Trilogy at Vistancia | CantaMia at Estrella |
| High school district | Buckeye Union (Verrado High) | Peoria Unified and Deer Valley Unified | Agua Fria Union (Estrella Foothills) |
| Signature feature | Main Street and the White Tank foothills | Mountain Vista Club and Discovery Trail | Two lakes and the Sierra Estrella trails |
Verrado: the walkable one
Verrado was built by DMB at the base of the White Tank Mountains with a real Main Street: coffee, restaurants, a grocery anchor, the Center on Main and the Heritage Swim Park. The neighborhoods have alleys, front porches and more than 70 parks, and Verrado High School is inside the community. Victory at Verrado is the 55 plus district on the higher ground with its own club and golf course.
Who it fits: buyers who want to walk to dinner, who value architecture and streetscape, and who are comfortable being a little farther west. Verrado is about 30 miles from downtown Phoenix, and the I-10 commute is the tradeoff for the setting.
Vistancia: the one with the views
Vistancia in north Peoria is stacked against the mountains east of Lake Pleasant. The Mountain Vista Club, the Discovery Trail, its own K through 8 schools and two golf courses give it a resort feel, and elevation gives many homes city light or mountain views. Trilogy at Vistancia is the 55 plus section with the Kiva Club and a public golf course. Blackstone is the gated private club community at the top.
Who it fits: buyers who care about views and finishes, who want the highest ceiling for a future sale, and who work in north Peoria, Glendale, Deer Valley or north Phoenix. I have closed homes here above $1 million, and the luxury segment is the deepest of the three.
Estrella: the one with the lakes
Estrella Mountain Ranch in Goodyear is a 20,000 acre community with two lakes, the Starpointe and Presidio residents clubs, a Nicklaus golf course and more than 50 miles of trails that lead straight into Estrella Mountain Regional Park. It offers the widest range of price points of the three, from entry level new homes to custom homes on the ridges. CantaMia is the 55 plus neighborhood on the lake.
Who it fits: buyers who want outdoor space, water and mountain trails at an attainable price, and who work in Goodyear, Avondale or on the west side of Phoenix. Estrella is the shortest drive to downtown Phoenix of the three.
What about CFD taxes and HOA dues?
All three communities use community facilities districts to fund roads, water and parks, which adds a line to your property tax bill on top of HOA dues. The amounts vary by village and by the year the bonds were issued. When I run numbers for a buyer, I include the CFD assessment, HOA dues and any club fees so the monthly figure is real, not the builder's brochure number. Ask for the current tax bill on any home you are serious about.
Which one holds value best?
All three have outperformed their surrounding cities over the last decade. Vistancia has the highest price ceiling. Verrado has the most consistent demand because of Main Street and limited comparable product. Estrella has the most room to grow as Goodyear's downtown and employment base expand. If you plan to stay seven years or more, any of the three is a sound choice, and the best one is the one that fits your daily life.
Want a side by side of current listings in Verrado, Vistancia and Estrella with the CFD and HOA numbers filled in? Send me a note and I will build it for you.
Angela Dansereau is a real estate professional with APEX Residential who has closed more than 400 homes across the greater Phoenix area. More about Angela or get in touch.
