A buyer comparing two Vistancia listings at the same list price assumes they're comparing the same product. They're not. One home sits inside a Community Facilities District bonded in 2002. The other sits inside a district bonded in 2020, still carrying a much larger share of unpaid debt. Both show up on the same portal search under the same neighborhood name. Neither tax obligation shows up in the price.
This is the part of buying in Vistancia that a median price can't tell you, and it's the part that catches people off guard during escrow rather than during the search.
One Name, Five Villages, Three Tax Districts
Vistancia is a 7,100-acre master-planned community in north Peoria that has sold more than 8,000 homes since 2004. It's built around five distinct villages, and each one is governed differently:
- The Village at Vistancia is the all-ages family section, with HOA dues around $124.15 a month, billed quarterly through CCMC.
- Blackstone at Vistancia is the gated, private-golf section anchored by Blackstone Country Club, an 18-hole Jim Engh-designed course. Golf and dining run separately from the HOA assessment.
- Trilogy at Vistancia is Shea's guard-gated 55+ resort community, built out and resale-only now, with a quarterly community assessment near $1,019 (roughly $340 a month) plus a separate Vistancia master association component and a one-time reserve fund fee near $6,000 due at closing.
- Northpointe at Vistancia is the newest built single-family section, with HOA dues around $133 a month, plus gated neighborhoods within it that add their own monthly assessment for private roads, gates, and streetlights.
- FIVE NORTH at Vistancia is the 320-acre commercial and mixed-use core still under construction, discussed below.
Stephanie White's own market snapshot for Vistancia puts the 2026 median somewhere between $450,000 and $631,000 depending on which village a home sits in. That spread alone tells a buyer the villages aren't interchangeable. What it doesn't tell them is that the tax structure underneath each village isn't interchangeable either.
The Tax That Doesn't Live on the HOA Statement
Arizona's Community Facilities District law dates to 1988, under Title 48 of the Arizona Revised Statutes. A CFD is a separate legal entity, formed by a city but governed as its own political subdivision, created specifically to finance infrastructure like water lines, sewer systems, roads, and drainage in a new development. The city has no liability for a CFD's debt, and one CFD has no liability for another's.
Vistancia isn't covered by one CFD. It's covered by at least three, formed at different times with different bond schedules:
- Vistancia CFD, formed by the city in October 2002
- Vistancia West CFD, formed in August 2014
- Vistancia North CFD, formed in 2020
Each district levies its own tax rate to repay its own bonds, and that rate appears on the Maricopa County property tax bill under the Special District section, not on the HOA invoice. When the city created the newest districts (Vistancia North and the adjacent Mystic at Lake Pleasant Heights) in 2020, the tax rate was set at $2.65 per $100 of assessed value, which worked out to about $668 a year on a $450,000 home at the time. That rate reflects the bond schedule for a district still early in repayment. An older district that has retired more of its debt can carry a lower rate on the same assessed value. The only way to know which applies to a specific address is to pull that parcel's own tax statement.
This tax layers on top of, not instead of, the city's own property tax. Peoria's total city rate for fiscal year 2026 sits at $1.44 per $100 of assessed value, split between a primary and secondary rate. The CFD levy is a separate charge stacked above that, and it sits outside Arizona's constitutional cap on primary residential property tax, which limits only the 1% ad valorem portion, not bonded district debt.
None of this is disclosed on the day a buyer submits an offer. It's disclosed later, in a resale packet, once the parcel's specific CFD status is confirmed.
What Shows Up at Closing, Not on the Sign
The village-level HOA fee is only one line. Vistancia's HOA sales fee schedule adds several one-time charges due at closing regardless of village: a Resale Disclosure and Lien Estoppel fee (which covers the Homewise Docs charge for pulling property status), a Working Capital contribution to keep the association funded, an Additional Sales Fee that funds the Vistancia Maintenance Corporation, and a Community Enhancement Fee tied to the transfer itself.
Trilogy adds its own reserve fund fee near $6,000 on top of those. Buyers who budget only for the monthly HOA number are often surprised by what's due at the closing table, and sellers who quote their monthly dues without mentioning the transfer fees can create friction late in a transaction rather than early in it.
FIVE NORTH Is Still Being Built, Which Changes the Math
The four residential villages above have years of resale history. FIVE NORTH doesn't. It's Vistancia's 320-acre mixed-use commercial core, and as of mid-2026 it's still in its first development phase. In July 2026, Vistancia Development LLC selected Scottsdale-based Lyfe Companies to build the first phase of a main street retail and restaurant corridor on 9.65 acres. Richard Whiteley, co-president at IHP Capital Partners, called it "an exciting milestone for Vistancia, as this dynamic community enters its next phase of development." Mountainside Fitness has committed to a 40,000-square-foot club expected to open in winter 2026, and a 14-acre City of Peoria park with sports fields and ramadas is under construction inside the district.
For a buyer, this matters because FIVE NORTH's planned residential units, up to roughly 1,900 mid- to high-density homes, will eventually carry their own CFD and HOA structure once occupied. There's no resale comparison yet, because there's no resale inventory yet. Buying into FIVE NORTH means buying into a fee structure that's still being written, not one you can check against ten years of neighbor experience the way you can in The Village or Trilogy.
Before You Write an Offer in Vistancia
- Ask which village and which specific CFD (Vistancia, Vistancia West, or Vistancia North) applies to the parcel, not just "Vistancia" as a whole.
- Request the current CFD tax rate for that parcel from the Maricopa County tax statement, since rates differ by district and by how much bond debt remains.
- Get the full HOA fee stack in writing: village dues, master association component, and any benefited common area assessment for gated sections.
- Confirm the one-time closing fees (resale disclosure, working capital, VMC additional sales fee, community enhancement fee) before they show up as a surprise on the settlement statement.
- If considering Trilogy, budget separately for the roughly $6,000 reserve fund fee due at closing on top of the quarterly assessment.
A Few Questions That Come Up Often
Does every home in Vistancia carry a CFD tax? Homes within the Vistancia, Vistancia West, and Vistancia North district boundaries do. The rate depends on which specific district the parcel sits in and how much bond debt that district still owes.
Is the CFD tax the same as the HOA fee? No. The HOA fee funds the community association and its amenities. The CFD tax funds bond repayment for infrastructure like water, sewer, and roads, and it appears on the county property tax bill, not the HOA statement.
Does the CFD tax fall under Arizona's property tax cap? The state's constitutional 1% cap applies to the primary ad valorem tax. Bonded district debt, including CFD levies, sits outside that cap.
Will FIVE NORTH have the same HOA structure as the other four villages? It's expected to have its own structure once residential units are built and occupied, but that structure isn't established yet the way it is in The Village, Blackstone, Trilogy, or Northpointe.
A median price is a starting point, not an answer. In a community built across five villages and three separate tax districts, the number that actually determines your monthly cost lives on the parcel's own disclosure packet and county tax statement, not on the listing.
If you're comparing homes across Vistancia's villages and want the CFD and HOA details pulled before you write an offer, Stephanie White can walk through the specific parcel with you. Schedule a Consultation to get the full fee picture before you're standing at the closing table.
