14850 E Grandview Dr #106 · Fountain Hills, AZ 85268

$599,999

3 bd · 4.0 ba · 2,240 sqft · Condo public records · 241 Days on market

Built 2000 $268/sqft · 18% below area Est $729k · 18% under $435/mo HOA · 7% of rent

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.7/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

Key facts

• Ground-floor villa
• Gas fireplace
• Gas stove

Tags

• GROUND-FLOOR VILLA
• GATED COPPERWYND COMMUNITY
• GAS FIREPLACE
• WELL-EQUIPPED KITCHEN
• GAS STOVE
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath condo listed at $600k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $582k (3.1% below list).
• Recommended offer: $528k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% in Fountain Hills — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#45 in AZ) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A, housing A; Watch: amenities F, commute F, cost of living F.
• Fountain Hills Unified District (4247) (other): math 32% / reading 47% proficiency, ranked #61 of 249 in AZ (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.0%/yr); 448 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 36,011 units permitted in Maricopa County in 2024 (12,801 in 5+ unit buildings).
• At $5,815/mo this rent would consume 62% of the median local household income ($113k/yr) (locally 374% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Maricopa County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $200k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 5→12/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,999 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.49%
• DSCR: 1.20
• GRM: 8.6

CMA / ARV

• ARV (median comp): $728,935
• List price: $599,999
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.03% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-68,491
• Equity at exit: $89,462

10-year hold

• IRR: -5.3%
• Equity multiple: 0.69×
• Total profit: $-52,740
• Equity at exit: $51,877

Cash invested: $168,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Arizona: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

5-day pay-or-quit; AZ courts known for speed; no state rent control; cities preempted by state law.

Methodology + full state rankings →

ZIP-level market 85268

• Rents YoY: 1.0%
• Active inventory: 448
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $5,815 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$133 /mo · $1,601/yr
• Insurance: −$250
• HOA: −$435
• Vacancy / Maint / Mgmt: −$1,221
• Net cashflow: $629

Break-even live

Break-even rent $5,019

Max offer price $599,999

Occupancy floor 84%

Sensitivity live

Price	-10% $969	-5% $799	+0% $629	+5% $459	+10% $289
Rent	-10% $170	-5% $399	+0% $629	+5% $859	+10% $1,088
Rate	-1.0pp $931	-0.5pp $782	base $629	+0.5pp $474	+1.0pp $315

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $150,000
• Closing costs: $18,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14850 E Grandview Dr #137 Fountain Hills, AZ	2.0	2.0	1992	$6,200	$3.11	24d	1	0.02mi
14850 E Grandview Dr #117 Fountain Hills, AZ	3.0	3.0	2240	$6,500	$2.90	24d	1	0.02mi
14850 E Grandview Dr Fountain Hills, AZ	2.0–3.0	2.0–3.0	2116	$6,500	$3.07	44d	3	0.13mi
13033 N 145th Way Scottsdale, AZ	3.0	3.0	2610	$6,000	$2.30	44d	1	0.32mi
15232 E Sage Dr Fountain Hills, AZ	3.0	3.0	2709	$7,500	$2.77	44d	1	0.44mi
15510 E Sycamore Dr Fountain Hills, AZ	4.0	2.5	2429	$3,695	$1.52	21d	1	0.85mi
15619 E Palisades Blvd Fountain Hills, AZ	3.0	2.5	2301	$2,950	$1.28	44d	1	1.02mi
14046 E Geronimo Rd Scottsdale, AZ	3.0	2.5	2221	$5,800	$2.61	44d	1	1.28mi
11420 N 141st St Scottsdale, AZ	4.0	3.0	1997	$10,000	$5.01	1d	1	1.37mi
15021 E Tequesta Ct Fountain Hills, AZ	3.0	2.5	2386	$7,000	$2.93	1d	1	1.40mi
15014 E Tequesta Ct Fountain Hills, AZ	3.0	3.0	2625	$7,500	$2.86	1d	1	1.45mi
15048 N Elena Dr Fountain Hills, AZ	3.0	3.5	2838	$3,500	$1.23	44d	1	1.45mi
15967 E Lost Hills Dr Fountain Hills, AZ	4.0	2.5	2790	$15,000	$5.38	1d	1	1.47mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Likely covers: watergaspoolgymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 45 events

1. 2026-06-18
   days on market $599,999 Active 241 DOM
2. 2026-06-17
   days on market $599,999 Active 240 DOM
3. 2026-06-16
   days on market $599,999 Active 239 DOM
4. 2026-06-15
   days on market $599,999 Active 238 DOM
5. 2026-06-13
   days on market $599,999 Active 236 DOM
6. 2026-06-09
   days on market $599,999 Active 232 DOM
7. 2026-06-08
   days on market $599,999 Active 231 DOM
8. 2026-06-07
   days on market $599,999 Active 230 DOM
9. 2026-06-04
   days on market $599,999 Active 227 DOM
10. 2026-06-03
    days on market $599,999 Active 226 DOM
11. 2026-06-02
    pricedays on market $599,999 Active 225 DOM
12. 2026-06-01
    days on market $649,999 Active 224 DOM
13. 2026-05-31
    days on market $649,999 Active 223 DOM
14. 2026-04-28
    price $649,999 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

15. 2026-03-10
    price $650,000 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

16. 2026-02-02
    price $699,000 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

17. 2026-01-27
    price $741,495 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

18. 2026-01-07
    price $746,495 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

19. 2025-11-12
    price $745,995 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

20. 2025-10-20
    listed $799,990 Active 1392-char remark

    Show marketing remark (1392 chars)

    An unfortunate relocation creates a rare opportunity to own this beautifully updated ground-floor villa with one of the largest yards in the gated CopperWynd community. Located near the prestigious ADERO Resort and just minutes from hiking, golfing, dining, and breathtaking mountain views, this home offers true resort-style living. The open-concept layout features a custom kitchen with a gas stove, stainless steel appliances, and quartzite countertops. Featuring 3 oversized glass doors to an expansive covered patio and wraparound backyard, perfect for indoor-outdoor living. This spacious 3-bed, 3-bath home offers 2 true primary suites, with all bedrooms featuring walk-in closets. The attached 2-car garage has epoxy flooring, overhead storage, and a water softener. Take a tour today! Unlimited nearby recreation! The prestigious Club at Adero (optional membership required) offers world-class amenities including a full-service spa, fitness center, classes, personal trainers, two heated pools, pickleball and tennis courts, social events, and exclusive resort discounts at its signature bar and restaurants all just steps away from this Villa. Enjoy endless hiking at Adero Canyon Trailhead, nearby McDowell Mountain trails, and multiple golf courses minutes from your door. Fun activities nearby such as the stunning Fountain Hill Park, Golden Eagle Park, Four Peaks Park + More!

21. 2021-05-12
    soldstatus $622,000 Closed 1457-char remark

    Show marketing remark (1457 chars)

    Special Opportunity! The only active unit in Copperwynd that includes a Membership at new Marriott Adero. Enjoy 2 pools, workout facility, tennis courts, restaurant discount, juice bar, & spa! Live on permanent vacation in an incomparable setting near the ruggedness of the McDowell Sonoran Preserve, yet with the refinements of a world-class destination. The Villas at Copperwynd have been redesigned for gracious, with numerous patios and pools, privacy and views. The home boasts a lovely Great Room with gas fireplace & entertainment center. Enjoy a well-equipped Kitchen, bran new appliances, Quartzite custom counters with extended space for entertaining!! 2 master suites & 3rd bedroom w/ full bath Park comfortable in your attached 2 car garage. CLUB MEMBERSHIP DISCLOSURE: The Villas at CopperWynd and The Club at Adero (hereinafter referred to as "The Club,") are not associated or affiliated entities. Membership to The Club or its successors is offered to the Buyer of the Unit as an incentive to the purchase only and must be activated no later than 90 days after close of escrow. Future membership and enjoyment of The Club is not guaranteed, and is subject to all future terms and conditions of The Club. Subsequent Owners of the Unit may also apply for membership to the Club, but only on terms and conditions available at that date, subject to membership availability at the time. This membership is not transferrable.

22. 2021-05-12
    soldstatus $622,000

    Show marketing remark (1457 chars)

    Special Opportunity! The only active unit in Copperwynd that includes a Membership at new Marriott Adero. Enjoy 2 pools, workout facility, tennis courts, restaurant discount, juice bar, & spa! Live on permanent vacation in an incomparable setting near the ruggedness of the McDowell Sonoran Preserve, yet with the refinements of a world-class destination. The Villas at Copperwynd have been redesigned for gracious, with numerous patios and pools, privacy and views. The home boasts a lovely Great Room with gas fireplace & entertainment center. Enjoy a well-equipped Kitchen, bran new appliances, Quartzite custom counters with extended space for entertaining!! 2 master suites & 3rd bedroom w/ full bath Park comfortable in your attached 2 car garage. CLUB MEMBERSHIP DISCLOSURE: The Villas at CopperWynd and The Club at Adero (hereinafter referred to as "The Club,") are not associated or affiliated entities. Membership to The Club or its successors is offered to the Buyer of the Unit as an incentive to the purchase only and must be activated no later than 90 days after close of escrow. Future membership and enjoyment of The Club is not guaranteed, and is subject to all future terms and conditions of The Club. Subsequent Owners of the Unit may also apply for membership to the Club, but only on terms and conditions available at that date, subject to membership availability at the time. This membership is not transferrable.

23. 2021-04-12
    historical Under Contract Accepting Backups 1457-char remark

    Show marketing remark (1457 chars)

    Special Opportunity! The only active unit in Copperwynd that includes a Membership at new Marriott Adero. Enjoy 2 pools, workout facility, tennis courts, restaurant discount, juice bar, & spa! Live on permanent vacation in an incomparable setting near the ruggedness of the McDowell Sonoran Preserve, yet with the refinements of a world-class destination. The Villas at Copperwynd have been redesigned for gracious, with numerous patios and pools, privacy and views. The home boasts a lovely Great Room with gas fireplace & entertainment center. Enjoy a well-equipped Kitchen, bran new appliances, Quartzite custom counters with extended space for entertaining!! 2 master suites & 3rd bedroom w/ full bath Park comfortable in your attached 2 car garage. CLUB MEMBERSHIP DISCLOSURE: The Villas at CopperWynd and The Club at Adero (hereinafter referred to as "The Club,") are not associated or affiliated entities. Membership to The Club or its successors is offered to the Buyer of the Unit as an incentive to the purchase only and must be activated no later than 90 days after close of escrow. Future membership and enjoyment of The Club is not guaranteed, and is subject to all future terms and conditions of The Club. Subsequent Owners of the Unit may also apply for membership to the Club, but only on terms and conditions available at that date, subject to membership availability at the time. This membership is not transferrable.

24. 2021-04-09
    listed $638,000 Active 1457-char remark

    Show marketing remark (1457 chars)

    Special Opportunity! The only active unit in Copperwynd that includes a Membership at new Marriott Adero. Enjoy 2 pools, workout facility, tennis courts, restaurant discount, juice bar, & spa! Live on permanent vacation in an incomparable setting near the ruggedness of the McDowell Sonoran Preserve, yet with the refinements of a world-class destination. The Villas at Copperwynd have been redesigned for gracious, with numerous patios and pools, privacy and views. The home boasts a lovely Great Room with gas fireplace & entertainment center. Enjoy a well-equipped Kitchen, bran new appliances, Quartzite custom counters with extended space for entertaining!! 2 master suites & 3rd bedroom w/ full bath Park comfortable in your attached 2 car garage. CLUB MEMBERSHIP DISCLOSURE: The Villas at CopperWynd and The Club at Adero (hereinafter referred to as "The Club,") are not associated or affiliated entities. Membership to The Club or its successors is offered to the Buyer of the Unit as an incentive to the purchase only and must be activated no later than 90 days after close of escrow. Future membership and enjoyment of The Club is not guaranteed, and is subject to all future terms and conditions of The Club. Subsequent Owners of the Unit may also apply for membership to the Club, but only on terms and conditions available at that date, subject to membership availability at the time. This membership is not transferrable.

25. 2021-01-07
    soldstatus $625,000 Closed
26. 2021-01-07
    soldstatus $625,000
27. 2020-12-17
    historical Under Contract Accepting Backups
28. 2020-05-18
    price $645,000
29. 2020-02-15
    listed $675,000 Active
30. 2019-07-31
    soldstatus $625,000 Closed
31. 2019-07-31
    soldstatus $625,000
32. 2019-06-03
    status Pending
33. 2018-11-12
    listed $650,000 Active
34. 2015-07-09
    soldstatus $480,000 Closed
35. 2015-07-06
    soldstatus $480,000
36. 2015-05-27
    historical
37. 2015-05-20
    listed $480,000
38. 2003-12-02
    soldstatus $490,000
39. 2003-12-01
    soldstatus $490,000
40. 2003-11-15
    historical
41. 2003-07-15
    listed $510,900
42. 2003-07-11
    historical
43. 2003-02-24
    listed $510,900
44. 2003-02-18
    historical
45. 2003-01-10
    listed $91,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AZ · Resets to sale price

• Current annual tax: $1,601 · $133/mo
• Projected year-2 tax: $3,960 · $330/mo
• Expected delta: +$2,359/yr (+$197/mo · 147.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 5 d/yr ≥113°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $69,780
• − Mortgage interest: −$33,609
• − Property taxes: −$1,601
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,582
• − Management: −$5,582
• − HOA: −$5,220
• − Depreciation: −$17,455
• Taxable loss: −$2,269
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $8,093/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Fountain Hills Unified District (4247)
• NCES district ID: 0403040
• Math proficiency: 32% ▼ -21.00%
• Reading proficiency: 47% ▼ -8.00%
• Median HH income: $75,038
• Composite: 36.41/100
• National rank: #4677
• State rank: #61 of 249 in AZ

Livability — Fountain Hills

• Score: 69/100
• State rank: #45
• US rank: #8769

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing A Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fountain Hills, AZ
• County: Maricopa County · 4,537,380 people
• City population: 23,849
• Metro: Phoenix-Mesa-Chandler, AZ
• Population (ZIP): 23,849
• Household income: $112,795
• Rent vs Own: 15.6% rent · 84.4% own
• Severe rent burden: 374.0

Population outlook (Maricopa County) Hauer SSP2

• Today (2025): 4,979,203 people
• By 2030: 5,378,229 · +8.0%
• By 2040: 6,156,598 · +23.6%
• By 2050: 6,872,376 · +38.0%
• By 2075: 8,401,270 · +68.7%
• By 2100: 9,247,439 · +85.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 2%
• Common ancestry: Romanian 4% Portuguese 4% Slovak 3%
• Foreign-born: 8% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Maricopa

• 2024 margin: Toss-up / Even · D 47.7% · R 51.2% · Other 1.1%
• 2008→2024 swing: +7.1pp toward D · 2008: -10.6pp · 2024: -3.5pp
• All cycles: 2024: R+3.5 2020: D+2.2 2016: R+3.5 2012: R+12.0 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -205.81%
• Current HPI: 283.4064
• Rent YoY: ▲ 1.03%
• Metro: Phoenix-Mesa-Chandler, AZ
• State GDP YoY: ▲ 4.54%
• F500 in state: 20

Industry mix (Fortune 500 HQ in AZ)

Industry	F500 HQs	Revenue
▸Technology	2	$13B
▸Mining / Metals	1	$23B
▸Environmental Services	1	$16B
▸Metals / Steel	1	$14B
▸Technology Distribution	1	$9B
▸Homebuilding	1	$8B

Price history

+614.3% since first listed

32 events — show timeline

• 2026-04-28 Price Changed $649,999 ARMLS
• 2026-03-10 Price Changed $650,000 ARMLS
• 2026-02-02 Price Changed $699,000 ARMLS
• 2026-01-27 Price Changed $741,495 ARMLS
• 2026-01-07 Price Changed $746,495 ARMLS
• 2025-11-12 Price Changed $745,995 ARMLS
• 2025-10-20 Listed $799,990 ARMLS
• 2021-05-12 Sold (Public Records) $622,000 Public Records
• 2021-05-12 Sold (MLS) $622,000 ARMLS
• 2021-04-12 Contingent — ARMLS
• 2021-04-09 Listed $638,000 ARMLS
• 2021-01-07 Sold (Public Records) $625,000 Public Records
• 2021-01-07 Sold (MLS) $625,000 ARMLS
• 2020-12-17 Contingent — ARMLS
• 2020-05-18 Price Changed $645,000 ARMLS
• 2020-02-15 Listed $675,000 ARMLS
• 2019-07-31 Sold (Public Records) $625,000 Public Records
• 2019-07-31 Sold (MLS) $625,000 ARMLS
• 2019-06-03 Pending — ARMLS
• 2018-11-12 Listed $650,000 ARMLS
• 2015-07-09 Sold (MLS) $480,000 ARMLS
• 2015-07-06 Sold (Public Records) $480,000 Public Records
• 2015-05-27 Listing Removed — ARMLS
• 2015-05-20 Listed $480,000 ARMLS
• 2003-12-02 Sold (Public Records) $490,000 Public Records
• 2003-12-01 Sold (MLS) $490,000 ARMLS
• 2003-11-15 Listing Removed — ARMLS
• 2003-07-15 Listed $510,900 ARMLS
• 2003-07-11 Listing Removed — ARMLS
• 2003-02-24 Listed $510,900 ARMLS
• 2003-02-18 Listing Removed — ARMLS
• 2003-01-10 Listed $91,000 ARMLS

Property tax history

-3.7%/yr

Latest (2025): $1,601 · -1.2% YoY. Source: county tax records.