Homes in Val Vista Lakes, Gilbert by monthly budget

Where is Val Vista Lakes?

Val Vista Lakes is in north Gilbert, in ZIP code 85234. The subdivisions named for it on Maricopa County Assessor plat maps sit around Val Vista Drive between Baseline Road and Guadalupe Road, reaching east toward Greenfield Road. The association's office is at 1600 E. Lakeside Drive. US 60 (the Superstition Freeway) has an interchange at Val Vista Drive about half a mile north of Baseline.

What is the Val Vista Lakes Community Association?

The association describes Val Vista Lakes as a 900-acre "water-wonderland" with four sports parks, bicycle paths, and a clubhouse with tennis and racquetball courts, a fitness area, a junior Olympic pool and spa, banquet rooms, and a lagoon pool with a sandy beach. It counts 24 residential subdivisions, several of them custom or gated, with both lakefront and off-lake homes, plus commercial businesses that belong to the master association. HOAMCO manages it.

What do the covenants say?

The original Declaration of Covenants, Conditions and Restrictions was made February 20, 1985, by Val Vista Lakes Development, and initially covered about 761 acres in Gilbert. Points a buyer should know:

• Assessments. The association levies annual assessments at a uniform rate per membership, can levy special assessments, and is subject to a maximum annual assessment set out in the declaration.
• Sub-associations. The declaration allows separate neighborhood associations, which must be approved and stay subordinate to the master association. A home in a gated or custom subdivision can owe dues to both.
• Lake rules. No swimming in the lakes. Boats are limited to sailboats, canoes, paddle boats, and electric or battery-powered boats; no gasoline boats except the association's.

Read the recorded declaration and any amendments in the association's public documents folder before you rely on a rule; boards can adopt rules and documents can be amended.

What are the monthly costs that vary here?

Association dues

We couldn't find current dues published on the association's public site, so check the listing and the resale disclosure. Arizona law requires an HOA to give the buyer a disclosure, including current assessments and any special assessments, within 10 days after notice of a pending sale (A.R.S. §33-1806). Budget for both the master and any sub-association dues.

Property taxes

Gilbert's 4 residential tax areas in Maricopa County's 2026 rate table run 6.81 to 8.17 per $100 of assessed value, after homeowner state aid. The Gilbert #41 tax area, which matches the school district of the subdivisions we checked, totals 7.36. That's about $736 a year for each $100,000 of limited property value, before any special district line. Confirm the tax area code on the parcel's own bill.

Maricopa County's 2026 list of special taxing districts has no district named for Val Vista Lakes. Still read the special district section of the parcel's tax bill; it's the only way to know for a specific home. See how Arizona property taxes are calculated.

Insurance and utilities

Homeowners insurance is quoted home by home; ask about lakefront features like docks or seawalls when you get quotes. By land area, about 94% of Gilbert is in SRP's electric territory. See SRP or APS?

What do Census figures say about ZIP 85234?

U.S. Census Bureau, ACS 2020–2024 5-year estimates. ZIP 85234 (51,283 residents) is much larger than Val Vista Lakes, so treat these as area context, not neighborhood figures. They aren't a price range or a forecast.

About 69% of the homes in ZIP 85234 were built between 1980 and 1999, consistent with a community whose covenants date to 1985. Gilbert as a whole is newer, with a median build year of 2003.

What are the trade-offs to weigh?

What should I check before making an offer?

• The resale disclosure for master and sub-association dues, reserves, and any pending special assessment.
• The parcel's tax bill: tax area code and any special district lines.
• Whether the home is lakefront, and what the association's rules say about its shoreline or dock.
• An inspection that focuses on the age of major systems.
• The home's estimated full monthly payment, with its own taxes, dues, and insurance.

School boundaries: the subdivisions we checked on Maricopa County's district map are in Gilbert Unified School District. Attendance zones can change, so confirm with the district for a specific address.

Compare budgets: Gilbert homes near $2,500/mo · near $3,000/mo · near $4,000/mo. Nearby: Gilbert overview · Power Ranch · Ocotillo, Chandler · Mesa · all neighborhood guides · buyer questions

This page describes geography, rules, and cost structure. It does not quote a payment, rate, or loan term for Val Vista Lakes homes.

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Sources

• Val Vista Lakes Community Association, About (retrieved October 6, 2026)
• Val Vista Lakes Community Association, home page (management and office address) (retrieved October 6, 2026)
• Val Vista Lakes Community Association, Governing Documents: Declaration of Covenants, Conditions, Restrictions, Assessments, Charges, Servitudes, Liens, Reservations and Easements for Val Vista Lakes Development (February 20, 1985) (public documents folder; retrieved October 6, 2026)
• Arizona Revised Statutes §33-1806, planned community resale disclosures
• Maricopa County, 2026 Tax Rates (rates per $100 of assessed value by tax area, school, city, fire, and special districts) (tax year 2026; retrieved October 4, 2026)
• Maricopa County Assessor's Office, parcel and subdivision map layers (subdivision plats and parcel tax-year values; retrieved October 6, 2026)
• Maricopa County, district boundaries map service (unified school district layer) (retrieved October 6, 2026)
• U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas and places: B25077, B25103, B25088, B08013/B08303, B25035 (median year built), B25034 (year built) (retrieved October 6, 2026)
• Salt River Project, SRP_PSA electric service territory layer (ArcGIS FeatureServer) (territory per the August 31, 1955 SRP-APS territorial agreement and the September 15, 1954 Mesa agreement; retrieved October 4, 2026)
• Arizona Revised Statutes §42-15003, assessment ratio for owner-occupied residential (class three) property (retrieved October 4, 2026)

Frequently asked questions