Arizona buyer question · new construction
New construction homes in Arizona: what to check before you sign
Builders sell the floor plan. These are the four things that decide what the home really costs: water, CFD taxes, the HOA, and the financing terms.
Two ways to start
- Search homes by payment
Create your free account to see all homes for sale that fit the monthly payment you're comfortable with, each with its actual property taxes, HOA dues, estimated homeowners insurance, and mortgage insurance when it applies, plus its own estimated closing costs and APR disclosure.
Opens the MABLS home search. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
- Get pre-qualified (Apply now) (opens in a new tab)
Get pre-qualified with Pam Messina at Rebel Rate Mortgage. Once you're pre-qualified, Pam can update the maximum monthly payment and total funds to close in your home search, so the homes you see match what you qualify for. If you'd like, she can also give you a free, no-obligation introduction to a real estate professional so you can start touring homes.
Opens Rebel Rate Mortgage's secure online application (my1003app.com) in a new tab. Pre-qualification isn't a loan approval or a commitment to lend; approval depends on underwriting, verification of your information, and the property.
Applications are handled by Pam Messina, NMLS #245626, Rebel Rate Mortgage, Inc. (NMLS #2571369).
What should I check before buying a new build in Arizona?
Quick answer: Check four things: the subdivision's assured water supply (required for new subdivisions in Arizona's active management areas under A.R.S. 45-576), any community facilities district tax on the parcel, the HOA's fees and disclosures, and whether a builder incentive depends on using a particular lender. RESPA bans paying for referrals.
Source: A.R.S. §45-576; Arizona Department of Water Resources, Phoenix AMA groundwater updates; 12 U.S.C. §2607. Last updated .
1. Water: the 100-year assured supply
In Arizona's active management areas, a developer needs a certificate of assured water supply before selling lots in a new subdivision, or must be served by a provider with a designation (A.R.S. §45-576). In the Phoenix AMA, the Arizona Department of Water Resources says its model shows 4.86 million acre-feet of unmet groundwater demand over 100 years, so the state will not approve new assured water supply determinations based on groundwater there. Development within existing certificates and designations can continue, and ADWR updates the model annually.
There's also a newer path. ADWR's Alternative Path to Designation of Assured Water Supply (ADAWS) took effect in late 2024, and on October 7, 2025 the Governor's office announced the first one, for EPCOR: the first new Phoenix AMA designation in 25 years, covering more than 140,000 Arizonans and enough water for 60,000 new homes.
Ask the builder: which certificate or designation covers this subdivision, and who the water provider is.
2. CFD taxes
Many new master-planned communities sit in a community facilities district, a special taxing district formed under A.R.S. §48-701 et seq. to pay for roads, water, and other infrastructure. The tax shows up on the property bill on top of regular taxes. Examples from Maricopa County's 2026 table:
| CFD | 2026 rate per $100 of assessed value | Per $100,000 of limited property value per year |
|---|---|---|
| Eastmark CFD (Mesa) | 1.89 | $189 |
| Eastmark CFD #2 (Mesa) | 2.64 | $264 |
| Vistancia West CFD (Peoria) | 1.53 | $153 |
| Vistancia North CFD (Peoria) | 2.65 | $265 |
| Verrado District 1 CFD (Buckeye) | 2.8391 | $284 |
| Verrado Western Overlay CFD (Buckeye) | 3.2630 | $326 |
Source: Maricopa County, 2026 Tax Rates. Not every parcel in these communities is in every district. More: What is a CFD tax? · HOA and CFD lookup
3. The HOA
New communities usually come with a master association and sometimes a sub-association. On a resale, Arizona law requires the association to deliver its governing documents, assessments, and other disclosures within 10 days of notice of a pending sale (A.R.S. §33-1806). On a new build, ask the builder for the same documents before you sign: the declaration, the current budget and assessments, and any working-capital or transfer fees.
4. Builder incentives and the lender
If a builder offers an incentive tied to its affiliated lender, compare it on the whole loan, not just the headline. Federal law (RESPA section 8, 12 U.S.C. §2607) prohibits giving or accepting anything of value for referring settlement business, and allows affiliated business arrangements only under conditions that include disclosure. You're always free to compare an outside lender's Loan Estimate against the builder's.
Your new construction checklist
- Assured water supply: certificate or designation, and the water provider.
- CFD lines expected on the tax bill, and the current rates.
- HOA: master and sub-association dues, fees at closing, and the CC&Rs.
- Electric utility: SRP or APS.
- Incentive terms in writing, and a second Loan Estimate to compare.
- The full monthly cost, with taxes, CFD, HOA, and insurance, before you commit.
Three steps from browsing to touring
- See the costs here, no signup. Every guide on this site is open, with no forms. Read the taxes, fees, and rules first.
- Search by payment, privately, on MABLS. Pick the monthly payment you're comfortable with. Each home shows its own property taxes, HOA dues, and insurance, so two homes at the same price can show different payments. It's a free account, and we never sell your information.Search new construction homes by payment
Opens the MABLS home search. Payments shown there are estimates to help you search, not a loan offer or rate quote.
- Make it exact with Pam. Get pre-qualified with Pam Messina. Once you're pre-qualified, Pam can update the maximum monthly payment and total funds to close in your MABLS search, so results match what you actually qualify for. If you'd like, she can also give you a free, no-obligation introduction to a real estate professional so you can start touring homes.Get pre-qualified with Pam (opens in a new tab)
Applications are handled by Pam Messina, NMLS #245626, Rebel Rate Mortgage, Inc. (NMLS #2571369).
Opens Rebel Rate Mortgage's secure online application (my1003app.com) in a new tab. Pre-qualification isn't a loan approval or a commitment to lend; approval depends on underwriting, verification of your information, and the property.
We never sell your information · Only Rebel Rate Mortgage contacts you about a loan · We connect you with an agent only if you ask · Privacy policy
Related: Verrado · Vistancia · Eastmark · Laveen · Affordable Phoenix suburbs · More buyer questions
Data as of October 4, 2026. Figures are cited to the public sources listed below. General information for Arizona home shoppers, not a loan offer, rate quote, or commitment to lend.
What clients say about Rebel Rate Mortgage
Review mentions Pam Messina, NMLS #245626
Pam has been great to work with for both purchases and refinancing over many years. Her knowledge and response time to answer questions couldn't be any better. Highly recommend Rebel Rate Mortgage.
Brandon B. · Google review
Review mentions Pam Messina, NMLS #245626
We had a great experience with Rebel Rate Mortgage. Pam and Josh made the whole process easy and stress-free. The biggest win was when a house popped up on a Saturday—Pam updated our pre-qualification that same day so we could put in a strong offer immediately. …
David H. · Google review
Review mentions Daryle Messina, NMLS #183491
Review mentions Pam Messina, NMLS #245626
Highly recommend Daryle, Pam and the rest of the team at Rebel Rate Mortgage. They were very responsive and communicated clearly through the purchase of our new home in Phoenix. …
Eliot E. · Google review
Reviews from Rebel Rate Mortgage's Google Business Profile. Individual results vary. Read all 36 reviews on this site.
See homes by the payment you want
Search with each home's own property taxes, HOA dues, and insurance built into the estimate. We never sell your information.
Create your free account to see all homes for sale that fit the monthly payment you're comfortable with, each with its actual property taxes, HOA dues, estimated homeowners insurance, and mortgage insurance when it applies, plus its own estimated closing costs and APR disclosure.
Opens the MABLS home search. Payments shown there are estimates to help you search, not a loan offer or rate quote. Your actual payment depends on price, down payment, credit, taxes, insurance, HOA, and loan program.
Prefer to talk it through? Pam Messina, NMLS #245626
Call office 602-740-9664Call Pam 602-460-4879Text PamEmail Pam
More Arizona buyer questions · Private home search · Property tax by city · HOA and CFD lookup · Neighborhood guides
Sources
- Arizona Revised Statutes §45-576, assured water supply certificates for subdivisions (retrieved October 4, 2026)
- Arizona Department of Water Resources, Phoenix AMA groundwater supply updates (retrieved October 4, 2026)
- Arizona Department of Water Resources, Alternative Path to Assured Water Supply (ADAWS) (retrieved October 4, 2026)
- Office of the Arizona Governor, Governor Katie Hobbs celebrates historic water milestone with EPCOR (news release, October 7, 2025)
- 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)
- Arizona Revised Statutes §48-701, community facilities district definitions (retrieved October 4, 2026)
- Arizona Revised Statutes §48-721, community facilities district formation (retrieved October 4, 2026)
- Arizona Revised Statutes §33-1806, planned community resale disclosures (retrieved October 4, 2026)
- 12 U.S.C. §2607 (RESPA section 8), prohibition against kickbacks and unearned fees (retrieved October 4, 2026)
Frequently asked questions
Can builders still build in Phoenix with the water shortage?
Yes, inside existing assured water supply certificates and designations. ADWR won't approve new groundwater-based determinations in the Phoenix AMA, and the new ADAWS path produced EPCOR's designation in October 2025.
What is a CFD on a new home in Arizona?
A community facilities district is a special taxing district that pays for public infrastructure. Its tax appears on the property bill; for example, Vistancia North CFD is 2.65 per $100 of assessed value in 2026.
Do I have to use the builder's lender?
No. Federal law bars paying for referrals, and you can compare another lender's Loan Estimate. If an incentive depends on using an affiliated lender, compare the full terms of both offers.
What is an assured water supply?
It's Arizona's 100-year water supply requirement. In active management areas, new subdivisions need a certificate of assured water supply or service from a designated provider before lots are sold (A.R.S. 45-576).
Are new construction homes in Arizona more expensive to own?
Not always, but they're more likely to carry CFD taxes and new HOA dues. Compare the full monthly cost of a new build against resales in the same area.