Homes in Kierland, Phoenix by monthly budget

Where is Kierland?

Kierland is a master-planned area in northeast Phoenix, around Greenway Parkway between 64th Street and Scottsdale Road. The Kierland HOA describes its residential area as between 64th and 68th streets, north and south of Greenway Road, north to Montreal and south to Hearn Road. Kierland Commons, a main-street shopping and dining district with more than 70 retailers, sits at the northwest corner of Scottsdale Road and Greenway Parkway, and the Kierland Golf Club has 27 holes. A resort hotel plat is also part of the Kierland subdivisions.

For city planning, Kierland is in Phoenix's Paradise Valley Village, which the city describes as including Paradise Valley Mall and Kierland Commons. The Paradise Valley Village Planning Committee generally meets the first Monday of the month at 6 p.m. at the Paradise Valley Community Center, 17402 N. 40th St. (confirm on the city's meeting notices).

Is Kierland in Phoenix or Scottsdale?

Phoenix. At Greenway Parkway, the city line runs along Scottsdale Road: assessor records show parcels on the east side, such as Scottsdale Quarter, in the City of Scottsdale and Kierland Commons on the west side in Phoenix. Much of ZIP 85254 still uses "Scottsdale" as its mailing city, which is why listings often say Scottsdale.

Our count from the Maricopa County Assessor's parcel layer (subdivision name containing "Kierland"), pulled October 20, 2026. A few parcels have no property city listed. Confirm the jurisdiction for a specific parcel on the assessor's site.

The city matters for a buyer: City of Phoenix rules and services apply, the tax bill carries Phoenix's city tax line, and the home's tax area code is a Phoenix code, not a Scottsdale one.

What kinds of homes are in Kierland?

• Detached single-family homes. 418 parcels coded single-family residential, mostly in subdivisions recorded as UDC Kierland and Kierland parcels, built from 1995 to 1998 according to assessor construction years.
• Condominiums. 669 parcels coded as condominiums or townhouses, including Kierland Greens (210 units, built 1998–2000), the Plaza Lofts at Kierland Commons (84 units, 2005–2008), and the Optima Kierland Center buildings (375 units, 2018 and 2021).
• Kierland Heritage, a smaller subdivision built from 1997 to 1999.

Maricopa County Assessor property use codes and construction years for parcels in Kierland-named subdivisions, pulled October 20, 2026. Codes follow the Arizona Department of Revenue's statewide list.

What are the association costs?

The Kierland HOA's website routes questions to its management company, HOAMCO, and keeps assessment details behind its resident sign-in, so get the current amount from the resale disclosure. Condominium buildings have their own associations and dues. A home can belong to more than one association, and each one provides its own disclosure and can charge its own disclosure fee (A.R.S. §33-1806 for planned communities, §33-1260 for condominiums). See what HOA fees are due at closing.

What about property taxes?

Phoenix's 27 residential tax areas in Maricopa County's 2026 rate table run 6.14 to 15.83 per $100 of assessed value, after homeowner state aid. The Paradise Vly#69 tax area, which matches the school district of the subdivisions we checked, totals 8.62. That's about $862 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 tax rate book has no special district named for Kierland. Still read the special district section of the parcel's own tax bill. See how Arizona property taxes are calculated and when they're due.

Which electric company serves Kierland?

The Kierland plats we checked fall outside SRP's published electric service territory, so another provider, most often APS, serves them. Confirm with the utility for a specific address. See SRP or APS?

What do Census figures say about ZIP 85254?

U.S. Census Bureau, ACS 2020–2024 5-year estimates. ZIP 85254 (45,558 residents) is much larger than Kierland and crosses into other neighborhoods, so treat these as area context, not Kierland figures. They aren't a price range or a forecast.

About 23% of the housing in ZIP 85254 was built from 1990 to 1999. Kierland's detached homes fall in that decade, while its condominium buildings run from the late 1990s to 2021.

What are the trade-offs to weigh?

What should I check before making an offer?

• The parcel's jurisdiction and tax area code on the assessor and treasurer sites.
• The resale disclosure for every association: dues, reserves, transfer fees and special assessments.
• For a condominium, the association's rules on leasing and pets, insurance coverage, and reserve study.
• Roof, cooling, plumbing and pool ages on 1990s homes. See appraisal vs. home inspection.
• The home's estimated full monthly payment, with its own taxes, dues and insurance.

School boundaries: all 36 subdivision plats named for Kierland on Maricopa County Assessor maps fall inside Paradise Valley Unified School District on the county's district map.

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

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Sources

• Kierland HOA, Community Information (retrieved October 20, 2026)
• Kierland HOA, The Kierland Area (retrieved October 20, 2026)
• City of Phoenix, Paradise Valley Village Planning Committee (retrieved October 20, 2026)
• City of Phoenix, Urban Village boundaries (Public/Villages MapServer) (15 village planning areas; 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)
• 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 §42-15003, assessment ratio for owner-occupied residential (class three) property (retrieved October 4, 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 §33-1806 (planned community resale disclosures and fees) (retrieved October 20, 2026)
• Arizona Revised Statutes §33-1260 (condominium resale disclosures and fees) (retrieved October 20, 2026)
• U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates (summary file) for ZCTA 85254 and Phoenix city: B01003, B25077, B25103, B25088, B08013/B08303, B25035, B25034 (computed October 20, 2026)

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