Arizona buyer question
Homes in McCormick Ranch, Scottsdale by monthly budget
Where McCormick Ranch is, how its master association and sub-associations work, the lake rules, and the costs that move a home's monthly payment here.
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The short answer
Quick answer: McCormick Ranch is a master-planned community in central Scottsdale, roughly from Indian Bend Road north to Shea Boulevard. Its master association set the 2026 residential assessment at $265 a year and charges buyers a $1,000 transfer fee. Of its subdivisions, 48 have their own active HOAs, so a home can owe two sets of dues.
Source: McCormick Ranch Property Owners' Association, 2026 assessment and transfer and disclosure fees; Scottsdale Progress, McCormick Ranch at 50 (retrieved October 15, 2026). Last updated .
Where is McCormick Ranch?
McCormick Ranch is in Scottsdale, in ZIP code 85258. A 2022 Scottsdale Progress article, citing the City of Scottsdale's Planning & Development Department, describes it as 3,116 acres from Indian Bend Road north to Shea Boulevard, east of Scottsdale Road. The McCormick-Stillman Railroad Park sits at the southeast corner of Indian Bend and Scottsdale roads. The master association splits architectural review at Pima Road: one committee covers residential and commercial properties west of Pima, and another covers the commercial area east of Pima. Its office is at 9248 N. 94th Street.
How did it start?
According to the McCormick Ranch Property Owners' Association (MRPOA), Anne and Fowler McCormick assembled a 4,236-acre ranch here, starting in 1944. It was sold in 1970 to Kaiser-Aetna for $12.1 million, and the master developer recorded the association's articles of incorporation on September 21, 1972. The same 2022 article quotes a city planner on the land mix: about 60% residential, 18% commercial, and 14% lakes and golf courses, with 11 lakes and 25 miles of greenbelt.
What are the association costs?
Master association
- 2026 residential annual assessment: $265. MRPOA mailed statements January 9, 2026, due February 13. Assessments unpaid by February 28 are delinquent, with a late fee of 10% of the annual assessment.
- Transfer fee: $1,000, paid by the buyer. MRPOA says it raised fees in 2023 to fund common-area improvements and its reserve study.
- Disclosure fee: $400, paid by the seller. Resale disclosures and lender questionnaires are ordered online through HomeWiseDocs.
Sub-associations
MRPOA says 48 subdivisions on the Ranch have active HOAs of their own, each with its own management and dues, and homeowners in a sub-association also need its approval for exterior projects. Ask which sub-association a home belongs to, and add both sets of dues to the monthly budget. 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).
Property taxes
Scottsdale's 6 residential tax areas in Maricopa County's 2026 rate table run 5.00 to 9.91 per $100 of assessed value, after homeowner state aid. The Scottsdale #48 tax area, which matches the school district of the subdivisions we checked, totals 5.84. That's about $584 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 McCormick Ranch. 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.
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Opens a third-party home search site. 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.
What are the lake and lakefront rules?
From MRPOA's Rules and Regulations (version 09/2026):
- No swimming in McCormick Ranch lakes at any time.
- Boating for owners without shoreline dock rights is allowed only on Camelback Lake and Lake Margherite, by association permit. Boats must be powered by an electric motor, oars, paddles or sails, with size limits (for example, pontoons up to 19 feet), and boaters need liability insurance on file.
- Docks are allowed only for lots with recorded boat dock easement rights, must follow the standard design, and are the owner's to maintain.
- Lakefront lots carry a blanket association easement from the rear lot line toward the house, generally about 20 feet from the shoreline. Nothing can be built in that area without architectural approval.
Rules change; read the current version and the recorded CC&Rs before relying on a rule.
What do Census figures say about ZIP 85258?
| ACS 2020–2024 | ZIP 85258 | Scottsdale |
|---|---|---|
| Median home value | $846,000 | $789,800 |
| Median real estate taxes paid (yearly) | $3,079 | $2,956 |
| Median monthly owner costs, with a mortgage | $2,673 | $2,577 |
| Mean travel time to work | 21.3 min | 21.6 min |
| Median year housing was built | 1984 | 1991 |
U.S. Census Bureau, ACS 2020–2024 5-year estimates. ZIP 85258 (25,545 residents) doesn't match McCormick Ranch's boundaries exactly, so treat these as area context, not neighborhood figures. They aren't a price range or a forecast.
About 79% of the homes in ZIP 85258 were built from 1970 to 1989, in line with a community that began building in the early 1970s. Scottsdale as a whole has a median build year of 1991.
What are the trade-offs to weigh?
| Plus | Weigh against it |
|---|---|
| Lakes, greenbelt paths, and a golf course inside a city master plan | A $1,000 buyer transfer fee and master assessments fund that upkeep |
| Single-family homes and condominiums across many subdivisions | Many subdivisions add a second HOA with its own dues and approvals |
| Established area near Loop 101 and the Shea Boulevard medical and shopping corridor | Most homes in the ZIP are from the 1970s and 1980s, so check roof, cooling, plumbing and pool ages |
| Electric boating on two lakes, and docks on some lakefront lots | No swimming, permit and insurance rules, and a lakefront easement that limits building near the water |
What should I check before making an offer?
- The resale disclosure for MRPOA and any sub-association: dues, reserves, transfer fees and pending special assessments.
- Which sub-association, if any, the home belongs to, and its rules.
- The parcel's tax bill: tax area code and any special district lines.
- For a lakefront home, the easement line, any recorded dock rights, and the dock's condition.
- An inspection that focuses on the age of major systems. See appraisal vs. home inspection.
- The home's estimated full monthly payment, with its own taxes, dues and insurance.
School boundaries: all 14 subdivisions named for McCormick Ranch on Maricopa County Assessor plat maps fall inside Scottsdale Unified School District on the county's district map. Attendance zones can change, so confirm with the district for a specific address.
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This page describes geography, rules, and cost structure. It does not quote a payment, rate, or loan term for McCormick Ranch homes.
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Sources
- McCormick Ranch Property Owners' Association, Community History (retrieved October 15, 2026)
- McCormick Ranch Property Owners' Association, About (board and architectural committees) (retrieved October 15, 2026)
- McCormick Ranch Property Owners' Association, 2026 Residential Assessment Rate and Payment Options (posted January 1, 2026; retrieved October 15, 2026)
- McCormick Ranch Property Owners' Association, For Title Companies and Real Estate Professionals (transfer and disclosure fees) (retrieved October 15, 2026)
- McCormick Ranch Property Owners' Association, The Neighborhood (sub-association list) (retrieved October 15, 2026)
- McCormick Ranch Property Owners' Association, Rules and Regulations (version 09/2026, PDF) (boating, boat docks, lakefront properties, swimming; retrieved October 15, 2026)
- Scottsdale Progress, McCormick Ranch thinking young at 50 (September 19, 2022), land-use figures attributed to the City of Scottsdale Planning & Development Department (retrieved October 15, 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 (summary file) for ZCTA 85258 and Scottsdale city: B01003, B25077, B25103, B25088, B08013/B08303, B25035, B25034 (computed October 15, 2026)
- Arizona Revised Statutes §42-15003, assessment ratio for owner-occupied residential (class three) property (retrieved October 4, 2026)
Frequently asked questions
Where is McCormick Ranch in Scottsdale?
In ZIP 85258, roughly from Indian Bend Road north to Shea Boulevard, east of Scottsdale Road, with mostly commercial properties east of Pima Road.
What are the McCormick Ranch HOA fees?
The master association's 2026 residential annual assessment is $265. Many homes also pay a sub-association; MRPOA counts 48 subdivisions with active HOAs. Check the resale disclosure for a specific home.
Is there a transfer fee when buying in McCormick Ranch?
Yes. MRPOA lists a $1,000 transfer fee paid by the buyer and a $400 disclosure fee paid by the seller. A sub-association may have its own fees.
Can you swim or boat on McCormick Ranch lakes?
Swimming is prohibited. Owners without dock rights can boat on Camelback Lake and Lake Margherite with a permit, using electric motors, oars, paddles or sails.
What school district is McCormick Ranch in?
The 14 subdivisions named for McCormick Ranch on county plat maps are in Scottsdale Unified School District. Confirm attendance zones with the district for a specific address.
Is there a special district tax in McCormick Ranch?
Maricopa County's 2026 list of special taxing districts has no district named for McCormick Ranch. Read the parcel's tax bill to confirm for a specific home.