Leave a Message

Thank you for your message. I will be in touch with you shortly.

Explore My Properties
Background Image

Terramar vs. Nearby 85383 Submarkets: A Value Check

October 16, 2025

Are you trying to decide if Terramar is the better value compared to nearby 85383 spots like Vistancia and The Village at Vistancia? You want room to live, smart carrying costs, and strong long‑term appeal, without guessing. In this quick value check, you’ll see how Terramar stacks up on price context, housing stock, schools, ongoing costs, commute, and nearby amenities so you can choose with confidence. Let’s dive in.

Quick value snapshot

Recent public snapshots place Terramar’s typical prices close to the 85383 median, and often slightly below the higher‑priced pockets of Vistancia. The Village at Vistancia commonly trends lower than broader Vistancia due to product mix and lot size. Prices move month to month, so use current MLS data for exact figures.

What that means for you: Terramar often offers single‑family homes at a price point near the ZIP’s middle, with a broad range that runs from the low to mid 400s up to the 700s and 800s for larger or updated homes. This can be a sweet spot if you want neighborhood amenities, access to major roads, and value without paying a premium for resort‑style districts.

Price and liquidity

  • Terramar’s public medians have tracked near the 85383 average in many recent snapshots, while Vistancia often runs higher and The Village can run lower based on lot sizes and amenities.
  • Expect wide variation by lot, size, and finish. It is common to see a six‑figure spread inside the same neighborhood.
  • For decisions, compare 30, 90, and 365‑day MLS windows for median sold price, price per square foot, days on market, sale‑to‑list ratio, and months of supply.

Homes and lots

  • Terramar: Mostly single‑family homes built from the late 1990s through the 2010s, with one‑ and two‑story plans and mixed lot sizes. You also get two neighborhood parks and nearby green space. You can preview the neighborhood features through this overview of Terramar’s parks and housing era on a local guide to the community. (Terramar overview)
  • Vistancia: A large master‑planned area with a wide range of product, from village sections with smaller lots to higher‑amenity and golf‑adjacent pockets, plus some custom or estate‑style homes.
  • The Village at Vistancia: Typically features denser product and smaller lots compared with broader Vistancia, which often keeps medians lower.

Schools to verify

  • Terramar Elementary (PK–8) in the Deer Valley Unified District receives strong marks on common consumer school‑rating sites. You can review current details and methodology directly on GreatSchools. (Terramar Elementary profile)
  • Nearby Peoria Unified schools also show positive ratings on consumer sites. Always verify attendance boundaries by property address before you buy.

Costs beyond purchase price

  • Property taxes: Maricopa County’s effective property‑tax rates are relatively low compared with many U.S. counties, with aggregated measures often around the 0.45 to 0.51 percent range. Your exact bill depends on parcel assessment and any special districts. Check current trends and confirm parcel‑level estimates with the county. (Peoria tax context)
  • HOA fees: North Peoria communities often have active HOAs. Fees and what they cover vary. Resort‑level amenities can mean higher monthly costs that may be worth it if you will use them. Review the HOA budget, CCRs, and disclosures for any home you consider.
  • Insurance and flood: Most of Terramar and 85383 is mapped outside of high‑risk flood zones, but status is parcel‑specific. Confirm through the FEMA Flood Map Service Center and review any lender requirements. (Check FEMA map)

Amenities and what’s next

  • Outdoor access: Terramar’s proximity to Lake Pleasant and regional trails adds day‑to‑day lifestyle value, from morning hikes to weekend boating.
  • Retail and dining: New commercial projects can boost convenience and demand. The Trailhead near 83rd Avenue and Happy Valley has announced new leases and restaurants, with phased openings expected. Track progress if walkable amenities are important to you. (Trailhead updates)

Commute and access

  • Terramar and nearby submarkets benefit from connections to Happy Valley Road, Lake Pleasant Parkway, and the SR‑101 and SR‑303 corridors. Drive times vary by time of day, so check live mapping for your typical commute. A regional commercial listing along Vistancia Boulevard provides helpful context for the area’s road network. (Area road context)

Risks and due diligence

  • Flood zones: Verify parcel status and any flood‑insurance requirements before you make an offer. (FEMA map lookup)
  • Water and growth: Arizona’s water rules can influence approvals for large master‑planned growth over time. If you are considering a new‑build or long‑horizon investment, review primary sources from developers and local water authorities. A recent feature highlights how water supply can shape regional development conversations. (Regional water context)
  • Public safety: City‑level crime statistics are available for Peoria. For a property‑specific view, use local police crime maps and check the last 12 months around any address. (Peoria crime overview)

Buyer checklist

  • Review a 12‑month MLS report for Terramar, Vistancia, and The Village at Vistancia. Compare median sold price, $ per square foot, days on market, and months of supply.
  • Walk three sample homes in each area that match your wish list. Note lot size, natural light, storage, and noise.
  • Pull HOA documents and budgets for any short‑listed home. Confirm fee amounts and what is covered.
  • Verify school boundaries for your target addresses and review current school profiles.
  • Run parcel‑level checks for taxes, flood zone, and any special assessments.
  • Track nearby retail arrivals, like The Trailhead, if convenience is a priority.

Seller checklist

  • Order a current CMA that includes 30, 90, and 365‑day comps in Terramar and nearby submarkets. Focus on lot size, updates, and micro‑location.
  • Pre‑list prep: service HVAC, touch up paint, refresh landscaping, and stage key rooms.
  • Gather HOA docs, utility history, and any warranties to reduce friction for buyers.
  • Price to the market you are in, not the one you remember. Monitor new listings and pendings weekly.

Ready for a focused Terramar vs. Vistancia value read on your exact home or wish list? Get a personalized, MLS‑backed analysis and neighborhood guidance with Jasmine Negrete. Hablamos español.

FAQs

What makes Terramar a good value in 85383?

  • You often get single‑family homes near the ZIP’s median pricing, neighborhood parks, and convenient access to SR‑101 and SR‑303 without paying premiums tied to resort‑style amenities.

How do Terramar home types compare with Vistancia?

  • Terramar leans toward 1990s–2010s single‑family homes on mixed lots, while Vistancia ranges from village sections with smaller lots to higher‑amenity and estate areas, which can push prices higher.

How should I verify schools for a Terramar address?

  • Check the current profile for Terramar Elementary on GreatSchools, then confirm attendance boundaries with the district for the specific parcel before you buy. (School profile)

What ongoing costs should I expect in Terramar?

  • Plan for property taxes at Maricopa County’s effective rates, HOA fees that vary by community, and standard home insurance, plus flood insurance if a parcel is in a mapped risk area. (Tax context, FEMA map)

Are new shops or restaurants coming near Terramar?

  • Yes, The Trailhead development near 83rd Avenue and Happy Valley has announced new tenants, with phased openings that can improve convenience over time. (Project updates)

Follow Me On Instagram