Verrado is 8,800 acres of master-planned Buckeye living on the western edge of the West Valley — with the Victory at Verrado 55+ enclave, two Tom Lehman golf courses, a walkable Main Street, and a $275M open-air marketplace opening in 2026 right at I-10.
Verrado is a master-planned town on the western edge of Buckeye, built by DMB starting in 2004 and now home to a walkable Main Street, two Tom Lehman-designed golf courses, and a 55+ enclave called Victory. In 2026 it's also the epicenter of the biggest West Valley retail story in a decade: the $275 million Verrado Marketplace is opening right off Interstate 10, with Target grand-opening on May 17, 2026. Verrado's median sale price is $549,809 as of June 2026, down just 0.94% year-over-year — roughly 37% above Buckeye's citywide median of $400K. Here's what that actually buys you.
It's a town, not a subdivision. Verrado's Main Street district has independent restaurants, a market, salons, a pharmacy, medical services, and the Village Green lawn where residents gather for concerts and farmers markets. That's rare in Arizona master plans, where "downtown" usually means a strip center at the entry. Our best neighborhoods in Surprise and Vistancia buyer's guide show how other West Valley master plans handle retail differently.
Elevation and views. Verrado sits against the White Tank Mountains with homes climbing the foothills. The Victory Club is roughly 1,900 feet above the valley floor. Elevation means cooler evenings, real topography, and view lots that hold value — scarce in the flat West Valley.
Age of the plan. Verrado broke ground in 2004. Mature landscaping, established HOAs, real schools with track records, and a Main Street that's operated for two decades — not a "coming 2028" rendering. For buyers cross-shopping Verrado's new construction against newer launches, see our West Valley new construction 2026 guide and new homes in Surprise.
Verrado's median sale price hit $549,809 in June 2026, down 0.94% year-over-year, per Redfin. That's roughly flat — healthier than the broader 85396 ZIP (down 9.25% YoY) or citywide Buckeye (around $400K). Verrado carries a ~37% premium over Buckeye as a whole, earned with amenities, elevation, and Main Street.
The wider 85396 ZIP is somewhat competitive at 101 days on market. Verrado is tighter at 71 days on average and 38 days for hot homes, with average sale-to-list at 97.9% — buyers typically negotiate about 2% off list on standard resales. Realtor.com puts the Verrado median listing at $524,950.
| Market | Median Sale Price (mid-2026) | YoY Change | Source |
|---|---|---|---|
| Verrado neighborhood | $549,809 | -0.94% | Redfin |
| Buckeye 85396 ZIP | ~$442K | -9.25% | Redfin |
| Buckeye citywide | ~$400K | -1.3% | Redfin |
| Arizona statewide | ~$454K | ~flat | DVHS California relocation guide |
For West Valley pricing context alongside Surprise, Peoria, and Goodyear, see our Surprise real estate market update. For a quick estimate on a specific Verrado address, use the home value estimator.
Two Tom Lehman-designed 18-hole championship courses anchor the community — the Founders Course and Victory Course at Verrado Golf Club, with dining at Verrado Grille and Cliff House. Add Main Street, the Village Green concert lawn, the pool complexes, and 80+ community parks with miles of interconnected paths.
Verrado golf course homes are a distinct pricing tier — expect a 10-20% premium over comparable non-view Verrado product, with Cliff House view lots commanding more. Buyers looking specifically at golf lifestyle across the West Valley should also compare Sun City Grand, Sun City West, and luxury homes in Surprise.
Victory at Verrado is a 55+ age-restricted district in the northwest section of Verrado, sitting on roughly 1,200 hillside acres with approximately 3,500 planned single-family homes. It broke ground in 2015 and grand-opened in January 2016. At least one resident per household must be 55 or older; the rest of Verrado is all-ages.
What Victory residents get on top of standard Verrado amenities:
Home sizes and pricing. Victory homes range from roughly 1,222 to 3,500 square feet with 2-4 bedrooms and 1-4 car garages. Published pricing runs the low $400ks to low $1Ms, with an average sale price around $588,600 in 2026. Premium David Weekley Encore view lots reach $1.3M+. Active 2026 builders include William Ryan's Fairways (from the mid-$500Ks), K. Hovnanian's Four Seasons, David Weekley's Encore, Taylor Morrison's Venture II, Landsea Homes, and Lennar.
HOA structure. Victory residents pay two associations: the Victory District Association (~$112/month, covering the Victory Club, fitness center, pool, and 55+ programming) and the Verrado Community Association (~$146/month, covering parks, common areas, and Main Street upkeep). Combined monthly assessments typically run $250-$300+, with some townhome product going higher. If Victory is on your shortlist, also look at how it stacks up against Surprise-area 55+ options in our 55+ communities in Surprise guide.
Verrado Marketplace is the biggest 2026 development event in Buckeye — an open-air retail and entertainment destination under construction just off Interstate 10 at Verrado Way. Per Hotel & Leisure Advisors' March 2026 update, it's a $275 million retail and entertainment destination, opening spring 2026 with "more than 50 stores and restaurants, anchored by national brands such as Target, Marshalls, and HomeGoods, along with a movie theater and family entertainment uses." Full buildout is expected to create ~1,500 permanent jobs.
The official Verrado Marketplace site confirms grand-opening dates already on the calendar: Buckle on May 13, 2026 and Target on May 17, 2026. Per azcentral's coverage, Vestar broke ground in November 2024 and disclosed Target and Ross as part of the tenant lineup.
Why does this matter for Verrado home values? Two reasons. First, retail and dining are the most-mentioned gap in Verrado buyer feedback — Main Street is charming but small, and the nearest big-box today is Buckeye Commons or a drive into Goodyear. Marketplace closes that gap at scale. Second, jobs: 1,500 permanent positions plus construction plus the multiplier effect on adjacent Buckeye employment is meaningful housing demand in 85396.
Verrado is served by three on-site public schools under the Litchfield Elementary and Agua Fria Union High School districts:
High school students in Verrado attend Verrado High or Millennium High in the Agua Fria Union district. For families relocating specifically for schools, our best schools in Surprise guide covers the broader West Valley school landscape, and buying a home in Surprise walks through the school-district-first buyer workflow.
Buyers researching Verrado almost always also look at Estrella in Goodyear, Vistancia in Peoria, and the newer boom-town product in Waddell and Buckeye. Here's the short version:
Verrado is right for you if:
Verrado is probably wrong for you if:
Verrado is a mixed market of resale and new construction across several distinct product types — standard Verrado all-ages, Victory 55+, golf-course lots, and view lots. That mix means the same $600K buys very different things depending on where you look. A few tactical notes for 2026 buyers:
Damon Ryon is a West Valley agent with Deal Landers Arizona Realty based in Surprise, and covers Buckeye, Goodyear, Peoria, and Surprise. If you want an honest read on a specific Verrado or Victory address, want to be added to the Victory builder alert lists, or want to run comps on a resale before you write an offer, call or text 623-295-8169. See how Damon works with buyers in the West Valley real estate agents overview.
Deal Landers Arizona Realty
17310 W Wildwood St, Surprise AZ 85388
623-295-8169
What's the median home price in Verrado in 2026? The median sale price in the Verrado neighborhood is $549,809 as of June 2026, down 0.94% year-over-year per Redfin. Median price per square foot is $258 and average days on market is 71. That's roughly 37% above Buckeye's citywide median of $400K — Verrado carries a real premium for its amenities, walkable Main Street, and mountain-preserve setting.
Is Verrado in Buckeye or a separate city? Verrado is inside the city of Buckeye, Arizona, at Verrado Way and Interstate 10 in ZIP 85396. It's a private master-planned community — not an incorporated municipality — but it functions as a self-contained town with its own Main Street, schools, and amenities. Buckeye is one of the fastest-growing cities in the country and Verrado sits on its eastern gateway from Phoenix.
What is the HOA fee in Verrado and Victory? Standard Verrado residents pay the Verrado Community Association, roughly $146/month, covering Main Street upkeep, parks, and common areas. Victory at Verrado 55+ residents pay both the Verrado Community Association and the Victory District Association (~$112/month), for combined assessments typically $250-$300+. Some townhome product runs higher due to added recreation fees.
Is Victory at Verrado only for 55+ residents? Yes. Victory at Verrado is a 55+ age-restricted district under the federal Housing for Older Persons Act — at least one resident per household must be 55 or older. The rest of Verrado is open to all ages. Victory has its own clubhouse, its own golf course, and its own HOA layered on top of the standard Verrado assessment.
When does Verrado Marketplace open? Verrado Marketplace is scheduled to open in spring 2026. Per the official Verrado Marketplace site, Buckle grand-opens on May 13, 2026 and Target grand-opens on May 17, 2026. The $275 million open-air destination will deliver more than 50 stores and restaurants at full buildout, anchored by Target, Marshalls, and HomeGoods, with a movie theater and family entertainment uses.
How many golf courses are in Verrado? Verrado has two 18-hole championship courses, both designed by Tom Lehman: the Founders Course at Verrado Golf Club and the Victory Course inside Victory at Verrado. The Victory Course has its own clubhouse and is available primarily to Victory residents; the Founders Course is open to the wider community and public play through the Verrado Golf Club.
How competitive is the Verrado market in 2026? Verrado is a "somewhat competitive" market per Redfin — average homes sell for about 2% below list price and go pending in around 74 days, while "hot homes" sell near list and go pending in about 38 days. The average sale-to-list ratio is 97.9%. Buyers have room to negotiate on standard resales; new-construction Victory releases and view-lot listings move faster and benefit from getting on builder alert lists early.
How do I tour homes in Verrado or Victory at Verrado? Call or text Damon Ryon at 623-295-8169. As a local West Valley agent with Deal Landers Arizona Realty, Damon can line up tours across standard Verrado resales, Victory 55+ resales and models, William Ryan's Fairways, K. Hovnanian's Four Seasons, and any Verrado Golf Club-adjacent listings, and can add you to Victory builder alert lists ahead of phase releases.
The median sale price in the Verrado neighborhood is $549,809 as of June 2026, down just 0.94% year-over-year per Redfin. Median price per square foot is $258 and average days on market is 71. That's roughly 37% above Buckeye's citywide median of $400K — Verrado carries a real premium for its amenities, walkable Main Street, and mountain-preserve setting.
Verrado is inside the city of Buckeye, Arizona, at Verrado Way and Interstate 10 in ZIP 85396. It's a private master-planned community, not an incorporated municipality, but functions as a self-contained town with its own Main Street, schools, and amenities. Buckeye is one of the fastest-growing cities in the U.S. and Verrado sits on its eastern gateway from Phoenix.
Standard Verrado residents pay the Verrado Community Association, roughly $146/month, covering Main Street upkeep, parks, and common areas. Victory at Verrado 55+ residents pay both the Verrado Community Association and the Victory District Association (~$112/month), for combined assessments typically $250-$300+. Some townhome product runs higher due to added recreation fees.
Yes. Victory at Verrado is a 55+ age-restricted district under the federal Housing for Older Persons Act — at least one resident per household must be 55 or older. The rest of Verrado is open to all ages. Victory has its own clubhouse, its own Tom Lehman-designed golf course, and its own HOA layered on top of the standard Verrado assessment.
Verrado Marketplace is scheduled to open in spring 2026. Per the official Verrado Marketplace site, Buckle grand-opens on May 13, 2026 and Target grand-opens on May 17, 2026. The $275 million open-air destination will deliver more than 50 stores and restaurants at full buildout, anchored by Target, Marshalls, and HomeGoods, with a movie theater and family entertainment uses.
Verrado has two 18-hole championship courses, both designed by Tom Lehman: the Founders Course at Verrado Golf Club and the Victory Course inside Victory at Verrado. The Victory Course has its own clubhouse and is used primarily by Victory residents; the Founders Course is open to the wider community and public play through Verrado Golf Club.
Verrado is a somewhat competitive market per Redfin — average homes sell for about 2% below list price and go pending in around 74 days, while hot homes sell near list and go pending in about 38 days. The average sale-to-list ratio is 97.9%. Buyers have room to negotiate on standard resales; new-construction Victory releases and view-lot listings move faster.
Call or text Damon Ryon at 623-295-8169. As a local West Valley agent with Deal Landers Arizona Realty, Damon can line up tours across standard Verrado resales, Victory 55+ resales and models, William Ryan's Fairways, K. Hovnanian's Four Seasons, and any Verrado Golf Club-adjacent listings, and can add you to Victory builder alert lists ahead of phase releases.
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