Arizona new-home neighborhoods under construction

No neighborhoods match that filter.

209 communities in this snapshot · last reviewed 2026-10-30

Neighborhoods directory FAQ

• If sales says the Recovery Fund will put me ahead of my contract / pay for upgrades — is that true?

  Not as a freestanding rule. Official roc.az.gov Recovery Fund / FAQ materials say the Registrar’s calculation attempts to make you whole on the contract and that compensable damages cannot result in a net gain to the claimant. A.R.S. § 32-1132.01 centers actual damages on completion / repair within residential property lines (with unpaid-contract netting) and caps individual awards at $30,000; unlicensed handyman quotes are not freestanding Fund proof. Net-gain / upgrade talk also does not pause A.R.S. § 12-1365. See the net-gain Recovery Fund myth in Learn.

• Which Arizona GC files match Seasons at Baker Farms, Cascades at Prasada, and Monroe Ranch?

  Richmond American Seasons at Baker Farms (Phoenix; sales at 1713 N 79th Drive; from about $456,990–$514,990 with Larimar / Sapphire / Emerald / Moonstone plans Oct 30, 2026) matches Richmond American Construction Inc (#206612; verify live) — keep separate from other Richmond Seasons / Estates pods. Fulton Cascades at Prasada (Surprise; sales at 15657 W Old Oak Ln; from about $543,900 with QMI flagged across six plans) matches Fulton Homes Corporation (#42430; verify live) — Cascades branding is not a separate ROC from other Fulton Prasada series; keep separate from Toll Brothers Sterling Grove and from Mattamy Cascades Buckeye planning. K. Hovnanian Monroe Ranch (Buckeye; Watson Rd & Elwood St; late-phase / limited-remaining from roughly the mid-$300s–low $400s; Godavari QMI example ~$404,990) matches K. Hovnanian Arizona New GC LLC (#277023; verify live) — Great Western branding may still appear. Recovery Fund make-whole language is not freestanding permission to invent a net gain or upgrade ATM. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%; next weekly print Nov 5).

• If sales says any ROC suspension unlocks the Recovery Fund for every buyer — is that true?

  Not as a freestanding rule. Official roc.az.gov Recovery Fund materials say that for administrative Recovery Fund claims, the contractor’s residential or dual license must have been suspended or revoked as a direct result of a formal complaint filed by you (civil A.R.S. § 32-1133 paths are different). A neighbor’s discipline stamp is not freestanding permission to invent your Fund award, erase bond sequencing / eligibility / caps, or pause A.R.S. § 12-1365. See the any-suspension Recovery Fund myth in Learn.

• Which Arizona GC files match Dream Finders Skyline Village and Dream Finders Bella Vista Farms?

  Dream Finders Skyline Village (San Tan Valley; sales at 5626 E Olgite Ln; from about $339,700 with ~11 homes / 6 plans ~1,556–2,526 sq ft Oct 29, 2026) matches DF Construction AZ, LLC (#356210; verify live) — keep separate from KB Home Skyline Village Prelude (#298287). Dream Finders Bella Vista Farms (sales at 2916 E Villa Ave; from about $379,990 with ~7 homes / 6 plans) also matches #356210 — keep separate from other Bella Vista Farms masterplan builders and from Beazer #114625 after the Oct 20, 2026 Dream Finders–Beazer close. Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

• If sales says each defect / each room gets its own $30,000 from the Recovery Fund — is that true?

  Not as a freestanding rule. A.R.S. § 32-1132.01 centers Recovery Fund actual damages on completion / repair within residential property lines and caps the maximum individual award at $30,000; roc.az.gov materials describe a $30,000-per-residence ceiling (with a separate ~$200,000 per-license liability under § 32-1139). Counting rooms, portal tickets, or trades is not freestanding permission to invent stacked $30,000 awards on the same residence. The per-license ceiling is not a personal defect-stack wallet, and defect-stack talk does not pause A.R.S. § 12-1365. See the each-defect Recovery Fund myth in Learn.

• Which Arizona GC files match Meritage Abel Ranch and Sienna Park?

  Meritage Abel Ranch Signature Series (Goodyear; sales at 17864 W Coolidge St; from about $549,990 with Final Opportunity / limited-remaining marketing Oct 29, 2026; QMI roughly $465K–$583K on aggregator captures) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — keep separate from Tri Pointe Abel Ranch Camerano / Navarre (#353952). Brightland / DRB Sienna Park (Buckeye; sales at 21556 W Yavapai Street; Castillo plans from about $379,990–$449,990 with multiple QMI pins) matches DRB Group Construction, LLC (#281891; verify live) — keep separate from William Ryan Ridge at Sienna Hills (#227709). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

• If sales says it was ever a rental / Airbnb / investment so the Recovery Fund is permanently dead — is that true?

  Not as a freestanding rule. A.R.S. § 32-1132(B)(1) requires individual Recovery Fund claimants to own residential realty and actually occupy or intend to occupy it as a primary residence. Pure investment / rental inventory without that showing is not freestanding Fund eligibility — but a brief rental, Airbnb stay, or investment-label nickname is not freestanding permanent Fund death for every later owner-occupant / intended-occupant fact pattern either. Lease-up after closing is not freestanding landlord Fund eligibility, and rental-history talk does not pause A.R.S. § 12-1365. See the rental-history Recovery Fund myth in Learn.

• Which Arizona GC files match Century Complete Rancho Mirage Estates, Ashton Woods Rancho Mirage, Laveen Farms, and Moonlight?

  Century Complete Rancho Mirage Estates (Maricopa; sales at 37792 W Patterson St; Hawkeye / Ironwood / Lantana from about $309,990–$339,990 with live San Clemente / Ponte Rd inventory Oct 28, 2026) matches Century Communities Construction of Arizona LLC (#331328; verify live) — keep separate from Meritage Rancho Mirage (#322807 / #166223) and Ashton Woods Rancho Mirage (#284317). Ashton Woods Rancho Mirage (sales at 18970 N Pineta Road; plans from about $391,990–$465,990; ~76 homesites; model unveiling Oct 24–25) matches Ashton Woods Construction LLC (#284317; verify live). Starlight Laveen Farms (Phoenix; 7742 W Saint Kateri Drive; ~7 homes roughly $399,990–$529,990) matches #327845 / #309137. Oakwood Moonlight (Maricopa; 22165 N Dusk Ln; Sonoran ~8 homes low $300s / Crescent ~4 homes high $300s) matches Clayton Properties Group, Inc (#334071; verify live). Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

• If sales says the Recovery Fund only covers the house shell — pools, patio covers, and casitas never qualify — is that true?

  Not as a freestanding rule. A.R.S. §§ 32-1132(B) and 32-1132.01(B)(1) expressly reference failure to adequately build or improve — and completion / repair of — a residential structure or appurtenance within residential property lines. A hallway “house shell only” paraphrase does not freestandingly ban pools, patio covers, casitas, or other residential appurtenances from Fund eligibility / actual-damages math. Commercial-property damage is separately barred under § 32-1132.01(A), booklet exterior exclusions are not a Fund statute rewrite, and appurtenance-label talk does not pause A.R.S. § 12-1365. See the appurtenance Recovery Fund myth in Learn.

• Which Arizona GC files match Overlook at Palomino Ranch and Alta Vida at Westpark?

  Century Communities Overlook Collection at Palomino Ranch (Maricopa; sales commonly at 11929 W Mesa Ct; Cowgirl Rd QMI roughly $289,990–$408,940 Oct 27, 2026) matches Century Communities Construction of Arizona LLC (#331328; verify live) — Overlook vs Foothills branding is not a separate ROC file. William Ryan Homes Alta Vida at Westpark (Buckeye; 2725 S 263rd Drive; from about $395,900; Flagstaff QMI at 26459 W Toronto Way ~$489,990 December; Jerome QMI ~$555,275 November) matches W R H Construction Inc (#227709; verify live). Recovery Fund statutes reference a residential structure or appurtenance — not a freestanding house-shell-only wipe. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• If sales says my spouse and I each get $30,000 from the Recovery Fund, is that true?

  Not as a freestanding rule. A.R.S. § 32-1132.01(D) caps the maximum individual Recovery Fund award at $30,000, and roc.az.gov Recovery Fund materials describe a $30,000-per-residence ceiling (with a separate ~$200,000 per-license liability under § 32-1139). Putting spouses or other co-owners on the deed is not freestanding permission to invent a $60,000 household stack. § 32-1132.01(G) bars the contractor’s spouse — a narrow conflict rule, not household stacking math — and co-owner-stack talk does not pause A.R.S. § 12-1365. See the co-owners Recovery Fund myth in Learn.

• Which Arizona GC files match Estates at Montecito, Portfolio at Montecito, and Rancho Vista Foothills?

  Richmond American Estates at Montecito (Goodyear / Estrella; appointment-oriented sales commonly at 15641 S 185th Lane; from about $577,990–$624,990 Oct 26, 2026) matches Richmond American Construction Inc (#206612; verify live) — keep separate from William Ryan Harmony (#227709) and Lennar Montecito (#228129). Richmond American Portfolio at Montecito (same Estrella Montecito sales corridor; from about $531,990–$575,990+ with Williams Field Rd QMI) also matches #206612 — keep separate from Portfolio at Lucero. Century Communities Rancho Vista Foothills Collection (Surprise; Irma Ln / 230th Ln QMI from about $394,990–$449,990+; sales corridor around 22757 W Potter Drive) matches Century Communities Construction of Arizona LLC (#331328; verify live). Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D). House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• If sales says any deposit I paid automatically gets 10% interest from the Recovery Fund, is that true?

  Not as a freestanding rule. A.R.S. § 32-1132.01(C) measures deposit-only Recovery Fund damages as the exact deposit plus 10% annual interest only when no actual work was performed and no materials were delivered — still not to exceed $30,000. Interest is not freestanding on every Fund award, does not stack above the individual maximum, and does not pause A.R.S. § 12-1365. When work or materials happened, use completion / repair actual-damages math (including unpaid-contract netting). See the deposit-interest Recovery Fund myth in Learn.

• If sales says my three Recovery Fund bids equal the award — and unpaid contract balance doesn’t matter — is that true?

  Not as a freestanding rule. A.R.S. § 32-1132.01(H) measures Recovery Fund actual damages as reasonable completion / repair cost minus unpaid contract price — Ramsey v. AZROC (2016) adopted that netting. Licensed bids prove cost; they do not freestandingly equal the Fund check, erase unpaid-balance subtraction, or guarantee the $30,000 individual maximum. Bid-stack talk also does not pause A.R.S. § 12-1365. See the unpaid-contract Recovery Fund myth in Learn.

• Which Arizona GC files match Harmony at Montecito, Hacienda at Estrella, and Sheffield Place?

  William Ryan Harmony at Montecito in Estrella (Goodyear; appointment-only; from about $680,900 with Carina QMI around $749,990 at 18522 W Cathedral Rock Dr; Only 2 Homes Remaining marketing Oct 25, 2026) matches W R H Construction Inc (#227709; verify live) — keep separate from Lennar Montecito and Richmond Estates / Portfolio at Montecito. DRB / Brightland Hacienda at Estrella (Goodyear; 16630 W Ardmore Road; from roughly the mid-$500s with Coral / Crimson / Jade / Indigo inventory) matches DRB Group Construction, LLC (#281891; verify live). K. Hovnanian Sheffield Place (Gilbert; 51 E Sheffield Ave; gated ~67 homesites; from the mid-$700s with ~12 QMI / in-progress after an Oct 17 grand opening) matches K. Hovnanian Arizona New GC LLC (#277023; verify live; Great Western Homes branding may still appear). Deposit-plus-10%-interest Recovery Fund math is a narrow no-work / no-materials rule under § 32-1132.01(C) — not a freestanding rider on every deposit. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

• Which Arizona GC files match Foothills at Palomino Ranch, Sycamore Farms, and Eminence at Alamar?

  Century Foothills Collection at Palomino Ranch (Maricopa; sales at 11929 W Mesa Ct / grand-opening pin at 48579 W Starry Road; from the mid-$300s with live Lasso Way inventory Oct 24, 2026) matches Century Communities Construction of Arizona LLC (#331328; verify live). Brightland / DRB Sycamore Farms (Surprise; 10937 N 163rd Drive; from about $481,990 with QMI around $509,990 at 16427 W Christy Dr) matches DRB Group Construction, LLC (#281891; verify live). William Ryan Eminence at Alamar (Avondale; 12712 W Corona Ave; from about $481,900 with Camelback QMI around $549,990; final-opportunity marketing) matches W R H Construction Inc (#227709; verify live) — keep separate from Richmond Bridle Park and other Alamar pods. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change. Freddie Mac’s Oct 29, 2026 PMMS put the national 30-year average at 7.24% (15-year 6.60%), down from Oct 22’s 7.32% / 6.68%.

• If sales says the Recovery Fund pays hotel, storage, moving, emotional distress, or attorney fees automatically, is that true?

  Not as a freestanding rule. A.R.S. § 32-1132.01 centers Recovery Fund actual damages on completing or repairing defective / incomplete licensed work within residential property lines. Hotel, storage, temporary housing, moving, emotional distress, and ordinary attorney fees are not freestanding Fund categories — attorney fees are generally excluded except contested cases appealed to superior court, and deposit interest is a narrow no-work rule still capped at $30,000. Extra-damages talk also does not pause A.R.S. § 12-1365. See the extra-damages Recovery Fund myth in Learn.

• Which new Arizona pods were refreshed Oct 23, 2026 — and which GC files match?

  Meritage Legacy Place Glendale (7781 N 78th Dr; from about $529,990; ~10–11 homes) matches #322807 / #166223 — keep separate from Shea / KHov Legacy Place Peoria. Dream Finders Apache Farms Buckeye (24047 W Pueblo Ave; from about $349,700; ~13 homes / 10 plans) matches #356210; keep Beazer #114625 separate after the Oct 20, 2026 close. Fulton Meadows at Barney Farms Queen Creek (20094 S 230th Place; from about $530,400) matches #42430. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under A.R.S. § 32-1132.01. Freddie Mac’s Oct 22, 2026 PMMS put the national 30-year average at 7.32% (15-year 6.68%).

• If I already got bond, insurance, or settlement money, is the Recovery Fund closed — or does it automatically refund the rest?

  Neither as a freestanding rule. A.R.S. § 32-1132.01(F) deducts amounts recovered from other sources from actual damages and may direct the difference — not to exceed $30,000 — from the Fund when other eligibility gates fit. A partial bond, insurance, warranty, or settlement recovery is not freestanding Fund death, and it is not freestanding permission to invent an automatic full remaining-deposit refund. Other-recovery talk also does not pause A.R.S. § 12-1365. See the prior-recovery Recovery Fund myth in Learn.

• If title is in a living trust, is the Recovery Fund dead — or automatic?

  Neither as a freestanding rule. A.R.S. § 32-1132(B)(3) expressly lists revocable living trusts when the trust owns the damaged residential realty and all trustors occupy or intend to occupy it as their primary residence — so a living-trust deed is not freestanding Fund death. A pure investment / rental trust without those facts is not freestanding Fund eligibility either. Live roc.az.gov Recovery Fund materials repeat the all-trustors gate and discuss a two-year prior-Fund-receipt restriction for trustors. Trust-desk talk also does not pause A.R.S. § 12-1365. See the trust-title Recovery Fund myth in Learn.

• Are Ridge at Sienna Hills, Silver Cross, and Bridle Park at Alamar still selling?

  Yes on Oct 22, 2026 builder / aggregator snapshots. William Ryan Ridge at Sienna Hills (Buckeye; 21583 W Cartwright Ave; from about $469,900 with ~7 QMI) matches #227709. William Ryan Silver Cross (Florence; 7322 E La Sala Ln; from about $480,900 with ~2 Alloy Rd QMI) matches the same #227709 — “Now Preselling” copy beside live QMI is not a freestanding pause of § 12-1365 once you close or occupy. Richmond American Bridle Park at Alamar (Avondale; community pin 4613 S 119th Drive; selling from Estates at Alamar, 12325 W Wood Street; from about $468,990 with ~6 move-in-ready) matches #206612 separately from other Alamar GCs. Shared masterplan amenities do not merge warranty desks. Prior bond / insurance / settlement recoveries are § 32-1132.01(F) deductions — not freestanding Recovery Fund death or automatic remaining-deposit refunds.

• Are Saguaro Hills at Vistancia, Asante Heritage, and Dream Finders El Cidro still selling?

  Yes on Oct 19–21, 2026 builder / aggregator snapshots. DRB Saguaro Hills at Vistancia (Peoria; 12347 W Caraveo Pl; from about the high $400s / ~$469,990 with late-phase ~40 homesite messaging) matches #281891. Lennar Asante Heritage 55+ (Surprise; 17382 W Chama Drive; from about $311,940–$655,990; ~63 marketed homes) matches #228129 separately from all-ages Asante Artisan. Dream Finders El Cidro (Goodyear; 17578 W Illini St; ~6 homes from about $411,990 / ~80 homesites) matches #356210 separately from Meritage / Pulte / William Ryan El Cidro pods. Shared masterplan amenities do not merge warranty desks. Trust / living-trust title talk is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132(B)(3). Prior bond / insurance recoveries are § 32-1132.01(F) deductions — not freestanding Fund death.

• If sales says renters or lessees can’t use the Recovery Fund — or that leasing out my new home automatically opens Fund coverage — is that true?

  Neither as a freestanding rule. A.R.S. § 32-1132(B)(5) expressly lists lessee claimants when the lessee contracts with a residential contractor (or that contractor’s subcontractor), occupies or intends to occupy as a primary residence, and is damaged by inadequate licensed work. A hallway “renter” label is not freestanding Fund death, and converting a closed new home into rental inventory is not freestanding landlord Fund eligibility. Lessee talk also does not pause A.R.S. § 12-1365. See the lessee Recovery Fund myth in Learn.

• Which ROC numbers should Paloma Creek, Starlight Stonebridge Manor, and Villas at Mystic buyers verify?

  Meritage Paloma Creek (Surprise; 25269 N 160 Drive; Estate from about $359,990 Oct 20, 2026) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — series names are not separate ROC files. Starlight Stonebridge Manor (Waddell; 10538 N 156th Drive; ~6 homes from about $399,990) matches Starlight Homes Construction LLC (#327845 / #309137) separately from Ashton Woods Stonebridge Manor (#284317) at 10481 N 157th Dr. Villas at Mystic (Peoria; 31728 N 116th Drive) matches DRB / Brightland #281891. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• If sales says after HOA turnover the association Recovery Fund covers my unit, is that true?

  Not as a freestanding rule. A.R.S. § 32-1132(B)(4) lets planned communities / unit owners’ associations claim Recovery Fund relief after builder/developer control transfer when common elements are damaged — not every lot-level unit defect. Pre-turnover association talk does not open that path, and HOA Fund talk does not pause A.R.S. § 12-1365. See the HOA Recovery Fund covers-unit myth in Learn.

• If title is in an LLC or revocable trust, is the Recovery Fund dead — or automatic?

  Neither as a freestanding rule. A.R.S. § 32-1132 expressly lists LLC and revocable-trust claimants when primary-residence occupancy or intent showings exist — so an LLC on the deed is not freestanding Fund death. A pure investment / rental path without those facts is not freestanding Fund eligibility either. Live roc.az.gov Recovery Fund materials currently describe stricter “all members” LLC wording than the published “at least one” member statute text — verify both. Title structure also does not pause A.R.S. § 12-1365. See the LLC-title Recovery Fund myth in Learn.

• Is the Recovery Fund claim deadline the same two years from close as the ROC complaint window?

  No. The new-home ROC complaint window under A.R.S. § 12-1365 / § 32-1162 generally runs two years from close or occupancy — a real clock that often precedes administrative Fund relief. Administrative Recovery Fund claims under § 32-1133.01(G) must be submitted within two years after all proceedings, reviews, and appeals connected with the Registrar’s final order terminate. Civil Fund timing under § 32-1133(A) is a separate statute (act or occupancy). Close-of-escrow is not a freestanding shared Fund deadline, and Fund paperwork does not pause § 12-1365. See the Recovery Fund deadline ≠ ROC window myth in Learn.

• If the contractor’s license isn’t active when I file, is the Recovery Fund dead?

  Not as a freestanding rule. A.R.S. § 32-1132(C)–(D) generally measures “appropriately licensed” at contract signing, first payment, or start of work — not defect-discovery day and not filing-day status alone. A later cancellation can matter for other remedies, but it is not an automatic wipe of every Recovery Fund path. Licensing / Fund paperwork also does not pause A.R.S. § 12-1365. See the must-be-licensed-when-filing Recovery Fund myth in Learn.

• If I have a court judgment, does the Recovery Fund pay automatically?

  Not as a freestanding rule. A.R.S. § 32-1133 lets eligible claimants apply for a court order directing Recovery Fund payment after a qualifying final judgment — with Registrar notice, bond pursuit, and hard caps (~$30,000 / $200,000). A judgment stamp is not an automatic Fund check, and roc.az.gov materials generally exclude civil court costs and attorney fees from Fund recovery. Judgment / Fund paperwork also does not pause A.R.S. § 12-1365. See the civil-judgment Recovery Fund myth in Learn.

• If I don’t live there yet — or it’s only a future retirement home — am I automatically ineligible for the Recovery Fund?

  Not as a freestanding rule. A.R.S. § 32-1132(B)(1)(b) requires that an eligible individual claimant actually occupy or intend to occupy the property as a primary residence. In Advantage Pool v. Miles (Ariz. Ct. App. Jan. 14, 2026), the Court of Appeals affirmed that the statute has no temporal qualifier — unrebutted future / retirement primary-residence intent can satisfy that gate on supported facts. Occupancy talk still does not skip bond sequencing, Fund caps (~$30,000 / $200,000), a separate Fund claim, or A.R.S. § 12-1365. See the intend-to-occupy Recovery Fund myth in Learn.

• If the contractor missed the 15-day Written Directive, do three estimates make the Recovery Fund pay?

  Not as a freestanding rule. Official Arizona ROC materials describe a Written Directive with a corrective-work period of at least 15 days, and Recovery Fund pages discuss three licensed-contractor bids as proof of actual damages on many claims. The complaint-process flowchart still states the Fund process is not automatic — a separate claim must be filed after eligibility gates (often including a final adverse decision and bond sequencing), under roughly $30,000 / $200,000 caps. Day 16 plus three PDF estimates is not a Fund check and does not pause A.R.S. § 12-1365. See the Written Directive / 15-day Recovery Fund myth in Learn.

• If I win my ROC complaint, does the Recovery Fund pay automatically?

  Not as a freestanding rule. Official Arizona ROC complaint-process materials state that the Residential Contractors’ Recovery Fund process is not automatic — a claim separate from the complaint must be filed after a final decision against a residential contractor. Staff still review eligibility and actual damages under roughly $30,000 / $200,000 caps, and many administrative paths still require bond claim sequencing. A Written Directive or complaint “win” is not a Fund check and does not pause A.R.S. § 12-1365. See the ROC-complaint-win Recovery Fund myth in Learn.

• If my home warranty / 2-10 / builder booklet denied a claim, will the Recovery Fund pay?

  Not as a freestanding rule. Arizona’s Court of Appeals held in Gordon v. Arizona Registrar of Contractors (2019) that breach of a home warranty policy is not a claim arising from contractor-regulation violations — so it is not automatic Recovery Fund eligibility. Fund paths center on actual damages from incomplete or defective licensed workmanship, plus bond / discipline gates and ~$30,000 / $200,000 caps. A denial is dispute evidence — not a Fund check — and does not pause A.R.S. § 12-1365. See the home-warranty-breach Recovery Fund myth in Learn.

• Does a Recovery Fund balance around $28 million mean I’ll get every dollar back?

  No. October 2026 Holtzman coverage quoted a Residential Contractors’ Recovery Fund balance on the order of $28 million. That is reported statewide Fund assets — not an individual award. Live caps remain roughly $30,000 per claimant / $200,000 per residential contractor license (often prorated when many claims share one license). A healthy Fund balance also does not freestandingly skip bond sequencing or pause A.R.S. § 12-1365. See the Fund-balance myth in Learn.

• Can I skip the contractor’s license bond and go straight to the Arizona Recovery Fund?

  No as a complete picture. roc.az.gov Recovery Fund materials generally require a claim against the contractor’s license bond and a final bond determination before many administrative Fund claims. A written surety claim can satisfy that sequencing in reported cases — it is not a freestanding Fund jump, and it is not a universal rule that every homeowner must sue the bonding company in superior court first. Bond / Fund paperwork also does not pause A.R.S. § 12-1365. See the skip-bond Recovery Fund myth in Learn.

• Is Willow at Teravalis still selling new homes in Buckeye?

  Yes on Oct 19, 2026 Century snapshots. Willow at Teravalis (Buckeye / Floreo; sales at 30193 W Oleander Way; ~13 marketed homes from about $349,990–$469,355) matches Century Communities Construction of Arizona LLC (#331328; verify live) — shared Floreo amenities with Lennar Premier / Summit, Meritage Teravalis, KB Traditions / Mesquite, and Manzanita pods are not a shared warranty desk. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). Trust / living-trust title talk is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132(B)(3). Prior bond / insurance / settlement recoveries are § 32-1132.01(F) deductions — not freestanding Fund death or automatic remaining-deposit refunds. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Is Rancho Vista in Surprise still selling new homes?

  Yes on Oct 26, 2026 Century snapshots. Rancho Vista (Surprise; sales at 22757 W Potter Drive; Overlook from about $349,990 with Foothills QMI from about $394,990–$449,990+) matches Century Communities Construction of Arizona LLC (#331328; verify live) — shared North Surprise geography with North Copper Canyon pods is not a shared warranty desk. LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Is Village at Sundance still selling final-phase homes in Buckeye?

  Yes on Oct 17, 2026 Century snapshots. Village at Sundance (Buckeye; sales at 2076 S 246th Lane; final-phase Palms / Vistas from about $371,990–$400,990+) matches Century Communities Construction of Arizona LLC (#331328; verify live) — late-phase marketing is not a shared warranty desk with Mayfield Century Complete, Montaña Vista, or Teravalis Floreo builders. Recovery Fund claim deadlines are not freestandingly the same two-year clock from close as § 12-1365. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Is Century Complete Mayfield still selling as of October 2026?

  Yes on Oct 17, 2026 Century Complete snapshots. Mayfield (Buckeye; sales office at 6493 S 245th Ave; from about $314,990 with ~10 marketed homesites / Alamar / Gilbert / Sterling / Ravenna QMI depth) matches Century Communities Construction of Arizona LLC (#331328; verify live) — Century Complete branding is not a separate ROC shortcut, and Buckeye geography is not a shared warranty desk with Village at Sundance, Montaña Vista, Festival Foothills, or Teravalis Floreo builders. Recovery Fund claim deadlines are not freestandingly the same two-year clock from close as § 12-1365. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Is Ashton Woods North Copper Canyon still selling as of October 2026?

  Yes on Oct 15, 2026 Ashton Woods snapshots. Ashton Woods North Copper Canyon (Surprise; sales office at 22270 N Austin Ranch Drive; from about $400,240–$518,150 with ~8 marketed homes) matches Ashton Woods Construction LLC (#284317; verify live) — keep separate from Oakwood (#334071 research path), Century (#331328), Courtland Maple (#271575), and Risewell pods that share North Copper Canyon amenities. Shared parks / trails / pool marketing is not a shared warranty desk. A civil judgment is not an automatic Recovery Fund payout under § 32-1133. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Are Sereno Canyon, Anderson Farms, and Ladera Trails still selling as of October 2026?

  Yes on Oct 6–7, 2026 builder snapshots. Toll Brothers Sereno Canyon (Scottsdale; sales at 12558 E Chama Rd; Villa / Enclave / Manor / Estate from about $1,389,995–$2,787,995+; ~16 QMI) matches Toll Brothers AZ Construction Company (#113644) / Toll Bros Of Arizona Inc (#341354; verify live). Lennar Anderson Farms (Maricopa; 36175 W Maddaloni Ave; ~83 homes from about $241,040–$449,990) matches Lennar Arizona Construction Inc (#228129; verify live). Toll Brothers Ladera Trails (San Tan Valley; 31380 N Crown King Ln; from about $862,995; ~7 QMI Oct 2026–Jan 2027) matches the same Toll Arizona entities, separately from Sereno Canyon and Preserve at San Tan. Shared luxury branding does not merge warranty desks. Cascades Buckeye remains planning-only with hearings continued to Nov 3, 2026 — continuance / hearing notices / entitlements ≠ selling inventory. Monte Verde Ordinance 27-26 is capacity math only (approved Oct 6) — still not selling. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Does Buckeye City Council approving Cascades or Monte Verde mean those homes are for sale now?

  No. Cascades (~2,770 acres / up to ~11,600 homes) remains planning-only — InBuckeye (Oct 17, 2026) and Buckeye Council packet materials report Cascades / Elianto hearings (PLZZ-26-0003 & PLZZ-25-0014) continued from the Oct 20, 2026 agenda to Nov 3, 2026. Monte Verde Ordinance 27-26 / PLZZ-24-0013 was reported approved Oct 6, 2026 (up to 862 homes in a 156-acre area) as capacity / zoning math only — still not plats or Quick Move-In inventory. Continuance / hearing notices and capacity approvals are not selling inventory and do not merge Cascades / Monte Verde planning into Mattamy Tyler Ranch (#249191) warranty desks. See the public-hearing-notice and master-plan-approval myths in Learn.

• If a contractor cancels their ROC license or files bankruptcy, are Arizona claims automatically dead?

  No as a complete picture. October 2026 Holtzman coverage described cancelled licenses and Chapter 7 filings. ROC leadership said bankruptcy does not stop investigations, and Recovery Fund caps (~$30,000 / $200,000 per license) are not automatic full-deposit refunds. Cancellation also does not freestandingly pause A.R.S. § 12-1365 on a closed new home. See the cancelled-license / bankruptcy myth in Learn.

• Are Entrada, Ventana Ranch, and Montecito at Estrella still selling as of October 2026?

  Yes on Oct 13, 2026 builder snapshots. Meritage Entrada (Tolleson; sales at 10802 W Odeum Lane; Estate Series from about $385,490 “Now Preselling”; Signature Series from about $444,990) matches Meritage Homes Construction Inc (#322807 / #166223; verify live) — Estate vs Signature are marketing series, not separate ROC entities. Lennar Ventana Ranch (Buckeye; 5062 S 234th Lane; ~83 homes from about $331,990–$523,990) matches Lennar Arizona Construction Inc (#228129; verify live). Lennar Montecito at Estrella (Goodyear; 18594 W Maplewood Drive; ~57 homes from about $344,990–$542,990+) matches #228129 separately from Toll Beacon / KB Ventana / Beazer Acacia neighbors. Shared amenities do not merge warranty desks. A missed Written Directive plus three estimates is not an automatic Recovery Fund payout. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Is Asante Artisan still selling as of October 2026?

  Yes on Oct 13, 2026 Lennar snapshots. Asante Artisan / Discovery at Asante Artisan (Surprise; sales context at 24308 N 167th Ln; ~62 homes from about the mid-$360Ks–$590Ks) matches Lennar Arizona Construction Inc (#228129; verify live) — multi-collection branding is not a separate ROC shortcut, and shared Asante lifestyle marketing with Pulte Atrium, Richmond Estates at Asante, and other Asante pods does not merge warranty desks. A missed Written Directive deadline plus three estimates is not an automatic Recovery Fund payout. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Are Beacon in Estrella, Traditions at Teravalis, and Premier at Teravalis still selling as of October 2026?

  Yes on Oct 10–19, 2026 builder snapshots. Toll Brothers Beacon in Estrella (Goodyear; sales at 15552 S 182nd Ave; from about $490,000; Cordova QMI into mid-October) matches Toll Brothers AZ Construction Company (#113644) or the exact Toll entity on your packet (#341354 / #126166 also appear on public rosters; verify live) — separately from Lennar Montecito (#228129) neighbors. KB Traditions at Teravalis (Buckeye; 30413 W Larkspur Dr; from about $302,990–$364,990+ with Aster Dr move-in-ready inventory) matches K B Home Phoenix Inc (#298287; verify live), separately from Mesquite at Teravalis and Century Willow / other Floreo GCs. Lennar Premier at Teravalis (Buckeye; 12350 N 303rd Lane; ~23 homes from about $309,990–$412,990 on Oct 18) matches #228129 separately from sibling Summit calendars and from Century Willow at Teravalis (~13 homes from about $349,990; #331328). Shared Estrella / Teravalis amenities do not merge warranty desks. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132 — including § 32-1132(B)(3) living-trust / all-trustors gates. Prior bond / insurance recoveries are § 32-1132.01(F) deductions — not freestanding Fund death. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Recovery Fund balance headlines do not pause close/occupancy clocks on these pods. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Are Western Garden, Madera, Lennar Saddleback, Sterling Grove, and Allure Vista still selling as of October 2026?

  Yes on Oct 17, 2026 builder snapshots. Western Garden (Phoenix; Welcome Home Center 3010 N 96th Lane; ~140 homes from about $342,240–$703,490) matches Lennar Arizona Construction Inc (#228129; verify live). Madera (Queen Creek; 23153 E Saddle Way; ~18 homes from about $532,490–$880,990) matches #228129 separately from Ashton Woods Sultana. Lennar Saddleback (Peoria; 35066 N 135th Glen; ~72 homes from about $505,990–$864,990) matches #228129 separately from Taylor Morrison / Toll / Weekley pods. Toll Brothers Sterling Grove (Surprise; 11612 N Greenwich Blvd; ~41 quick move-ins; villa marketing from about $395,000) matches Toll #113644 / #341354 (verify live), separately from Fulton Prasada. Meritage Allure Vista Reserve Series (Buckeye; 24389 Graham Trail; from about $374,990) matches Meritage #322807 / #166223 (verify live), separately from Mountain View Estates. Shared geography does not merge warranty desks. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. Lessee / “renter can’t use Recovery Fund” talk is not a freestanding wipe of § 32-1132(B)(5). LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. Recovery Fund claim deadlines are not freestandingly the same two-year clock from close as § 12-1365. “I don’t live there yet” talk is not an automatic Recovery Fund disqualification under Advantage Pool / § 32-1132. A cancelled / inactive ROC badge on filing day is not an automatic Recovery Fund wipe under § 32-1132(C). A missed Written Directive plus three estimates is not an automatic Recovery Fund payout. Home-warranty denials are not automatic Fund eligibility (Gordon). Trust / living-trust title talk is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132(B)(3). Prior bond / insurance / settlement recoveries are § 32-1132.01(F) deductions — not freestanding Fund death or automatic remaining-deposit refunds. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Cascades Buckeye hearing continued to Nov 3 — continuance ≠ selling. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Is Montaña Vista still selling as of October 2026?

  Yes on Oct 12, 2026 Century snapshots. Montaña Vista (Buckeye; sales at 24182 W Sheraton Ln; from about $349,990 with Dartford / Raven / Heron / Nightingale QMI depth) matches Century Communities Construction of Arizona LLC (#331328; verify live) — Century Complete branding is not a separate ROC shortcut, and Buckeye geography is not a shared warranty desk with Teravalis Floreo, Meritage Allure Vista, or Copper Falls pods. A favorable ROC complaint decision is not an automatic Recovery Fund payout — Fund claims are separate filings. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Are Hawes Crossing and White Tank Foothills still selling as of October 2026?

  Yes on Oct 7, 2026 builder snapshots. Lennar Hawes Crossing (Mesa; sales at 8340 E Petra Ave; Discovery / Reflection / Discovery II / Towns with roughly ~39 homes across collections; single-family from about the mid-$470Ks into the low-$620Ks) matches Lennar Arizona Construction Inc (#228129; verify live) — shared Hawes Crossing amenities do not merge collection closing calendars. Meritage White Tank Foothills (Waddell; sales at 18446 W Harmont Dr; Reserve from about $468,455; Signature from about $504,990) matches Meritage Homes Construction Inc (#322807 / #166223; verify live), separately from Asante / Windrose / Rancho Mercado pods and from Meritage Teravalis Estate / Reserve. Cascades Buckeye remains planning-only with hearings continued to Nov 3, 2026 — continuance / public hearing notice ≠ approval ≠ selling inventory. Monte Verde Ordinance 27-26 is capacity math only — still not inventory. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Are Avila at Rancho Mercado, Tyler Ranch, and Meritage Teravalis still selling as of October 2026?

  Yes on Oct 5–6, 2026 builder snapshots. Taylor Morrison Avila at Rancho Mercado (Surprise; sales at 14217 W. Buckskin Trail; QMI-only marketing from about $320,990; ~6 available homes) matches Taylor Morrison/ Arizona Inc (#179178 / #295015; verify live). Mattamy Tyler Ranch (Buckeye; 3866 S 242nd Lane; QMI Ready Nov 2026 / Jan 2027 from about $398,580+) matches Mattamy Arizona Construction LLC (#249191; verify live), separately from Cascades Buckeye planning. Meritage Teravalis Estate / Reserve at 12884 N 305th Ave match Meritage Homes Construction Inc (#322807 / #166223; verify live), separately from other Floreo pods. Shared amenities do not merge warranty desks. Cascades / Monte Verde remain planning — capacity ≠ selling inventory. Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change.

• Are Festival Foothills, Mesquite at Teravalis, and Acclaim at Jorde Farms still selling as of October 2026?

  Yes on Oct 4–19, 2026 builder snapshots. Pulte Festival Foothills (Buckeye / Festival Ranch; sales commonly at 27921 W Lone Cactus Drive; from about $331,990+ with Meadow / Melinda Lane / Abraham Lane QMI into late 2026) matches Pulte Development Corporation (#79383; verify live), separately from Sun City Festival / Del Webb. KB Home Mesquite at Teravalis (Buckeye; 30035 W. Aster Dr; plans ~1,760–2,821 sq ft from about $329,990–$386,990+) matches K B Home Phoenix Inc (#298287; verify live), separately from other Floreo builders (including Century Willow) and KB Traditions. Shea Acclaim at Jorde Farms (Queen Creek; 21238 E Seagull Dr; ~1,968–2,648 sq ft from about $496,990–$569,193; ~5 homes / QMI) matches SHAZ GC / SHALC GC (#327019 / #291056; verify live), separately from Pulte Jorde Farms lots. Shared masterplan amenities do not merge warranty desks. HOA / association Recovery Fund talk after turnover is for common-element paths under § 32-1132(B)(4) — not a freestanding unit Fund substitute. LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. Recovery Fund claim deadlines are not freestandingly the same two-year clock from close as § 12-1365. Filing-day cancelled ROC badges are not freestanding Recovery Fund wipes under § 32-1132(C). Dream Finders–Beazer closed Oct 20, 2026; keep #114625 and #356210 separate and check ROC for any license change — closed parent ownership is still not an automatic Arizona ROC rewrite.

• Does buying in the same Arizona masterplan mean the same warranty as my neighbor?

  No. Shared amenities and HOA rules do not merge builder limited warranties, ROC license files, or Purchaser Dwelling Act notice paths. Match the legal builder on your packet — not only the community brand on the monument sign.

• What is La Privada in Goodyear, AZ?

  La Privada is Scott Communities’ upcoming all-single-story Goodyear neighborhood near Yuma Road & 183rd Avenue (opening 2026 messaging). Open the La Privada profile for builders, planned home counts, and ROC/warranty research notes — then verify the legal GC on your packet when sales open.

• Is Meritage Mesquite Mountain Ranch at Frontera covered separately from Risewell Frontera?

  Yes. Oct 14, 2026 Meritage marketing shows Mesquite Mountain Ranch at Frontera (Surprise; 22584 W Tonopah Drive; from about $384,990; Sawyer / Arlo / Onyx / Lark plans ~1,844–2,342 sq ft; ~20 marketed homes / ~16 QMI on aggregator snapshots) as an actively selling Meritage pod — match Meritage Homes Construction Inc (#322807 / #166223; verify live). Risewell Villas / Residences / Estates at Frontera keep separate ROC files (#325111 / #324050 / #295355). Shared Frontera / White Tank geography is not a shared warranty desk. “I don’t live there yet / future retirement home” talk is not an automatic Recovery Fund disqualification under Advantage Pool / § 32-1132. See the neighborhood profile and builders directory.

• How should I use this neighborhoods directory before I buy?

  Open a community profile for builders, planned home counts, and local context, then cross-check the legal GC in the builders directory and official ROC search. Treat brochure homesite totals as phase messaging, not remaining inventory.

• Who fixes amenity or common-area defects in a multi-builder community?

  Lot-level warranty desks usually cover the dwelling they built. Roads, parks, clubhouses, and many exterior common elements often sit with the developer, HOA, or another contractor — especially after developer control transitions. Ask in writing whether the defect is on your lot or a common element. Compact multi-builder examples include Mandarina (Lennar + KB + Meritage in Marana), Magma Ranch Vistas (Starlight + D.R. Horton in Florence), Upper Canyon (Pulte + D.R. Horton in Ahwatukee), Amarillo Creek (Ashton Woods + Starlight), Harvest (Pulte Enchantment + Meritage phases), Jorde Farms (Pulte + Shea Ascent), Legacy Place (Shea + K. Hovnanian), late-phase Arroyo Seco (DRB + Richmond American), and Rocking K in Vail (Mattamy Alamar / Covena Pointe alongside other builder collections). Nearby single-builder pods still need separate calendars: Desert Bloom at Monarch (Richmond American), Western Crossings and Haven at Mission Ranch (Century Complete), Cypress Gardens (LGI), Frontera (Surprise / Risewell), Del Rio Ranch (Avondale / Horton now with Mattamy announced for Summer 2027), and Beaver Creek Preserve (Rimrock / Century Complete). Shared amenities still do not merge ROC files.

• What should I do if the developer is exiting HOA control?

  Confirm the legal GC and ROC number on your packet, separate lot defects from common-area punch lists, and keep your personal two-year ROC window on the calendar — association transitions do not automatically pause dwelling warranty clocks. See the Province (Maricopa) / Meritage HOA-exit guide in Learn.

• Are Magma Ranch Vistas, Mandarina, Western Crossings, Desert Bloom, Haven at Mission Ranch, Agave Trails, The Trails, Hayden Estates, Alta Vida at Westpark, Sunset Farms, Mesquite / Traditions at Teravalis, Haciendas at White Peak, Estrella Crossing, Symmetry at Magnolia, Copper Falls, Coolidge Gateway Manor, Mystic Vista, Ventana de Estrellas, Montecito at Estrella, Beacon in Estrella, Solara, and Western Garden covered here?

  Yes. Magma Ranch Vistas (Florence) lists Starlight and D.R. Horton pods; Mandarina (Marana) lists Lennar, KB Home, and Meritage; Western Crossings (Florence) and Haven at Mission Ranch (Casa Grande) are Century Complete; Coolidge Gateway Manor is Century Complete (separate from Coolidge Sundance); Desert Bloom at Monarch (Marana) is Richmond American; Agave Trails (Buckeye), Laveen Farms (Phoenix), Wales Ranch (San Tan Valley), The Trails (Phoenix), and Sunset Farms (Tolleson) are Starlight; Hayden Estates (Buckeye) is Pulte; Alta Vida at Westpark (Buckeye) is William Ryan; Mesquite and Traditions at Teravalis (Buckeye) are separate KB Home collections; Mystic Vista Traditions/Enclaves (Buckeye) and Ventana de Estrellas Enclaves (Goodyear / Estrella) are KB Home; Haciendas at White Peak (Peoria) is Richmond American Seasons/Estates; Estrella Crossing (Laveen) is Ashton Woods; Symmetry at Magnolia (Chandler) is Shea; Copper Falls (Buckeye) lists Centex/Pulte and a separate D.R. Horton pod; Montecito at Estrella (Goodyear) is Lennar; Beacon in Estrella (Goodyear) is Toll Brothers; Solara (Laveen) is Ashton Woods; Western Garden (Phoenix) is Lennar’s multi-collection masterplan. Shared masterplan or metro branding still does not merge ROC licenses or limited warranties — match the legal GC on your packet and calendar close/occupancy dates separately from Ready Now / community marketing.

• Does a quick move-in / Ready Now home already have a shorter Arizona warranty?

  Not automatically. Express booklet stages usually follow the start date in your contract (often closing). The two-year ROC new-home complaint window under A.R.S. § 12-1365 pairs with close of escrow or actual occupancy, whichever first — not the listing date. Repose under § 12-552 can be a separate earlier analysis on finished inventory. Rate buydowns and credits are purchase incentives, not freestanding claim waivers. See the QMI warranty-clock myth in Learn.

• If the warranty desk says call the manufacturer or chase the HVAC sub, is that the end of my claim?

  Not as a complete Arizona picture. Factory warranties can cover product defects, but installation and workmanship still run to the licensed GC under R4-9-108 and the two-year ROC window. Yanni (2013) generally keeps residential implied-warranty claims pointed at the builder-vendor. See the manufacturer / subcontractor warranty myth in Learn.

• If sales says file only with the 2-10 / warranty company, is that my only path?

  Not as a complete Arizona picture. Third-party warranty administrators can process express booklet claims, but they do not replace GC workmanship, the two-year ROC window under A.R.S. § 12-1365, generally non-waivable implied warranty after Zambrano (2022), or Purchaser Dwelling Act notice under § 12-1363. See the third-party warranty admin myth in Learn.

• Are Enclaves at Sonrisa, Springwood at Gladden Farms, Ovation at Meridian, Silverbell Ridge, The Landings at Rancho Del Lago, and Summerstone II covered here?

  Yes. Enclaves at Sonrisa (Queen Creek / KB Home late-phase) markets final homesites at 21048 E Canary Way; Springwood at Gladden Farms (Marana / Lennar Americana) showed ~6 homes Sept 2026 from about $324K–$400K at 12194 N Dandridge Ave; Ovation at Meridian 55+ (Queen Creek / Taylor Morrison) continues sales near Trajen Place. Silverbell Ridge (Marana / Mattamy), The Landings at Rancho Del Lago (Vail / KB Home), and Summerstone II (Marana / Meritage) remain listed as well. Shared East Valley or Marana geography does not merge ROC files — match the GC on your packet. Preferred-lender incentives are purchase logistics, not claim waivers.

• Are Vistoso Canyon Estates, Saguaro Reserve Majesty, and Claro at Amarillo Creek covered here?

  Yes. Vistoso Canyon Estates (Oro Valley / Pulte late-phase) markets limited opportunities at 1511 E Silica Place from about $469,990; Saguaro Reserve Majesty (Marana / Dove Mountain / Pulte) continues at 7523 W Saguaro Perch Wy from about $631,990 — both typically match Pulte Development Corporation (#79383) but keep separate closings and clocks from each other and from Mandarina / Springwood / Summerstone / Silverbell neighbors. Claro at Amarillo Creek (Maricopa / Ashton Woods) markets a new phase at 11713 N Orris Dr with ~8 QMI / plans from the mid-$300Ks — match Ashton Woods Construction LLC (#284317), not Starlight sister-brand Amarillo Creek pods. Shared geography does not merge ROC files. Maintenance-log denials, DIY-repair denials, and preferred-lender incentives remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Acclaim at Jorde Farms, Mirador Ridge Skies, and The Preserve at Rocking K covered here?

  Yes. Acclaim at Jorde Farms (Queen Creek / Shea) markets a two-story pod at 21238 E Seagull Dr from about $496,990–$569,193 with ~5 homes / QMI on Oct 4, 2026 snapshots — match SHAZ GC / SHALC GC (#327019 / #291056), separately from neighboring Pulte Jorde Farms lots. Mirador Ridge Skies (Tucson / KB Home) continues at 7458 S Pyramid Ridge Dr from about $363,990 after a Jan 23, 2026 grand opening — match the Tucson KB entity on your packet, not Phoenix #298287 by default. The Preserve at Rocking K (Tucson / Vail / Richmond American) markets Aspire Collection homes at 7301 S Windflower Court from about $694,990 — match Richmond American Construction Inc (#206612), separately from Mattamy Alamar / Covena neighbors. Shared Jorde Farms, Mirador, or Rocking K amenities do not merge ROC files. DIY-repair denials, sales-promise denials, act-of-God / monsoon denials, and preferred-lender incentives remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Barnett Village, Saguaro Bloom, and Coronet at Gladden Farms covered here?

  Yes. Barnett Village (Marana / D.R. Horton Tradition) markets from about $370,900 at 13464 N Samantha Ln; Saguaro Bloom (Marana / D.R. Horton) continues Northwest Marana clubhouse / trails collections at 10015 N Black Dalea Dr from about $346,900; Coronet at Gladden Farms (Marana / D.R. Horton gated) markets from about $334,900 at 10397 W Brown Sand St and shares Gladden Farms amenities with Lennar Springwood but keeps a separate Horton GC and closing calendar. Match the Horton Arizona ROC entity on your Tucson-area packet (#64532 / #113105 are common Phoenix marketing numbers — verify live). Shared Marana or Gladden Farms geography does not merge ROC files. Sales-promise denials, DIY-repair denials, act-of-God / monsoon denials, and preferred-lender incentives remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Carlton Commons, Heartland Ranch, and Elena Trails covered here?

  Yes. Carlton Commons (Casa Grande / D.R. Horton Express) markets from about $329,990 at 1518 E Fletcher Dr; Heartland Ranch (Coolidge / D.R. Horton Express) continues from about $284,990 at 1673 W Shannon Way with a small active inventory snapshot; Elena Trails (Maricopa / D.R. Horton Express) markets from about $313,990 at 35032 W Angelo Dr. Match the Horton Arizona ROC entity on each Pinal packet (#64532 / #113105 are common Phoenix marketing numbers — verify live). Shared Pinal retail geography does not merge ROC files. Act-of-God / monsoon denials, sales-promise denials, DIY-repair denials, HOA-turnover delays, and preferred-lender incentives remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Portfolio at Lucero, Estates at Arroyo Seco, and Hastings Farms Creekside covered here?

  Yes. Portfolio at Lucero (Goodyear / Estrella / Richmond American) markets from about $535,990 at 16933 W Ardmore Rd on Sept 2026 snapshots — match #206612 separately from Lennar / Toll / Beazer / KB Estrella pods. Estates at Arroyo Seco (Buckeye / Richmond) continues late-phase single-story / RV-garage product from about the mid-$500Ks at 3317 N 201st Dr beside remaining DRB Hacienda / Palazzo lots — shared Arroyo Seco amenities do not merge ROC files. Hastings Farms Creekside (Queen Creek / Cresleigh close-out; Cambridge Properties final-sales messaging) markets ~8 move-in-ready plans at 23440 S 210th St — verify live ROC status for historical #097750 listings and match the GC on each packet. Open-ticket “still working on it” talk does not pause § 12-1365. HOA-turnover talk, act-of-God / monsoon denials, and sales-promise denials remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Avion, Mandarina Horizon, and Saguaro Reserve II covered here?

  Yes. Avion (Goodyear / Ballpark Village / Lennar) markets Horizon inventory from about $474,490 with roughly three Miami St homes under construction at 15746 W Miami St on Oct 22, 2026 snapshots — match Lennar Arizona Construction Inc (#228129), not Ballpark Village branding alone. Prior bond / insurance recoveries are § 32-1132.01(F) deductions — not freestanding Fund death. Hotel / storage / ordinary attorney-fee talk is not a freestanding Recovery Fund ATM under § 32-1132.01. Three licensed bids prove Fund completion / repair cost — they do not freestandingly equal a Recovery Fund award after unpaid-contract netting under § 32-1132.01(H). Deposit-plus-10% interest applies only when no work / no materials were delivered and still caps at $30,000 — not a universal Fund interest rider. Co-owners do not freestandingly each stack a separate $30,000 Recovery Fund award under § 32-1132.01(D) / roc.az.gov per-residence framing. House-shell-only / pools-never-qualify talk is not a freestanding wipe of §§ 32-1132(B) / 32-1132.01(B)(1) structure-or-appurtenance language. Brief rental / Airbnb / investment-label talk is not freestanding permanent Recovery Fund death under A.R.S. § 32-1132(B). Each punch-list defect is not freestanding permission to stack another $30,000 Recovery Fund award under A.R.S. § 32-1132.01(D). Any ROC suspension is not freestanding Recovery Fund unlock for every buyer under roc.az.gov administrative Fund materials. Mandarina Horizon (Marana / KB Home) continues from about $351,990 at 9418 W Hawes Rd beside Mandarina Reserve — match the Tucson-area KB GC on the packet, separately from Lennar and Meritage Mandarina pods. Saguaro Reserve II (Marana / Dove Mountain / Mattamy) markets QMI and plan inventory from roughly the mid-$440Ks at 7489 W Saguaro Perch Way — match Mattamy Arizona Construction LLC (#249191), separately from Pulte Saguaro Reserve Majesty and Richmond American Dove Mountain neighbors. Shared masterplan amenities do not merge ROC files. “Exhaust the one-year warranty before ROC” talk does not rewrite § 12-1365. QMI inventory age, open-ticket pause talk, and sales-promise denials remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Mountain View Estates, Trovita at Citrus Park, and Emblem at Avalon Crossing covered here?

  Yes. Mountain View Estates Signature Series (Buckeye / Meritage) markets from about $374,990 at 24381 W Hazel Dr — match #322807 / #166223 separately from Teravalis, Copper Falls, and Remington neighbors. Trovita at Citrus Park (Goodyear / Risewell) continues from about the $400s with featured Pioneer St inventory and a sales pin at 17979 W Larskpur — match TNHC / Landsea entities on the packet (#325111 / #324050 / #295355), not Risewell branding alone or sibling Citrus Park collections. Emblem at Avalon Crossing (Mesa / Shea) markets from about $659,990 (~114 planned) at 10320 E Ulysses Ave beside Ascent (~155 planned) and Medley (~213 planned; 10327 E Ursula Ave) — match #327019 / #291056; shared Avalon Crossing amenities do not merge ROC files. Discovery-rule “ROC starts when you find it” talk does not rewrite § 12-1365 / § 32-1162. QMI inventory age, finish-year-one-before-ROC talk, and open-ticket pause talk remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Ascent at Avalon Crossing, Medley at Avalon Crossing, and Emblem at Blossom Rock covered here?

  Yes. Ascent at Avalon Crossing (Mesa / Shea) markets from about $560,990 (~155 planned) at 10323 E Ulysses Ave — match #327019 / #291056 separately from sibling Emblem and Medley Avalon Crossing closings. Medley at Avalon Crossing continues from about $504,490 (~213 planned) at 10327 E Ursula Ave with the same Shea GC research path and separate close/occupancy calendars. Emblem at Blossom Rock (Apache Junction / Shea) markets from about $668,990 (53 homesites) at 9790 Miners Run Trl inside the multi-builder Blossom Rock masterplan — match #327019 / #291056 separately from Meritage, Lennar, Richmond, Brookfield, and other Blossom Rock pods; shared amenities do not merge ROC files. HSR early termination on Dream Finders–Beazer (Sept 9, 2026) is not closing and does not rewrite Beazer #114625 vs Dream Finders #356210. QMI inventory age, finish-year-one-before-ROC talk, and discovery-rule ROC talk remain purchase / booklet logistics — not freestanding Arizona claim off-switches.

• Are Mountain View Estates Reserve Series, Ascent at Aloravita, and Ascent at Legacy Place covered here?

  Yes. Mountain View Estates Reserve Series (Buckeye / Meritage) markets from about $371,990 at 24381 W Hazel Dr beside Signature Series — match #322807 / #166223 separately from Teravalis, Copper Falls, and Remington neighbors. Ascent at Aloravita (Peoria / Shea) continues from about $669,990 (~144 planned; Phase 2 / QMI inventory) at 7427 W Hedge Hog Pl — match #327019 / #291056 separately from Lennar, Emblem, Ashton Woods, and other Aloravita closings. Ascent at Legacy Place (Peoria / Shea) markets from about $545,990 at 7935 W Loma Ln (79th & Northern). Shea’s Ascent at Jorde Farms showed sold-out messaging on Sept 17, 2026 while Acclaim continues. Portal tickets and ordinary warranty emails are documentation — not automatic § 12-1363 certified-mail PDA notice.

• Are Meritage Teravalis Estate / Reserve Series, Lennar Madera, and Borgata Journey covered here?

  Yes. Meritage Teravalis Estate Series (Buckeye) markets from about $324,990 at 12884 N 305th Ave beside Reserve Series (from about $359,990) — match #322807 / #166223 separately from KB Traditions and other Floreo builders, and do not confuse Teravalis Reserve with Mountain View Estates Reserve at 24381 W Hazel Dr. Lennar Madera (Queen Creek) continues Horizon / Signature / Destiny collections (~17 homes shown Sept 18, 2026 from about $532,490–$797,490) at 23153 E Saddle Way alongside Ashton Woods Sultana — match #228129 vs #284317. Taylor Morrison Borgata Journey Collection (Queen Creek; coming late 2026; from the high $500s) markets at Hunt Hwy & Thompson Rd — match #179178 / #295015; Berkshire’s July 24, 2026 TM close does not rewrite Arizona GC packets. Closing credits / repair allowances are purchase math — not a freestanding wipe of Arizona warranty, ROC, implied-warranty, or PDA paths.

• Are Lennar Summit at Teravalis, Lennar Saddleback, and Shea Skymark at Northpointe covered here?

  Yes. Lennar Summit at Teravalis (Buckeye) markets from about $350,990–$426,490 (~17 homes across Premier / Summit snapshots on Sept 19, 2026) at 12350 N 303rd Lane — match #228129 separately from Meritage Teravalis Estate / Reserve and KB Traditions Floreo closings. Lennar Saddleback Discovery / Horizon / Destiny (Peoria) continues from about $525,990–$881,990 (~13 homes) at 35066 N 135th Glen inside Castle Hill’s multi-builder Saddleback masterplan — match #228129 vs Taylor Morrison Saltbrush (#179178 / #295015), Toll Brothers, and upcoming Weekley pods. Shea Skymark at Northpointe (Peoria) markets Ascent from about $651,990 and Emblem from about $751,990 at 32944 N 130th Dr — match #327019 / #291056 separately from Beazer Highpointe, Weekley Meridian, and Pulte Northpointe; shared Sovita amenities do not merge ROC files. Warranty-denial letters are booklet process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Lennar Premier at Teravalis and Century Manzanita at Teravalis covered here?

  Yes. Lennar Premier at Teravalis (Buckeye) markets from about $339,490–$421,490 (~17 homes on a Sept 20, 2026 snapshot with Wild Hazel / Palo Brea inventory) at 12350 N 303rd Lane — match #228129 separately from sibling Summit closings at the same Welcome Home Center and from Meritage Teravalis Estate / Reserve and KB Traditions / Mesquite Floreo pods. Century Manzanita at Teravalis (Buckeye) continues from about $324,990–$425,505 (five plans ~1,445–2,238 sq ft; QMI / Nov move-ins) at 12470 N 304th Drive — match #331328 (Century Complete branding is not a separate ROC shortcut) separately from Lennar, Meritage, and KB Floreo closings; shared Teravalis / Floreo amenities do not merge ROC files. “We’ll fix it under warranty after closing — so skip the punch list” talk is booklet process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Desert Moon Estates, DRB Homes Teravalis, and Asante Atrium covered here?

  Yes. Desert Moon Estates (Buckeye / D.R. Horton) markets Tradition Series from about $412,990 (~6 homes on a Sept 21, 2026 snapshot) at 24046 W Yavapai St — match #64532 or #113105 separately from Copper Falls Centex branding. DRB Homes Teravalis / Floreo (Buckeye) continues from about $349,990 (plans ~1,486–2,273 sq ft; Wild Hazel corridor examples) — match #281891 separately from Lennar Premier / Summit, Century Manzanita, Meritage, and KB Floreo pods; shared Teravalis amenities do not merge ROC files. Asante Atrium Series (Surprise / Pulte) markets from about $346,990–$441,090 (~9 homes / 4 plans; Whispering Wind Dr QMI) — match #79383 separately from Lennar Asante Artisan and Richmond Estates at Asante. Exclusive-repair / original-crew-only talk is booklet / PDA process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Alta / Skyline at Verrado Regent Hills and Estates at Asante covered here?

  Yes. Alta at Verrado Regent Hills (Buckeye / David Weekley) markets from about $964,990 (plans ~2,790–3,860 sq ft; QMI on Alta Hacienda / Alegre) at 4125 N 218th Drive — match #290837. Skyline at Verrado Regent Hills continues from about $661,490 (plans ~1,984–2,782 sq ft; QMI on 217th / Glenrosa) at 21844 W Prospector Way — same Weekley #290837, still separate from Tri Pointe Highlands and K. Hovnanian Victory closings; shared Regent Club amenities do not merge ROC files. Estates at Asante (Surprise / Richmond American) markets from about $549,995–$631,995+ (~12 homes / models open on a Sept 22, 2026 snapshot; ranch plans ~2,260–2,890 sq ft) at 17230 W Charlotte Drive — match #206612 separately from Pulte Asante Atrium and Lennar Asante Artisan. Attorney-required ROC filing talk is process preference — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Ridge at Victory, Four Seasons at Victory, and Fairways at Victory covered here?

  Yes. The Ridge at Victory (Encore by David Weekley 55+) markets from about $827,990–$916,990 (seven 68-ft plans ~2,562–3,268 sq ft; QMI on W Berridge Ln) at 20954 San Miguel Ave — match #290837 separately from Heights at Victory and from K. Hovnanian / William Ryan / Risewell Victory pods. K. Hovnanian Four Seasons at Victory markets from about the mid-$700s (plans ~2,041–2,309 sq ft; QMI into October 2026 on W Palo Verde Drive) with a sales office at 20818 Pasadena Avenue — match #277023. William Ryan Fairways in Victory markets from about $545,900–$600,900 (five plans ~1,501–1,981 sq ft; Phase 9–10 QMI) at 20938 W San Miguel Ave — match #227709. Shared Victory Club amenities do not merge warranty desks. Ten-day surface / scratch reporting rules are finish process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Mira Vista at Victory, Century North Copper Canyon, and CantaMia at Estrella covered here?

  Yes. Risewell Mira Vista at Victory (Buckeye 55+) markets from about $339,990–$384,990 (plans ~1,070–1,324 sq ft; multiple immediate move-ins) at 5651 N 205th Dr — match #325111 / #324050 / #295355 separately from Weekley / K. Hovnanian / William Ryan Victory pods. Century Communities at North Copper Canyon (Surprise) markets from about $371,990 with four collections and five models open at 23649 N 179th Drive — match #331328 separately from Oakwood / Ashton Woods North Copper Canyon closings. Taylor Morrison CantaMia at Estrella (Goodyear 55+) markets from about $284,990–$391,990+ (plans ~1,361–2,326 sq ft) at 17700 W Star Point Drive — match #179178 / #295015. Warranty-registration / activate-or-void talk is administrator process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Beacon Hill at Marley Park, Laveen Vistas III, and Preserve at Mason Ranch covered here?

  Yes. Homes by Towne Beacon Hill at Marley Park (Surprise / Homestead) markets from the low $400s (plans ~1,370–2,150 sq ft; active QMI into the mid-$400Ks) at 14558 W Pershing Street — match H B T Construction Of Arizona Inc (#179975; verify live) separately from neighboring Marley Park sellers; HBT of Marley Park LLC is a project developer, not an automatic ROC substitute. Homes by Towne Laveen Vistas III markets from the low $400s (plans ~1,520–2,609 sq ft; Oct 2026 QMI examples) at 11112 S 50th Lane — same #179975 path, separately from earlier Laveen Vistas phases. Richmond American Preserve at Mason Ranch (Surprise) markets from about $494,990–$565K+ (single-story plans ~2,390–2,570 sq ft) at 25157 N 157th Drive — match #206612 separately from nearby Asante / Sunrise / Marley Park pods. Orientation-form “not listed = waived” talk is documentation process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Windrose V and Agave Springs at Teravalis covered here?

  Yes. Homes by Towne Windrose V (Waddell / Zanjero Trails) markets from the low $400s to the mid $500s (plans ~1,589–3,159 sq ft; live QMI examples include Plan 1889 Lot 32 ~$495,468 and Plan 3159 Lot 34 ~$615,019) at 18930 W Claremont Street — match H B T Construction Of Arizona Inc (#179975; verify live) separately from neighboring Zanjero Trails sellers; HBT of Windrose LLC is a project developer, not an automatic ROC substitute. Courtland Agave Springs at Teravalis (Buckeye) markets five single-story plans ~1,886–2,526 sq ft with 3-car tandem garages (May 22, 2026 pricing sheet examples near ~$409K–$415K for Ironwood elevations) at 30424 W Nightshade Drive — match Courtland Communities LLC (#271575; verify live) separately from Lennar / Century / Meritage / KB / DRB / Risewell Floreo pods. Booklet “wait 60 days / settle in first” talk is convenience process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Solvida at Estrella, Premier at Ventana Ranch, and Windstone Ranch covered here?

  Yes. Risewell Solvida at Estrella (Goodyear) is in late-phase / appointment-only closeout with 2 featured move-in-ready homes at 15602 / 15596 S 180th Lane from about $409,990–$424,990 — match TNHC / Landsea entities (#325111 / #324050 / #295355; verify live), separately from sibling Estrella pods. Lennar Premier at Ventana Ranch (Buckeye; sales at 5062 S 234th Lane; Dalton / Coronado / Hadley from about $349,990 with Chipman Rd QMI) and Lennar Windstone Ranch Signature (Surprise; sales at 15039 W Desert Hollow Drive; Aspen / Juniper / Trillium from about $484,990–$528,990; ~3 homes) — match Lennar Arizona Construction Inc (#228129; verify live) with separate close/occupancy calendars. “Three repair attempts before ROC” talk is process preference — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Sol at Amarillo Creek, Tyler Ranch, and Cascades Buckeye covered here?

  Yes. Ashton Woods Sol at Amarillo Creek (Maricopa; sales pin 11811 N Orris Dr; plans from about $425,240–$478,240; Brinder Ln QMI / Oct 2026 availability from about $389,990–$459,990) — match Ashton Woods Construction LLC (#284317; verify live), separately from sibling Claro and Starlight Amarillo Creek pods. Mattamy Tyler Ranch (Buckeye; sales at 3866 S 242nd Lane; Amber / Sapphire; QMI Ready Nov 2026 / Jan 2027 from about $398,580+) — match Mattamy Arizona Construction LLC (#249191; verify live). Mattamy’s Cascades Buckeye masterplan (~2,771 acres / up to ~11,600 homes) is planning-only as of Oct 5, 2026 after a unanimous P&Z recommendation Sept 22 with City Council still expected Oct 6 — planning ≠ selling inventory and is not a substitute ROC file for Tyler Ranch closings. “Cosmetic / within tolerance” booklet labels are express finish process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Solancia Ridge, Silva Farms, and Meritage El Cidro covered here?

  Yes. Courtland Solancia Ridge (Wittmann) markets six single-story RV-garage plans on 1-acre lots (~1,622–3,198 sq ft) from the low $500s with 3 models to tour at 24312 W Duane Lane — match Courtland Communities LLC (#271575; verify live), same GC file as Agave Springs at Teravalis but a separate community / closing calendar. Meritage Silva Farms Classic Series (Goodyear; sales at 17715 W Washington Street; from about $359,990) / Estate Series (from about $394,990; plans ~1,568–2,079 sq ft) and Meritage El Cidro (Goodyear; sales at 17674 W Illini Street; from about $434,990; plans ~2,014–2,530 sq ft) — match Meritage Homes Construction Inc (#322807 / #166223; verify live) separately from William Ryan Grove at El Cidro (#227709) and Dream Finders permitting nearby. LLC / trust title is not a freestanding Recovery Fund wipe or automatic Fund ticket under § 32-1132. “After year one, only structural remains” booklet talk is express-stage narrowing — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Overlook at Verrado Regent Hills, Heights at Victory, and Fulton Prasada covered here?

  Yes. Overlook at Verrado Regent Hills (Buckeye / David Weekley) markets from about $797,990 (plans ~2,479–3,048 sq ft; QMI on Devonshire / Monterosa) at 4133 N 218th Drive — match #290837 separately from Alta / Skyline and from Tri Pointe / K. Hovnanian Verrado closings. The Heights at Victory (Encore by David Weekley 55+) markets from about $1,029,990–$1,169,990 (more than 100 80-ft homesites; plans ~2,794–3,546 sq ft) at 5746 N 210th Drive — Encore is a lifestyle brand, not a separate ROC shortcut; still #290837, separately from Ridge / K. Hovnanian / Risewell / William Ryan Victory pods. Fulton Homes Prasada (Surprise) markets four series from about $390K–$540K+ (San Francisco / Redwood Valley / Sierra Nevada / Cascades; Sierra Nevada sales at 15662 W Andora St) — match #42430 separately from Toll Brothers Sterling Grove. Ten-day surface / scratch reporting and insurance-first-before-warranty talk are process triage — not freestanding wipes of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Heritage at Verrado, Pulte El Cidro, and Harvest Enchantment Series covered here?

  Yes. Richmond American Heritage at Verrado (Buckeye; sales at 2789 N Verrado Way; Boston / Chicago paired plans ~1,500–1,520 sq ft; QMI from about $397,995–$404,995) — match Richmond American Construction Inc (#206612; verify live), separately from Weekley / Encore / K. Hovnanian / William Ryan / Risewell Victory and Regent Hills pods. Pulte El Cidro (Goodyear; sales at 17871 W Pueblo Ave; plans from about $413,990–$493,990; QMI on S 178th Ln) — match Pulte Development Corporation (#79383; verify live), separately from Meritage El Cidro (#322807 / #166223), William Ryan Grove (#227709), and Dream Finders permitting nearby. Pulte Harvest Enchantment Series (Queen Creek; sales commonly at 25943 S 227th St; Messina / related plans from about the mid-$600Ks+) — match #79383 separately from Meritage Harvest phases. “Drainage / grading is homeowner responsibility forever” booklet talk is express maintenance process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Empire Pointe and IronWing at Windrose covered here?

  Yes. Mattamy Empire Pointe (Queen Creek; sales at 22846 E Firestone Drive; 18 plans ~1,775–3,983 sq ft; QMI Ready Oct 2026 / Jan 2027 from about $472,895–$721,458; amenity center / resort pool / fitness marketing) — match Mattamy Arizona Construction LLC (#249191; verify live), separately from Lennar Madera, Taylor Morrison Borgata Journey, Shea Acclaim at Jorde Farms, and Buckeye Tyler Ranch closings. Lennar IronWing at Windrose (Litchfield Park; Welcome Home Center 5919 N 192nd Lane; ~7 homes; plans from about $470,990–$554,990 incl. Latitude Next Gen) — match Lennar Arizona Construction Inc (#228129; verify live), separately from Homes by Towne Windrose V (Waddell; #179975) and nearby Verrado / Festival Ranch pods. Shared West Valley / East Valley amenities do not merge warranty desks. “Already fixed / completion-form signed” booklet talk is express ticket process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Maple at North Copper Canyon, Borgata Summit, and Saddleback Encore covered here?

  Yes. Courtland Maple at North Copper Canyon (Surprise; NOW OPEN; sales at 18175 W Avenida Del Sol; five single-story plans ~1,339–1,965 sq ft; about $369K–$409K) — match Courtland Communities LLC (#271575; verify live), separately from Century NCC (#331328), Ashton Woods, and Oakwood pods that share North Copper Canyon amenities. Taylor Morrison Borgata Summit Collection (Queen Creek; sales at 34672 N Nighthawk Lane; ~3,111–3,721 sq ft from about $724,990–$784,990; Now selling / late-2026 delivery) — match Taylor Morrison/ Arizona Inc (#179178 / #295015; verify live), separately from Borgata Journey. Taylor Morrison Saddleback Encore (Peoria; sales at 35072 N 135th Dr; mid-$500Ks+ with Cavalry Drive QMI into late 2026) — match the same TM Arizona GC files, separately from Lennar Saddleback (#228129). Shared NCC / Borgata / Saddleback amenities do not merge warranty desks. Berkshire–TM closed July 24, 2026 ≠ packet rewrite. “Missed the 11-month inspection so year-one / ROC are waived” talk is express appointment process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

• Are Estrella Estates II, Borgata Journey, and Premier at Teravalis covered here?

  Yes. Courtland Estrella Estates II (Buckeye; Now Pre-Selling; model under construction at 19702 W Corto Lane; ~32 one-acre lots; seven single-story RV-garage plans ~1,622–3,198 sq ft; aggregator / sheet bands from about the mid-$560s to ~$712K–$723K on larger plans) — match Courtland Communities LLC (#271575; verify live), separately from Estrella masterplan GCs. Taylor Morrison Borgata Journey Collection (Queen Creek; sales at 34630 N Nighthawk Lane; from about $577,990; six plans ~2,228–2,892 sq ft) — match Taylor Morrison/ Arizona Inc (#179178 / #295015; verify live), separately from Borgata Summit. Lennar Premier at Teravalis (Buckeye; sales at 12350 N 303rd Lane; from about $339,490–$421,490+; ~14–17 homes / Wild Hazel and Palo Brea inventory) — match Lennar Arizona Construction Inc (#228129; verify live), separately from Meritage / KB / Century / DRB / Courtland Floreo pods. Shared geography or Floreo / Borgata amenities do not merge warranty desks. Verbal “superintendent will fix it / don’t open a ticket” talk is triage process — not a freestanding wipe of § 12-1365 / R4-9-108 / Zambrano / PDA layers.

This is a curated research snapshot of actively marketed and reported Arizona new-home communities, not a complete inventory of every subdivision. Builder assignments, pricing, and lot counts change weekly. Amenity distances are approximate driving estimates from public map data — confirm with local emergency services, your realtor, and builder site maps. Home counts labeled “planned” or “entitled” are not guarantees of final buildout. Multi-builder masterplans (Teravalis/Floreo, Mandarina, Magma Ranch Vistas, Rocking K, Upper Canyon, Amarillo Creek, North Creek, Harvest, Jorde Farms, Legacy Place, Arroyo Seco, Saddleback, Aloravita, Northpointe, Copper Falls, Estrella/Ventana de Estrellas / CantaMia, Rancho Del Lago, Gladden Farms, Saguaro Bloom, Saguaro Reserve / Dove Mountain, Mirador / Mirador Point, Avalon Crossing, Citrus Park, Blossom Rock, Madera, Asante, Verrado Regent Hills / Victory, Sterling Grove, Fulton Prasada, North Copper Canyon, Marley Park / Homestead, Zanjero Trails / Windrose, Mason Ranch, El Cidro, Silva Farms, Frontera / Mesquite Mountain Ranch, Palomino Ranch, Alamar, etc.) share amenities — not warranty desks or ROC license files. Century Complete / Richmond American / Starlight / KB Home / Homes by Towne brand pages are not substitute ROC entities — match the GC on your packet (Phoenix vs Tucson KB entities can differ; HBT project LLCs are not automatic ROC substitutes for #179975). Lennar multi-collection masterplans (e.g. Western Garden, Madera, Teravalis Premier / Summit, Saddleback Discovery / Horizon / Destiny, Ventana Ranch, Hawes Crossing) still use one Arizona GC file per packet match, but each closing keeps its own close/occupancy calendar. Dedicated pod pages (e.g. Mesquite / Traditions / Manzanita at Teravalis, Willow at Teravalis, Meritage Teravalis Estate / Reserve / White Tank Foothills, Meritage Mesquite Mountain Ranch at Frontera, Lennar Summit / Premier at Teravalis, Hawes Crossing, DRB at Teravalis, Lennar at Saddleback, Skymark at Northpointe, Haciendas at White Peak, Estrella Crossing, Symmetry at Magnolia, Coolidge Gateway Manor, Mystic Vista, Montecito at Estrella, Beacon in Estrella, Solara, Silverbell Ridge, Landings at Rancho Del Lago, Summerstone II, Enclaves at Sonrisa, Springwood at Gladden Farms, Coronet at Gladden Farms, Barnett Village, Saguaro Bloom, Carlton Commons, Heartland Ranch, Elena Trails, Rio Rancho Estates, Rancho Mirage, Asante Artisan, Asante Atrium, Estates at Asante, Desert Moon Estates, Alta / Skyline / Overlook at Verrado Regent Hills, Heights / Ridge at Victory, Four Seasons at Victory, Fairways at Victory, Mira Vista at Victory, Prasada Fulton, Portfolio at Lucero, Estates at Arroyo Seco, Hastings Farms Creekside, Avion, Mandarina Horizon, Saguaro Reserve II, Mountain View Estates Signature / Reserve, Trovita at Citrus Park, Emblem at Avalon Crossing, Ascent at Avalon Crossing, Medley at Avalon Crossing, Emblem at Blossom Rock, Ascent at Aloravita, Ascent at Legacy Place, Ovation at Meridian, Vistoso Canyon Estates, Saguaro Reserve Majesty, Claro at Amarillo Creek, Acclaim at Jorde Farms, Mirador Ridge Skies, The Preserve at Rocking K, Borgata Journey Collection, Century at North Copper Canyon, CantaMia at Estrella, Beacon Hill at Marley Park, Laveen Vistas III, Preserve at Mason Ranch, Windrose V, Agave Springs at Teravalis, Solancia Ridge, Silva Farms Estate Series, Meritage El Cidro, Solvida at Estrella, Lennar Premier at Ventana Ranch, Lennar Windstone Ranch, Sol at Amarillo Creek, Tyler Ranch, Cascades Buckeye planning, Monte Verde Buckeye planning, Empire Pointe, IronWing at Windrose, Heritage at Verrado, Pulte El Cidro, Pulte Harvest Enchantment, Maple at North Copper Canyon, Borgata Summit Collection, Taylor Morrison Saddleback Encore, Courtland Estrella Estates II, Avila at Rancho Mercado, Sereno Canyon, Anderson Farms, Ladera Trails, Paloma Creek, Starlight Stonebridge Manor, Villas at Mystic, Saguaro Hills at Vistancia, Asante Heritage, Dream Finders El Cidro, Ridge at Sienna Hills, Silver Cross Florence, Bridle Park at Alamar, Meritage Legacy Place Glendale, Dream Finders Apache Farms Buckeye, Meadows at Barney Farms, Foothills at Palomino Ranch Maricopa, Overlook at Palomino Ranch Maricopa, Rancho Mirage Estates Century Complete Maricopa, Ashton Woods Rancho Mirage Maricopa, Sycamore Farms Surprise, Eminence at Alamar Avondale, Harmony at Montecito Estrella, Hacienda at Estrella, Sheffield Place Gilbert, Meritage Abel Ranch Goodyear, Sienna Park Buckeye, Dream Finders Skyline Village San Tan, Dream Finders Bella Vista Farms San Tan, Seasons at Baker Farms Phoenix, Cascades at Prasada Surprise, Monroe Ranch Buckeye) can show deeper inventory than masterplan overviews — still calendar clocks from your close/occupancy date. Quick move-in / Ready Now marketing does not mean booklet or ROC clocks already burned while the house sat inventory. Preferred-lender incentives, manufacturer / subcontractor handoffs, maintenance-log denials, DIY-repair denials, sales-promise denials, act-of-God / monsoon denials, insurance-first-before-warranty gates, ten-day-surface-only warranty talk, warranty-registration / activate-or-void talk, wait-60-days / settle-in-first talk, year-one-ends / structural-only talk, three-repair-attempts-before-ROC talk, cosmetic-tolerance-bars-ROC talk, already-fixed / completion-form claim-close talk, drainage-grading / landscape-voids-warranty talk, verbal-superintendent-promise / don’t-open-a-ticket talk, orientation-form-only / not-on-the-form waivers, closing-credit claim wipes, warranty-denial claim wipes, “fix under warranty after closing / skip the punch list” talk, exclusive-repair ROC blocks, attorney-required ROC filing myths, “exhaust the one-year warranty before ROC” talk, discovery-rule ROC talk, HSR-clearance-as-closing talk, stockholder-approval-as-closing talk, conditional-note-redemption-as-closing talk, master-plan-approval-as-selling talk, public-hearing-notice-as-approval talk, cancelled-license / bankruptcy Recovery Fund talk, intend-to-occupy / future-retirement Fund talk, lessee / renter Fund wipe or automatic Fund talk, prior bond / insurance / settlement recovery as freestanding Fund wipe talk, hotel / storage / emotional-distress / attorney-fee Fund ATM talk, house-shell-only / appurtenances-never-count Fund talk / any-deposit-gets-10%-interest Fund talk / three-bids-equal-Fund-award / unpaid-contract-balance-doesn’t-matter Fund talk / each-defect-gets-$30k / kitchen-roof-HVAC-three-Fund-awards / per-ticket Fund stack talk / any-ROC-suspension-unlocks-Fund-for-every-buyer / neighbor-suspension-as-automatic-Fund talk / Fund-net-gain / upgrade-wish-list Fund ATM / unlicensed-handyman-quotes-as-Fund-proof talk, portal-email-as-PDA-notice talk, day-15 Written Directive / three-estimates Fund talk, and arbitration clauses do not erase GC workmanship or ROC paths.