Trails at your doorstep
Calderwood Butte and the Maricopa Trail run right through the community — no drive required.
Cornerstone Guide · North Peoria, AZ · 85383
Tierra Del Rio
Sunset over the foothills. Trails from your front door. A community where the desert still feels wide open — and home still feels like home.
Why Tierra Del Rio
A community you feel the moment you turn off the 303.
People move here for the sky. They stay for the mornings on the patio, the trailhead at the end of the street, and the fact that Lake Pleasant is closer than the mall. Tierra Del Rio is North Peoria at its best — desert-quiet, mountain-framed, and built for the way Arizonans actually live.
Watch · Narrated by Nate
See what makes Tierra Del Rio special.
Nate walks you through the streets, trails, and quiet corners of the community he lives in and sells every day — the views, the amenities, and the little things you only notice when you've been here a while.
Ride the Sonoran
Miles of desert singletrack, saguaro-lined paths, and wide-open road routes just outside the gates.
Lake Pleasant weekends
Arizona's second-largest lake — boats, kayaks, and sunset sails — 15 to 25 minutes from home.
Indoor · Outdoor Living
Built for warm evenings and long horizons.
Homes here open up. Great rooms flow to covered patios, patios flow to pools, and pools open to preserved desert and mountain views. Whether it's a Tuesday sunset or a Saturday cookout, the way these floor plans live outside is the reason so many owners never leave.
- 300+ days of sunshine
- Preserved mountain views
- Minutes to Loop 303
- 1,441–4,331 sq ft floor plans
What is Tierra Del Rio?
Tierra Del Rio is a general-occupancy master-planned subdivision in North Peoria, Arizona (ZIP 85383), set near the Agua Fria River wash and Lake Pleasant. Tierra Del Rio has two HOAs: Northlands (Tierra Del Rio North) on higher ground, and Tierra Del Rio South. Realtor Nate Brill lives in Tierra Del Rio.
Plain text version of this guide
Tierra Del Rio at a Glance
Quick facts
Location
Northwest Peoria, Arizona
General Area
107th Ave & Happy Valley Rd
ZIP Code
85383
Community Type
Master-planned, general-occupancy
Original Development
Approximately 2010–2011
Builders
Lennar, Pulte, Taylor Morrison, Maracay, Woodside Homes, DR Horton, and Gehan Homes
HOA Structure
Tierra Del Rio North & South
Home Size Range
~1,441 to 4,331 sq ft
Nearby Recreation
Calderwood Butte · Lake Pleasant
Community Overview
A master-planned neighborhood in the North Peoria foothills
Tierra Del Rio sits in one of the most scenic corners of the Phoenix metropolitan area. The community's placement between the Agua Fria River corridor and the desert foothills gives residents a distinct sense of place — open sky, mountain views, and quiet streets, while still being minutes from the retail, dining, and freeway access of the broader North Peoria market.
Location Reference
- • Northwest Peoria
- • 107th Avenue & Happy Valley Road
- • ZIP code 85383
- • Calderwood Butte
- • Agua Fria River corridor
- • Lake Pleasant
History & Development
One subdivision, two homeowners associations
Tierra Del Rio was originally developed by Lennar, which introduced the community to the Phoenix-area market with eight floor plans ranging from 2,325 to 3,322 square feet, starting in the high $200,000s at launch. Real estate sources place the community's establishment around 2010–2011.
Tierra Del Rio is the overall subdivision, and Northlands is a community built within it — same streets, same schools, same desert-and-butte setting. The northern portion, built out by Taylor Morrison and Maracay Homes, is governed by the Tierra Del Rio North association; the southern portion — built by Pulte, DR Horton, and Woodside Homes — by Tierra Del Rio South. Gehan Homes has also built in the community. The practical difference on the ground is elevation: parts of Tierra Del Rio sit low, near the Agua Fria River wash at the base of the valley, while Northlands was built on higher ground above it. If you hear an agent talk about "Northlands" and "Tierra Del Rio" as if they were two different neighborhoods, this is why — it's one subdivision with two associations inside it.
Northlands
A community built within the Tierra Del Rio subdivision, on higher ground above the Agua Fria River wash.
Tierra Del Rio North
The northern portion (Northlands), built by Taylor Morrison and Maracay Homes. Managed by The Management Trust Arizona; monthly dues $111.
Tierra Del Rio South
The southern portion, built by Pulte, DR Horton, and Woodside Homes. Governed by a separate HOA.
Home Styles & Floor Plans
From single-story ranches to 4,000+ sq ft two-stories
Homes in the community today range from roughly 1,441 to 4,331 square feet, reflecting the multiple builders and phases developed over the years. You'll find a mix of single-story and two-story plans, with tile roofs, three-car garages, and desert-appropriate architecture common throughout.
Mountain & Desert-View Homes
Homes with mountain or desert views have carried a median listing price around $650,000 and have historically moved faster — a separate, smaller slice of the market from the neighborhood median.
Amenities & Lifestyle
Trails from your front door, Lake Pleasant down the road
Hiking & Biking
The Calderwood Butte Trailhead sits right at the edge of the community, with the Maricopa Trail running through the neighborhood — genuine trail access from your front door, not a drive away.
Community Parks
Multiple HOA-maintained parks with ramadas, tot lots, and grassy common areas: Saguaro Trails Park, Sonoran Hills Park, Sienna Ridge Park, and Canyon Park.
Nearby Open Space
The Peoria Calderwood Butte Preserve sits about 1.5 miles from the community core.
Lake Pleasant Regional Park
Arizona's second-largest lake, with two marinas — boating, fishing, camping, and kayaking. Roughly 15–25 minutes by car.
Loop 303 Freeway Access
Loop 303 is close by, connecting north toward I-17 (Flagstaff/Sedona) and south into the rest of the Valley.
Nearby Employment & TSMC
Recent listings note the community's proximity to TSMC's advanced semiconductor manufacturing campus in north Phoenix — a meaningful draw for buyers relocating for work in that corridor.
HOA & CC&Rs
Two associations, two management companies
Tierra Del Rio has two separate homeowners associations: Northlands (Tierra Del Rio North), managed by The Management Trust Arizona, and Tierra Del Rio South, managed by AAM, LLC. Dues and rules vary by parcel and phase — always confirm current dues and reserve fund health directly with the HOA or in escrow disclosures before writing an offer.
Tierra Del Rio North (Northlands)
- Management company
- The Management Trust Arizona — 480.284.5551
- Monthly dues
- $111.00 per month
For life-threatening emergencies, always call 911 first.
Tierra Del Rio South
- Association phone
- (602) 957-9191
- Example quarterly dues
- ~$169.50/quarter on at least one recently sold property.
Dues vary by parcel and phase — always confirm current dues and reserves in escrow disclosures.
AAM, LLC — Tierra Del Rio South Management Office
1600 W. Broadway Rd, Ste 200, Tempe, AZ 85282
Buyer Reminder
Buyers should request current CC&Rs, bylaws, budget, and reserve study for whichever HOA (North or South) governs the specific home — don't assume dues or rules are identical across both.
| Detail | Northlands (TDR North) | Tierra Del Rio South |
|---|---|---|
| HOA management | The Management Trust Arizona, 480.284.5551 | AAM, LLC, (602) 957-9191 |
| Dues | $111.00 per month | Varies by parcel (~$169.50/quarter on one recent sale) |
| Setting | Higher ground facing Calderwood Butte | Lower, near the Agua Fria River wash |
| Elementary school | Vistancia Elementary | Parkridge Elementary |
| High school | Liberty High School (Sunrise Mountain High nearby) | |
Schools
Served by Peoria Unified School District
Tierra Del Rio falls within the Peoria Unified School District, an A-rated district. Because the community spans multiple phases and a fairly large footprint, exact school assignment varies by address — always confirm directly with the district before assuming a boundary.
Assigned Schools
- • Vistancia Elementary (Northlands)
- • Parkridge Elementary (TDR South)
- • Liberty High School
Other Nearby Public Options
Verify individual address boundaries with Peoria Unified.
- • Sunrise Mountain High School
- • Lake Pleasant Elementary School (PK–8)
- • Zuni Hills Elementary School (PK–8)
Charter Options Nearby
- • BASIS Primary and BASIS Peoria
- • Candeo Peoria (K–8)
- • Great Hearts Academies – Glendale Prep (6–12)
School boundaries and assignments can change. Buyers should confirm the assigned schools for a specific property directly with Peoria Unified School District.
Market Trends
Tierra Del Rio home prices & market snapshot
Rather than publish a snapshot that goes stale, Nate writes a fresh Tierra Del Rio market report every month — sales volume, days on market, median price, and what the numbers mean for buyers and sellers right now.
Current market report
Read the latest Tierra Del Rio Market Report, or browse the full archive of monthly reports.
For a value on a specific address, live MLS comparables are always the right tool — request a home value estimate.
Shopping & Dining
The Four Corners & nearby centers
A short drive from Tierra Del Rio, the Four Corners intersection brings together four shopping centers. Historically anchored by retailers like Fry's Marketplace, Target, Home Depot, Kohl's, and Sprouts, with dining options spanning Panera Bread, Rubio's Coastal Grill, Jimmy John's, and El Pollo Loco, among others.
Retailer and restaurant lineups change over time — this reflects the general shopping hub, not a guaranteed current tenant list.
Buying in Tierra Del Rio
What to know before you write an offer
- Confirm which HOA (North or South) governs the specific address, and request current CC&Rs, budget, and reserve study.
- Verify the assigned school boundary directly with Peoria Unified — assignments span multiple phases.
- Pair Redfin/Zillow medians with live, address-specific comparable sales for the floor plan and view premium.
- Ask about Flood Factor exposure — Redfin rates the neighborhood's overall risk as "Minor," with roughly 16% of properties carrying some exposure over a 30-year period.
Selling in Tierra Del Rio
Positioning your home in today's market
With average days on market at 127 and a 97% sale-to-list ratio, today's Tierra Del Rio buyer is choosier than they were two years ago — but view lots and well-prepared homes still stand out. Pricing to the current comps (not to 2022 peaks), professional photography, and thoughtful staging remain the difference between a fast sale and a stale listing.
Common Home Improvements
Upgrades that pay off in this neighborhood
From feature walls (wainscoting, wood slat, brick accents) to backyard makeovers built for Arizona living, we track what buyers respond to across Tierra Del Rio and can point you to trusted local pros. See the current home improvement & local pro recommendations in the latest Nerd Talk report.
Frequently Asked Questions
Tierra Del Rio FAQs
Is Tierra Del Rio an age-restricted (55+) community?
No. Every source we reviewed describes Tierra Del Rio as a general-occupancy, family-oriented neighborhood — complete with elementary schools, playgrounds, and tot lots built into the community parks. This is worth noting because Tierra Del Rio sits near several well-known 55+ communities in the broader Peoria/Sun City corridor, and buyers sometimes ask. If you have any doubt for a specific parcel, we'll confirm directly against that HOA's CC&Rs before you write an offer.
Are Northlands and Tierra Del Rio the same neighborhood?
They're part of the same place. Tierra Del Rio is the overall subdivision in north Peoria, and Northlands is a community within it — homes marketed as Northlands are platted as Tierra Del Rio parcels. Two homeowners associations cover the subdivision, Tierra Del Rio North and Tierra Del Rio South, which is why the names get used as if they were separate neighborhoods. Geographically the difference is elevation: Tierra Del Rio runs down toward the Agua Fria River wash at the low point of the valley, while Northlands was built on higher ground above it. When you're shopping here, what matters is the specific parcel and which of the two associations your address falls under.
What will I pay in HOA dues?
It depends on which association your home falls under. Northlands (Tierra Del Rio North) dues are $111.00 per month, managed by The Management Trust Arizona. Tierra Del Rio South is a separate association with its own budget. We'll pull the current dues, reserve study, and CC&Rs for the specific address you're considering.
How far is Tierra Del Rio from Lake Pleasant?
Roughly 15 to 25 minutes by car, depending on where in the community you're starting from and which route you take.
What schools will my kids attend?
Peoria Unified School District serves the community. Northlands homes are zoned for Vistancia Elementary and Liberty High School; Sunrise Mountain High is another nearby high school. Assignment can vary by address, so we'll verify your boundary school directly with the district as part of your home search — don't rely on a general answer for this one.
Is this a good time to buy in Tierra Del Rio?
That depends on today's numbers, not last year's. Nate publishes a Tierra Del Rio market report every month covering sales volume, days on market, and median price — read the current edition, then we'll walk you through live comparable sales for your specific price point and floor plan.
Read the current Tierra Del Rio market report →Who do I contact if I have an HOA question before I buy?
For Northlands (Tierra Del Rio North): The Management Trust Arizona at 480.284.5551. For Tierra Del Rio South (AAM, LLC): (602) 957-9191. We can also help pull the documents directly.
Ready to buy or sell in Tierra Del Rio?
Talk to the neighborhood's resident Realtor.
The Brill Team has closed transactions in this exact neighborhood and knows its two HOAs, its school boundaries, and its market rhythm. AZ License #SA651934000.
Information & Data Notes
- Market figures are published monthly in Nate's Tierra Del Rio market reports.
- Market conditions change; always confirm with a live, address-specific analysis.
- HOA dues and rules vary by parcel, phase, and association.
- School assignments must be verified directly with Peoria Unified School District.