How Do HOA Fees Work in Verrado, AZ?

If you buy in Verrado, you are almost never paying one association fee. You are paying a stack: the Verrado Community Association master assessment, the Verrado Assembly, a district or sub-association assessment where one applies, and, separately from any HOA, the Verrado District 1 CFD property tax line that the Maricopa County Treasurer collects. Verrado is governed by the Verrado Community Association as the master association for the whole community, the Victory District Association for the 55+ age-qualified district, and the Verrado Assembly. The Verrado Assessment and Fee Schedule in effect in 2026 was adopted November 3, 2025, and the exact dollar amounts attach to the specific address, not to Verrado as a whole.

Verrado is a master-planned community inside the city of Buckeye, Arizona, about 25 miles west of downtown Phoenix at the base of the White Tank Mountains. It is not an incorporated city. That distinction is the reason the fee structure looks the way it does: the community amenities that a city elsewhere might own and fund through general taxes are owned and funded here through association assessments and a special taxing district.

Verrado charges HOA fees in layers, and the layers stack by address

Most homes in Verrado fall under a master association that maintains community-wide assets. Many properties also sit inside a village or sub-association that manages neighborhood-level amenities and rules. Some townhomes and condominiums add a third layer covering building maintenance, and the Verrado governing documents note that some units are included in a separate sub-association or condominium association.

Victory is the clearest example of stacking. Residents living in Victory are subject to assessments by the District Association for The Victory Club in addition to the regular assessments from the Verrado Community Association and the Verrado Assembly. The Victory District Association, Inc. assessment is payable to Verrado Community Association, Inc. The Victory District declaration is, for all purposes, subject and subordinate to the terms and conditions of the Master Governing Documents, so the master rules still apply to a Victory home on top of the district rules.

One more layer sits outside the HOA entirely. Newly built areas may remain under developer control before transitioning to homeowner-elected boards, and that timing affects budgets and assessments. Ask where your neighborhood sits in that transition before you write an offer.

The master assessment funds community-wide assets, the district assessment funds district amenities

The Verrado master association fee maintains Verrado's community-wide parks, trails, major landscaping, and the overall master-planned environment. Master association dues in a community structured this way fund large-scale assets and services used by the wider community, typically major parks and plazas, multi-use trails, marquee landscaping, management and insurance, and community events. Verrado's developer describes the community as having more than 26 trail miles, more than 86 parks, a walkable Main Street district, and five schools. Neighborhood parks in Verrado are open to residents and their guests on a first-come, first-served basis, with a few designated reservable parks.

The Victory district assessment funds a different set of things: the Victory Club, the fitness center, pool, lifestyle programming, and the age-qualified district's common areas.

Not everything with a Verrado name on it is inside your dues. The Victory Golf Club is a public 18-hole course with a driving range and clubhouse subject to daily fees for use and play, owned by DMB Verrado Golf I LLC and operated by Century Golf Partners. The Vic Bar + Kitchen restaurant and The Spa at Victory are public amenities within the Victory District, while all other Victory Club amenities are private and available only to residents with homes in the Victory District. Private clubs, such as golf or fitness clubs, often operate separately, and those memberships are optional rather than part of HOA dues.

Verrado's neighborhood formats differ in what they own, which is why the fee stack differs

Verrado's own home search separates neighborhoods into Verrado (All Ages), Victory (55+), Verrado Heritage, Verrado Highlands, Verrado Village District, and Verrado Regent Hills. Those are the formats you will be choosing between, and each carries a different amenity set.

• Redmond Field, adjacent to the Heritage Swim Park and Verrado Heritage Elementary School, hosts sports, recreation and event programming.
• The Village District sits at the center of Verrado, surrounded by mountains, parks, schools, shops and local dining in a connected, walkable neighborhood.
• Victory is the 55+ age-qualified district, with exclusive amenities, mountain views, and homes built for active adult living. The Victory District Association, Inc. enforces guidelines for that district. The Ridge at Victory is located in the master-planned community of Verrado and is a 55+ age-qualified community, and Fairways in Victory at Verrado is a 55+ community.
• Regent Hills is a private, gated neighborhood in Verrado's western foothills with golf course views.
• Verrado's Main Street district is built around the Village Green, Verrado's town square, with a walkable downtown of restaurants, shops, offices, services, and urban-style walkups.

Current dollar amounts by neighborhood are not published as a single schedule, and the amount attaches to the address. Verify the exact fee stack for the specific home you are considering rather than for the neighborhood name.

The Verrado District 1 CFD is a property tax, not an HOA fee

The City of Buckeye describes the Verrado District 1 CFD as a special purpose district created to acquire or construct public infrastructure within specific areas of the city, authorized to issue general obligation or revenue bonds repaid by property taxes levied within the district. It was created by petition to the City Council by property owners, debt may be issued only after approval of district voters, and it was established June 19, 2001 as a political subdivision of the State of Arizona. The Buckeye City Council serves as the Board of Directors.

It shows up on your Maricopa County property tax statement as VERRADO DIST 1 CFD. Debt service is paid through an ad valorem property tax levy based on assessed valuation, the Maricopa County Assessor determines assessed value, and the Maricopa County Treasurer collects the tax. The City of Peoria notes that CFDs appear under the Special District section of the Maricopa County property tax statement.

Two facts change how you should treat this line. The City of Buckeye states that a CFD special assessment lien assumes first lien position even before the mortgage, second only to property taxes, and that failure to make payment results in a 5% penalty on the delinquent amount plus collection costs. And the City of Buckeye notes that CFD financing is generally brought forward by a developer early in a new community's development, with responsibility for paying the bond debt shifting from the developer to the homeowner as the community develops. A builder is required to disclose the existence of a Community Facilities District to a new-home buyer, including an estimate of the taxes and special assessments that will be levied against the property. If you are buying new construction in Verrado, ask for that disclosure in writing and read the estimate.

The Arizona Community Facilities District Act became effective in 1988 under Title 48 of the Arizona Revised Statutes. Goodyear and Buckeye are among the Arizona cities that have used CFDs to finance infrastructure for specific communities.

Arizona law sets what the association must hand you, how fast, and what it can charge

Under A.R.S. §33-1806, the association must deliver the resale disclosure statement within ten business days of receiving a written request. That statement must include the amount of current regular and special assessments, any unpaid penalties or fines, a description of pending litigation, a summary of insurance coverage, and the association's governing documents. The statutory package also includes a copy of the association's current operating budget, its most recent annual financial report, and its most recent reserve study, if any.

A.R.S. §§33-1256 and 33-1807 give an association ten days to provide a statement of assessments upon written request from an owner, lien holder or escrow agent, and failure to provide it within ten days extinguishes the association's lien for unpaid assessments.

On fees, A.R.S. §33-1806 states that the fees prescribed by that section are collected no earlier than the close of escrow, may be charged only once per transaction, and an association that charges or collects a fee in violation of the section is subject to a civil penalty of not more than $1,200. Arizona's planned community statutes apply to all planned communities formed after January 1, 1986, and to many earlier communities that elected to be governed by current law.

The statutory purchaser acknowledgment says plainly that under Arizona law, if the owner fails to pay association assessments, the association may foreclose on the property, and the signed statement is returned to the association within fourteen calendar days.

For Verrado specifically, the Governing Documents are available for inspection in the sales office of the builder for new homes. For resale lots or homes, they come from the Association or through the title company, should be provided prior to purchase or during the escrow period, and are also made available on Verrado's community web portal.

Beyond the statutory package, ask for the most recent reserve study and the percent of the budget allocated to reserves, and review assessment history and reserve balances. A special assessment is a one-time or periodic charge for major repairs or budget shortfalls, funding projects such as pool resurfacing, grounds overhauls, or unexpected infrastructure work. A community that is underfunding reserves is a community where that charge is more likely to land on an owner.

HOA fees on a Verrado primary residence are not deductible; a rental is treated differently

IRS Publication 530 classifies HOA fees paid on a primary or secondary residence as personal living expenses, which are nondeductible under the Internal Revenue Code. Where a deduction exists, HOA fees are treated as a rental or business expense rather than an itemized deduction, and are reported on Schedule E or Schedule C of Form 1040.

If a property is used as a rental, HOA fees may be deducted as part of the cost of maintaining the rental, provided the property is rented out for a portion of the year and the fees relate directly to maintaining the rental. If you rent the home for part of the year and use it personally the rest, the fees are generally deductible only for the days the property was rented or genuinely available for rent, and the personal-use portion stays nondeductible. Self-employed filers may deduct the portion of HOA fees corresponding to the business-use percentage of the home, while W-2 employees working remotely do not qualify.

Special assessments follow different rules again. For a primary residence, special assessments generally are not deductible, but improvement-related assessments generally add to the owner's cost basis, the figure used to calculate profit at sale. On a rental, a special assessment that covers an improvement may not be deductible as a current rental expense, and the owner's share of the improvement cost may instead be recovered through depreciation. Run your specific situation past your tax professional before you count on any of this.

Where Verrado's market sits while you are doing this homework

RPR also reported a $543,000 median sold price, 47 days on market as the median time from listing to going under contract, and homes selling at 98.5% of asking price in June 2026.

Those figures describe Verrado as one single-family market. At 47 days on market, you have time to read a resale disclosure package properly before you are asked to remove contingencies, and I would use it.

The Bottom Line

Verrado HOA fees are a stack, not a number. The Verrado Community Association master assessment covers community-wide parks, trails, major landscaping and the master-planned environment; the Verrado Assembly and any district or sub-association sit on top of it; the Victory District assessment funds the Victory Club, fitness center, pool, lifestyle programming and the district's common areas for 55+ buyers; and the Verrado District 1 CFD is a separate ad valorem property tax collected by the Maricopa County Treasurer that carries a lien ahead of your mortgage. Under A.R.S. §33-1806 you can demand the full resale disclosure package in writing and the association has ten business days to produce it, which is the single most useful thing a Verrado buyer can do before closing. Send me the address you are considering and I will walk the fee stack and the CFD line with you before you are in escrow.

Written by Marta Baxter, part of the Kristan Cole Network team.

Sources

Pages read on September 28, 2026.

• 33-1806 (azleg.gov)
• City of Buckeye: Verrado District 1 CFD
• City of Buckeye: Community Facilities District (CFD)
• City of Buckeye: Sundance CFD
• City of Peoria: Community Facilities District