Victory at Verrado
A 55+ district inside the Verrado master plan, set in the White Tank foothills, with the hilltop Victory Club and the Victory Course.
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Victory at Verrado is the 55+ district of Verrado, the master-planned town on the hillside above Buckeye. Instead of sitting behind walls, Victory's neighborhoods connect to the rest of Verrado, including its Main Street, parks, trails and events, so grandkids and family are never far.
The Victory Club sits on the hill at the base of Tiger Mountain, with valley views from the pools, the Vic Bar + Kitchen and the vineyard. Because Victory is part of a larger master plan, you'll pay two association fees (Victory plus Verrado), and some homes also carry a service area assessment or a CFD tax line.
Please note: Prices, HOA/recreation fees and age rules change, often every year. Figures below were gathered in October 2026 from the sources listed at the bottom of this page. Verify everything in the official resale disclosure packet before relying on it. Where we couldn't verify a figure, we say so.
Quick facts
| Location | Buckeye, AZ 85396, in the foothills of the White Tank Mountains, within the all-ages Verrado master plan near I-10 |
|---|---|
| Opened / developer | Developed by DMB as the 55+ district of Verrado, with homes from multiple builders (DMB cites six). A local agent site reports groundbreaking in 2015 and a grand opening in January 2016. Builders are still selling new homes. |
| Approximate homes / size | About 3,000 entitled homes on about 1,200 acres (per DMB). Some listing sites cite a higher planned total, so contact Greg for current figures. |
| Golf | The Victory Course, an 18-hole course designed by Tom Lehman (per third-party guides). Verrado also has a second course, the Verrado Golf Club. Golf is paid separately from HOA fees. |
| The Victory Club | About 35,000 sq ft of indoor space, 1,900 feet above the valley floor at the base of Tiger Mountain. Includes the Life Performance Training Center, a movement studio and yoga lawn, a lap pool, resort-style pools, and a Racquet Sports Pavilion with 4 tennis and 8 pickleball courts. Also the Sports Den, Victory Hall, an arts studio and the Victory Vineyard (per DMB). |
| Who can use it | The Victory Club is exclusive to Victory residents. The Vic Bar + Kitchen and the Spa at the Victory Club are open to the public (per DMB). |
| Trails & parks | 26 miles of paths and trails (per Verrado). Verrado has 86+ neighborhood parks, and each home is less than two blocks from one. |
| Age rule | 55+ age-qualified district. contact Greg for current figures on the specific occupancy rules. |
| Gated | No. DMB describes Victory as having "no gates or walls". |
| Home styles | Single-family homes (and some attached product) from several builders, in a range of plan collections |
| Special tax note | Some Verrado parcels are in a Community Facilities District (CFD), which adds a line to the property tax bill. Check the tax bill for any specific home. |
| General price range | Low $400Ks to low $1Ms per 55places. contact Greg for current figures. |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
Fees at a glance
| Victory District Association | $112 per month (2026 Verrado Assessment & Fee Schedule, as summarized by the Loving Phoenix Team, May 2026) |
|---|---|
| Verrado Community Association (master) | $146 per month. Combined about $258/month for a standard home. (2026 Verrado Assessment & Fee Schedule, as summarized by the Loving Phoenix Team, May 2026) |
| Service area assessments | Some builder neighborhoods (for example Mountainside or Skye Ridge) add a monthly service area assessment. contact Greg for current figures. |
| Community Enhancement Fee | One-time: 0.65% of the gross sale price + $500 (about $3,750 on a $500,000 home) (2026 Verrado Assessment & Fee Schedule, as summarized by the Loving Phoenix Team, May 2026) |
| Victory Reserve Fund Fee | $438 one-time on a resale (one-quarter of the annual Victory assessment) (2026 Verrado Assessment & Fee Schedule, as summarized by the Loving Phoenix Team, May 2026) |
| Transfer & disclosure | About $575 on a resale ($300 Verrado transfer + $75 disclosure + $200 Victory transfer) (2026 Verrado Assessment & Fee Schedule, as summarized by the Loving Phoenix Team, May 2026) |
| Prepaid assessments | Two months of each assessment collected at closing (a prepayment of your own dues) |
| CFD special tax | Some parcels only; appears on the property tax bill. contact Greg for current figures. |
| Golf | Separate memberships or fees |
Want the exact numbers for a specific home? Ask Greg and he'll pull the current figures for that address.
Estimate your Victory at Verrado costs in the Cost to Live calculator
If you're buying in Victory at Verrado
- Budget from the combined monthly cost ($112 + $146 for a standard home), not just the Victory fee, and ask whether the home has a service area assessment.
- The biggest one-time cost scales with price: 0.65% of the sale price + $500. Run the number for your offer price.
- Check the property tax bill for a CFD special assessment line.
- Compare new-build pricing and incentives with resales, which often include finished landscaping and upgrades.
- Golf at the Victory Course is separate from HOA fees.
If you're selling in Victory at Verrado
- You may be competing with builder inventory. Highlight finished landscaping, window coverings, upgrades and views.
- Have your HOA and service-area statements ready so buyers see the full fee picture early.
- Views toward the valley and proximity to the Victory Club and your park can be strong selling points. Ask Greg for a value based on recent resales.
Victory at Verrado: honest pros and cons
Pros
- Newer construction in the Verrado master plan
- Victory golf course and a Racquet Sports Pavilion
- Mountain setting at the foot of the White Tanks
Cons
- Two fees: the Victory district plus the Verrado master ($258/mo standard, per the fee schedule)
- 0.65% of price + $500 enhancement fee
- Far west location
Based on the dated, sourced facts on this page. Every buyer weighs these differently, so ask Greg what matters for your situation.
Live Victory at Verrado listings
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Desert living in the West Valley
Stock photos of general Arizona desert scenery (Unsplash). They are not photos of Victory at Verrado. For real photos of homes and amenities in Victory at Verrado, ask Greg.
More for Victory at Verrado
What's my Victory at Verrado home worth? · Market snapshot for ZIP 85396 · See Victory at Verrado on the map · Is Victory at Verrado right for you? Take the quiz · Events calendar
More tools: Community map · Which community fits you? quiz · What's my home worth? · Market snapshot · Events calendar · Free Buyer's Guide (PDF)
Frequently asked questions
What are the “parks” in Victory at Verrado?
Verrado's neighborhoods are organized around neighborhood parks (Verrado lists 86+, each within two blocks of every home), and residents often identify where they live by their park. Greg Slaughter, a local agent, says Victory's parks host their own get-togethers and even compete with each other, for example in pickleball tournaments.
Why does Victory at Verrado have two HOA fees?
Victory is the 55+ district inside Verrado, so owners pay the Victory District Association (about $112/month in 2026) for the Victory Club and district amenities, plus the Verrado Community Association master fee (about $146/month) for community-wide parks, trails and landscaping. Some neighborhoods add a service area assessment.
What is the one-time cap fee in Victory at Verrado, and who pays it?
Most 55+ communities charge a one-time capital (cap) or preservation fee when a home changes hands, usually paid by the buyer at closing. In Victory at Verrado, plan for: Community Enhancement Fee of 0.65% of the sale price + $500, plus a $438 reserve fee and about $575 in transfer/disclosure fees. Greg Slaughter says this fee surprises a lot of buyers, so build it into your cash-to-close budget. Fees change, so verify the current amount in the resale disclosure packet.
What are the HOA fees in Victory at Verrado?
Recurring fees: $258/mo for a standard home ($112 Victory district + $146 Verrado master, 2026). Figures are dated and sourced below. Confirm in the resale disclosure packet.
Is Victory at Verrado gated?
No.
Does Victory at Verrado have golf?
18-hole Victory Course (Tom Lehman design); Verrado's second course nearby.
How many homes are in Victory at Verrado?
About 3,000 entitled homes (per DMB).
When was Victory at Verrado built?
Mid-2010s (grand opening reported Jan 2016); still building.
What are the age rules in Victory at Verrado?
55+ age-qualified district. contact Greg for current figures on the specific occupancy rules. Confirm the occupancy rules in the CC&Rs.
How can I see homes for sale in Victory at Verrado?
Use Greg's live listings search (link on this page) or call or text Greg Slaughter at 623-523-1557. He also does video tours for out-of-state buyers.
Questions about Victory at Verrado?
Whether you're buying your first 55+ home or selling one you've loved for years, Greg can walk you through current fees, recent sales and next steps. No pressure.
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Sources
Facts on this page were gathered from the sources below in October 2026. Third-party agent and listing sites are noted as such. Fees and rules change, so always check the association's current documents.
- DMB Development: Victory at Verrado (developer; homes, acres, Victory Club amenities)
- Verrado: Victory at Verrado (official)
- Verrado: The Victory Club (official)
- Verrado: Parks (official; 86+ neighborhood parks)
- Loving Phoenix Team: Victory at Verrado HOA fees (2026 fee schedule summary)
- 55places: Victory at Verrado profile (third-party)
- Arizona 55 Communities: Victory at Verrado (third-party; Victory Course designer)
- Retire Arizona: Victory at Verrado (third-party; opening date)