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Tyler Kane appraises Cave Creek homes and acreage in ZIP 85331 for purchase, refinance, PMI removal, FHA, divorce, estate and pre listing work, from north Phoenix (ZIP 85029). Enter the address above for a fee quote.
Enter the address for a no obligation quote. Tyler usually replies within one business day.
Sales are few, and few are alike. Redfin counted 29 Cave Creek sales in July 2026 at a median of $1,212,393, after a median 104 days on market. That figure blends small condos with five acre parcels.
The county median is $473,406 (Redfin, August 2026). Of the town's 4,271 assessor parcels, 1,755 have no subdivision name, so many comps are loose acreage. And Tatum Ranch has Cave Creek addresses, but the assessor puts every Tatum Ranch plat in Phoenix.
Each name is a recorded plat inside Town of Cave Creek limits on the Maricopa County Assessor parcel layer, which is also where the lot sizes come from.
Four recorded plats carry the Rancho Mañana name: a main plat of 107 lots, a resort plat, and the Tennis Villas and Casitas condominiums. The 2021 General Plan names its golf course. Condos are matched with condos on the same plat, and Tyler checks what the land behind a lot is used for today.
Five numbered phases plus the Village of Apache Peak and the Village of Whispering Springs add up to about 250 assessor parcels. Most are an acre or more. Whispering Springs lots run roughly 1.5 to 6 acres and Apache Peak about 1 to 2.3, so Tyler matches phase or village before adjusting for land.
All 104 parcels on the county record are at least an acre, and the largest is close to 9.5 acres. Highlands at Canyon Ridge, a separate plat, adds 12 lots of about 4.4 to 5.6 acres. A one acre sale and a five acre sale here are different comps.
Its 72 parcels run from about 1.5 to 8 acres. That puts lots on both sides of the two acre mark the General Plan uses for keeping horses on Desert Rural land, so Tyler confirms the recorded lot size and notes any arena, stalls or turnout seen at the inspection.
Thirteen parcels of roughly 4.4 to 7.9 acres make this one of the larger lot plats in town. A sale inside comes up rarely, so Tyler widens the search to other Cave Creek parcels of four acres or more and adjusts for the access road, water source and septic system found on site.
Black Mountain (3,398 feet) sits on the Carefree border, and in 1974 residents banded together to transfer 250 acres around its summit. Black Mountain Vista has 54 parcels of about a quarter to 0.6 acre, Black Mountain Shadows 41 of about 0.6 to 1.3 acres, and Reserve at Black Mountain 37, mostly smaller.
One plat here is a live work condominium, where a unit can hold a business and a home, recorded beside a second plat of 80 small parcels. Tyler confirms which plat a unit is on first, since a live work unit and a plain residence draw different buyers and need separate comps.
Utilities change parcel by parcel: the 2021 General Plan says many homes use private wells, and town sewer serves only about 940 customers (2025 annual report). Tyler asks for any recorded shared well agreement and private road terms, and checks the flood map along washes like Galloway. Deer Valley Unified serves the far west of town; Cave Creek Unified the rest.
Tyler's 2025 reports averaged 5.9 days, and 100 percent arrived on or before the promised date.
It's quoted by address, since acreage and access change the work. The fee and next inspection date usually arrive within one business day.
No. Parts of Phoenix, Tatum Ranch among them, use Cave Creek mailing addresses, and the report names the jurisdiction the county assessor shows.
Arenas, stalls, usable flat land and the water source are noted at inspection. Comps come from other parcels of two acres or more, the General Plan line for horses on Desert Rural land.
Yes. The report uses a retrospective effective date and weights sales from around that date.
Send the address and the reason for the appraisal. Tyler usually replies within one business day with a fee quote and the next inspection date.