If you love Scottsdale’s desert lifestyle but plan to spend only part of the year in town, picking the right Paradise Valley address is everything. You want privacy, easy upkeep, and confidence that the home fits how you’ll actually use it. This guide walks you through market context, the town’s key pockets, the rules that matter for rentals and hillside properties, and a practical lock-and-leave checklist you can use before you write an offer. Let’s dive in.
Paradise Valley at a glance
Paradise Valley is a low-density luxury town with home values in the multi-million range. Market trackers can differ because of sample size and methodology. For example, the Redfin housing market snapshot showed a median sale price of about $4,785,000 in January 2026, while the Zillow ZHVI for Paradise Valley reported roughly $3.38M through January 2026. Treat these as dated benchmarks, not guarantees.
Because sales volumes are limited and trophy transactions can skew medians, expect month-to-month volatility in reported numbers. What matters most is translating your budget into realistic pockets and property types. If you are in the lower multimillion range, you may focus on smaller lots or managed condo options. If your budget is higher, you can target hillside estates with views or larger compounds.
Start with your second-home plan
Begin by defining how you will use the home. Your plan will shape your address choices and your due diligence.
- If you want occasional short-term rental income, Paradise Valley requires a permit and local registration. Review Paradise Valley’s short-term rental permit requirements to understand what owners must provide.
- Arizona changed its tax treatment for rentals of 30 days or longer starting January 1, 2025. Read the Arizona Department of Revenue rental guidelines to understand the distinction between taxable short stays and longer residential leases.
- If you live out of state and plan to rent, you will typically register the rental with the county and list a local contact. See the Maricopa County Assessor rental registration.
- Homeowners’ Associations can enforce their own CC&Rs. Even if the town permits rentals, some HOAs restrict them. Always review a property’s CC&Rs before you fall in love.
Match your lifestyle to PV pockets
Paradise Valley has distinct pockets that appeal to different buyer types. Here’s how to think about them if you want a low-hassle second home.
Camelback Corridor and Lincoln-McDonald
- Character: Resort energy, boutique hotels, and some newer condo or condo-hotel options. You are close to dining, spas, and short drives to Old Town Scottsdale and the airport. Mountain Shadows is a nearby landmark for context; see the Mountain Shadows Resort overview.
- Fit for second-home buyers: Weekenders who want lock-and-leave convenience and walkable or short-drive access to amenities. Managed buildings can reduce upkeep and support remote ownership.
Mummy Mountain and La Place
- Character: Larger hillside parcels, dramatic views, and excellent privacy. Many lots are 1 acre or more. Hillside rules apply and can shape design, grading, and project timelines.
- Fit for second-home buyers: Seasonal residents who prize views and privacy and are comfortable with higher carrying costs and the added complexity of hillside stewardship.
Lincoln Drive and the Biltmore side
- Character: Proximity to Phoenix Biltmore shopping and services, plus some gated subdivisions with smaller lots compared to hillside enclaves.
- Fit for second-home buyers: If you want quick access to shopping, medical services, and central Phoenix, this corridor can deliver convenience and shorter daily drives.
Northern edge near Phoenix Mountain Preserve
- Character: Open-space feel with pockets near natural preserves. In steeper areas, expect hillside safeguards and wash-preservation rules.
- Fit for second-home buyers: Those who value outdoor access and a quieter setting. Maintenance can be higher on larger or slope-affected parcels.
Hillside, views, and building rules
Paradise Valley protects its mountain profiles and ridgelines. If you are eyeing a view property on Camelback or Mummy Mountain, learn the basics of Article XXII. The Article XXII Hillside Development Regulations define Hillside Development Areas, disturbance limits, envelopes, and the review process. Before you design or remodel, check whether your lot triggers hillside review.
A practical step is to confirm a parcel’s hillside status early. The town’s Hillside Building Committee page and map help you determine if special rules apply. Budget for added time and professional input when building or altering a hillside home.
Utilities and lock-and-leave realities
Your maintenance profile will make or break the second-home experience. In Paradise Valley, multiple water providers and a mix of sewer and septic exist. That affects cost, inspections, and service expectations. The Town FAQ on utilities and services is a good starting point to identify provider boundaries and how to verify them for a specific parcel.
For septic systems, plan for inspection and ongoing maintenance. For large lots, landscaping, irrigation, and pool systems require a reliable vendor network. Managed communities or condos often simplify remote ownership.
Rental rules that actually matter
If renting is part of your plan, focus on three points:
- Permit required. The town’s permit and registration apply to short-term rentals. Owners must provide contact information and follow operational guidelines. Review the town’s short-term rental resources.
- State tax distinction. Stays under 30 days are treated as transient lodging and remain taxable. Stays 30 days or longer are treated differently under state rules as of 2025. See the Arizona Department of Revenue guidance.
- County registration. Non-resident rentals generally must be registered with the county. Start with the Maricopa County Assessor guide.
Always check CC&Rs if the property is in an HOA. Private community rules can restrict rentals regardless of town policy.
What to confirm before you make an offer
Use this quick checklist to keep your evaluation tight and focused on lock-and-leave priorities:
- Parcel facts and hillside status
- Verify legal description, easements, building envelopes, and hillside designation. Use the town’s Hillside Building Committee page and map and reference Article XXII.
- Utilities and wastewater
- Confirm water provider and whether the home is on sewer or septic. Start with the Town FAQ. Budget for septic inspection when applicable.
- Rental and tax rules
- If you plan to rent, review the town’s STR permit process, state tax rules, and HOA CC&Rs. Use the town’s STR page and the ADOR rental guidelines.
- Local representation and vendors
- Line up a property manager or local contact if renting. Identify pool, landscaping, cleaning, and emergency trades that can respond quickly.
- Insurance and hazards
- Check the FEMA Flood Map Service Center for any flood or wash zones. Ask insurers about slope, wildfire brush clearance, and premium impacts for hillside exposure.
- Access and travel logistics
- Time your drives to the places you value most. Consider gated access, driveway conditions, and parking if you or guests will arrive at off hours.
- Maintenance profile
- Note pool size, irrigation complexity, HVAC age, and automation. Larger lots with mature landscaping often require higher remote-ownership budgets.
Example buyer paths
Use these profiles to narrow your search to the right pockets fast.
Weekender, resort-focused
- Best bets: Camelback Corridor and Lincoln-McDonald. Consider managed condos or smaller lots near resorts for lower upkeep and quicker access to dining and spas.
- What to watch: HOA rental rules if short-term income matters, guest parking, and noise expectations.
Seasonal winter resident
- Best bets: Mummy Mountain and similar hillside enclaves for privacy and views.
- What to watch: Hillside development limits, driveway access, fire mitigation, and higher insurance or maintenance budgets.
Lock-and-leave investor
- Best bets: Properties with straightforward maintenance profiles and clear rental pathways.
- What to watch: Town STR permits, county rental registration, state tax rules, and CC&Rs. Model property management costs and seasonal rate patterns.
How Kapanicas Group helps you decide
Choosing the right Paradise Valley address is part market sense, part lifestyle fit, and part due diligence. You deserve guidance that blends all three. As multigenerational Scottsdale-area locals focused on higher-value homes, we help you compare pockets, stress-test the maintenance profile, and line up the right inspections so you can buy with confidence. If you are out of state, we coordinate showings on your schedule and keep the process simple from offer to close.
Ready to focus your search and move forward with clarity? Schedule a Free Market Consultation with the Kapanicas Group.
FAQs
Can you run an Airbnb in Paradise Valley?
- Possibly. The town requires a short-term rental permit and local registration, and stays under 30 days are treated as transient lodging. HOAs can still restrict rentals, so always check CC&Rs.
Do hillside lots have special build limits?
- Yes. Article XXII controls development on slopes, including disturbance limits and review by the Hillside Building Committee. Expect defined building envelopes and potential height and grading limits.
How large are lots in Paradise Valley?
- Lot sizes vary widely. Resort corridor areas and some subdivisions have smaller lots or condos, while hillside enclaves commonly offer 1+ acre parcels. Confirm exact size via parcel records and MLS.
I live out of state. Do I need a local contact?
- If you plan to rent, county registration and the town’s permit rules typically require a local contact who can respond to issues. Many remote owners also hire a property manager for day-to-day oversight.
