How do the master HOA + sub-HOA dues stack?

Master Tatum Ranch HOA dues run roughly $90/month. Tatum Village sub-HOA dues add another $80 to $200/month depending on the assessment cycle and any current special assessments. Total typical monthly HOA carry: $170 to $290. Verify current dues during inspection.

Are the Companion plans really single-story for the entire footprint?

Yes, the defining feature of the Companion plan is true single-story configuration. No stairs anywhere in the home. Two-car garage typically attached. The trade-off is the smaller footprint vs. multi-story Tatum Ranch homes, most Companion plans run 1,400 to 1,900 sq ft.

What's the renovation timeline for an original-condition Tatum Village home?

If you buy an original-condition home and want to bring it to current market standard (kitchen, baths, flooring, paint, HVAC), plan 6 to 12 weeks of renovation if you tackle it in one pass. Tatum Village sub-HOA architectural review applies for any exterior changes; interior renovations typically do not require approval.

Tatum Village vs. Tatum Greens?

Both are gated. Tatum Greens is golf-course-adjacent, generally larger floor plans, higher price point. Tatum Village is interior, smaller plans, lower price point. Different buyer profile for each. Tour both if you are weighing gated Tatum Ranch options.

Resale velocity for Tatum Village specifically?

Smaller buyer pool than the broader Tatum Ranch market because Companion plans appeal to a specific buyer profile. Typical days on market 45 to 65 at market pricing, slower than the broader Tatum Ranch median (35 DOM) but faster than the Cave Creek foothills median (75 DOM). Pricing accuracy matters more here than in higher-velocity sub-pockets.

How much does a home in Tatum Village cost?

Tatum Village is a gated 108-home pocket of single-story Companion plans inside Tatum Ranch, and it offers a price point that is hard to replicate elsewhere in 85331 for a gated, single-level home. Where a home lands depends on condition and updates. I can pull current comps for the pocket so you have live figures.

Are the homes in Tatum Village single-story?

Yes, Tatum Village is built around single-story Companion plans, which appeal to buyers who want low-maintenance, single-level living. If you need large multi-story floor plans or acreage, this pocket will not fit, and I will tell you that straight. The draw here is the single-level, lock-and-leave format.

Is Tatum Village gated?

Yes, it is a gated 108-home pocket within the larger Tatum Ranch master plan. That gated, smaller-scale setup is part of what defines it. I confirm the gate and HOA details for any specific home before you write.

What does the HOA cover in Tatum Village?

As a smaller gated pocket inside Tatum Ranch, Tatum Village carries its own HOA arrangement layered with the master association, and coverage can include exterior or common-area upkeep that supports the low-maintenance format. Because the details vary, I read the actual HOA documents with you before you commit.

Which school district serves Tatum Village?

Tatum Village, as part of Tatum Ranch, is in the Cave Creek Unified School District (CCUSD). Attendance is assigned by address and boundaries can change, so for any specific home I confirm the current assigned schools with the district before you write.

Neighborhood guide

The Tatum Village at Tatum Ranch Guide

Name: Jon Hegreness , Howe Realty
Address: 9059 W Lake Pleasant Pkwy, B-200, Peoria, AZ, 85382, US
Telephone: (623) 826-0888
Price range: $$$

The short version

If you are reading this page, you are looking specifically at Tatum Village inside Tatum Ranch, the gated 108-home pocket of single-story Companion plans. Tatum Village is the most-asked-about gated sub-pocket in Tatum Ranch and it deserves a guide that goes beyond the master HOA brochure. After 24 years, my read: the right buyer gets a low-maintenance, single-story, gated home inside one of the strongest school districts in north Phoenix at a price point that is hard to replicate anywhere else in 85331. The wrong buyer expects acreage or large multi-story floor plans and gets frustrated.

At a glance

Typical sold price range (2026 YTD): $525K to $700K
Floor plan square footage: 1,400 to 1,900
Total homes in the gated pocket: ~108
School district: CCUSD

What Tatum Village actually is

Tatum Village is a gated 108-home sub-neighborhood inside the master-planned Tatum Ranch community in southern Cave Creek. Built primarily by Golden Heritage Homes in the 1990s. The defining feature is the Companion home floor plan, efficient single-story designs with two-car garages, often configured as side-by-side mirror plans on small lots.

Lot sizes are smaller than the broader Tatum Ranch standard (typically 0.10 to 0.15 acre vs. the 0.25 acre median elsewhere in the community). The trade-off is gated security plus the lower-maintenance footprint, the right play for buyers who want a single-story home in CCUSD without the lot-and-yard maintenance overhead.

Tatum Village has its own sub-HOA on top of the master Tatum Ranch HOA. Both sets of CCRs apply. The sub-HOA covers the gates, additional landscaping, and some common area amenities.

Floor plans and what to watch for

Companion home plans (the standard layout)

Single-story, 2-bed plus office or 3-bed configurations, two-car garage, low-maintenance lot. Designed for buyers who want efficient single-story living without the upkeep of a larger lot. Most Tatum Village homes are this configuration.

Renovation potential

1990s construction means most homes have been touched at least once. Look for kitchens, baths, flooring, and HVAC systems that have been updated. Untouched original-condition homes typically need $40K to $80K of updates to reach current market expectations.

Polybutylene plumbing watch

Some 1990s Tatum Ranch homes have polybutylene plumbing with a known failure pattern. Replacement runs $8K to $15K. Always verify the plumbing material during inspection. If the home still has polybutylene, factor the replacement cost into your offer.

My honest take

Tatum Village is the right move for buyers who want gated security, a single-story floor plan, and the strong CCUSD school district at a price point below the broader Cave Creek market. The smaller lot is a feature, not a bug, for the buyer profile this pocket serves.

It is the wrong move for buyers who want acreage, multi-story plans, or 2,500+ sq ft footprints. Tatum Village's defining feature is the efficient single-story Companion plan; if that is not what you want, look at Toscana, Fairways, or the broader Tatum Ranch acreage sub-pockets.

After 24 years, my advice for prospective Tatum Village buyers: read both the master Tatum Ranch HOA CCRs and the Tatum Village sub-HOA CCRs cover-to-cover before writing. Most buyers skip this step. Most regrets come from this step.

Sources

Arizona Regional MLS (ARMLS) sold records, January to April 2026; Maricopa County Assessor public records; Tatum Ranch Community Association master HOA documents; Tatum Village sub-HOA CCRs; Cave Creek Unified School District (CCUSD) state ratings.

Common questions

How do the master HOA + sub-HOA dues stack?: Master Tatum Ranch HOA dues run roughly $90/month. Tatum Village sub-HOA dues add another $80 to $200/month depending on the assessment cycle and any current special assessments. Total typical monthly HOA carry: $170 to $290. Verify current dues during inspection.
Are the Companion plans really single-story for the entire footprint?: Yes, the defining feature of the Companion plan is true single-story configuration. No stairs anywhere in the home. Two-car garage typically attached. The trade-off is the smaller footprint vs. multi-story Tatum Ranch homes, most Companion plans run 1,400 to 1,900 sq ft.
What's the renovation timeline for an original-condition Tatum Village home?: If you buy an original-condition home and want to bring it to current market standard (kitchen, baths, flooring, paint, HVAC), plan 6 to 12 weeks of renovation if you tackle it in one pass. Tatum Village sub-HOA architectural review applies for any exterior changes; interior renovations typically do not require approval.
Tatum Village vs. Tatum Greens?: Both are gated. Tatum Greens is golf-course-adjacent, generally larger floor plans, higher price point. Tatum Village is interior, smaller plans, lower price point. Different buyer profile for each. Tour both if you are weighing gated Tatum Ranch options.
Resale velocity for Tatum Village specifically?: Smaller buyer pool than the broader Tatum Ranch market because Companion plans appeal to a specific buyer profile. Typical days on market 45 to 65 at market pricing, slower than the broader Tatum Ranch median (35 DOM) but faster than the Cave Creek foothills median (75 DOM). Pricing accuracy matters more here than in higher-velocity sub-pockets.
How much does a home in Tatum Village cost?: Tatum Village is a gated 108-home pocket of single-story Companion plans inside Tatum Ranch, and it offers a price point that is hard to replicate elsewhere in 85331 for a gated, single-level home. Where a home lands depends on condition and updates. I can pull current comps for the pocket so you have live figures.
Are the homes in Tatum Village single-story?: Yes, Tatum Village is built around single-story Companion plans, which appeal to buyers who want low-maintenance, single-level living. If you need large multi-story floor plans or acreage, this pocket will not fit, and I will tell you that straight. The draw here is the single-level, lock-and-leave format.
Is Tatum Village gated?: Yes, it is a gated 108-home pocket within the larger Tatum Ranch master plan. That gated, smaller-scale setup is part of what defines it. I confirm the gate and HOA details for any specific home before you write.
What does the HOA cover in Tatum Village?: As a smaller gated pocket inside Tatum Ranch, Tatum Village carries its own HOA arrangement layered with the master association, and coverage can include exterior or common-area upkeep that supports the low-maintenance format. Because the details vary, I read the actual HOA documents with you before you commit.
Which school district serves Tatum Village?: Tatum Village, as part of Tatum Ranch, is in the Cave Creek Unified School District (CCUSD). Attendance is assigned by address and boundaries can change, so for any specific home I confirm the current assigned schools with the district before you write.

What to do next

The first call is a real opinion, not a sales pitch

If this is the right fit, the next move is a short conversation about your timeline, budget, and the life you are building toward. If it is not the right fit, I will tell you that too.

Call or text (623) 826-0888 Get in touch

Meet Jon Hegreness

Jon Hegreness

REALTOR / Associate Broker · Howe Realty

AZ License BR540940000

Full-time Phoenix North Valley REALTOR and Associate Broker with 24 years in Arizona residential real estate. A negotiator and problem solver who works the way you would want a friend in the business to work: direct, on your side, and steady through the parts that get complicated.

Call (623) 826-0888 Get in touch