Peoria is one of the West Valley’s largest and most varied cities — which means the difference between neighborhoods matters more here than almost anywhere else in the region. A home in Blackstone and a home in Fletcher Heights can sit five minutes apart and be worth three times as much, for reasons that have nothing to do with square footage.
Here is what the real ARMLS data says about Peoria’s most-searched communities, based on closed sales from January through July 2026.
1. Vistancia — Peoria’s Flagship Master-Planned Community
Median Price: $589,990 | Median Days on Market: 90 days | Median HOA: $272/month | Homes built: 2004–2026
Vistancia is Peoria’s largest and most recognized master-planned community, and the range of homes reflects it — everything from 2004-era resale to brand new construction is currently changing hands here. It backs up to the Sonoran Desert and Lake Pleasant, and the amenities (trails, parks, its own commercial center) are a genuine draw. Worth knowing before you list here: at a 90-day median, Vistancia is the slowest-moving submarket in either Peoria or Surprise, well above Peoria’s citywide 57. Resale homes compete directly against builder inventory with incentives, and that stretches timelines.
Because Vistancia spans so many parcels and build years, pricing varies widely by section — a home in an older, established parcel and a new-construction home a few streets over can carry very different price tags. This is the neighborhood we point buyers to first when they want the Vistancia name and lifestyle but need flexibility on price point.
2. Trilogy at Vistancia — Peoria’s Premier 55+ Community
Median Price: $659,500 | Median Days on Market: 55 days | Median HOA: $1,019/quarter | Homes built: 2003–2023
Trilogy is the age-restricted, active-adult section within Vistancia, and it operates like its own distinct market. The HOA is billed quarterly rather than monthly — a common structure for resort-style 55+ communities — and it reflects a genuinely resort-level amenity package, not just landscaping and a gate.
Buyers here are typically retirees and pre-retirees, many relocating from out of state, who want a turnkey lifestyle community rather than a standard subdivision. If a high HOA is a dealbreaker, this isn’t the right fit — but for the buyer it’s built for, Trilogy consistently delivers.
3. Fletcher Heights — Peoria’s Best Value
Median Price: $547,100 | Median Days on Market: 49 days | Median HOA: $55/month | Homes built: 1998–2003
Fletcher Heights is the most affordable of Peoria’s well-known communities on this list, and it comes with the lowest HOA fee by a wide margin. Built out in the late 1990s and early 2000s, the homes here offer mature landscaping and established neighborhoods at a price point that undercuts Vistancia by six figures in many cases.
This is the neighborhood we recommend to buyers who want a real Peoria community — not a newer subdivision on the edge of town — without paying a premium for a master-planned brand name.
4. Blackstone at Vistancia — Peoria’s Ultra-Luxury Enclave
Median Price: $1,250,000 | Median Days on Market: 76 days | Median HOA: $242/month | Homes built: 2006–2026
Blackstone is Peoria’s high end, full stop. With a median sale price more than double Vistancia’s and average home sizes north of 3,600 square feet, this gated enclave draws buyers who want space, privacy, and finishes that match the price tag.
Inventory here is limited and sales move in smaller numbers than the other communities on this list, which is normal for a luxury micro-market — but the demand is real, and homes here consistently sell close to list price.
The Bottom Line
| Priority | Best Fit |
|---|---|
| Master-planned lifestyle, flexible price point | Vistancia |
| Active adult / 55+ resort living | Trilogy at Vistancia |
| Best value, established community | Fletcher Heights |
| Ultra-luxury, space, and privacy | Blackstone |
Every price, days-on-market, and year-built figure above comes directly from closed ARMLS sales data, not an algorithm’s guess — which means it reflects what buyers actually paid, not what sellers hoped for. HOA figures are current as of publication and verified directly, since fee amounts can shift and aren’t always reported consistently across MLS listings.
Get neighborhood-specific pricing for your Peoria home →
See how Peoria’s pricing compares directly to Surprise in our Surprise vs. Peoria breakdown, or explore the full home values by neighborhood guide across the whole West Valley. For the full Peoria area picture, visit our Peoria AZ area guide.
Hi, I'm Brandon.
Thinking About a Move?
I'll walk you through pricing, timing, and what's actually available in Surprise right now.
Let's Talk
