Trying to choose between a townhome and a single‑family home in McCormick Ranch? You’re not alone. When you narrow your search to this lush, lake‑lined Scottsdale community, the decision usually comes down to lifestyle, time, and budget. In a few minutes, you’ll understand how each option stacks up for maintenance, privacy, outdoor space, HOA structure, and resale potential in McCormick Ranch. Let’s dive in.
McCormick Ranch at a glance
McCormick Ranch is a master‑planned community in central Scottsdale known for its lakes, mature trees, two golf courses, and a connected greenbelt path system. The master association, MRPOA, oversees common areas and shared landscapes that make the neighborhood feel resort‑like year‑round. If you value outdoor living and a central location, the setting is a strong draw for its parks, paths, water, and amenities.
On pricing, the neighborhood’s median listing sits around $1,025,000, with a mix of entry‑level condos and townhomes alongside larger single‑family homes on premium lots. Within that spread, attached and smaller homes tend to price under the single‑family average, while waterfront and golf‑adjacent homes sit well above it. You can scan the current market snapshot on Realtor.com’s McCormick Ranch overview before you tour.
What each home type means here
Townhome
In Arizona MLS practice, a townhome is typically a multi‑floor dwelling that shares at least one wall. In McCormick Ranch, many townhomes sit inside gated or amenity‑rich communities. HOAs often cover exterior maintenance and common‑area amenities, which can raise monthly dues while lowering hands‑on upkeep. For local definitions, consult the ARMLS guidance on dwelling types.
Patio home
Patio homes here usually live like compact single‑family residences on smaller, often zero‑lot‑line parcels with private courtyards. Many are single‑level and participate in an HOA that handles shared landscaping or amenities. In local MLS usage, patio homes are distinct from townhomes, so confirm the recorded dwelling type with your agent using the ARMLS definitions.
Single‑family home
These are freestanding residences on private lots with more room for personal landscaping, often including private pools and expanded outdoor living. You’ll find the widest range of sizes and settings in this category, including upgraded interiors and premium locations along the Ranch’s lakes and fairways.
Costs and HOAs: who handles what
Annual assessments
Every home in McCormick Ranch contributes to the master association. The MRPOA published the 2026 residential assessment at $265 per year, which supports community‑scale services like shared landscaping and common‑area upkeep. Always confirm the current figure for the address you’re considering on the MRPOA site.
Sub‑HOA dues
Many townhome and patio home enclaves have a second HOA layer that can include pools, exterior building maintenance, landscaping, guard gates, and shared utilities. That structure reduces your personal maintenance but adds steady monthly dues and community rules. Some single‑family streets also sit in sub‑associations, though those dues are often lower because owners carry more exterior responsibility. The right balance depends on how much you want the HOA to handle.
Owner maintenance vs HOA
- Townhomes: HOAs often manage exteriors, roofing, and common areas. You take care of interiors and private patios. Expect clearer rules that keep the neighborhood consistent.
- Patio homes: HOAs may handle front landscaping or shared amenities. You typically own and maintain the structure like a house, but with fewer exterior surfaces and a smaller footprint.
- Single‑family: You control most everything. That freedom brings yard, roof, and often pool care into your personal budget unless a sub‑association covers specific items.
Typical service budgets
If you want a private pool, plan a recurring service budget. Local estimates for Scottsdale pool care often run about $120 to $170 per month for weekly service, varying with pool size and repairs. You can review local service ranges via Promatcher’s Scottsdale pool cleaning estimates. Yard costs vary widely by lot size and landscaping, and many attached‑home HOAs include front‑yard maintenance.
Privacy and outdoor space
- Townhomes: Expect at least one shared wall and compact patios or courtyards. Many communities trade private yard size for convenient access to pools, paths, or lakes.
- Patio homes: Single‑level layouts with small private courtyards feel more independent than stacked condos and are easy to lock and leave.
- Single‑family: Larger yards and wider side setbacks create more privacy and room for pools, gardens, and outdoor kitchens. If you prioritize space for hosting and outdoor living, this category usually delivers the most.
Price positioning and resale
The neighborhood median is around $1,025,000 on the latest snapshot, but the spread is wide. Attached homes and patio homes often price under the single‑family median, while larger, remodeled, or waterfront single‑family properties trend higher. Liquidity is shaped by micro‑location and inventory in the Ranch. When you are ready, compare three recent solds of the same dwelling type in the same sub‑community to gauge likely outcomes, then calibrate for finish level and lot specifics using your agent’s comps.
Second‑home and rental rules
If you plan to offset costs with nightly or weekly rentals, do a two‑step check early. The City of Scottsdale requires a vacation rental license for stays under 30 days and sets operating rules that include registration, occupancy limits, and neighbor notifications. Separately, the MRPOA and many sub‑HOAs impose rental minimums that can prohibit short stays even when the city permits them. Verify both sets of rules before you buy to avoid surprises.
Which option fits you
- Choose a townhome if you want low upkeep, a lock‑and‑leave setup, and community amenities. You accept higher dues in exchange for fewer weekend tasks.
- Choose a patio home if you want single‑level living that feels like a small house with a private courtyard, modest maintenance, and a neighborhood setting.
- Choose a single‑family if you want maximum privacy, a larger yard, and the option to add or customize outdoor living. You’ll own the maintenance plan and budget.
What to check before you buy
Use this quick list to stay focused while you tour and compare.
- Confirm the exact dwelling type recorded in the MLS (Townhome vs Patio Home vs Single‑Family Residence) and use the MLS dwelling‑type help text (ARMLS definitions are the local standard). (armls.com)
- Pull the MRPOA master assessment amount and note the date (the MRPOA site posts annual assessment notices). Cite the posted number in‑text with date. (mrpoa.com)
- Request the HOA resale packet or governing documents for the specific subdivision and highlight: (a) monthly/annual dues and what they include (roof, exterior, landscaping, pool, security); (b) rental minimums and rules; (c) master insurance coverage and owner deductible exposure. (mrpoa.com)
- Use three recent sold comps of the same dwelling type (townhome/patio/single‑family) inside McCormick Ranch for price guidance — show list vs sold price, DOM and price/sqft. Cite MLS/realtor data for each comp. (realtor.com)
- For maintenance budgeting include illustrative line‑items: pool service (weekly) $120–$170/mo; basic routine yard maintenance $45–$100/mo; termite inspection & initial treatment potential $2–4K for older stock — note these are local estimates that should be verified with vendors. (promatcher.com)
- STR/second‑home note: verify both City of Scottsdale licensing/tax rules and HOAs’ rental restrictions before assuming nightly/weekly rental is permitted. If the HOA forbids short stays, consider month‑to‑month or multi‑month rentals. (scottsdaleaz.gov)
Final take
In McCormick Ranch, your best fit comes down to how you want to live. If you prioritize weekends on the greenbelt and zero yard work, a townhome can be a smart, easy choice. If you prefer a private yard, room to host, and full control over finishes and landscaping, a single‑family home gives you that canvas. Patio homes sit in the middle with single‑level convenience and smaller footprints. The right answer is the one that aligns your time, lifestyle, and budget with the local rules and real numbers for the specific address.
Ready to compare real homes, HOA details, and micro‑locations side by side? Schedule a curated tour and a numbers‑first consult with Karen Stroble.
FAQs
What makes McCormick Ranch unique compared to other Scottsdale areas?
- It is a master‑planned community with lakes, mature landscaping, golf, and a connected greenbelt, supported by a master association that maintains shared spaces.
How much is the McCormick Ranch master HOA assessment?
- The MRPOA published the 2026 residential assessment at $265 per year; always confirm the current amount for a specific address.
How do townhome and single‑family HOAs differ in McCormick Ranch?
- Townhome HOAs often include exterior maintenance and amenities with higher dues, while single‑family homes usually have lower dues but more owner‑managed upkeep.
What are typical monthly costs for a private pool in Scottsdale?
- Local estimates often range about $120 to $170 per month for weekly service, with repair needs and pool size affecting the total.
Can I operate a short‑term rental in McCormick Ranch?
- You must meet City of Scottsdale licensing rules and any HOA rental minimums; many HOAs restrict stays under 30 days even when the city permits them.
What is a patio home in local MLS terms?
- It typically refers to a single‑level residence on a small or zero‑lot‑line parcel with a private courtyard, distinct from a multi‑floor, shared‑wall townhome in ARMLS usage.
