By Darren Tackett, REALTOR® | The Grayhawk Group / The Tackett Team, powered by eXp Realty
Key takeaways
- Appraisers support a golf premium with paired sales in the same enclave, not a community-wide percentage.
- Long fairway or green views with privacy earn more than tee-box or cart-path exposure.
- West-facing backyards and sunset views add value. Afternoon sun on a patio can work against it.
- Paired sales in the same enclave beat community-wide averages.
- Sellers should price the premium buyers will actually pay, not the one they hope for.
Is a golf course lot in Grayhawk really worth more?
In general, yes. Grayhawk's two courses, Talon and Raptor, are a big part of the community's identity, and golf frontage is one of the features buyers ask about most. Homes that back onto a fairway usually sell for more than similar homes on interior lots. Part of Encore at Grayhawk fronts the Talon Course, and some homes near the north end overlook the 18th green and lake. But the gap isn't fixed, and I've seen sellers lose time on market by assuming a premium that the comps didn't support.
I've written before about living on the Talon fairways and what it's like day to day. This article is about the numbers an appraiser and a buyer's lender will actually accept.
What determines the size of the premium?
In my experience, five things matter most:
- The view itself. A long view down a fairway to a green, with mountains behind, is worth more than a view of a tee box or a maintenance area.
- Privacy and distance from play. Homes set back from the fairway, or elevated above it, feel more private and see fewer stray balls.
- Orientation. West-facing backyards get sunset views and afternoon shade on the front of the home. East-facing backyards get morning light and cooler afternoons on the patio. Different buyers prefer each.
- Cart paths and noise. A cart path right behind the wall can offset some of the premium.
- The enclave. A golf lot in a smaller-home enclave may command a different premium than one in a larger-home enclave like Talon Point.
How do appraisers measure the golf premium for a specific home?
I use paired sales. That means finding two or more homes in the same enclave, of similar size, age and condition, one on the course and one not, that sold within six to twelve months of each other. The difference in price, adjusted for condition and upgrades, gives a realistic read on what buyers have paid for frontage in that specific setting.
When there aren't enough paired sales, I widen the search to similar enclaves and adjust carefully. What I avoid is applying a blanket percentage. Price per square foot helps, but only alongside the comps. I explain why in price per square foot in Grayhawk.
What about homes with a partial or distant golf view?
These are the hardest to price. A home that looks across a street or common area to the course, or that has a view only from upstairs, usually earns a smaller premium than direct frontage. Buyers will pay something for it, but less. I look at how much of the view you get from the main living areas and the backyard. A view you only see from a secondary bedroom doesn't carry the same weight.
Does the current market change the premium?
When the market cools, buyers get choosier, and premium features have to justify themselves. Scottsdale's Cromford® Market Index was 133.6 on Oct 29, 2026, and the Valley was at 66.7 on Oct 31. That's still seller-leaning for Scottsdale, but with more choice than a year or two ago. In this kind of market, I've found that the best golf lots still sell well. Homes with average golf exposure and a full premium price are the ones that sit.
How should sellers present golf frontage?
- Photograph the view properly. That means a wide shot from the patio, a twilight shot and a drone shot showing the home's position on the course.
- Describe it specifically. Say "Overlooking the 7th fairway of Talon with McDowell Mountain views" rather than "golf course views".
- Show the outdoor living. Golf frontage is about the patio, the pool and the view together.
- Be upfront about the cart path or tee box. Buyers notice, and it's better to price it in than to have it come up later.
- Stage the patio for the season you are listing. The outdoor-living staging notes cover winter showings.
What should buyers check before paying a golf premium?
Visit the backyard at different times of day, including early morning when play starts. Ask about the golf course's maintenance schedule and overseeding season, when courses close for a few weeks in the fall. Check whether there are any easements for the course. Ask about stray balls, too, and whether previous owners added netting or replaced windows.
My golf community homes guide covers the broader questions to ask about living on a course.
What's my bottom line on the golf premium?
Golf frontage in Grayhawk is valuable, but it's not a blank check. Price the premium to what paired sales show for your enclave and your specific view, present it well and be honest about any drawbacks. That's how homes on the course sell well, even in a cooler market.
How do I put this into practice with a real address?
Start with the property you are actually considering — not a portal average. Pull the last 90 days of closed sales that match the same community, product type, and condition band. Walk the competition that is active today. Then decide whether the story of this home (or this building, or this lot) is strong enough to stand next to that set.
In my experience advising Northeast Valley clients for more than 30 years, the owners who do that homework early make cleaner decisions. The ones who wait for "the market to feel better" usually meet more inventory later. Scottsdale's Cromford® Market Index was 133.6 on October 29, 2026 — still a seller's market — while the Valley sat at 66.7 on October 31, 2026, a buyer's market. Those readings move weekly, so check the latest numbers before you make a decision.
If you want a second set of eyes on the comps and the showing plan for your specific situation, call me at (602) 622-1226. We answer 24/7, and I'll walk you through the numbers without the urgency language that wastes everyone's time.
FAQ
How much more do Grayhawk golf course homes sell for?
There's no fixed number. The premium depends on the view, privacy, orientation and enclave. I measure it with paired sales in the same enclave.
Are Grayhawk's golf courses private?
Grayhawk Golf Club's Talon and Raptor courses have generally operated as daily-fee courses, so owning a home there doesn't automatically mean membership.
Is a west-facing golf lot better?
Many buyers like west-facing backyards for sunset views, but afternoon sun on the patio can be intense in summer. It's a matter of preference.
Does a cart path behind the home lower value?
It can reduce the premium a bit. Price it in and be upfront about it in the listing.
How do I get a value estimate for my golf course home?
Call me at (602) 622-1226 or start with the home valuation page. I'll pull paired sales for your enclave.
If you own a home on the Talon or Raptor fairways and want to know what the premium really looks like for your enclave, I'm glad to pull the paired sales for you. Call me at (602) 622-1226 (answered 24/7) or email darren@thegrayhawkgroup.com.
