Homes on 1+ Acre for Sale in Waddell, AZ

Waddell is a mostly unincorporated West Valley area in ZIP 85355, centered on Waddell Road and Cotton Lane near Surprise, Glendale and the White Tank Mountains. Homes on an acre or more are common on its county-zoned land, so expect open desert lots with room for animals and shops, plus homework on wells, septic, roads and Luke Air Force Base rules.

I'm Terry Day with DeLex Realty. Waddell is one of the closest places to the core of the West Valley where you can still find homes on real acreage. It is also a patchwork: some land is county, some has been annexed by nearby cities, and each piece has its own rules. Here is what I walk through with buyers before they write an offer out here.

Waddell acreage homes at a glance

Where: West Valley, ZIP 85355, around Waddell Road and Cotton Lane
Jurisdiction: mostly unincorporated Maricopa County, with some land annexed by Surprise and Glendale
Typical county zoning: Rural-43 (one acre per home), Rural-70 and Rural-190
Water: private or shared wells on many lots, a water company on others
Nearby: White Tank Mountain Regional Park, Luke Air Force Base, Village at Prasada shopping
Check: well records, septic inspection, Luke AFB maps, road maintenance, flood zones

See Waddell homes on 1+ acre Call Terry: 602-483-4665

Where Waddell is and how it got its name

Waddell takes its name from Donald Ware Waddell, a New York investment banker whose firm arranged the private financing for the dam that created Lake Pleasant. The dam was later named for him too. In 1935 he laid out a townsite on his land near Waddell Road and Cotton Lane, and a post office opened in a store in 1937, but the town he planned never really grew. As Surprise and Glendale spread west, the name lived on mostly in Waddell Road and the 85355 mailing address.

Today "Waddell" describes a wide stretch of the West Valley rather than a town. It is not incorporated and it is not a Census-designated place, so there is no official town population or boundary. Glendale annexed strips of road around it in the 1970s, and both Glendale and Surprise have annexed land nearby since then. White Tank Mountain Regional Park even uses a Waddell mailing address. For shopping, the Village at Prasada sits near Loop 303 and Waddell Road in Surprise, and in March 2026 ABC15 reported plans for a Prasada East center with a Whole Foods.

What acre-plus living looks like here

On unincorporated land, Maricopa County zoning sets how many homes a lot can hold. Rural-43 means one acre per home, while Rural-70 and Rural-190 call for about 70,000 and 190,000 square feet per home. The county's White Tank/Grand Avenue Area Plan, adopted December 6, 2023, covers about 727 square miles of the northwest Valley, and about half of that land carries rural designations of up to one home per acre. That is why so many Waddell listings come with room for horses, a detached shop, RV parking or a big garden.

If a home sits on land that a city annexed, city zoning applies instead of county rules, so the same street can have different setbacks, animal rules and building permits from one side to the other. I always confirm the jurisdiction for the exact parcel before we talk about plans for a barn, a guest house or a lot split.

Luke Air Force Base and what buyers should know

Much of the area sits within the reach of Luke Air Force Base. Arizona law (A.R.S. 28-8461) defines the "territory in the vicinity" of a military airport as 10 miles north, south and west and 4 miles east of the center of the main runway. Sellers of homes in that territory must give buyers a written disclosure (A.R.S. 28-8484), and the Arizona Department of Real Estate keeps maps of the high-noise and accident potential zones. The county also has a military airport overlay along the southern part of its plan area.

What that means for you: jet noise is part of daily life on some parcels, and land inside a high-noise contour or accident potential zone can have limits on new homes or splits. Before an offer, I pull the ADRE map and the county's PlanNet military layer for the parcel. For more on living near the base, see my homes near Luke Air Force Base guide.

Water: wells, water companies and the 100-year rule

Many Waddell acreage homes run on a private or shared well. ADWR treats a well that pumps 35 gallons a minute or less as an exempt well. Drilling, deepening or changing one takes a Notice of Intent and a licensed driller, and after you buy, you file Form 55-71A to put the well in your name. ADWR does not referee shared-well agreements, so we read that agreement closely and test the water before closing. Other homes are served by a water company; the county points buyers to the Arizona Corporation Commission to find the provider for an address.

Growth here also depends on groundwater rules. ADWR's Phoenix area groundwater model found unmet demand over 100 years and stopped new groundwater-based assured water supply approvals in the Phoenix Active Management Area, while saying existing homeowners are protected. It is one more reason existing acreage homes with good water records are worth a close look.

Septic, roads, floods and dust

Septic: before a sale, the seller has a qualified inspector check the system within six months and gives you the report. After closing, you file a Notice of Transfer within 15 days (ADEQ).
Roads: MCDOT does not maintain private roads, and county money cannot be spent on them. The county's Road Information Tool shows whether a road is in the county system. If it is not, ask who grades it and whether there is a road agreement.
Flooding: check the Flood Control District's Floodplain Viewer and request a free flood hazard report for the parcel. The district handles floodplain rules for Surprise, while Glendale handles its own.
Dust: county Rule 310.01 covers dust from unpaved areas, including residential parking areas of 3,000 square feet or more and livestock pens and arenas, so plan for gravel or other stabilizing.

Horses, animals and splitting land

On county rural zoning, farm animals and limited horse keeping are allowed as part of a home. Boarding six or more horses, giving lessons or holding larger arena events is treated as a separate use that may need a Special Use Permit (county directive DD-2017-05). Riders have White Tank Mountain Regional Park nearby, the county's largest at nearly 30,000 acres, where horseback riding is allowed. Browse more options on my Arizona horse property page.

Thinking of splitting off a lot? The county treats a split into five or fewer parcels as a minor lot split that Planning and Development does not review, but each new lot still has to meet its zoning minimums. Six or more lots is a subdivision that needs county approval, and the Arizona Department of Real Estate has its own rules. Get those answers in writing before you count on a split.

Schools, fire and services

Depending on the address, Waddell homes are commonly served by Dysart Unified or by the Litchfield Elementary and Agua Fria Union High school districts, so confirm the assigned schools with the district for each home. Unincorporated areas often rely on Rural Metro Fire, a subscription service, while annexed areas get city fire service. The Maricopa County Sheriff's Office patrols county land. Electric service is SRP or APS depending on location, so call the provider with the address.

Questions buyers ask

Is Waddell its own town?
No. Waddell is an unincorporated area with a 85355 mailing address, not an incorporated town. Most of it is county land, and some nearby land has been annexed by Surprise or Glendale, so the rules depend on the exact parcel.

How big are lots in Waddell?
Many are an acre or more, because county Rural-43 zoning allows one home per acre and Rural-70 and Rural-190 call for more land per home. Every home in the search on this page sits on at least 43,560 square feet.

Will I hear jets from Luke Air Force Base?
On many Waddell parcels, yes, at least some of the time. Sellers in the area near the base must give a written military airport disclosure, and I check the ADRE noise and accident potential maps for each home before you offer.

Do Waddell acreage homes have city water?
Some do through a water company, and many use private or shared wells. I ask for the well records, a water test and any shared well agreement, and we confirm the provider for the address with the Corporation Commission.

Nearby areas to compare

Buying with an FHA or VA loan in mind? Read my assumable mortgage guide and my first steps to buying a home in Arizona.

Looking for land around Waddell?
Call Terry Day at DeLex Realty. I will check zoning, Luke AFB maps, water, septic and road access on each property with you at 602-483-4665.

Zoning, water, septic, road, flood and military airport details come from Maricopa County, ADWR, ADEQ, Arizona statutes and news reports and can change. Confirm jurisdiction, zoning, utilities, school boundaries and any restrictions for a specific property before you buy.

Newest Waddell Homes on 1+ Acre

$820,000

4 Beds ⋅ 2 Baths ⋅ 7101253 MLS ⋅ 2,186 SqFt.

Welcome to 6524 N Citrus Rd! Lovingly owned by the same family since 1989, this 4-bedroom, 2-bath home offers 2,186 SF on 2-acres of cleared, irrigated land. Featuring original finishes throughout, it's ready for your personal touch and updates. Enjoy a wood-burning fireplace, BEAUTIFUL Mountain views, an extended-length garage, and a spacious laundry room. The full-length covered patio is the perfect place to unwind, take in the stunning mountain views, and Arizona's breathtaking sunsets. The roof was replaced around 2011, and the water heater approximately 10 years ago. Zoned R-43, the property offers room for horses and other animals, gardening, and country living. Near the White Tank Mountains, enjoy camping, hiking, and mountain biking. Create your dream country retreat!

6524 N Citrus Road, Waddell

$1,250,000

4 Beds ⋅ 3 Baths ⋅ 7098060 MLS ⋅ 3,799 SqFt.

Luxury Estate with your own private Pickleball Court! Discover luxury in this beautiful 4 bed, 3 bath estate that features a den, all located on an exclusive one acre lot in a gated community in Waddell. Offering both elegance and convenience in design, this magnificent home highlights custom crown moldings throughout the 12' ceilings. Along with a gourmet kitchen complete with two islands, two ovens, and spectacular imported Brazilianquartzite counter tops. Enjoy the ultimate backyard! Beautiful and mature landscaping surrounds you in this exclusive setting complete with a heated pool and spa and private 6 hole putting green. The most exciting part? Your very own private pickleball court by Sport Court. Enjoy playing a game of pickleball in the comfort of your own backyard. This luxury property also offers you an extra spacious 3 car garage along with an RV gate. This amazing home combines luxury finishes with the best recreational opportunities and one acre lot. It's truly the ultimate way to live luxury Arizona living!

18541 W Beryl Court, Waddell

$850,000

3 Beds ⋅ 3 Baths ⋅ 7090848 MLS ⋅ 2,110 SqFt.

Gorgeous Country Living situated on 2 Irrigated Green Acres with Breathtaking White Tank Mountain Views! This 3-Bedroom, 3-Bathroom Home Features 2,110 Sq. Ft. of Thoughtful Living Space, Vaulted Ceilings, Laminate Flooring, and Tile in Key Areas. The Eat-In Kitchen Showcases White Cabinets, Granite Counters, Recessed Lighting, Stainless Steel Appliances, Pantry, and Breakfast Bar. The Spacious Primary Suite Serves as a Private Retreat, Complete with a Walk-In Closet, En Suite with Custom Tile Walk-in Shower, Dual Granite Vanity, and a Private Balcony Overlooking the Property with Scenic Mountain Views. The Backyard Features, Covered Patio, Pergola, Pool, Mature Shade Trees, Citrus Orchard, Fenced Back Pasture, Corral, Large Wood Tack Shed, and a Detached Office. Conveniently Located in Waddell with Easy Access to Loop 303, I-10, White Tank Mountain Regional Park, Dining, Shopping, and West Valley Amenities.

6690 N 183rd Avenue, Waddell

$1,089,000

6 Beds ⋅ 4 Baths ⋅ 7086169 MLS ⋅ 2,730 SqFt.

Set on just over an acre with the incredible benefit of Flood Irrigation, this unique Waddell property offers space, flexibility, and with a total sf of 3,584 sf including the separate 844 sq. ft. guest home built in 2023. The 2,740 sq. ft. main home features 3 downstairs bedrooms, including the primary suite, plus an office/den and a large upstairs bonus suite with a full bath that could serve as a game room, guest retreat, or additional bedroom. The open living area is filled with natural light and flows into a spacious kitchen with quartz counters, stainless steel appliances, abundant cabinetry, an oversized island with breakfast seating, & a walk-in pantry. The primary suite includes French doors to the back patio, a soaking tub, separate shower, dual sinks, and a walk-in closet. Outside, mature trees, expansive lawn areas, covered patio, putting green, storage shed, a chicken coup & coral area with water, and plenty of open space create a setting that is both attractive and highly usable. The detached guest home includes 2 bedrooms, 1 full bath, a full kitchen, living room, laundry, and its own 1-car garage. The guest house could make a great rental income option with long term or VRBO / AirBnb. The main home also includes a 2-car garage, giving the property 3 total garage spaces.

17313 W Ocotillo Road, Waddell

$899,990

6 Beds ⋅ 3 Baths ⋅ 7085809 MLS ⋅ 2,166 SqFt.

Welcome to this stunning property offering modern elegance and comfort! Situated on an expansive lot, this home features an open-concept floor plan and designer finishes throughout. The gorgeous kitchen boasts ivory custom cabinetry and hood, sleek countertops, Café appliances, and a spacious island. The master suite features ivory custom vanities, while the hall and guest baths showcase custom rift-sawn white oak cabinetry. Large sliding glass doors lead to a covered patio, perfect for entertaining. A separate casita offers additional space for guests or extended family. Enjoy the expansive backyard with beautiful ash trees and fruit trees, including pear, apple, ruby red grapefruit, fig, mandarin, and yellow lemon. A truly unique property you don't want to miss!

6405 N 171st Lane, Waddell

$989,000

4 Beds ⋅ 3 Baths ⋅ 7084586 MLS ⋅ 2,935 SqFt.

Welcome to Montana Farms! Offered by the original owner, this custom-built site home was thoughtfully designed from the beginning for multigenerational living, with private mother-in-law quarters incorporated into the original floor plan--not a later addition. The spacious home features 4 bedrooms, 3 bathrooms, and whole-house 10-foot flat ceilings, including the garage. Enjoy a large and inviting great room with a wet bar and plenty of space for entertaining, plus a walk-in pantry. Both the primary bedroom and laundry room feature built-in ironing boards, and all three bathrooms have cultured marble showers/tubs and cultured marble counters. Numerous updates add comfort and efficiency, including two replacement SEER 13 A/C systems, programmable Wi-Fi thermostats, a temperature-controlled Welcome to Montana Farms! Offered by the original owner, this custom-built site home was thoughtfully designed from the beginning for multigenerational living, with private mother-in-law quarters incorporated into the original floor plan--not a later addition. The spacious home features 4 bedrooms, 3 bathrooms, and whole-house 10-foot flat ceilings, including the garage. Enjoy a large and inviting great room with a wet bar and plenty of space for entertaining, plus a walk-in pantry. Both the primary bedroom and laundry room feature built-in ironing boards, and all three bathrooms have cultured marble showers/tubs and cultured marble counters. Numerous updates add comfort and efficiency, including two replacement SEER 13 A/C systems, programmable Wi-Fi thermostats, a temperature-controlled attic fan, dual-pane vinyl windows, LED interior and exterior lighting, programmable smart switches in many commonly used areas, and energy-efficient replacement appliances. Additional improvements include an 80-gallon hybrid water heater with recirculation pump, whole-house water filtration and softener system, and a 6-stage reverse-osmosis drinking water system plumbed to the kitchen sink and two refrigerators. Situated on approximately one acre, the property features a beautifully maintained, fully irrigated lawn and pasture, plus a large east-facing back patio with spa, misters, and ceiling fans for comfortable outdoor living. Horse amenities include a 2-horse mare motel with water, lights, fans, and fenced pasture. The approximately 1,100 sq. ft. garage offers 10-foot ceilings, approximately 35 linear feet of attached storage cabinets, two 9' x 16' garage doors with smart openers, a utility sink, and space noted for four vehicles. A 28' x 14' shed with two lofts, LED lighting, and a ceiling fan provides additional storage and workspace. The drip irrigation system was replaced approximately six months ago, and the hot tub has been updated with two rebuilt pumps and 30 new jets. Some furniture may be available. Property is located within the Luke AFB vicinity; applicable Luke AFB disclosure applies. A distinctive Montana Farms property offering multigenerational living, extensive updates, horse amenities, irrigation, generous garage and storage space, and comfortable indoor-outdoor living.

6411 N 172nd Lane, Waddell

$799,942

3 Beds ⋅ 3 Baths ⋅ 7082699 MLS ⋅ 1,744 SqFt.

Remodeled ranch home on 1.89 flood-irrigated acres with dramatic White Tank Mountain and open desert views! Enjoy picture-perfect Arizona sunsets from this beautifully updated 3-bedroom, 3-bath home with a 3-car garage. High-end finishes include Taj Mahal Quartz countertops, new cabinetry and hardware, fresh paint, LVP flooring throughout, and custom tile showers. A 5-year-old roof adds peace of mind. With nearly 2 acres to spread out, this property is perfect for the horse lover, hobby farmer, or anyone seeking space, privacy, and rural charm. Keep your horses at home while still being a short drive from major shopping, dining, and entertainment. A rare blend of acreage, views, modern finishes, and Arizona living!

7101 N Perryville Road, Waddell

$1,795,000

8 Beds ⋅ 6 Baths ⋅ 7082414 MLS ⋅ 5,370 SqFt.

Motivated Seller! A truly one of a kind Waddell estate offering nearly 2 irrigated acres, a beautifully updated main residence, separate 1,200 sq ft guest house, incredible garage and RV accommodations, resort-style backyard and a complete horse setup, all with OWNED SOLAR! Designed for those who need room for horses, vehicles, toys, guests and entertaining, this unique property truly has it all. The main house features a beautifully '24 remodeled kitchen w/white shaker cabinetry, pull-out storage, solid stone quartz countertops, copper farmhouse sinks & high end Kinetico water system. Step outside to your own private retreat featuring a huge covered patio and sparkling pool with a real-rock waterfall, surrounded by custom iron gates and plenty of space to entertain. Main home features 5 bdrs + an office + a loft, 4 baths, a custom built elevator & walk deck off the loft. The separate 1,200 sq ft guest house offers exceptional flexibility with its own private patio, family room, full kitchen, dining nook, laundry, two bedrooms and full bathroom, ideal for extended family, guests or multigenerational living. Car collectors dream garage features car lift, evaporative cooling and a full bathroom with direct backyard/pool access, plus an enclosed garage addition, 6 car carport and approximately 34-ft RV carport. Equestrian amenities include 2 horse stalls with water and electric, three rail horse fencing, large irrigated pasture and a hay barn with approximately 3 ton capacity. Water & power at the chicken coop & horse stalls. Two storage sheds with electricity and custom iron security screens. With a private guest residence, resort-style backyard, extensive vehicle and RV accommodations, equestrian facilities and room to spread out, this is the kind of property that is increasingly hard to find in the West Valley. A truly special estate with the space and features to accommodate nearly any lifestyle.

7227 N 173rd Avenue, Waddell

$1,300,000

4 Beds ⋅ 4 Baths ⋅ 7077804 MLS ⋅ 2,052 SqFt.

Welcome to your turnkey equestrian dream estate in Waddell! Situated on a sprawling 3.87-acre lot, this fully equipped horse property offers the perfect blend of remodeled living space, income potential, and top-tier ranch facilities. Main Residence: The beautifully updated 2,000 sq. ft. primary home is completely move-in ready with fresh interior paint, remodeled flooring, and updated bathrooms. The heart of the home is a modernized kitchen featuring a large central island, updated cabinetry, and stainless steel appliances. The home is also equipped with a solar power system for excellent energy efficiency. Guest Quarters: Incredible multi-generational living or rental income opportunity! The property features an attached 1-bedroom, 1-bathroom guest apartment complete with a full bathro and its own dedicated washer and dryer room. Equestrian & Grounds: A true horse lover's paradise. The fully fenced 3.87 acres feature four distinct, well-maintained pasture areas. The facilities include a massive 14-stall horse setup, a dedicated chicken coop area, and plenty of space to ride and roam. Workshop & Storage: Bring your RVs, trailers, and heavy equipment! The property boasts a substantial 38x57-foot metal barn and workshop with soaring 15-foot ceilings, perfect for large projects or storage. Additionally, the exterior includes expansive covered parking structures providing exceptional shelter for vehicles and ranch equipment. With the remodeling already completed and facilities ready for immediate use, this exceptional estate is a rare find. Don't miss your chance to own this highly versatile property!

17435 W Maryland Avenue, Waddell

$839,000

3 Beds ⋅ 3 Baths ⋅ 7077127 MLS ⋅ 2,376 SqFt.

Looking for room to grow, garden and live closer to the land? This 1.875-acre Clearwater Farms property offers space for family, chickens, livestock and gardens, with beautiful White Tank Mountain views. The 2,376 sq. ft. single-level home features 3 bedrooms, 3 full baths, large walk-in closets and a spacious family room perfect for movie nights, gaming and time together. The fully fenced property has rear irrigation, mature shade trees and a dedicated garden plot ready for planting. A separate 2-car garage and workshop with half bath offer plenty of space for hobbies, projects and storage. Grow your own food, enjoy peaceful country living with room for kids and animals to roam, while staying convenient to Loop 303, shopping, dining and everyday necessities.

7330 N 175th Avenue, Waddell

$1,300,000

4 Beds ⋅ 3 Baths ⋅ 7072621 MLS ⋅ 3,813 SqFt.

A RARE OPPORTUNITY TO OWN OVER AN ACRE IN A GATED COMMUNITY! This exceptional 4-bedroom, 3-full-bath home offers the perfect blend of space, privacy, and Arizona living. Situated on a large, fully landscaped lot of over an acre with no neighbors behind, this property provides breathtaking mountain views and the peaceful setting you've been looking for. Step outside to your private pool, ideal for relaxing, entertaining. The expansive lot offers endless possibilities for outdoor living, recreation, or simply enjoying the privacy and open space. An electronic sliding RV gate provides convenient access for your RV, toys, or additional vehicles. High efficiency HVAC units. Inside, the home features a spacious and functional floor plan with a large loft and private balcony. The generously sized laundry room adds exceptional convenience and storage. Plantation shutters throughout. For the car enthusiast or those needing extra storage, the 4-car garage provides plenty of room for vehicles, recreational toys, and more. Located in a desirable gated community, this home offers the rare combination of acreage, privacy, mountain views, resort-style amenities, and impressive storage. Homes with this much land, a pool, a 4-car garage, RV access, and no neighbors behind are truly hard to find. Come experience the space, privacy, and Arizona lifestyle this incredible property has to offer!

18529 W Beryl Court, Waddell

$849,900

4 Beds ⋅ 3 Baths ⋅ 7072211 MLS ⋅ 2,937 SqFt.

Beautiful Custom Home on just over an acre in desirable Waddell, AZ! This 4-bedroom, 3-bath home offers the perfect blend of comfort, craftsmanship, and space. The open-concept layout features a spacious great room, and gourmet kitchen with custom cabinetry. Built in Hutch & Wet bar area. Large Walk in pantry & Laundry Room. This floor plan is stunning along with great size bedrooms. Enjoy mountain views, plenty of room for toys, and a 3-car garage. This expansive lot provides endless possibilities-add a pool, workshop, or even horses! Surrounded by desert beauty and open skies, yet just minutes from shopping, dining, and freeways. No HOA!

6528 N 171st Lane, Waddell

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