Festival Ranch Homes for Sale in Buckeye, AZ

Festival Ranch is a master-planned community of more than 10,000 acres in far northwest Buckeye (ZIP 85396), along Beardsley Parkway with the White Tank Mountains to the south. Its all-ages neighborhoods, called Festival Foothills, have mostly single-family Pulte homes, parks, a splash pad and an on-site K-8 school, next to the separate Sun City Festival 55+ community.

I'm Terry Day with DeLex Realty. Festival Ranch is one of the quieter corners of the West Valley, with desert views, open space and newer homes at a distance from the busier I-10 corridor. Here is what to know about where it is, the homes, the schools and the HOA before you start looking.

Festival Ranch at a glance

Location: northwest Buckeye, ZIP 85396, along Beardsley Parkway north of the White Tank Mountains
Size: master plan of roughly 10,000+ acres; development began in 2000
Neighborhoods: Festival Foothills (all ages) and Sun City Festival (Del Webb, 55+, separate association)
Builder today: Pulte Homes, single-family homes about 1,472 to 2,848 sq ft, 3 to 5 bedrooms
Amenities: two community parks, splash pad, adventure playground, sports fields and courts, trails, ramadas
Schools: Wickenburg Unified School District, including Festival Foothills Elementary (K-8) inside the community
HOA: Festival Foothills Community Association

See Festival Ranch homes for sale Call Terry: 602-483-4665

Where Festival Ranch is

Festival Ranch covers a large piece of the north part of Buckeye. The city formed the Festival Ranch Community Facilities District in April 2005, with the Buckeye City Council as its board, so the community is part of the City of Buckeye even though it sits well north of the older downtown. Main roads inside the community include Beardsley Parkway, Desert Oasis Boulevard and Desert Vista Boulevard. Pulte describes the White Tank Mountains as just to the south and Surprise as a short drive away.

The trade-off for the open desert setting is distance. Most daily errands mean a drive toward Surprise or the Loop 303 area, so I suggest buyers do a weekday test drive to their work or a favorite grocery store before they commit.

The homes

Festival Foothills is the all-ages side of Festival Ranch. Pulte is building there now with two collections, Meadow (single-story) and Cactus, offering single-family homes of about 1,472 to 2,848 square feet with 3 to 5 bedrooms and 2-car garages. Resale homes come from earlier phases of the community, so you will see a mix of new builds and established homes with mature trees and finished yards.

Growth is still coming. In October 2025 the City of Buckeye approved a final plat for 191 Pulte homes on about 53 acres at Desert Oasis Boulevard and Beardsley Parkway, and a final map for 126 age-restricted homes on about 42 acres near Beardsley Parkway and 279th Drive with nearly 15 acres of open space and trails.

Sun City Festival is Del Webb's 55+ community inside the larger Festival Ranch plan, with its own recreation centers and golf club. It has its own association and age rules, so I cover it on a separate page: Sun City Festival homes.

Things to do

Pulte lists two community parks, a splash pad, an adventure playground, soccer and baseball fields, basketball and volleyball courts, picnic ramadas, walking trails and green belts in Festival Foothills, plus a community pool that was still in progress when I checked in October 2026. The HOA park on W. Desert Vista Boulevard is for association members. Buckeye Fire Station 704, with a police satellite lobby in the same building, is on W. Beardsley Parkway inside the community.

The White Tank Mountains form the backdrop to the south. The community trails and green belts are the easiest way to get outside close to home. For bigger shopping trips, dining and spring training games, most residents head toward Surprise.

Schools

Festival Foothills sits on the southern edge of the Wickenburg Unified School District. The district's Festival Foothills Elementary is a K-8 school inside the community, and Wickenburg High School is in the Town of Wickenburg. Pulte's brochure also lists Vulture Peak. Some online school widgets show Buckeye-area districts for these addresses, so please confirm boundaries with the district for any home you are considering. See my Wickenburg High School area page.

HOA basics

Festival Foothills homes are in the Festival Foothills Community Association, which maintains the shared parks and common areas and enforces the community's design rules. Sun City Festival homes are in a separate 55+ association. Before you make an offer, I request the HOA documents, rules on parking and exterior changes, and the list of fees due at closing so nothing surprises you. The area is also part of a city Community Facilities District, which can show up on the property tax bill; I help buyers look at the actual bill for the home.

Buying in Festival Ranch

Compare new Pulte homes with nearby resales; resales often come with finished landscaping and window coverings.
Confirm the school district and water provider by address; both can differ from other parts of Buckeye.
Check whether a home backs to open desert or a future building phase.
Ask about assumable FHA or VA loans on resale homes; see my assumable mortgage guide.

Selling in Festival Ranch

When new homes are selling nearby, a resale has to stand out on condition, yard and price. I compare your home against current builder inventory, not just past sales, and point out what buyers get with your home that a new build does not, like finished landscaping and a settled street. Read how to price your Arizona home to sell.

Questions buyers ask about Festival Ranch

Is Festival Ranch in Buckeye?
Yes, Festival Ranch is in the City of Buckeye, in the far northwest part of the city with 85396 addresses. The city runs a Community Facilities District for it with the City Council as the board.

Is Festival Ranch a 55+ community?
No, Festival Ranch as a whole is all ages, but it includes Sun City Festival, a separate Del Webb 55+ community. Festival Foothills is the all-ages part, and its homes are not age-restricted.

What school district serves Festival Foothills?
Wickenburg Unified School District serves the community, according to the district, with Festival Foothills Elementary (K-8) on site. Always confirm boundaries with the district for a specific address.

Can I still buy a new home there?
Yes, as of October 2026 Pulte was selling new homes at Festival Foothills, and the city approved more Pulte lots in 2025. Inventory changes week to week, so I check what is available when you are ready.

Nearby communities

Sun City Festival (55+, Buckeye)
Teravalis (Buckeye)
Verrado (Buckeye)
Sundance (Buckeye)

More Buckeye pages: Moving to Buckeye guide · Buckeye new construction · Buckeye homes with pools · Buckeye 55+ homes · All Buckeye listings

Thinking about Festival Ranch?
Call Terry Day at DeLex Realty. I will compare new builds and resales, check schools and HOA rules, and drive the community with you, at 602-483-4665.

Community details are from the City of Buckeye, Pulte Homes, Wickenburg Unified School District and news reports checked October 2026 and can change. Confirm schools, HOA rules and fees for each home. Listings are based on MLS subdivision names.

Newest Festival Ranch Homes for Sale

$324,450

3 Beds ⋅ 2 Baths ⋅ 7092398 MLS ⋅ 1,625 SqFt.

Easy, single-story living in a Buckeye. Inside, the living room is bright and open, with carpet underfoot and a sliding glass door that frames a view of the backyard. The space flows easily into the kitchen, where granite countertops, stainless steel appliances, tile backsplash and a raised breakfast bar that looks out over the living space. A flex space off the kitchen holds a dining table or enough room for a small home office. The main bedroom includes a private bath with dual sinks and a step-in shower. Two additional bedrooms serve as guest rooms, a home office, or flex space. Outside, a covered patio with a built-in BBQ sits above a low-maintenance yard keeping upkeep simple. A two-car garage with built in cabinets completes the home.

26066 W Tonto Lane, Buckeye

$365,000

4 Beds ⋅ 2 Baths ⋅ 7090170 MLS ⋅ 2,131 SqFt.

This Beautiful home features a spacious open floor plan with 4 bedrooms, 2 bathrooms, and a den, offering plenty of room, the kitchen style features granite counters, large Island and staggered cabinetry elegant molding , tile flooring flows throughout main living areas, bedrooms have light brown color, primary suite bathroom offers dual double sink and walking closet, cover patio on the back perfect for dining, located in the grown community of festival foothills.

25994 W Oraibi Drive, Buckeye

$374,000

3 Beds ⋅ 2 Baths ⋅ 7089105 MLS ⋅ 1,783 SqFt.

WELCOME to this BEAUTIFUL FESTIVAL FOOTHILLS home where COMFORT, FUNCTION and EASY LIVING come together SEAMLESSLY*You will APPRECIATE the OPEN CONCEPT SPLIT FLOOR PLAN with beautiful WHITE SHAKER CABINETS, GAS STOVE, large WALK-IN PANTRY and PLENTY OF SPACE for GATHERING*The OWNER SUITE offers a LARGE WALK-IN SHOWER, DUAL SINKS, raised vanity, and LARGE WALK-IN CLOSET*You will LOVE the PEACE OF MIND a TANKLESS WATER HEATER offers*The BACKYARD features GRASS and room to create your perfect outdoor retreat*Your GARAGE has EPOXY FLOORING and the RV GATE adds nice FLEXIBILITY*You will ENJOY the FOOTHILLS lifestyle with nearby PARKS, DINING and GOLF*COME SEE why this will be a BEAUTIFUL PLACE for you to CALL HOME

26065 W Quail Avenue, Buckeye

$390,000

3 Beds ⋅ 2 Baths ⋅ 7087703 MLS ⋅ 1,625 SqFt.

Owned solar with remaining financing to be paid in full by Seller at close of escrow. Beautifully updated Pulte Twilight in Festival Foothills. The sellers are proud to present this GORGEOUS turnkey home, offering a versatile floor plan with a den and bonus space that easily adapts to a home office, dining area, hobby room or additional living space. Sellers report approximately $28,500 in property improvements since 2023, including LVP flooring throughout most of the home, upgraded baseboards, fresh neutral interior paint, updated lighting and ceiling fans, and a stunningly renovated primary bath. The primary suite has a refined, luxury feel, complemented by an adjoining walk in closet that creates a true private retreat experience. The kitchen features granite counters, ample cabinet for storage and stainless steel appliances, a newer dishwasher and reverse osmosis drinking system. A whole home water softener adds another layer of everyday comfort and convenience. A welcoming front courtyard adds charm and curb appeal, while the lush, established backyard and covered patio with ceiling fan create an inviting outdoor setting for dining, relaxing and entertaining throughout much of the year. Meticulously maintained and enhanced with quality workmanship throughout, this home offers a wonderful blend of comfort, flexibility and pride of ownership.

26102 W Tonto Lane, Buckeye

$489,000

3 Beds ⋅ 3 Baths ⋅ 7087085 MLS ⋅ 2,450 SqFt.

Prime lot with open space behind! Welcome to this beautifully designed 2021 single-level home in the Festival Foothills community. This thoughtfully planned layout features 3 spacious bedrooms, 2.5 baths, and a versatile den that can serve as an office, hobby space, or additional guest room. High ceilings and an open concept great room create an airy, inviting atmosphere, while the gourmet kitchen shines with a large island, gas cooktop, walk-in pantry, and abundant cabinet space. The primary suite is a peaceful retreat with a spa-like bath and generous walk-in closet. A split floor plan provides privacy for guests, and the 3-car garage offers plenty of room for vehicles, storage, or a workshop. Outside, enjoy low-maintenance landscaping and the Arizona sunshine from your private backyar

25932 W Sands Drive, Buckeye

$310,000

3 Beds ⋅ 2 Baths ⋅ 7086513 MLS ⋅ 1,345 SqFt.

Look no more! This charming single-level home in Festival Foothills is the one! Providing 3 beds, 2 baths, mature landscape, & a 2-car garage w/epoxy floors. The inviting interior features a neutral palette, tons of natural light, tile flooring in common areas, and carpet in bedrooms. The eat-in kitchen boasts SS appliances, a pantry, recessed lighting, ample wood cabinetry, and a cozy breakfast nook. The 2-tier peninsula overlooks the large living space, creating a great room effect! The main bedroom has a bay window and double doors that open to the ensuite with dual sinks & a walk-in closet. Relax or enjoy BBQ in the tranquil backyard with a covered patio & shade tree! Community offers parks, playgrounds, splash pad, walking trails, sports courts, fields, & picnic ramadas. Welcome home!

26096 W Sequoia Drive, Buckeye

$285,000

2 Beds ⋅ 2 Baths ⋅ 7082332 MLS ⋅ 1,230 SqFt.

MOVE-IN READY WITH RV PARKING! Welcome to this well-maintained 2-bedroom, 2-bathroom home with a dedicated office/flex room offering approximately 1,230 SF in the desirable Festival Foothills community. The thoughtfully designed open-concept floor plan connects the kitchen and living area, creating a comfortable space for everyday living and entertaining. The kitchen offers a large pantry and plenty of storage, while the additional office/flex room is ideal for working from home, hobbies, or extra living space. Enjoy Arizona living in the peaceful, low-maintenance backyard, complete with an above-ground hot tub, storage shed, RV gate and dedicated RV parking. The two-car garage features built-in cabinets for even more storage. Additional features include desert landscaping, a separate laundry room, water softener, and all appliances included -- including the washer and dryer. With RV parking, flexible living space, great storage, and a relaxing backyard, this Festival Foothills home offers comfort, convenience, and plenty of extras. Come see everything this home has to offer!

20583 N 262nd Avenue, Buckeye

$365,000

3 Beds ⋅ 2 Baths ⋅ 7078185 MLS ⋅ 1,991 SqFt.

You've been looking for a home near the White Tanks w easy access to the 303 in a neighborhood away from the bustle of the city with community feel. This single-story Festival Foothills home offers 3 bedrooms, 2 bathrooms, den, and a 2.5-car garage. Upgrades like: quartz counters, stainless steel appliances, white cabinets, RO, and soft water system in this well-maintained, move-in ready home. The fully landscaped backyard includes mature fruit trees and garden planters ready to grow (produce 8+ mths of yr). Solar panels add energy efficiency, with terms that make sense for managing comfort year-round. Festival Foothills has walking trails, easy golf cart-ability, parks, and playgrounds. Plus close to off-roading trails, hiking, and straight shot to shopping/dining of Surprise - Bell Rd.

25932 W Quail Avenue, Buckeye

$394,990

3 Beds ⋅ 2 Baths ⋅ 7076031 MLS ⋅ 1,759 SqFt.

Up to 3% of base price or total purchase price, whichever is less, is available through preferred lender to be used toward closing costs, pre-paids, rate buy downs, and/or price adjustments. This spacious Bluebell floor plan features 3 bedrooms, 2 baths, and an open living area designed for comfort and everyday living. Finished with the Classic Natural design package, it offers tile flooring throughout with upgraded carpet in the bedrooms, ash shaker-style cabinetry, and granite kitchen countertops. The kitchen includes a gas range and stainless steel side-by-side Whirlpool refrigerator. Additional upgrades include a 2-foot garage extension, ceiling fan prewires throughout, washer, dryer, and 2'' faux wood blinds for a seamless move-in experience.

27718 W Melinda Lane, Buckeye

$399,990

3 Beds ⋅ 2 Baths ⋅ 7076019 MLS ⋅ 1,833 SqFt.

Up to 3% of base price or total purchase price, whichever is less, is available through preferred lender to be used toward closing costs, pre-paids, rate buy downs, and/or price adjustments. This Poppy floor plan offers 3 bedrooms, 2 baths, and a versatile flex room. Showcasing our Premier Natural design package, it features luxury vinyl plank flooring throughout with upgraded carpet in the bedrooms, ash shaker-style cabinetry, and beautiful Bianco quartz countertops. The kitchen includes a stainless steel gas range, microwave, disposal, and side-by-side Whirlpool refrigerator. Additional highlights include a 2-foot garage extension, service door, ceiling fan prewires throughout, washer, dryer, and 2'' faux wood blinds for easy move-in living.

27719 W Melinda Lane, Buckeye

$459,990

5 Beds ⋅ 3 Baths ⋅ 7076004 MLS ⋅ 2,848 SqFt.

Up to 3% of base price or total purchase price, whichever is less, is available through preferred lender to be used toward closing costs, pre-paids, rate buy downs, and/or price adjustments. This two-story Visionary is designed for flexible living, featuring a guest bedroom and full bath on the main level, plus a 15' x 12' bonus room with glass French doors. Upstairs you'll find the owner's suite, 3 additional bedrooms, 2 baths, a loft, and laundry room. Finished with the Premier Natural design package, this home offers natural shaker cabinetry, luxury vinyl plank flooring, upgraded carpet, 8-foot doors, a BBQ gas stub, and included appliances: washer, dryer, refrigerator, and blinds. A home with space for everyone.

27711 W Melinda Lane, Buckeye

$439,990

5 Beds ⋅ 3 Baths ⋅ 7075965 MLS ⋅ 2,564 SqFt.

Up to 3% of base price or total purchase price, whichever is less, is available through preferred lender to be used toward closing costs, pre-paids, rate buy downs, and/or price adjustments. This Starling floor plan features 5 bedrooms, 3 baths, and a spacious loft. Finished with the Premier Fresh design package, it offers luxury vinyl flooring throughout with upgraded carpet in the bedrooms, staircase, and loft. White shaker cabinets and Snowridge granite countertops add timeless style. The kitchen includes a stainless steel gas range, microwave, disposal, and side-by-side Whirlpool refrigerator. Additional upgrades include 8-foot interior doors, ceiling fan prewires throughout, a Whirlpool washer and dryer, and 2'' faux wood blinds for easy move-in living.

27710 W Melinda Lane, Buckeye

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