Upper Canyon: Ahwatukee's Biggest New Development in Decades — What Buyers Need to Know
Something genuinely significant is happening on the western edge of Ahwatukee. Upper Canyon — a 373-acre gated master-planned community along Chandler Boulevard — is the largest new residential development this community has seen in decades. For a neighborhood known as the "world's largest cul-de-sac," where new construction has been nearly impossible for years, this is a big deal.
If you're thinking about buying in Ahwatukee, this deserves your attention. Here's everything you need to know.
What Is Upper Canyon?
Upper Canyon is a resort-style gated community being built on former State Trust Land along Chandler Boulevard between 19th and 27th Avenues in the Ahwatukee Foothills — just west of the Club West neighborhood. The full development will include approximately 1,050 single-family homes across eight separate gated neighborhoods, plus townhomes and multifamily rental units, totaling around 1,500 residential units on 373 acres.
Three nationally recognized builders are each developing their own section of the community: D.R. Horton, Pulte Homes, and Blandford Homes. Each brings a different product, price point, and buyer profile — which I'll break down below.
The total estimated project cost is $300 million. This is not a small addition to Ahwatukee. It's a transformation of the community's western edge.
The Amenities (They're Legitimately Impressive)
All Upper Canyon residents share a central amenity package that genuinely earns the "resort-style" label:
• Gated community entry
• Resort pool with lap lanes
• Spa and hot tub
• Clubhouse with indoor fitness center
• Pickleball courts
• Basketball courts
• Adventure playground
• Event lawn and open turf areas
• Corn hole and lawn games
• Ramadas, shade structures, BBQ stations, and picnic areas
• Walking and nature trails
• Botanical garden
• Pocket parks within each neighborhood
• 3.5-acre central park with South Mountain views
That's a lot for a community in Ahwatukee where new construction has been essentially nonexistent. And it's all backed by the kind of infrastructure investment — including a new Fire Station 74 being built nearby on Chandler Blvd near 19th Avenue — that signals this is built to last.
Schools
Upper Canyon is served by the Kyrene School District for K-8 and Tempe Union High School District for high school:
• Elementary: Kyrene De Los Cerritos
• Middle: Kyrene Altadena Middle School
• High School: Desert Vista High School
As always, verify your specific lot's school assignment before you write an offer — it can vary even within a community.
The Three Builders: Which One Is Right for You?
This is where it gets interesting, because D.R. Horton, Pulte, and Blandford are targeting different buyers with different products and different price points.
D.R. Horton — Now Pre-Selling
Starting from: $599,990
Available now: Yes — 11 homes currently available, model home open at 2231 W Saltsage Dr, Phoenix 85045 (480-780-2171)
Floor plans: 9 plans ranging from 1,314 to 2,392 sq ft — 3 to 5 bedrooms, 2 to 3 bathrooms. Both single-story and two-story options.
Price range on current listings: $689,540–$826,685
DR Horton is the entry point into Upper Canyon and the most accessible for buyers who want new construction in Ahwatukee without crossing into the $700s or $800s on day one. They're also offering attractive financing incentives on select homes.
Best for: Buyers who want to get into Ahwatukee new construction at the most accessible price point, or buyers who want a quick move-in timeline.
Pulte Homes — Actively Selling
Starting from: $659,000 (single-story) to $746,000+ (two-story)
Top end: $1.04M+
Available now: Yes — 15 home designs actively marketed in both single and two-story configurations
Emphasis: Premium finishes, design center customization, layout quality
Pulte is the middle tier — better positioned for buyers who want more flexibility in finishes and are willing to spend a little more to get the layout and design choices they want. They're also stronger on the lifestyle positioning piece, with floor plans that work well for move-up buyers and families.
Best for: Move-up buyers, families who want more design personalization, buyers in the $700K–$1M range who want new construction quality.
Blandford Homes — Interest List Open, Coming Soon
Pricing: Not yet released
Status: Interest list open — contact Terry Lents & Dave Falk at 480-641-1800
Known for: Custom-quality finishes, premium positioning in the Ahwatukee market
Blandford is the luxury tier of Upper Canyon. They haven't released floor plans or pricing publicly yet, which is typical for a builder at this level — they'll release to their interest list first. If Blandford's product is similar to their other Ahwatukee work, expect higher price points and a more custom-feel product.
Best for: Luxury buyers, buyers who want the most premium product in Upper Canyon, buyers willing to wait for the right phase.
What This Means for Existing Ahwatukee Homeowners
If you already live in Ahwatukee — particularly in Club West or nearby — Upper Canyon affects you too, and not only in positive ways.
The honest answer: two-story homes in Upper Canyon will impact some Club West homeowners' mountain views. That's a real consideration, and one the community has debated through the planning and approval process. It's also worth knowing that the new Fire Station 74 on Chandler Blvd will serve not just Upper Canyon but also Club West, Promontory, Foothills Reserve, and surrounding neighborhoods — that's a genuine community benefit.
From a market value perspective, Upper Canyon brings new activity, new residents, and new investment to the western end of Ahwatukee. Whether that's a net positive or negative for your specific home depends on your location, your views, and how the market absorbs the new inventory over time.
If you want a data-driven read on how Upper Canyon affects your home's current value, that's a conversation worth having.
Should You Buy in Upper Canyon or an Existing Ahwatukee Neighborhood?
Both have strong cases. Here's how I'd frame the decision:
Buy in Upper Canyon if:
• New construction and new home warranty matter to you
• You want resort amenities without owning a separate club membership
• You're moving to Ahwatukee from out of state and want a turnkey experience
• Your budget is $600K–$1M+ and you want maximum square footage for that range
Buy in an existing Ahwatukee neighborhood if:
• Established neighborhood character, mature landscaping, and larger lots are important
• You want to be closer to the eastern/central part of Ahwatukee (better commute positioning for some employers)
• You prefer a resale home you can see and evaluate before buying
• You want the option to negotiate — new construction builders rarely budge on price, but resale sellers do
I've sold homes throughout Ahwatukee for nearly a decade. Upper Canyon is genuinely exciting — it's the first time in a very long time that buyers have had access to brand-new construction in this community with this caliber of amenities. But it's not the right fit for every buyer, and an existing Ahwatukee resale isn't the right fit for every buyer either. The goal is matching you to the right home, not steering you toward any particular product.
How to See It
The D.R. Horton model home is open now at 2231 W Saltsage Dr, Phoenix AZ 85045. Call 480-780-2171 for hours.
For Pulte, visit their community page or contact their sales office directly.
For Blandford, get on the interest list now — call 480-641-1800 to speak with Terry Lents or Dave Falk.
And if you want someone in your corner who knows this community and isn't employed by any of the builders — I'm here. I can walk you through any of the three builder products, help you compare Upper Canyon to existing resale options, and make sure you're making the right decision for your situation.
New to Ahwatukee — or Still Exploring?
If you're relocating to the Phoenix area and trying to figure out whether Ahwatukee is the right fit for your family, I put together a free Ahwatukee Community & Relocation Guide that goes well beyond real estate. It covers the neighborhoods, the lifestyle, what daily life actually looks like here, and the things I wish someone had told me before I moved in 18 years ago.
👉 Download the free Ahwatukee Community & Relocation Guide here
New construction is one option among many in Ahwatukee. To compare it with established neighborhoods, read Which Ahwatukee Neighborhood Is Right for You?, or reach out to me to talk it through.
Amy Richardson | Savvy Realty Group | [email protected] | 602-448-8081
Amy Richardson is a Realtor with Savvy Realty Group and an 18-year Ahwatukee resident. She specializes in residential real estate throughout Ahwatukee, the Southeast Valley, and the greater Phoenix area.
