Trying to decide between Troon North and Troon Village for your next Scottsdale investment? You are not alone. Both communities offer golf lifestyle appeal, striking desert views, and strong demand, yet they fit different strategies. In this guide, you will see how HOA rules, amenities, seasonality, and resale drivers shape returns so you can choose the community that matches your goals. Let’s dive in.
Quick snapshot: key differences
- Troon North often delivers higher price per square foot, larger lots, and premium views that support long-term appreciation.
- Troon Village typically offers more turn-key rental options, including condos and smaller single-family homes, which can suit long-term rentals or seasonal stays where allowed.
- Short-term rental viability depends on specific HOA rules and City of Scottsdale requirements. Always verify before you buy.
Who each community fits
When Troon North fits best
If you prioritize long-term value and premium resale, Troon North is a strong match. The master-planned setting features larger lots, custom homes, privacy, and proximity to the Troon North Golf Club. Seasonal demand peaks in winter, and resale typically rewards lot quality, orientation, views, and architectural detail. This profile often favors investors seeking appreciation over maximum cash yield.
When Troon Village fits best
If you prefer a lower price entry and more rental-friendly footprints, Troon Village can be a practical option. The gated setting includes condos, townhomes, and single-family homes that appeal to downsizers and full-time residents who value low maintenance and community amenities. For investors, the inventory can be easier to manage for long-term leases and, where permitted, seasonal rentals.
Rental rules that shape strategy
HOA and city regulations can make or break your rental model. Focus your due diligence on the documents and approvals that govern tenants, lease terms, and fees.
What to check first
- HOA governing documents. Review CC&Rs, bylaws, and current rules for lease minimums, tenant approvals, guest policies, and penalties. Sub-associations can differ, so obtain the live version for the exact property.
- City of Scottsdale short-term rental rules. Confirm licensing, safety and compliance requirements, transient occupancy tax collection, and any inspection or nuisance standards that apply.
- Recorded documents. Check Maricopa County records for deed restrictions that may add to HOA rules.
Common constraints in upscale HOAs
- Minimum lease terms, often 30 to 90 days, which can limit short-term rental plans.
- Rental caps that limit the share of homes that can be leased.
- Owner occupancy requirements or minimum hold periods before renting.
- Tenant registration and approvals, plus guest parking and occupancy limits that affect higher-turnover stays.
- Leasing fees, security deposits, and enforcement structures that change operating costs.
Financing and insurance realities
- Investment property loans usually require higher down payments and different terms than primary residences. Some lenders will not finance active short-term rentals or will require disclosure.
- Standard homeowner policies may not cover short-term rental use. Vacation rental or commercial policies often carry higher premiums and liability requirements.
- Condo associations can influence insurance eligibility and may require specific endorsements.
Amenities that drive demand
Amenities in both communities attract golf enthusiasts, seasonal visitors, and lifestyle buyers, which helps support both rental demand and resale value.
Golf and club access
Homes near or facing fairways tend to command premiums. Troon North’s golf brand, and Troon Village’s club access, differ in membership structure and scale. If you plan to market club access to renters or future buyers, confirm initiation fees, transfer rules, and annual dues.
Gated living and services
Troon Village’s gated environment and low-maintenance homes attract downsizers and long-term renters who prioritize convenience and security. This can translate into steadier year-round occupancy for long-term leases.
Trails, views, and lifestyle
Proximity to the desert preserve, hiking access, and mountain or golf views boost both desirability and long-term value. Investors seeking appreciation should weigh lot orientation, privacy, and view corridors alongside interior finishes.
Access to daily needs
Convenient routes to restaurants, retail, and healthcare support longer tenancy and appeal to full-time residents, corporate relocations, and retirees.
Seasonality and demand patterns
Scottsdale’s winter season, typically November through April, drives strong demand from snowbirds and golf travelers. If you pursue a short-term rental strategy, you will likely depend on high winter occupancy and average daily rates to achieve your annual target. Long-term rentals offer more stable income, though they still track local employment, retirement migration, and relocation trends.
Financial modeling essentials
Run side-by-side pro formas for each community using conservative assumptions. Build in a margin for rule changes and cost creep.
Core metrics to calculate
- Net Operating Income and cap rate, using realistic vacancy and operating costs.
- Cash-on-cash return, which shows your annual yield after financing and taxes.
- Gross Rent Multiplier for quick comparisons among comps.
- Break-even occupancy for any short-term strategy, incorporating seasonal ADR and monthly occupancy swings.
- Sensitivity tests for HOA fee increases and special assessments.
Costs that can shift returns
- HOA dues that vary by sub-association and amenities.
- Club initiation and annual dues if you plan to leverage access in marketing.
- Property management fees, often 8 to 12 percent for long-term and 20 to 35 percent for short-term, plus turnover costs.
- Utilities, landscaping, and exterior maintenance, which may fall to the HOA or the owner depending on the product type.
- Taxes, including property taxes, transient occupancy tax for short-term rentals, and income tax on net income.
Resale value drivers to watch
- Physical features. Larger lots, desert or mountain views, golf exposure, and updated finishes typically support stronger resale.
- Community status. The prestige of the golf course or club and the quality of HOA governance influence buyer confidence.
- Supply and demand. Inventory levels for similar homes and any new construction nearby affect absorption and pricing power.
- Regulatory climate. Flexible rental rules can widen your future buyer pool, while restrictive rules can limit liquidity.
- Market cycles. Scottsdale’s luxury segment often outperforms but can react to interest rate changes. Model both upside and downside cases.
Due diligence checklist
Complete these steps before you write an offer so your numbers reflect reality and your strategy aligns with community rules.
Immediate document checks
- Full, current CC&Rs, bylaws, and rules for the exact sub-association.
- HOA meeting minutes from the last 12 to 24 months to spot pending changes or assessments.
- HOA financials and the reserve study to gauge future fee or repair risks.
- Club membership documents covering initiation fees, availability, and transfer rules.
- City of Scottsdale short-term rental ordinance and any licensing requirements.
- Maricopa County Assessor tax history and the preliminary title report with recorded restrictions.
Market and operational checks
- Comparable rental rates, including MLS long-term comps and short-term analytics for seasonal ADR and occupancy by month.
- Comparable sales for the last 12 to 24 months for price per square foot and time on market.
- Property management quotes for long-term and short-term models.
- Insurance quotes for homeowner coverage versus short-term rental policies.
- Lender guidance on HOA and rental use, including any limits on short-term operations.
Data sources to consult
- City of Scottsdale for licensing and the municipal code that governs short-term rentals.
- Maricopa County Assessor and Recorder for tax history and recorded documents.
- MLS for active, pending, and sold comps to benchmark pricing and absorption.
- Short-term rental analytics providers for ADR and seasonality. These are often paywalled but are industry standard tools.
- Local property managers, title companies, and experienced HOA managers for on-the-ground cost and governance insights.
Sample scenarios to guide your choice
Short-term focused investor
Goal: Seasonal income with owner use in the off-season. You would prioritize a property that allows short-term stays under the HOA and city rules, with strong winter demand and appealing views or golf proximity. Start with HOA lease minimums, city licensing steps, and insurance needs. Model a conservative summer off-season and stress test for fee increases.
Long-term yield investor
Goal: Steady rent with lower management intensity. Troon Village’s condos and smaller homes can be practical for predictable year-round occupancy and easier turns. Validate rental caps and tenant approval processes, get management quotes, and incorporate HOA dues and any exterior maintenance responsibilities.
Appreciation-first investor
Goal: Hold for 5 to 10 years with a focus on resale. Troon North’s larger lots, privacy, and desert views often support stronger long-term value. Underwrite with a conservative cap rate today, then factor in lot quality, view corridors, and architecture to protect exit value.
Bottom line
If your priority is long-term appreciation tied to lot quality, privacy, and views, Troon North often leads. If you want more rental-friendly footprints and potentially higher gross yields, Troon Village can fit, especially for long-term leases. In both communities, your outcome hinges on precise HOA and city rule verification, accurate operating cost modeling, and realistic seasonality assumptions. A disciplined due diligence process will help you match the right asset to your investment strategy.
Ready to compare properties and model returns side by side? Request a Private Market Valuation from Unknown Company to see which Troon opportunity fits your goals and timeline.
FAQs
Can I run a short-term rental in Troon North or Troon Village?
- It depends on the specific HOA’s CC&Rs and City of Scottsdale licensing rules. Many upscale HOAs set minimum lease terms, so verify the association’s lease provisions and city requirements before pursuing short-term rentals.
Which area offers higher cash yield for investors?
- It varies by property and rules. Troon Village may offer lower price entry and potentially higher gross yields, while Troon North often favors long-term appreciation with lower cap rates. Build a pro forma using actual comps and HOA dues.
Are HOA fees higher in golf and amenity communities?
- Often yes. Plan for HOA dues as a significant operating expense, along with potential special assessments. Review HOA financials and the reserve study.
Do I need special insurance for short-term rentals in Scottsdale?
- Usually yes. Standard homeowner policies may not cover short-term rental activity. Budget for vacation rental or commercial coverage with higher liability limits.
Do club memberships transfer to buyers or tenants?
- Club programs are separate from HOA dues and often have initiation or transfer requirements. Confirm rules, availability, and costs if you plan to market club access.
