ULTRA-LUXURY · GATED WATERFRONT
Embarcadero at Ocotillo
66 single-level TW Lewis homes built 2002–03. 38 of them on the water. The clearest waterfront-luxury statement in 85248 — and one of the few places in the master plan with basements, a real rarity in Arizona.
$1.65M
Median Sold Price
Closed luxury, trailing 5 yr
66 / 38
Homes / Waterfront
TW Lewis · 2002–03
4,039 sf
Median Home
Mostly single-level
98% ↑
Owner-Occupied
100% lake-mentioned
Why Locals Love It.
Embarcadero is the neighborhood I send relocation buyers to first when they say "I want a lake house feel, but I need a real house on a real lot." Built in 2002–2003 by TW Lewis, it's a gated 66-home enclave directly across from the Ocotillo Golf Resort, with 38 of those homes sitting waterfront. Most are single-level, many with basements (rare in Arizona), four-car garages, and floor plans north of 5,000 square feet. The lots are unusually generous for the area.
It's also one of the few places in the master plan where the data is doing what you want it to do: RPR estimated value sits at $1.74M and the 12-month trend is +5.4% against a Chandler benchmark that's flat-to-down. That's the kind of number that says the buyer pool is real. 100% of the trailing closed sales reference the lake, dock access, or waterfront in their listing copy — the lifestyle isn't a feature here, it's the entire premise.
Good to Know
Single-level luxury is harder to find than buyers expect. Embarcadero's 66 homes are almost all single-story, which makes them magnets for downsize-from-Scottsdale buyers and empty-nesters who are done with stairs but not done with luxury. That demand keeps inventory tight and prices firm. HOA dues run around $207/month — typical for Ocotillo's gated waterfront enclaves and well below comparable Scottsdale gated communities.
About 78% of trailing sales were gated, with the remaining homes sitting in non-gated streets within the same Embarcadero footprint. Confirm gate status on any specific listing — the price difference between gated and non-gated streets here is small but real. Median days on market sits around 29 days — fast for ultra-luxury, which reflects how specifically this neighborhood gets shopped.
Why it works.
Pro Tip
Of the 66 homes, the 38 waterfront positions trade at a meaningful premium over the 28 interior lots. If a waterfront home comes up under list-comp expectations, look hard at why — basement flood history, dock condition, or HOA assessments are worth pulling a report on before you write.
THE HONEST TRADEOFF
Embarcadero homes are 2002–2003 builds. That's mature but not new — most listings now show some level of refresh, but the underlying systems are reaching the 22-year mark. Roof age, HVAC vintage, and pool equipment are the three things to scrutinize on inspection. The basements are a rare Arizona feature buyers love — but they also need to be inspected for moisture history.
Who this fits.
““Embarcadero is the answer for buyers who want Ocotillo waterfront on a single-level floor plan — and that’s a really specific combination. 38 of 66 on the water, TW Lewis build pedigree, basements you can’t find anywhere else in the area. It’s one of the most recognizable luxury addresses in 85248 for a reason.””
The specs.
Zip 85248
Submarket South Chandler · Ocotillo
Tier Ultra-Luxury
Builder TW Lewis
Homes 66 (38 waterfront)
Style Single-Level w/ Basements
Median Home 4,039 sf
Median Lot 0.45 ac
Build Era 2002–2003
Gated 78%
HOA ~$207/mo
Schools CTA Independence / Bogle / Hamilton
Where it sits.
Thinking about Embarcadero?
Nine luxury sales in the trailing window means there's typically something on the market — but the gap between "a home in Embarcadero" and "the right home on the right side of the water" is significant. Let's walk through what's available and what's expected.