84/48 LUXURY · NEIGHBORHOODS
LUXURY · WATERFRONT GOLFEmbarcadero at Ocotillo
Water on almost every lot, golf on most, and basements in half. An unusual mix for South Chandler.
94%
ON THE
WATER
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.
The homes in Embarcadero at Ocotillo went up in one tight window, 2002 to 2003, on third of an acre lots, and run around 4,552 square feet through the middle of the range. The water is the point. Homes sit on it, back to it, or look across it, and the lots that do carry a premium for good reason. About half the homes have a basement. Most of this valley does not, so the square footage here goes further than the lot would suggest. Pools are standard here, not an upgrade.
Water out the back and a gate at the front. That pairing is rare enough that buyers wait for it rather than settle.
HOA runs around $204 a month. Gated means a code, not a guard house. Worth setting expectations on. Homes run from about 3,474 to 5,479 square feet, so two listings on the same street can be completely different houses. Schools are CTA Independence, Bogle Junior High and Hamilton.
Why it works.
Pro Tip
Not every waterfront lot is equal. Ask which direction it faces and what you are looking at across the water. Two homes on the same lake can be very different to live in.
THE HONEST TRADEOFF
Supply is the trade here. Not many homes come up, so you wait for the right one instead of picking from ten. That patience is usually rewarded.
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.