Luxury · Newer GatedWindward
30 homes. Newer build profile. The "fresh" pick in the Luxury tier — built 2007–2010, with newer systems and tighter community feel than the 2002–2003 wave that dominates most of gated Ocotillo.
$1.08M
Median Sold Price
Closed luxury, trailing 5 yr
3071 sf
Median Home
Family-scale
80% 100%
Gated · Pool
Owner-occ 98%
$1.17M
RPR Median Value
12-mo: −0.4%
Why Locals Love It.
Windward is the youngest of the Luxury-tier Ocotillo neighborhoods, with a median home age of 16 years versus 22+ in most of the surrounding pockets. That matters more than buyers expect. Windward homes tend to have already done their first major systems update — newer roofs, newer HVAC, newer kitchens — which removes some of the line-item risk you take on in older Ocotillo subdivisions.
It's also small. With about 30 homes, Windward feels intimate. Sit on a patio there for an hour and you'll see most of your neighbors walk by. That's a feature, not a bug, for buyers coming from larger production subdivisions where neighbor turnover dilutes the community feel. Every single trailing sale had a private pool, and 80% were gated.
Good to Know
Inventory is thin by definition. With 30 homes total and a 98% owner-occupancy rate, you might see only one or two listings hit the market in a given year. If Windward is the target, the offer needs to be ready before you've finished walking through. HOA dues run around $292/month — among the higher in entry-tier gated Ocotillo, which reflects the newer-build community management plus, in some sub-sections, additional shared amenity stacks.
Median days on market 54 — slower than the broader Ocotillo gated average. With only five trailing sales, that's a small-sample effect rather than a real demand signal, but it does mean shopping Windward requires patience for the right home.
Why it works.
Pro Tip
The small-sample warning matters here. A −0.4% 12-month value change in a 30-home neighborhood is statistically meaningless — one transaction either way moves the number. Don't read too much into the trend line. Read the specific listing.
THE HONEST TRADEOFF
30 homes plus 98% owner-occupancy means liquidity is thin. The newer construction is the appeal, but the dataset is small enough that any single new sale can shift the picture meaningfully. Comp work here is more art than science.
Who this fits.
“Windward is the answer for buyers who want gated Ocotillo at the entry-luxury price point but don’t want to inherit 2002 systems. Only 30 homes, uniformly newer, every recent sale had a pool — that’s a meaningful advantage for buyers planning a 10-plus-year hold.”
The specs.
Zip85248
SubmarketSouth Chandler · Ocotillo
TierLuxury
StyleNewer Gated
Homes~30
Median Home3,071 sf
Median Lot0.25 ac
Build Era2007–2010
Gated80%
Pool Rate100%
HOA~$292/mo
Owner-Occupied98%
SchoolsCTA Independence / Bogle / Hamilton
Where it sits.
Thinking about Windward?
Five sales in the trailing window plus thin owner turnover means patience is required here. If Windward is the target, getting positioned to see what's coming — not just what's currently listed — is what makes the difference. Let's set that up.