McCormick Ranch, Scottsdale: A Buyer's Guide to Single-Level Homes in 85258

McCormick Ranch is an established master-planned community in central Scottsdale, ZIP 85258, built mostly in the 1970s and 1980s around lakes, golf courses and the Indian Bend Wash Greenbelt. Buyers who want a single-level home will find many here, but should verify price tier, association dues and floor plan address by address.

$1,087,000 Median sale price, last 12 months

1979 Median year built

11 miles Indian Bend Wash Greenbelt

An established community built around water and green space

McCormick Ranch sits in central Scottsdale, mostly inside ZIP code 85258, between Scottsdale Road and the Loop 101 freeway. It grew from ranch land into one of Scottsdale's first master-planned communities during the 1970s and 1980s. Homes.com counts 6,779 homes in the neighborhood with a median year built of 1979, so almost everything you tour is resale rather than new construction. ^[1]

The neighborhood is laid out around the Indian Bend Wash Greenbelt. The City of Scottsdale describes the greenbelt as an oasis of parks, lakes, paths and golf courses traversing 11 miles through the heart of Scottsdale, with more than 24 grade-separated crossings so people on foot or on bikes can avoid major cross traffic. ^[3] Homes.com calls McCormick Ranch the heart of that greenbelt. ^[1]

Population figures differ by source. Homes.com lists a total population of 18,645 and a median age of 53. ^[1] Other real estate sites publish figures closer to 27,000. Ask which boundary a number uses before you rely on it, because different data providers draw McCormick Ranch differently.

Housing snapshot, and what each number actually measures

Two very different kinds of numbers get quoted for this neighborhood. Knowing which is which saves a lot of confusion.

Zillow's typical home value for ZIP 85258 is $859,119, up 2.7% over the past year. ^[2] This is Zillow's estimate of what a typical home in the ZIP code is worth. It is not an asking price and not a sale price.

Median list price is the middle asking price of homes currently for sale. Homes.com puts it at $1,100,000 for McCormick Ranch. Median sale price is the middle price of homes that actually closed; Homes.com reports $1,087,000 over the last 12 months, which it shows as up 24% year over year. ^[1] Those are three separate measurements, and none of them tells you what one specific home will sell for.

One more definition worth keeping straight: days on market counts how long a home is publicly listed before it goes under contract. Days pending counts the time between signing a contract and closing. They are not interchangeable.

Common home styles and single-level options

Homes.com describes McCormick Ranch as a patchwork of subdivisions and gated communities offering everything from single-family ranch-style homes on large lots to townhomes overlooking golf courses, with condominiums also available. It notes Pueblo and Spanish eclectic influences at the lower end of the price range, and describes homes generally falling between $550,000 and $1.1 million. ^[1]

If you want single-level living in McCormick Ranch, the ranch-style houses and patio homes built in the 1970s and 1980s are where most buyers look. Homes.com puts the average single-family home at 2,259 square feet on a median lot of 6,534 square feet, and the average townhouse at 2,023 square feet. ^[1] Single-level townhomes and ground-floor condominiums also turn up regularly in current McCormick Ranch listings.

Two cautions. First, not every home in a given subdivision is single level, and floor plans on the same street can differ. Confirm the number of stories, interior steps and any sunken rooms from the property record and in person, not from listing photos. Second, McCormick Ranch does include waterfront homes, and Homes.com notes that many of them have private docks. ^[1] Whether a specific home has water frontage, dock rights or a view easement is an address-level question.

Transportation and commuting

The neighborhood sits between Scottsdale Road on the west and the Loop 101 on the east. ^[1] Homes.com lists bus stops on Scottsdale Road at Mountain View Road, Cheney Road, Gold Dust Avenue and McCormick Parkway, and on Shea Boulevard at 84th Street, Hayden Road and Miller Road. ^[1] Confirm current routes, schedules and fares with Valley Metro before you count on transit for a regular trip.

Homes.com places the neighborhood 15 miles from Phoenix Sky Harbor International Airport and 20 miles from downtown Phoenix, and estimates roughly a 25-minute drive to the airport. ^[1] Estimates like that move a lot with time of day. Drive your own likely route at the hour you would actually be driving it.

Homes.com's Local Logic area scores rate McCormick Ranch 50 out of 100 for walkability, 60 for bikeability and 10 for transit. ^[1] The greenbelt's grade-separated crossings are a genuine advantage for walking and cycling, since they let you cross under major streets rather than at them. ^[3]

Parks and recreation

The City of Scottsdale's Indian Bend Wash shared-use path map lists Shoshone Park, Zuni Park, Comanche Park, Rotary Park and Mountain View Park along the wash, together with McCormick-Stillman Railroad Park. ^[4]

McCormick-Stillman Railroad Park is a 30-acre city park at 7301 E. Indian Bend Road, open from sunrise to 10:30 p.m., reachable at (480) 312-2312. ^[5] The city describes rides on the Paradise & Pacific Railroad and a 1950-vintage Allan Herschell carousel. ^[6]

For golf, the McCormick Ranch Golf Club is in the neighborhood and offers four membership options, and Topgolf sits on the other side of the Loop 101. ^[1]

Shopping, dining, schools and everyday errands

Paseo Village Shopping Center holds a number of the neighborhood's restaurants and shops, including an LA Fitness and The Vig. Homes.com places Scottsdale Fashion Square about 15 minutes away, and notes that Scottsdale Community College is nearby on the far side of the Loop 101. ^[1]

Public schools are in the Scottsdale Unified School District. Homes.com lists Cochise Elementary School, Cocopah Middle School and Chaparral High School as schools near the neighborhood, and names Pueblo Elementary, Mohave Middle School and Saguaro High School among area schools as well. ^[1] School assignment is set by address and can change, so confirm any specific address directly with Scottsdale Unified before making a decision based on schools.

Practical advantages and considerations

On the plus side of the ledger, buyers here typically weigh an established street grid with mature landscaping, direct access to 11 miles of greenbelt path, a deep supply of single-level resale homes, and a central Scottsdale location between Scottsdale Road and the 101. ^{[1] [3]}

On the other side: with a median year built of 1979, roofs, HVAC systems, plumbing, windows and electrical panels are at or past typical replacement age on many homes. ^[1] Budget for that, and read the inspection closely. A transit score of 10 out of 100 also means most trips here will be by car. ^[1]

Association fees and structures vary from one subdivision to the next, so the monthly cost attached to one address can look nothing like the one two streets over. Ask for current dues, what they cover, and any planned assessments in writing. Prices vary just as widely: Homes.com shows a median townhouse sale price of $755,000 against a median single-family sale price of $1,294,950. ^[1] Two homes a short walk apart can be very different purchases.

Questions to investigate in person

• Is the home truly single level, with no interior steps, sunken rooms or step-down patios?
• What is the total monthly association cost for this address, and what does it include?
• What has been replaced, and when? Ask for dated receipts on roof, HVAC, water heater, windows and electrical panel.
• Which schools does this exact address feed? Confirm with Scottsdale Unified, not the listing.
• How does the street feel at the times you would actually be home, on a weekday morning, a weekday evening and a weekend?
• If the home is near a lake or golf course, what access, maintenance and view rights come with it, and what is restricted?
• Where is the nearest greenbelt access point on foot, and how long does that walk really take?
• What are the rental and short-term rental rules in this specific subdivision?
• What is the property tax history, and what changes once the sale records?

Frequently asked questions

Where is McCormick Ranch?

Central Scottsdale, mostly in ZIP code 85258, between Scottsdale Road and the Loop 101. ^[1]

What is a typical home value in 85258?

Zillow's typical home value for ZIP 85258 is $859,119, up 2.7% over the past year. That is a value estimate for the ZIP code, not a list price and not a sale price. ^[2]

What are homes in McCormick Ranch actually selling for?

Homes.com reports a median sale price of $1,087,000 over the last 12 months and a median list price of $1,100,000 for homes currently on the market. ^[1]

Are there single-level homes in McCormick Ranch?

Yes, and you can browse the one-story homes here. Homes.com describes single-family ranch-style homes on large lots alongside townhomes and condominiums, and single-level townhomes and ground-floor condos appear in current listings. Confirm stories and interior steps address by address. ^[1]

How old are the homes?

The median year built is 1979. Plan on asking when major systems were last replaced. ^[1]

Is McCormick Ranch walkable?

Local Logic scores published by Homes.com rate it 50 out of 100 for walkability, 60 for bikeability and 10 for transit. ^[1] The Indian Bend Wash Greenbelt adds 11 miles of path with more than 24 grade-separated crossings. ^[3]

What schools serve the area?

The Scottsdale Unified School District. Assignment depends on the address and can change, so confirm with the district. ^[1]

What should I ask about HOA fees?

Fee amounts and structures vary by subdivision here. Request current association documents and dues for the specific address, plus any planned assessments, before you write an offer.

Sources

1. “McCormick Ranch Neighborhood Guide,” Homes.com (CoStar Group). homes.com/local-guide/scottsdale-az/mccormick-ranch-neighborhood/ Accessed August 27, 2026.
2. “85258, AZ Housing Market: 2026 Home Prices & Trends,” Zillow. zillow.com/home-values/94850/scottsdale-az-85258/ Accessed August 27, 2026.
3. “Indian Bend Wash Greenbelt,” City of Scottsdale. scottsdaleaz.gov/parks/greenbelt Accessed August 27, 2026.
4. “Indian Bend Wash, Shared Use Paths” (map), City of Scottsdale Transportation. Accessed August 27, 2026.
5. “McCormick-Stillman Railroad Park,” City of Scottsdale. scottsdaleaz.gov/parks/find-a-park/mccormick-stillman-railroad-park Accessed August 27, 2026.
6. “Parks & Recreation,” City of Scottsdale. scottsdaleaz.gov/parks Accessed August 27, 2026.

Krisy Clayton, Realtor, Y Realty. This guide is informational and uses objective, cited data. It is not an appraisal or legal advice. Equal Housing Opportunity.