If you’ve ever searched for homes in Cave Creek, AZ (85331), you may have noticed something confusing: not every property with a Cave Creek mailing address is actually within the Town of Cave Creek. This often surprises buyers, so here’s a breakdown of how it works and why it’s important when buying or selling. For those also following the latest sales trends, you can check out my recent Cave Creek Market Update for 2025.
Where Cave Creek “Proper” Is Located
Many people assume the dividing line for the Cave Creek jurisdiction is Carefree Highway, but it’s actually Westland Road. Homes located north of Westland Road within the 85331 zip code fall under the Town of Cave Creek’s city limits, which means:
- They receive Town of Cave Creek municipal services and utilities in many areas.
- They are subject to Town of Cave Creek zoning and building regulations.
- Buyers looking for the “true” Cave Creek lifestyle, which often includes custom homes on larger lots, desert preserves, and western charm, will want to focus on this area.
South of Westland Road: Still 85331- “Cave Creek”, But Phoenix or County Jurisdiction
South of Westland Road, homes may have a Cave Creek mailing address, but they are governed by either the City of Phoenix or Maricopa County rather than the Town of Cave Creek. These properties still fall within the Cave Creek Unified School District (CCUSD), but utilities, zoning, and permitting are handled by Phoenix or the county, depending on the parcel.
This distinction matters most for buyers interested in horse properties, lot splits, or remodels, since jurisdiction can directly affect costs and options.
Cave Creek “Proper” vs. Phoenix/County Jurisdiction: What the Numbers Show
Here’s how the numbers compare so far in 2025 using Westland Road as the dividing line:
| Location | Closed Sales (YTD) | Median Sales Price | Avg PPSQFT | Price Range | Sales-to-List Ratio | Avg DOM |
|---|---|---|---|---|---|---|
| Proper Cave Creek (north of Westland Rd) | 104 | $1,200,000 | $435.78 | $440K–$7M | 96% | 98 days |
| Phoenix/County Jurisdiction (south of Westland Rd) | 277 | $835,000 | $369.97 | $420K–$7M | 97% | 79 days |
Compared to neighboring communities, prices in Cave Creek “Proper” are closer to Carefree’s luxury market. For a full breakdown of recent activity, see my Carefree Market Update.
What This Means for Buyers
Homes north of Westland Road in the Town of Cave Creek command higher values per square foot, reflecting custom construction, larger lots, and the authentic Cave Creek lifestyle with access to trails, downtown shops, and local eateries within walking or riding distance.
South of Westland Road, homes may still have a Cave Creek mailing address but fall under Phoenix or Maricopa County jurisdiction. These neighborhoods generally provide greater affordability, faster turnover, and more planned community options, while still benefiting from the Cave Creek Unified School District.
Final Thoughts
Both areas provide great opportunities for living, but the distinction matters. Cave Creek “Proper” offers a more rural, custom, or even equestrian lifestyle at a higher price point, while the southern portion of 85331 under Phoenix or Maricopa County provides more affordable options and closer to everyday amenities from the Loop 101.
If you’re considering buying or selling in Cave Creek, I’d be happy to provide a personalized market analysis and guide you through the differences between the two areas of 85331 so you can make the best decision for what fits your lifestyle. Contact me today to get started.
