In the entitlement stage; not yet selling.
Buckeye, Arizona master-planned community research
The Cascade in Buckeye, AZ Mattamy Homes master plan
A research-backed look at one of the largest master plans ever proposed in Buckeye: 2,771 acres near the White Tank Mountains, up to 11,600 homes across six villages, and a developer that already builds in the city. Built for buyers who want the facts before the sales push begins.
Mattamy Homes
Carved from Elianto
Proposed, not yet selling
Where it standsPlanning & Zoning recommended approval Sept. 22, 2026. City Council vote still pending as of this page's research date.
What's still unknownNo builders, pricing, floor plans, HOA, or construction dates have been published.
At a glance
City records describe 2,771 acres, a cap of 11,600 residential units, six villages, and 30–115 acres of commercial and mixed use.
What is The Cascade?
The Cascade is a proposed 2,771-acre master-planned community in Buckeye, Arizona, with Mattamy Homes as master developer. It is being carved out of the Elianto Community Master Plan, a 3,931-acre plan the city approved in 2004 that was never built. The site sits about two miles north of Interstate 10 between Sun Valley Parkway and the Turner Road alignment, north of Thomas Road, near the White Tank Mountains. The zoning request allows up to 11,600 homes across six villages, 30 to 115 acres of commercial and mixed use, a central park of at least 50 acres and seven neighborhood parks. Buckeye's Planning and Zoning Commission recommended approval on September 22, 2026; the City Council has not yet voted. No builders, pricing, floor plans or opening dates have been published.
| Community name | The Cascade (some coverage calls it The Cascades) |
|---|---|
| City / county | Buckeye, Maricopa County, Arizona (far West Valley) |
| Master developer | Mattamy Homes (project owner per city application) |
| Status | Proposed — P&Z recommended approval Sept. 22, 2026; Council vote pending |
| Location | ~2 mi north of I-10; north of Thomas Rd, east of Sun Valley Pkwy, west of Turner Rd alignment |
| Size | 2,771 acres; up to 11,600 residential units (cap); six villages |
| Home types (planned) | Detached & attached single-family, townhomes, build-to-rent, apartments, active adult, mixed-use |
| Parks & open space | 50+ acre central park, 7 neighborhood parks, ~155 acres of parks, 18% open space per village, trails to the White Tanks |
| Commercial | 30–115 acres of non-residential / mixed use required |
| School district | Saddle Mountain Unified School District; sites to be set aside later |
| Builders / pricing / HOA | Not yet published |
Compiled by REALTOR® Cinda Rose, WV New Builds, from the City of Buckeye planning record and local news coverage. Sources are listed at the bottom of this page.
Master developer and project owner per city records.
Near Sun Valley Parkway and the White Tank Mountains, 2 miles north of I-10.
2,771 acres across six phased villages.
Quick facts
What is verified right now about The Cascade in Buckeye
North of Thomas Road, east of Sun Valley Parkway
City records place the vacant site about two miles north of Interstate 10, between the Bethany Home Road alignment and Thomas Road, and between the Turner Road alignment and Sun Valley Parkway, with the White Tank Mountains nearby.
Mattamy Homes
North America's largest privately owned homebuilder is the master developer. Multiple land owners are involved; Mattamy leads the plan with ABLA Studio (planning and landscape), Colliers Engineering & Design (civil) and Tiffany & Bosco (legal).
Proposed, not yet selling
Buckeye's Planning and Zoning Commission voted unanimously on September 22, 2026 to recommend approval of the Elianto amendment and The Cascade rezoning. The City Council must still hold a public hearing and vote. No sales site, builder lineup, floor plans or pricing exist.
One of Buckeye's largest master plans
The proposed zoning caps residential units at 11,600 on 2,771 acres — about 4.19 homes per gross acre — plus 30 to 115 acres of commercial and mixed use. Reporting notes the 11,600 figure is a ceiling, not a forecast of what will be built.
Community overview
The Cascade is being carved out of Elianto, a 2004 plan that never broke ground
Buckeye approved the Elianto Community Master Plan — roughly 3,931 acres — in 2004, and an Elianto Community Facilities District was formed in 2005. City staff told the commission that no part of Elianto has been developed in the 22 years since. Case PLZZ-26-0003 removes about 2,771 acres, mostly east of Sun Valley Parkway, from Elianto; the companion case PLZZ-25-0014 rezones that land as The Cascade Planned Area Development. About 1,104 acres would stay under the Elianto framework with capacity for up to 5,649 homes.
The project narrative describes The Cascade as predominantly single-family, with designated areas for active-adult living, mixed-use development and a modest commercial zone. The developer's attorney said the residential program is expected to start with the age-restricted portion, which eases near-term school demand.
Why this page matters
Entitlement news gets repeated as if homes were coming next year. This page separates what the city record actually says from what is still unknown.
Verified vs. pending
What buyers can rely on today, and what still needs public release
Verified now
- Mattamy Homes is the master developer and project owner.
- 2,771 acres; up to 11,600 units; six villages; 30–115 acres non-residential.
- P&Z Commission recommended approval on Sept. 22, 2026.
- Saddle Mountain Unified School District serves the site.
- Groundwater supply; part of the site holds a 100-year assured water supply certificate.
Still to be confirmed
- City Council decision and development agreement terms.
- Builder lineup, collections, floor plans and base pricing.
- HOA, CFD and tax disclosures.
- School site locations and attendance boundaries.
- Construction start, first phase, and buildout schedule.
Location & access
Where The Cascade sits in the West Valley
Cross streets and geography
Bounded by the Bethany Home Road alignment (north), Thomas Road (south), the Turner Road alignment (east) and Sun Valley Parkway (west). The site is vacant and surrounded by vacant land; engineered drainage channels carry runoff from the White Tank Mountains and a powerline easement crosses the property.
Regional access
About two miles north of Interstate 10, Buckeye's primary link to Goodyear, Loop 303 and the Phoenix employment core. City conditions require a master traffic study before the Council hearing and make the developer responsible for roadway improvements along Sun Valley Parkway, Turner Parkway and Thomas Road plus internal arterials.
Why buyers watch this corridor
Sun Valley Parkway is Buckeye's next growth spine north of I-10, with Tartesso and Sun Valley already established nearby and the White Tank Mountains as the backdrop. The plan's trail system is designed to connect to the White Tank Mountain regional trail network. Buckeye police and fire-medical would serve the community; a public-safety site is under negotiation.
Timeline
How the community has evolved so far
Elianto master plan approved
Buckeye approves the 3,931-acre Elianto Community Master Plan; a Community Facilities District follows in February 2005. Development never starts.
Mattamy files The Cascade cases
Case PLZZ-25-0014 (The Cascade PAD) and PLZZ-26-0003 (Elianto amendment) are filed with a nearly 600-page narrative and exhibits.
P&Z recommends approval
On Sept. 22 the Planning and Zoning Commission unanimously recommends both cases with 27 conditions, including a master traffic study and water-rights transfers.
City Council, then village plans
Council must hold a public hearing and vote. If approved, village plans, plats, infrastructure and assured-water documentation come before any home can be built. No dates published.
Villages, parks & plan vision
What the future community is planned to include
Six phased villages
The PAD divides the site into six villages, each mapped to topography, drainage and arterial access, with centrally located amenities. Villages can develop in any order; site plans and plats follow at the village level.
Parks and open space
A central park of at least 50 acres, seven evenly distributed "cascade parks," roughly 155 acres of park land in total, and open space equal to at least 18% of each village's net area. All parks are to offer sports and recreational amenities.
Trails to the White Tanks
A path and trail system links village to village and connects outward to the White Tank Mountains and the regional trail network, using drainage corridors and landscaped connections.
Housing mix and commercial core
Detached and attached homes, townhomes, build-to-rent, apartments, an active-adult area and mixed-use residential, with at least 150 detached lots of 12,000+ sq ft. Ten non-residential opportunity areas are mapped for 30–115 acres of commercial, mixed-use and educational uses.
Important: these are proposed features from the zoning application and city staff report, not a promise that any amenity is funded, designed or built. Data centers are a permitted use but, per the developer's attorney, not intended; a stipulation requires separate Commission and Council approval before one could be built.
Need a buyer-side strategy?
Track The Cascade early instead of waiting for a builder sales pitch
Cinda Rose watches the Buckeye planning record, compares upcoming master plans against Buckeye and Goodyear communities that are selling now, and positions buyers before lot releases and incentives start moving.
Schools
School planning is still at the district-coordination stage
What city documents say
The site is within Saddle Mountain Unified School District. The developer told the commission it has been working with the district on demand from The Cascade and the other large master plans nearby.
Future school sites
The plan anticipates school sites, and educational use is among the permitted non-residential uses, but no specific sites have been identified. Sites are to be set aside in phases as village plans progress.
What buyers should assume for now
Attendance boundaries are to be confirmed. Verify school assignments with the district before contract, during the sales process, and again before close if the project is still years from delivery.
Builder background
Who Mattamy Homes is, and what it has built in Buckeye
Mattamy Homes describes itself as the largest privately owned homebuilder in North America, with more than 40 years of history across the United States and Canada and roughly 8,000 families served each year. Its Phoenix division has been buying land across the Valley since the early 2020s.
Already building in Buckeye
Mattamy closed on the 71-acre Tyler Ranch site in Buckeye in January 2022 (303 homesites, about 14 acres of open space) and has built in Verrado's Kenwood neighborhood, where its homes use 2x6 construction and range from roughly 1,600 to 2,900 square feet.
From builder to master developer
At Tyler Ranch and Verrado, Mattamy builds inside someone else's plan. At The Cascade it owns the plan — land use, parks, roads, utilities and architecture rules — which is why the entitlement record, not a sales brochure, is the right place to read its intentions today.
What that means for buyers
Master developers often sell parcels to multiple builders. Expect a mix of Mattamy collections and other builders by village, with the active-adult phase likely first. None of that is published yet; it will arrive in village plans and builder announcements.
Ask before you commit
When sales open, Cinda will ask each builder for amenity completion dates, CFD and HOA budgets, water and traffic conditions attached to the zoning, and which village the lot sits in — and put the answers in writing.
Build-time expectations
What to expect on timing
Because The Cascade is still in the entitlement stage, there is no community-specific builder timeline. City conditions sequence the work: Council approval, a master traffic-impact analysis, transfer of surface-water rights before building permits, floodplain and drainage review, village plans, preliminary plats, then infrastructure. The staff report gives no construction start or buildout date.
For buyer education, a typical production new build in the West Valley often takes around six months once a lot is released, but the bigger question here is when sales begin at all. A plan of this size is usually measured in years from zoning to first move-in, so treat The Cascade as a community to watch rather than one to wait on.
About Cinda Rose
Your West Valley new-construction REALTOR®
Arizona native • Realtor since 2009 • Local new-construction advocate
Cinda Rose
Buyer representation for West Valley new construction, builder negotiations, inspection strategy, and contract-to-close communication.
Cinda Rose is an Arizona native who grew up in Litchfield Park and has watched the West Valley evolve for more than four decades. She became a Realtor in 2009 during one of the hardest real estate markets on record, built her business by helping distressed homeowners find solutions, and carried those negotiation, communication, and problem-solving skills into the work she does for today's buyers and sellers.
Her local perspective is unusually practical: she knows how West Valley communities have grown, how builder corridors shift, where infrastructure expansion creates opportunity, and how to guide buyers through the moving parts of new construction from first visit to closing.
Designations
CDPE · CSSN · CSSPE · SFR · SRS · Master Listing Specialist · ABR · CRS
Builder-side fluencyKnows how to work with builder sales teams while protecting the buyer's leverage.
Construction oversight mindsetEncourages milestone inspections and proactive issue tracking during the build.
West Valley pattern recognitionUnderstands how growth corridors, infrastructure, and neighborhood positioning shape long-term decisions.
New construction knowledgeBuilding process, timeline, and quality expectations
Builder relationshipsTrusted West Valley connections and community awareness
Local market expertiseNeighborhoods, schools, amenities, and growth patterns
Contract negotiationGuidance on incentives, warranties, and risk points
Quality inspectionsIndependent oversight at meaningful construction milestones
Personalized serviceHands-on communication tailored to each buyer's timeline and budget
FAQ
Questions buyers are likely to ask about The Cascade
Where is The Cascade in Buckeye, Arizona?
The Cascade is a 2,771-acre site in Buckeye about two miles north of Interstate 10, generally north of Thomas Road, south of the Bethany Home Road alignment, east of Sun Valley Parkway and west of the Turner Road alignment, near the White Tank Mountains. The land is currently vacant.
Who is the developer or builder of The Cascade?
Mattamy Homes is identified as the master developer and project owner in the City of Buckeye application materials. Mattamy is the largest privately owned homebuilder in North America and already builds in Buckeye at Tyler Ranch and Verrado. Specific builders for individual neighborhoods have not been announced.
Is The Cascade selling homes yet?
No. As of October 2026 the project is in the entitlement stage. Buckeye's Planning and Zoning Commission recommended approval of the master plan amendment and rezoning on September 22, 2026; the City Council still has to hold a public hearing and vote. No sales office, floor plans, pricing or model homes have been published.
How many homes will The Cascade have?
The proposed zoning sets a ceiling of 11,600 residential units across six villages, roughly 4.19 homes per gross acre. City staff and local reporting describe that figure as an entitlement cap, not a forecast that every unit will be built.
What types of homes are planned at The Cascade?
Planning documents allow detached and attached single-family homes, townhomes, build-to-rent and conventional apartments, an active-adult (age-restricted) area, and homes within mixed-use areas. At least 150 detached lots would be 12,000 square feet or larger. The developer's attorney told the commission the residential program is expected to start with the age-restricted portion.
What amenities are planned at The Cascade?
The plan calls for a central park of at least 50 acres, seven additional neighborhood parks, about 155 acres of total park land, open space of at least 18% of each village's net area, and a trail and pathway system that links the villages and connects to the White Tank Mountains and the regional trail network. Between 30 and 115 acres of commercial and mixed-use development is also required. Specific amenity designs will come with later village plans.
What school district serves The Cascade?
The site is within Saddle Mountain Unified School District. The plan anticipates future school sites, but locations have not been chosen; the developer said sites would be set aside in phases as planning progresses. Confirm attendance boundaries directly with the district before contract.
Will there be data centers at The Cascade?
Data centers are a permitted use under the proposed zoning, but the developer's representative said there is no specific intent to build them, and stipulations were added requiring separate Planning and Zoning Commission and City Council approval before any data center could be built.
When will The Cascade open and how long until move-in?
No construction start or buildout schedule has been published. Even after City Council approval, construction depends on a master traffic study, assured-water documentation, village plans, plats and permits. Realistically, first home sales are years away. Cinda Rose tracks the city record and will notify buyers when builder announcements and lot releases are published.
Why use a buyer's agent for a new community like The Cascade?
Builder sales offices represent the builder. Cinda Rose represents you: tracking the entitlement record, comparing The Cascade against Buckeye communities that are selling today, reading the HOA, CFD and water disclosures when they are published, negotiating incentives, and coordinating third-party inspections at pre-drywall and final.
Next step
Want updates on The Cascade before builders are announced?
Cinda Rose can track the Council decision, village plans, builder announcements and lot releases while this community moves through the pipeline — and compare it against Buckeye and Goodyear communities that are already selling today.
Phone 623-252-9350
Updates Get updates from Cinda Rose
Sources
Primary and supporting sources used for this page
- AZBEX — Buckeye P&Z Recommends 2,771-Acre Master Plan (Sept. 25, 2026)
- West Valley Post — Buckeye panel backs 11,600-home Cascade plan (Sept. 27, 2026)
- The Copper Courier / azcentral — 11,000 homes slated for new community in Buckeye (Sept. 25, 2026)
- City of Buckeye — Sept. 22, 2026 Planning & Zoning agenda packet (cases PLZZ-26-0003 and PLZZ-25-0014)
- City of Buckeye — Elianto Community Facilities District
- Mattamy Homes press release — Tyler Ranch land purchase, Buckeye (Feb. 7, 2022)
Facts verified Oct. 18, 2026. Entitlement status, plans and conditions change as the city record develops; nothing here is a representation by Mattamy Homes or the City of Buckeye. Confirm before contract.
Realty ONE Group Goodyear
Contact
©2026 Copyright CINTO LLC and The West Valley Home Team. All Rights Reserved.