LIVE AZ CO | Real Broker
Prepared for Carole & Paul Ceonzo
Your Home. Your Decision.
Our Data.
22933 E Camacho Rd — Queen Creek, AZ 85142 — Spur Cross (Gated)
Listed at $1,195,000 $365.89/sf
February 20, 2026 — Live AZ Co | Real Broker
They're Asking
$1,195,000
$365.89/sf
The Data Says
$1.10M–$1.20M
Based on 5 comps + pending
Days on Market
18
Area avg: 78 days
Avg. Discount
3.8%
$800K+ sellers concede
"We know how this feels. You've walked through this home twice, you can picture your life here — and now you're wondering: is the price right? That's exactly the question we're here to answer."
Your Plan
Three Steps to a Smart Offer
1
Know Your Range
The comps tell us this home is worth between
$1,100,000 – $1,200,000
2
Start Smart
Open in the range where the data is strongest
$1,100,000 – $1,150,000
3
Stay Disciplined
Don't exceed list without concessions
Ceiling: $1,195,000
Why This Range?
The strongest in-community comp — a home on the same street, same builder, same year — just sold for $1,200,000 but is 1,008 SF larger. A model-match floorplan is under contract at approximately $1,190,000. Your home's RV garage adds an estimated $40–60K premium, which we've factored in. At $1,195,000, the seller is asking for the very top of what the data supports.
⚠ What's at Stake Without This Data
Without comp analysis, a buyer at this price point risks overpaying by $50,000–$95,000. The neighbor across the street got 1,008 more square feet for just $5,000 more. Every $1M+ sale in Spur Cross required price reductions to close — sellers consistently start high because most buyers don't have the data to push back. You do.
The Home
What You're Buying
| Address | 22933 E Camacho Rd, Queen Creek, AZ 85142 |
| Subdivision | Spur Cross Phase 1 Parcel 8 — Private Gated |
| Bed / Bath | 4 BD / 2 Full BA / 1 Half BA (6 rooms incl. office, flex/game) |
| Living Sq Ft | 3,266 SF |
| Lot Size | 15,450 SF (0.355 acres) |
| Year Built / Builder | 2020 / Maracay (Pioneer Plan 5571B) |
| Style | Ranch — Single Story, No Interior Steps |
| Garage | 3-Car (RV Garage, Tandem, Temp Controlled, Side Entry) |
| Pool / Spa | Yes — Heated Play Pool + Private Heated Spa |
| HOA | $157/mo (Gated, Paths, Playground) |
| List Price / $/SF | $1,195,000 | $365.89/sf |
| DOM / List Date | 18 days | Listed 01/26/2026 |
| Listing Agent | Sarah Morales, eXp Realty (Owner/Occupant) |
✔ What You'll Love
- RV garage (temp-controlled, tandem) — rare feature, commands $40–60K premium in Queen Creek. Side vehicle entry adds versatility.
- Heated pool + heated private spa on a 15,450 SF lot with misting system and synthetic turf backyard
- Gated community — Spur Cross is one of Queen Creek's most sought-after gated enclaves
- 2020 build by Maracay — newer construction with tankless water heater, ENERGY STAR windows, programmable thermostat
⚠ What to Negotiate On
- Shower needs remodeling — budget $12K–$15K. This is a concrete negotiation point for seller credits.
- Owner/Occupant listing — seller lives here. Owner-occupants can be emotionally attached to price.
- $/SF premium — at $366/sf, the asking exceeds the largest Spur Cross sale ($281/sf for 4,274 SF).
- Spur Cross pricing resistance — every $1M+ in-community sale required price reductions or long DOM (44–106 days).
The Data
What Other Buyers Actually Paid
These aren't estimates or opinions — they're actual closed sales. Three within Spur Cross, two from nearby premium communities, plus a pending model-match that's the most relevant data point of all.
➤ View all comparable listings at: liveazco.com/camacho-comps
| Address | Subdiv | Sold | SqFt | $/SF | Bd/Ba | Year | Pool | Close | DOM |
|---|---|---|---|---|---|---|---|---|---|
| 22940 E Camacho Rd | Spur Cross | $1,200,000 | 4,274 | $281 | 4/5 | 2020 | Yes | 02/10/26 | 44 |
| 22863 E Russet Rd | Spur Cross | $1,300,000 | 4,060 | $320 | 4/3.5 | 2021 | No | 11/14/25 | 106 |
| 21978 E Aspen Valley Dr | Ash Creek Est. | $1,245,000 | 3,005 | $414 | 4/3 | 2017 | Yes | 02/19/26 | 55 |
| 22679 E Russet Rd | Spur Cross | $805,000 | 2,706 | $297 | 3/3 | 2021 | Yes | 01/29/26 | 14 |
| 21782 S 222nd Way | Charleston Est. | $940,000 | 3,194 | $294 | 4/4 | 2017 | Yes | 12/02/25 | 75 |
What These Sales Tell Us
Your neighbor across the street (22940 Camacho): Same builder. Same year. Same gated section. Sold 10 days ago for $1,200,000 — and it's 1,008 SF larger with an extra bathroom. At $281/sf, your home would be worth $917K at the same rate. Even with the RV garage premium, the gap is significant.
The ceiling comp (22863 Russet): The most expensive Spur Cross sale in a year — $1,300,000 for 4,060 SF. But it took 106 days and a $50K price cut. Even the best homes in this community struggle above $1.3M.
The closest size match (21978 Aspen Valley): 3,005 SF with pool, sold $1,245K ($414/sf). But this is Ash Creek Estates — a different tier with extensive custom upgrades. That $/sf doesn't apply to Spur Cross.
The floor comp (22679 Russet): Sold $805K ($297/sf) in just 14 days — proof that Spur Cross homes move fast at the right price. Adjusting up for your home's extra size + RV garage puts the baseline at $1,000K–$1,050K.
The size match (21782 S 222nd Way): Nearly identical square footage (3,194 vs 3,266), pool, 4BD. Sold $940K in non-gated Charleston. Adding the Spur Cross gated premium suggests ~$1,034K–$1,081K.
The pending model-match (22886 Russet): Under contract now. Same community, 3,437 SF, 4/4, RV garage, no pool. Reduced from $1,299K to $1,230K. Expected close near $1,190K. This is the single most relevant data point — and it's a larger home.
Price Per Square Foot — The Visual Story
Within Spur Cross, the $/sf range is $281–$320. The subject's $366/sf asking price significantly exceeds every in-community sale.
Your Number
What This Home Is Actually Worth
We approached this from three independent angles. They all point to the same range.
Spur Cross Avg $/SF
$299/sf
3 in-community comps
RV Garage Premium
+$40K–$60K
Rare feature, high demand
Model-Match Pending
~$1,190K
Same floor plan, under contract
Sale-to-List ($800K+)
96.2%
Sellers conceding ~3.8%
Approach 1 — Model Match + RV Premium
A model-match floorplan is under contract at approximately $1,190,000. Your home's RV garage adds $40,000–$60,000. This approach yields $1,190,000–$1,250,000 — the most favorable to the asking price.
Approach 2 — In-Community $/SF
The three Spur Cross sales averaged $299/sf. Adjusting for the size-to-$/sf inverse and adding the RV garage premium: $1,052,460–$1,137,780.
Approach 3 — Bracket Method
Your home brackets between the floor ($805K, 2,706 SF) and the Camacho neighbor ($1,200K, 4,274 SF). Adding size adjustments + RV premium from both directions yields $1,100,000–$1,200,000.
Your Target Range: $1,100,000 – $1,200,000
The midpoint is approximately $1,150,000. The model-match pending sale pushes the ceiling toward $1,200,000, but the in-community $/sf data and the Camacho neighbor (1,008 SF more for $1,200K) confirm the asking price sits at the very top of what any appraiser would support.
Market Context
The Bigger Picture
Spur Cross Pricing Pattern: Both $1M+ in-community sales closed below original list. The pending RV-garage home reduced $69K. Sellers consistently start high and come down.
RV Garage Scarcity: Genuinely rare. The only other Spur Cross home with an RV garage is pending at ~$1,230K (171 SF larger, no pool). Scarcity supports a premium — but doesn't override fundamentals.
Subject Price History: No reductions yet (listed 01/26/2026). If it follows the Spur Cross $1M+ pattern, a reduction could come in 30–60 days.
Market Conditions: Queen Creek's $800K+ segment is not fast-moving. 78-day avg DOM and 96.2% sale-to-list ratios give buyers leverage. There's no rush.
Next Steps
Here's What Happens Next
1
We Talk Strategy
Review this data together, decide on your opening number, and discuss terms (shower credit, close timeline).
2
We Make the Offer
We present your offer with the comp data that supports it. Professional, data-backed, confident.
3
We Negotiate Smart
If they counter, we know our range and our ceiling. We negotiate from data, not emotion.
✔ The Outcome We're Working Toward
You walk into this home knowing you paid a fair price — backed by data, supported by an appraiser, with room in your budget for that shower remodel. No second-guessing. No overpaying. Just a smart decision on a home you love.
Community
About Spur Cross
Spur Cross is a prestigious gated community in Queen Creek, AZ, located near Signal Butte Rd and Ocotillo Rd. Built primarily by Maracay and Ashton Woods (2020–2021), the community features single-story luxury homes on generous lots, many with RV garages. Amenities include gated entry, walking/biking paths, playground, and community pool. The community is within the Queen Creek Unified School District (Queen Creek HS, Queen Creek JH, Barney Elementary).