Key takeaways
- Write the membership into the offer: conveyed or resigned, who pays transfer or initiation fees, and the club-approval timeline.
- Ask whether a seller's membership can transfer, and who pays the transfer or initiation cost.
- Waitlists can affect when you can actually play.
- Club costs belong in your total cost of ownership next to HOA dues and taxes.
- Membership policies affect resale, so ask how they've changed in recent years.
Why does the membership need its own lines in the contract?
In communities like Silverleaf, Desert Highlands, Estancia, Desert Mountain and Troon, golf is a big part of why people buy. But owning a home on or near a course doesn't automatically mean you can play it. I've seen buyers fall for a fairway view, only to learn that membership has a waitlist, a significant initiation fee or a category structure that doesn't match how they want to play. Sorting this out before the offer, and writing it into the contract and escrow instructions, saves a lot of frustration.
Is membership required, optional or tied to the lot?
There are three basic models, and you'll see all of them in the Northeast Valley:
- Mandatory membership. Every owner has to hold some level of membership, usually social at a minimum.
- Optional membership. You can buy the home without joining and apply separately.
- Equity or lot-tied membership. Membership can transfer with the property, sometimes for a fee.
Each club sets its own rules, and they can change over time. Ask for the membership documents and read them during your inspection period, not after.
Can the seller's membership transfer to me?
This is one of the most important questions, and the answer varies. Some clubs let a selling member transfer the membership to the buyer at closing, sometimes for a transfer fee or with part of the initiation fee going to the club. Others require the buyer to apply as a new member. In some clubs, a seller who resigns gets back part of an equity deposit, which can affect what they're willing to negotiate on.
Questions to ask the club directly:
- Can this membership transfer to a buyer of this home?
- What fees apply, and who customarily pays them?
- Is there a waitlist for my desired category, and how long is it?
- Are there limits on the number of memberships in my category?
What are typical costs, and how should I budget?
Initiation fees and annual dues in North Scottsdale's private clubs range widely, from modest social memberships to significant full-golf initiations. Beyond dues, budget for food-and-beverage minimums, cart or locker fees and capital assessments, if the club charges them. When I build a cost comparison for buyers, club costs sit right next to HOA dues, property taxes, insurance and maintenance.
Do I have to join right away?
Not always. Some buyers rent or play as guests for a season before deciding. Others want to be members from day one and make the purchase contingent on membership approval. If membership is essential to you, ask your agent about writing that into the contract or timing the closing around the club's approval process.
How does membership affect resale?
Clubs that are financially healthy, with strong membership demand, tend to support home values. Clubs with membership struggles can drag on them. Ask about membership trends, waitlist length, recent capital projects and whether any assessments are planned. For more on one example, see inside the Silverleaf Club.
What about water and the long-term course outlook?
With Arizona's water challenges in the news, buyers reasonably ask how courses are irrigated and what the long-term plan looks like. Ask the club about its water sources, turf-reduction plans and any agreements with water providers. My guide to water questions in Scottsdale golf communities covers the basics.
Which communities should I compare?
If golf is central to your search, I'd compare at least two or three clubs. Each has a different feel, schedule and membership structure. The golf communities hub, along with my pages on Desert Highlands and Estancia, are a good place to start.
What should sellers know about membership?
If you're selling, find out early whether your membership can transfer and on what terms. In my experience, a transferable membership can be a real selling point, and an unclear policy creates friction late in escrow. Put the club's written policy in your listing materials so buyers' agents can answer questions quickly.
What's a sensible order of operations for a golf-community buyer?
Here's the sequence I suggest. First, decide how you want to play: how often, which days, and whether a social membership would be enough. Second, shortlist two or three clubs whose categories match that. Third, get each club's current membership documents and fee schedule in writing. Only then should you start writing offers on homes, with the club's timeline built into your closing date. Buyers who follow that order rarely end up with a home they love and a club they can't get into.
How do I put this into practice with a real address?
Start with the property you are actually considering — not a portal average. Pull the last 90 days of closed sales that match the same community, product type, and condition band. Walk the competition that is active today. Then decide whether the story of this home (or this building, or this lot) is strong enough to stand next to that set.
In my experience advising Northeast Valley clients for more than 30 years, the owners who do that homework early make cleaner decisions. The ones who wait for "the market to feel better" usually meet more inventory later. Scottsdale's Cromford® Market Index was 133.6 on October 29, 2026 — still a seller's market — while the Valley sat at 66.7 on October 31, 2026, a buyer's market. Those readings move weekly, so check the latest numbers before you make a decision.
If you want a second set of eyes on the comps and the showing plan for your specific situation, call me at (602) 622-1226. We answer 24/7, and I'll walk you through the numbers without the urgency language that wastes everyone's time.
FAQ
Do I have to join the club if I buy in a Scottsdale golf community?
It depends on the community. Some require membership, some make it optional and some tie it to the lot. Confirm with the club for the specific home.
Can a golf membership transfer with the house?
At some clubs, yes, often for a fee. At others, the buyer applies as a new member. Get the policy in writing from the club before you write an offer.
How much are golf club initiation fees in North Scottsdale?
They vary widely by club and category. I don't publish figures without confirming them with each club, so ask for the current fee schedule.
Can I make my purchase contingent on club approval?
Sometimes. Talk to your agent about contract language and timing if membership approval is essential to you.
Can you help compare clubs?
Yes. I can help you line up the right questions and tour several communities. Call (602) 622-1226.
If golf is part of your plan, I'm happy to help you compare clubs and communities before you commit to a home. Call me at (602) 622-1226, answered 24/7.
Author Bio
About Darren Tackett — Darren Tackett, REALTOR®, leads The Tackett Team, powered by eXp Realty, the #1 Mega Team in Arizona (RealTrends 2025), and #75 Mega Team nationally by volume. For more than 30 years he has focused on luxury homes, golf communities and land across Scottsdale, Paradise Valley and the Northeast Valley, including the roughly $28.1 million Altitude sale at Silverleaf in 2022 — the Scottsdale record and the highest closed sale in Scottsdale. The Tackett Team | eXp Realty, 20551 N. Pima Road, Suite 185, Scottsdale, AZ 85255. (602) 622-1226 (answered 24/7). darren@tackettteam.com.