1.Is Pegasus Airpark Actually in Queen Creek?
Yes. The clearest evidence is the Town of Queen Creek GIS Department’s own hosted subdivision service: every Pegasus- and Volare-named subdivision record in it carries the in-town flag, as pulled on September 20, 2026. The recorded declaration says the same thing in words, reciting that the property is situated in the Town of Queen Creek, County of Maricopa, State of Arizona. And the Town behaves like the jurisdiction it is — it issued Special Use Permit SU 01-97 (amending SU 07-94), required Town Council site-plan approval, issues the certificates of occupancy, and receives the annual aircraft-noise compliance reports. That also puts the airpark on the Maricopa side of a town that straddles two counties, which is what governs how the tax bill is assembled.
The Flight Association’s administrative mailing address is in Chandler, and aggregator sites repeat it. It is a mailbox, not the location of the airfield. Place the field by its FAA coordinates — 33.20873, −111.61724 — not by a mailing address.
For roads, a Queen Creek listing page for the community gives Ellsworth Road as the nearest major arterial, and the Association’s own site points at US 60, the San Tan (Loop) 202 and SR 24 for regional access. The Town’s own “About Queen Creek” page puts Phoenix-Mesa Gateway Airport roughly 10 minutes away and Sky Harbor roughly 45 — relevant here, because owning a light aircraft does not remove the need for an airline when the trip is long.
Sources disagree on which side of town the field sits on. The FAA record and airnav.com both describe it as three miles north of Queen Creek; the Association’s own site describes the community as just south of Queen Creek near US 60, the San Tan 202 and AZ 24. We could not resolve that against a verified downtown coordinate, so we publish the coordinates and leave the direction alone.
2.The Airfield on Paper: Identifier, Runway, Radio
Pegasus Airpark has its own FAA airport record, which is the single best document to read before you look at a single listing. It is a private-use field with one runway, no control tower and no on-field controller.
| Item | What the FAA record says | What that means for a buyer |
|---|---|---|
| Location identifier | 5AZ3, “Pegasus Airpark” | Search the FAA record by this identifier rather than trusting an aggregator page |
| Ownership and use | Private use only; permission required prior to landing. Owner of record: Pegasus Airpark Flight Association | The body that controls access to the runway is the same body that sets your assessments |
| Runway 08/26 | 5,124 ft × 80 ft, asphalt | One runway; 08 and 26 are its two directions, not two strips |
| Lighting | High-intensity runway edge lighting | A lit field. The FAA record states the lighting; nothing we read says who maintains or funds it |
| Field elevation | 1,451.5 ft MSL | An input to aircraft performance that belongs in the FAA record and your aircraft’s data, not on a real-estate page |
| Radio | CTAF 123.05 MHz; no control tower; field unattended | Traffic is self-announced. There is no tower and nobody on duty to sequence arrivals |
| Coordinates | 33.20873, −111.61724 | Corroborated independently by airnav.com to seven decimal places |
| Activation | May 1998 | Secondary (airnav.com), undated on the source itself — treat as approximate |
Displaced thresholds are the one runway figure we will not give you as a single number. The FAA record, the higher-authority source of the two, states 475.0 ft on the Runway 08 end and 459.3 ft on the 26 end as of September 20, 2026; the Flight Association’s own site states 921 ft and 911 ft. The two genuinely disagree and we cannot reconcile them. This page publishes no flight-planning or aviation-safety guidance of any kind — take runway and airspace questions to the FAA record for 5AZ3 and to the Association’s current operating rules.
3.What the Recorded Documents Actually Restrict
The rules that make this community work are not on a website. They are in a Declaration of Covenants, Conditions and Restrictions recorded with the Maricopa County Recorder on March 8, 2001 as Instrument No. 2001-0183804, whose Exhibit D carries the Town’s special use permit stipulations. That instrument number is a citation, not trivia: any buyer can order the recorded document from the county recorder by that number and read Exhibit D without asking anyone’s permission.
| What is restricted | What the recorded document says | Where it is written |
|---|---|---|
| Aircraft type | Propeller-driven, fixed-wing aircraft only | CC&Rs, Exhibit D |
| Aircraft size | Maximum takeoff weight 12,500 lb or less; approach speed under 121 knots; wingspan under 79 feet | CC&Rs, Exhibit D |
| Banned in the 2001 permit | Jets, turbojets, ultralights and helicopters | CC&Rs, Exhibit D — but see the helicopter note below |
| How many aircraft | 225 on the entire development, residential and FBO combined; 92 maximum at the FBO alone | CC&Rs, Exhibit D |
| Commercial use | Charter, courier, commercial flight schools, scheduled air service and crop dusting are prohibited | CC&Rs, Exhibit D |
| Pattern work | “Touch and goes” are prohibited except for safety reasons | CC&Rs, Exhibit D |
| Who may use the field | Residents and Flight Association members; guests require prior permission, except emergency landings | CC&Rs, Exhibit D |
| Noise | Aircraft noise capped at 65 DNL at any site boundary; annual noise reports required to the Town | CC&Rs, Exhibit D / SU 01-97 |
| Lot size and density | Residential lots not less than one acre, excluding rights-of-way and taxiway easements; no more than 0.75 dwelling units per gross acre | CC&Rs, Exhibit D, stipulation 3 |
Helicopters: the one rule we cannot tell you
The 2001 permit prohibits helicopters outright. That is the recorded baseline and we can source it. What we cannot source is whether it still holds. The Association’s own documents page lists a 2021-22-era helicopter approval letter and a planned area development amendment by file name, which points strongly at a later Town approval — but the text of those documents was not obtained, so this page will not assert either that helicopters are banned or that they are allowed. If rotorcraft matter to you in either direction, that question goes to the Association in writing before you write an offer.
A general rule for this community: treat any statement about its rules as dated 2001 unless someone shows you the amendment. Twenty-five years sit between the recorded permit and today, and the later documents the Association lists on its own site — a planned area development amendment, a helicopter approval letter, a Unit 5 final plat — are ones we have not read.
4.Lots, Homes and Hangars: How the Community Is Platted
Pegasus Airpark is not one subdivision. It is three residential plats plus four hangar condominium plats, and confusing the two is the fastest way to misunderstand what is for sale. The Town’s subdivision layer gives the counts, and Unit 1’s lot count and plat reference match the legal description in the CC&Rs exactly.
| Recorded plat | Residential lots | Year platted | Recorder book-page |
|---|---|---|---|
| Pegasus Airpark Unit 1 | 49 | 2002 | MCR 556-03 |
| Pegasus Airpark Unit 2 | 55 | 2004 | MCR 643-24 |
| Pegasus Airpark Units 3 & 4 | 76 | 2007 | MCR 769-05 |
| Total confirmed | 180 | — | Town of Queen Creek GIS, September 20, 2026 |
| Condominium development | Units | Year platted |
|---|---|---|
| Pegasus Aircraft Storage Phase 1 Condominium | 31 | 2004 |
| Pegasus Aircraft Storage Condominium Phase 2 | 16 | 2010 |
| Volare Hangars at Pegasus Airpark Condominium | 34 | 2010 |
| Hangars at the Pegasus Condominium | 31 | 2015 |
| Total | 112 | — |
The 180 figure is a floor, not a certainty. The Association’s documents page references a recorded “Unit 5” final plat that does not appear as its own record in the Town’s subdivision layer as of this pull. It may be a small in-fill replat folded into the Units 3 and 4 boundary, or it may add lots. Nobody should quote a home count here without that caveat.
Lot sizes follow from the permit: not less than one acre, measured exclusive of rights-of-way and taxiway easements, at no more than 0.75 dwelling units per gross acre. Listings scraped on September 20, 2026 showed 1.17, 1.22, 1.25 and 2.09 acres, plus one described as over 1.4 acres. For scale: The Pecans, the established large-lot estate community usually named alongside this one, samples at roughly 0.71 to 0.92 acres across its four phases in Maricopa County Assessor parcel records pulled the same day — smaller lots, and with a pecan grove at the back instead of a taxiway.
The hangars are the variable that has no equivalent anywhere else in town. Listings scraped the same day described a 50-by-60-foot insulated, climate-controlled hangar with a 60-foot hydraulic door and on-site fuel on a $3.5 million listing; a roughly 3,000-square-foot hangar with offices, kitchenette and bath on a $2.9 million listing; and a 10,000-square-foot steel hangar on a 32,000-square-foot estate with 350 feet of taxiway frontage, listed at $17.25 million. Those are listing descriptions, not an inventory of what exists.
5.What Pegasus Airpark Dues Are — and Why Nobody Publishes a Number
The short answer: the Association publishes no dues figure at all, and the only 2026 number in circulation is one listing’s — $326 a quarter plus $200.50 a quarter, about $175 a month combined, on a listing updated August 27, 2026. Treat that as MLS data to confirm in writing, not a fee schedule. We checked the Association’s homepage, its documents page and its most recent posted newsletter, which is itself from the first quarter of 2023, and none of them states a dollar amount. What the recorded declaration does give you is the mechanism: Common Expense assessments payable monthly under a Board-adopted annual budget, special assessments requiring a 60% quorum and approval by 67% of the votes cast, and unpaid assessments becoming a lien on the lot, hangar or membership interest.
| Charge | Amount | Set by | Basis and date |
|---|---|---|---|
| Common Expense assessment | Monthly, per the Board-adopted annual budget — no dollar figure published by the Association | The Board | Declaration of CC&Rs ¶6, recorded March 8, 2001 |
| Dues reported in one 2026 listing | $326 a quarter plus a further $200.50 a quarter — about $175 a month combined, described as covering grounds and street maintenance | An MLS listing field, not the Association | ARMLS #7044856 via Redfin, listing updated August 27, 2026 |
| Special assessment | Requires a 60% quorum and approval by 67% of the votes cast | The membership | Declaration of CC&Rs ¶6.3 |
| Unpaid assessments | Become a lien on the member’s lot, hangar or membership interest | The declaration | Declaration of CC&Rs ¶6 |
| Raising the regular assessment | More than 20% above the prior fiscal year needs approval by a majority of the members | A.R.S. § 33-1803(A) | Arizona statute, current law as of September 20, 2026 |
| Resale disclosure package | Capped at $400 in aggregate, plus up to $100 for rush service inside 72 hours and up to $50 to update a report 30 or more days old | A.R.S. § 33-1806(D) | Arizona statute, current law as of September 20, 2026 |
| Title transfer fee | Disclosed in the resale package — and not limited by that $400 cap | A.R.S. § 33-1806(A)(4)(e) | Arizona statute, current law as of September 20, 2026 |
The two quarterly line items in that listing are the interesting part. A combined $175 a month arriving as $326 and $200.50 per quarter is consistent with the declaration’s two-tier structure — a residential assessment and a separate airfield assessment — but the Association has not confirmed that split, so we present it as one listing’s reported total and nothing more. Here is how that one figure sits against dues elsewhere in town. The rows are not all the same kind of evidence: one comes from an association’s own rate letter, the rest from listing data.
| Community | Dues in the best record we could find | Source and date |
|---|---|---|
| Pegasus Airpark | About $175 a month equivalent ($326 + $200.50 a quarter) | One ARMLS listing via Redfin, updated August 27, 2026 |
| Cortina | About $275 to $300 a quarter, roughly $92 to $100 a month | Listing data, scraped September 20, 2026 |
| The Pecans | $192 to $324 a month across individual listings | Listing data, scraped September 20, 2026 |
| Ironwood Crossing | $225 a month, of which $66.42 is a resident sewer assessment | The association’s own 2026 rate letter, dated November 24, 2025 |
| Encanterra | $1,800.49 a quarter, about $600 a month | One listing, scraped September 20, 2026 |
Read that table the right way round. A runway, taxiways and edge lighting are not obviously cheaper to maintain than a pool and a park, and yet the one Pegasus figure we can find is lower than every other row except Cortina’s — below Ironwood Crossing’s $225 and below the bottom of The Pecans’ range. That is exactly why the number needs confirming in writing rather than assuming: see our breakdown of what HOA dues buy across Queen Creek for how much dues vary by phase and parcel even inside one named community, and Cortina’s fee structure for a worked example of a transfer fee that dwarfs the statutory disclosure cap.
One Arizona deadline applies squarely here. A.R.S. § 33-1818(B) required any planned community whose declaration predates 2015 — this one was recorded in 2001 — to hold a membership vote by June 30, 2025 in order to keep regulating publicly dedicated roadways. If that vote was not held, or did not pass, that authority expired by operation of law. The statute reaches only roadways dedicated to or held by a government, and nothing we read establishes whether any street inside the gates is publicly dedicated. Ask the Association whether the vote was held and which streets, if any, it covers.
6.What Homes at Pegasus Airpark Sold For in 2026
This is a thin, specific market, so individual closings tell you more than a median would. Four dated sales, all scraped from Redfin on September 20, 2026 and all secondary market data rather than county records:
| Closed | What sold | Sale price | Days on market | Versus list |
|---|---|---|---|---|
| July 27, 2026 | 5 bed, 3.5 bath, 4,579 sq ft | $1,550,000 | 25 | At list |
| June 15, 2026 | 5 bed, 4 bath, 3,705 sq ft | $1,500,000 | 137 | 15% under list |
| April 9, 2026 | 4 bed, 3.5 bath, 3,392 sq ft | $3,041,500 | 75 | 5% under list |
| April 8, 2026 | Vacant lot / land parcel | $850,000 | Not published | Not published |
The most expensive of the three houses was also the smallest, at 3,392 square feet. Conditioned square footage is not the thing being priced here, which is what the hangar descriptions in the listing data imply — they run from a 50-by-60-foot climate-controlled box up to 10,000 square feet of steel. Active inventory on the same date ranged from $1.2 million for a vacant 1.25-acre homesite to $17.25 million for a 32,000-square-foot estate. Two of the three houses closed under list, and one sat 137 days before it did.
Every price on this page is a dated snapshot from a market-data site, not an appraisal, a forecast or a county record. Prices here move on individual hangars and individual lots, and a four-sale sample proves nothing about next quarter.
7.Noise and the Honest Trade-Offs of Living on a Runway
The recorded permit treats noise as an enforceable term rather than a courtesy. Aircraft noise is capped at 65 DNL at any site boundary, and the Town receives annual noise-compliance reports. Several of the restrictions that read as exclusivity on paper are noise controls in practice: the ban on jets and turbojets, the 225-aircraft ceiling, the prohibition on charter, courier work, commercial flight schools, scheduled air service and crop dusting, and the ban on “touch and goes” except for safety reasons — repetitive pattern work being the noisiest routine thing a small field produces.
What none of that changes is the basic bargain. This is an active private airfield with a lighted 5,124-foot runway, no control tower and traffic self-announced on CTAF 123.05. Aircraft movements are the point of the community, not an externality it apologizes for, and every lot here sits inside a development whose recorded purpose is to fly from. No measurement appears in the FAA record or in the recorded declaration; the permit sends the annual noise-compliance reports to the Town, so the Town is where a buyer who cares would ask for them.
- What you get: an acre or more, taxiway access, hangar space, a gated private community the Association describes on its own site as having no public access.
- What you give up: flexibility. The recorded envelope rules out jets, turbojets and ultralights, and the field is closed to non-member traffic without prior permission.
- What you carry: Common Expense assessments set by the Board under its own annual budget, on a schedule the Association does not publish. The one listing that reports a figure describes it as covering grounds and street maintenance; what share, if any, funds the runway and taxiways is not published anywhere we could find.
- What is genuinely unresolved: the current helicopter rule, the displaced-threshold figures, and whether a “Unit 5” plat adds lots beyond the confirmed 180.
8.Schools: What We Can Say and What Only the District Can
Queen Creek Unified School District is the district that generally serves this part of town, and it publishes an address-level school locator. That is as far as anyone should go in print. We will not tell you which elementary, junior high or high school a Pegasus Airpark address is assigned to, because attendance boundaries change and a listing is not evidence. Run the exact address through the district’s school locator and, if the answer matters to the offer, get it in writing from the district. Our guide to verifying a Queen Creek school boundary before you buy walks through the process and the traps.
9.The Pre-Offer Checklist: One for Pilots, One for Everyone Else
Two buyers walk into this community with completely different risks. Here is what each one should have in hand before signing anything.
If you fly
- Pull the recorded declaration by instrument number. Ask escrow, or the Maricopa County Recorder, for Instrument No. 2001-0183804 and read Exhibit D yourself. The aircraft type, weight, approach-speed, wingspan and count limits all live there.
- Ask the Association in writing for every amendment since 2001, naming the planned area development amendment and the helicopter approval letter listed in its document library. The 2001 text is a baseline, not necessarily today’s rule.
- Measure your aircraft against the recorded envelope: propeller-driven, fixed-wing, 12,500 lb maximum takeoff weight or less, approach speed under 121 knots, wingspan under 79 feet.
- Read the FAA record for 5AZ3 the week you go under contract, and take the displaced-threshold discrepancy between the FAA and the Association to the Association and the FAA — not to a real-estate page. Nothing here is flight-planning or safety guidance.
- Establish exactly what you are buying: a house lot, a hangar condominium unit, or both. The 112 hangar and storage units sit in four condominium plats recorded separately from the 180 house lots.
- Ask for the residential assessment and the airfield assessment separately, in writing, with what each one funds. One listing shows the combined figure arriving as two quarterly charges; only the Association can tell you which is which for your lot.
- Ask what the annual noise reports to the Town have said, given the 65 DNL boundary cap in the permit, and ask the Town for its side of that file.
If you do not fly
- Price the acre, not the runway. The permit sets a one-acre minimum and caps density at 0.75 dwelling units per gross acre; listings show 1.17 to 2.09 acres. Decide whether the lot alone justifies the price before the hangar enters the conversation.
- Ask whether the lot carries a taxiway easement and what it obliges you to allow. The one-acre minimum is measured excluding taxiway easements, which tells you those easements exist as recorded interests in the land.
- Assume you are assessed for the airfield whether you use it or not, and get that confirmed in writing. The declaration assesses Common Expenses across the community and one listing reports two separate quarterly charges, but the Association has not confirmed what either charge funds.
- Look hard at resale. Three houses closed in 2026 between $1,500,000 and $3,041,500, two of them under list, one after 137 days. The buyer pool for a hangar home is smaller than the buyer pool for an acre.
- Budget the closing fees correctly. The $400 cap in A.R.S. § 33-1806(D) covers the resale disclosure package only; a separately authorized title transfer fee is disclosed but not capped by it.
- Confirm which taxing districts appear on the parcel’s bill with Maricopa County before you budget — our walk-through of how a Queen Creek tax bill is assembled explains what to look for on the statement.
- Verify the school assignment for the exact address with the district, not from a listing and not from this page.
- Ask the Association who manages it today. Its own site names Linda Kellogg as manager at 480-967-7182 ext. 103 as of September 20, 2026; airnav.com lists different contacts that may be out of date. Prefer the Association’s own site.
If a seller, a listing or a forum post states any rule here as current fact — helicopters, thresholds, dues, home count — ask for the document. Every one of those four has a recorded or published source that disagrees with something else in circulation.