Craving a quiet foothills retreat that lets you lock the door and go? If easy maintenance, scenic patios, and gated peace of mind are on your wish list, Paloma Del Sol should be on your radar. You will learn what types of homes are here, how the HOA works, where prices tend to land, and simple steps to compete when the right property appears. Let’s dive in.
What and where it is
Paloma Del Sol is a sub-association inside La Paloma, the guard-gated, resort-style master community in the Catalina Foothills, zip 85718. The master community oversees shared standards and services for several enclaves, including Paloma Del Sol. For a community overview and management contacts, visit the La Paloma Property Owners Association.
Home types you will find
Condos and small townhomes
You will find compact, attached options that often range from about 1,000 to 1,300 square feet. Two-bedroom and two-bath layouts are common, with covered patios and access to community pool and spa areas. These homes tend to offer a lower entry price and minimal exterior upkeep.
Villa-style townhomes
Many townhomes and villas measure roughly 1,200 to 2,500 square feet. Expect 2 or more bedrooms, attached garages, and private patios or verandas. Some homes back to fairways or face the Catalina Mountains, which can influence price and demand.
Detached patio homes
Paloma Del Sol also includes free-standing patio homes that often run from about 1,800 to 3,000 plus square feet. These live like single-family homes with private yards or landscaped courtyards and quick access to neighborhood amenities. If a listing says “patio home,” confirm whether it is detached or attached since that affects privacy and HOA coverage.
Outdoor living and views
Outdoor space is a highlight here. Covered patios, wrap-around verandas, balconies, and small yards are common, and many homes capture golf-course, mountain, or city-light views. Community pools, spas, walking paths, and irrigated common areas support a relaxed, outdoor-forward lifestyle with low exterior maintenance.
HOA structure and services
Paloma Del Sol owners belong to both the La Paloma master association and the Paloma Del Sol sub-association. The master board manages community-level items, while the sub-association handles enclave specifics. You can find master association resources and management details on the La Paloma master site.
Typical services noted in listings include common-area and front-yard maintenance, trash service, pool and spa upkeep, and gated road security. Some attached units may include portions of exterior building insurance, although this varies by property. Example HOA charges in recent listings fall in the mid-hundreds and may be billed monthly or quarterly, so always verify both the amount and the frequency.
For clarity during escrow, request the full HOA resale packet. Ask for CC&Rs, bylaws, recent meeting minutes, the reserve study, current assessments, and any known or pending special assessments. If you need help with master-level contacts, start with the association information published on lphoa.net.
Why it fits lock-and-leave living
Many Paloma Del Sol homes include exterior and landscape care within the HOA, which reduces routine upkeep. Community pools and spas remove the need to maintain a private pool. That structure appeals to downsizers, second-home owners, and busy professionals who want a low-maintenance base in the foothills. Confirm what is covered for your specific address, including irrigation, utilities, and any monitoring services.
How it compares nearby
- Condos at La Paloma typically offer the smallest attached footprints, often around 1,000 to 1,300 square feet, with a lower entry price and shared resort amenities.
- The Villages of La Paloma skew toward single-family patio homes on small lots with HOA support. Prices can overlap larger Paloma Del Sol homes, depending on size and views.
- Paloma Del Sol sits in the middle. You get villa-style and patio-home floorplans that feel more private than small condos, plus HOA-managed amenities that support easy living.
When you compare options, look at three things: size and layout, how much exterior work the HOA covers, and price per square foot. In recent Paloma Del Sol examples, price per square foot has commonly clustered around the low to mid 300s, with premium lots and larger homes above that. Larger patio homes with fairway exposure have reached the high 800s to near 1 million based on recent comps.
Pricing and demand snapshot
At the zip level, 85718 carries a higher median list price than Tucson overall, with a recent figure around 714,500. Inside Paloma Del Sol, pricing varies widely by size, finish, and views. Smaller attached homes can land in the mid 300s, while larger, golf-facing patio homes with upgrades can sell from the 500s to 900s and above.
When a rare, well-priced Paloma Del Sol listing hits the market, expect quick showings and strong interest. Multiple offers are more likely when a home is move-in ready and offers premium views or privacy. Use zip-level metrics and very recent neighborhood comps to set and defend price.
Buyer playbook
- Secure a full underwriting or verified approval if possible. This often strengthens your offer and can shorten financing timelines.
- Have proof of funds ready for earnest money and any appraisal gap coverage you plan to offer.
- Verify the HOA fee amount, frequency, and inclusions for the specific address before you write. Ask for the resale packet early.
- Confirm whether the home is attached or detached, and review what the HOA covers for exterior insurance and landscape care.
- Evaluate orientation and views. Golf, mountain, and city-light outlooks can affect both enjoyment and resale.
- Discuss offer terms with your agent. Shorter contingencies and stronger deposit structures can be useful in competitive moments, but weigh the risks.
Seller checklist
- Order the HOA resale packet before you list so buyers can act quickly with clear information.
- Clarify fee frequency and inclusions in your disclosures, especially for exterior insurance and landscaping.
- Highlight the lock-and-leave value in your marketing, plus any view corridors, wrap-around patios, or courtyard privacy.
- Refresh and stage outdoor spaces. A tidy veranda or courtyard photographs well and sells the lifestyle.
- Price with precision. Use very recent Paloma Del Sol and immediate La Paloma comps, paying close attention to views, updates, and attached versus detached status.
- Prepare for early interest. Align showing windows, pre-inspection fixes, and offer review timelines to manage momentum.
Next steps
If you want an advisor who lives the micro-market and manages the details from pricing to negotiation, let’s talk. Schedule a private consultation with James Storey to map your move in Paloma Del Sol.
FAQs
What is Paloma Del Sol within La Paloma?
- It is a sub-association inside the guard-gated La Paloma master community in the Catalina Foothills, with its own HOA plus coverage by the master association.
What townhome and patio sizes are typical in 85718 Paloma Del Sol?
- Condos and small townhomes often run 1,000 to 1,300 square feet, villa-style townhomes about 1,200 to 2,500, and detached patio homes roughly 1,800 to 3,000 plus.
What do HOA fees usually include in Paloma Del Sol?
- Listings commonly note common-area and front-yard care, trash, pool and spa upkeep, and gated road security, with some attached units including parts of exterior insurance.
How much are HOA fees, and how are they billed?
- Recent examples show fees in the mid-hundreds that may be billed monthly or quarterly. Always confirm both the amount and the frequency for the specific address.
Is a La Paloma Country Club membership included in the HOA?
- Membership is separate from the HOA. If you are interested, confirm options and costs directly with the club.
How can I confirm if a “patio home” is detached or attached?
- Check the plat and the HOA documents, and ask your agent to verify the structure type in the MLS and the resale packet before you write an offer.
