9422 E Happy Valley Rd

Scottsdale, AZ 85255

$7,950,000
Price
7
Beds
10
Baths
11,480 Sq. Ft.
$693 / Sq. Ft.
11,480
Sq. Ft.
$693
per Sq. Ft.
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Ccbs ( Contract Contingent On Buyer Sale )
Ccbs ( Contract Contingent On Buyer Sale )
Welcome to 9422 E Happy Valley Rd
Aerial Overview
Mountain Backdrop & Desert Setting
a view of outdoor space and yard
a front view of a house with a yard
Stone Steps & Custom Railings
Covered Patio w Stone Columns
Grand Arched Entryway
Arched Foyer w Stone Columns
Foyer w Arched Hallway
Hallway w Soaring Arches
Grand Entertaining Room
a living room with a table a rug a fireplace and a floor to ceiling window
Custom Bar & Vaulted Ceilings
Wood Beams & Arched Windows
Serene Patio w Desert Views
Formal Dining Room
Crystal Chandelier & Designer Finishes
Family Room w Wood Trusses
Family Room w Vaulted Ceilings
Family Room w Custom Media Wall
Chef’s Kitchen w Custom Cabinetry
a kitchen with lots of counter top space
Dual Sinks And Oversized Island
a bathroom with a sink double vanity and a mirror
Nook w Floor To Ceiling Windows
Master Double Door Entry
a living room with furniture a flat screen tv and a large window
Arched Windows & Mountain Views
Fireplace & Panoramic Views
Floor To Ceiling Windows
Spa Inspired Bathroom
Luxury Bathroom w Walk In Shower
Dual Vanities & Soaking Tub
Freestanding Soaking Tub
Walk In Shower w Built In Bench
Walk In Closet w Built In Shelving
a spacious bedroom with a bed a rug and a shower
Bedroom w Private Patio Access
Bathroom w Decorative Vanity
Spacious Bedroom w Arched Window
a bathroom with a granite countertop sink and a mirror
Spacious Bedroom w Media Wall
Bathroom w Dual Sinks & Built In Storage
a bathroom with a double vanity sink and mirror
Private Studio w Built In Cabinetry
a bathroom with double vanity sinks and a shower
Powder Room w Custom Vanity
Covered Patio w Outdoor Fireplace
Expansive Covered Patio
Fireplace & Built In Grill
Patio w Desert Landscaping
a view of a terrace with couches and wooden fence
Private Patio w Outdoor Fireplace
a view of a living room and living room
Resort Style Indoor Pool
Spa Area w Lounge Seating
Spa w Floor To Ceiling Glass
Spa Retreat w Vaulted Ceilings
Private Outdoor Court w Views
Private Outdoor Court w Views
Indoor Tennis Court w Lighting
a room with stainless steel appliances lots of lots of white furniture
a view of an empty room and garage
Detached Casita w Private Entrance
Casita Panoramic Mountain Views
Casita Living Area w Open Layout
Casita Kitchen w Breakfast Bar
White Cabinetry & Stainless Appliance
Casita Bathroom w Tile Shower
Casita Bedroom w Plantation Shutters
a bathroom with a sink and a mirror
Private Courtyard w Mountain Views
a front view of a house with a yard
City Light & Sunset Views
Overview 9422 E Happy Valley RD
Aerial Overview

Description

Welcome to a privately gated, just under 7-acre estate offering nearly 20,000 Sq Ft under air, with views of Pinnacle Peak to the North and city lights with Camelback Mountain to the South. A winding drive leads to a motor court surrounded by open desert and sunset views. The 9,553 Sq Ft main residence is complemented by two fully self-contained casitas, 1,000 Sq Ft and 927 Sq Ft, each with its own garage, providing flexibility for guests or extended stays. At the center of the property is an 8,475...Welcome to a privately gated, just under 7-acre estate offering nearly 20,000 Sq Ft under air, with views of Pinnacle Peak to the North and city lights with Camelback Mountain to the South. A winding drive leads to a motor court surrounded by open desert and sunset views. The 9,553 Sq Ft main residence is complemented by two fully self-contained casitas, 1,000 Sq Ft and 927 Sq Ft, each with its own garage, providing flexibility for guests or extended stays. At the center of the property is an 8,475 Sq Ft indoor pavilion, originally built as a championship tennis facility and later converted into a luxury auto showroom with capacity for 40+ cars. It now serves as a recreation hall with two indoor pickleball courts, an exercise space, an outdoor court, and a private indoor swimming pool... Built by Kitchell Custom Homes with commercial-grade materials, the estate is designed for both scale and function. Covered patios, wood-burning fireplaces, and a full outdoor kitchen support indoor-outdoor living. Approximately 3,600 Sq Ft of garage space, including a 7-car garage attached to the main residence and garages for each casita, provides 9 total garage spaces. A rare opportunity to own one of Scottsdale's most versatile legacy estates.
  1. Listed by David Arustamian • Brokerage DRE #LC646682009 • Russ Lyon Sotheby's International Realty
    P: (480)-209-2615 C: (480)-209-2615 david.arustamian@russlyon.com

Property Details for 9422 East Happy Valley Road

Architectural Style
Other
Subdivision Name
LAND DIVISION 9422 E HAPPY VALLEY RD SCOTTSDALE AZ
View
City Lights, Mountain(s)
View YN
Yes
LISTING UPDATED: 04/13/2026 10:13 PM

Property Details for 9422 East Happy Valley Road

StatusCcbs ( Contract Contingent On Buyer Sale )
MLS #6920055
Days on Market210
Taxes$14,293 / year
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built1994
Lot Size6.90 AC / 300,589 SF
CountyMaricopa County
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Location

Listing Courtesy of Russ Lyon Sotheby's International Realty
Add your commute

Building Information for 9422 East Happy Valley Road

Stories1Year Built1994Building Size-Lot Size6.90 AC / 300,589 SF

Payment Calculator

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$41,223 per month

30 year fixed, 6.46% Interest

Principal and Interest

$40,032

Property Taxes

$1,191

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 9422 East Happy Valley Road

Summary
Location and General Information
  • Unparsed Address: 9422 E Happy Valley Road, Scottsdale, AZ 85255
  • Accessibility Features: Zero-Grade Entry, Accessible Hallway(s)
  • City: Scottsdale
  • Coordinates: -111.877434, 33.714616
  • Country: US
  • County Or Parish: Maricopa
  • Cross Street: Pima & Happy Valley RD.
  • Directions: From Pima, go (East) on Happy Valley Rd to estate on (North) side. Gated Entry.
  • Latitude: 33.714616
  • Longitude: -111.877434
  • Postal City: Scottsdale
  • Postal Code: 85255
  • Postal Code Plus4: 2225
  • State Or Province: AZ
  • Street Suffix: Road
  • Year Built: 1,994
Taxes and HOA
  • Association Fee Includes: No Fees
  • Association YN: No
  • Tax Annual Amount: $14,293.00
  • Tax Book Number: 217.00
  • Tax Legal Description: LOT 2 LAND DIVISION 9422 E HAPPY VALLEY RD SCOTTSDALE AZ MCR 096048
  • Tax Lot: 2
  • Tax Map Number: 4.00
  • Tax Year: 2,024
Parking
  • Carport Spaces: 0
  • Covered Spaces: 10
  • Garage Spaces: 10
  • Garage YN: Yes
  • Open Parking Spaces: 10
  • Open Parking YN: Yes
  • Parking Features: RV Access/Parking, Gated, RV Gate, Garage Door Opener, Extended Length Garage, Direct Access, Circular Driveway, Attch'd Gar Cabinets, Over Height Garage, Separate Strge Area, Temp Controlled
School Information
  • Elementary School: Desert Sun Academy
  • Elementary School District: Cave Creek Unified District
  • High School: Cactus Shadows High School
  • High School District: Cave Creek Unified District
  • Middle Or Junior School: Sonoran Trails Middle School
Property
Lot Information
  • Building Area Total: 11,480
  • Building Area Units: Square Feet
  • Living Area: 11480.0
  • Living Area Source: Assessor
  • Living Area Units: Square Feet
  • Lot Features: Adjacent to Wash, North/South Exposure, Hillside Lot, Sprinklers In Rear, Sprinklers In Front, Desert Back, Desert Front, On Golf Course, Cul-De-Sac, Natural Desert Back, Auto Timer H2O Front, Natural Desert Front, Auto Timer H2O Back
  • Lot Size Acres: 6.9
  • Lot Size Area: 300589.0
  • Lot Size Source: Assessor
  • Lot Size Square Feet: 300589.0
  • Lot Size Units: Square Feet
Property and Assessments
  • Propertysp Descriptionco Culhyphen Dehyphen Sacsp Lot: Yes
  • Propertysp Descriptionco Golfsp Coursesp Lot: Yes
  • Propertysp Descriptionco Hillsidesp Lot: Yes
  • Propertysp Descriptionco North Southsp Exposure: Yes
  • Builder Name: Kitchell
  • Building Area Source: Assessor
  • Disclosures: Agency Discl Req
  • Documents Change Timestamp: 03-10-2026 06:10:43 PM
  • Documents Count: 3
  • Floor Plans Change Timestamp: 09-15-2025 05:08:27 PM
  • Ownership: Fee Simple
  • Parcel Number: 21704523
  • Property Attached YN: No
  • Property Sub Type: Single Family Residence
  • Property Type: Residential
  • Public Survey Range: 5E
  • Public Survey Section: 6
  • Public Survey Township: 4N
  • Road Responsibility: City Maintained Road
Green Features
  • Green Energy Efficient: Load Controller, Multi-Zones
  • Green Water Conservation: Recirculation Pump
Utilities
  • Electric On Property YN: Yes
  • Sewer: Sewer in & Cnctd, Public Sewer
  • Water Source: City Water
Interior and Exterior Features
Exterior Features
  • Community Features: Golf
  • Construction Materials: Stucco, Steel Frame, Painted, Stone, Block
  • Exterior Features: Playground, Balcony, Hand/Racquetball Cts, Private Street(s), Private Yard, Storage, Tennis Court(s), Built-in Barbecue
  • Fencing: Block
  • Horse Amenities: Other, See Remarks, Barn
  • Horse YN: Yes
  • Other Structures: Separate Guest House
  • Patio And Porch Features: Playground, Balcony, Hand/Racquetball Cts, Private Street(s), Private Yard, Storage, Tennis Court(s), Built-in Barbecue
  • Pool Features: Variable Speed Pump, Play Pool, Heated, Lap, Indoor
  • Pool Private YN: Yes
  • Roof: Tile
  • Security Features: Fire Sprinkler System, Security System Owned
  • Stories Total: 1
Interior Features
  • Bathrooms Total Decimal: 9.5
  • Kitchensp Featuresco Builthypheninsp Microwave: Yes
  • Kitchensp Featuresco Multiplesp Ovens: Yes
  • Kitchensp Featuresco Range Ovensp Elec: Yes
  • Kitchensp Featuresco Reversesp Osmosis: Yes
  • Bathrooms Total Integer: 10
  • Bedrooms Possible: 10
  • Bedrooms Total: 7
  • Cooling: Central Air, Programmable Thmstat
  • Cooling YN: Yes
  • Fireplace Features: Fire Pit, Exterior Fireplace, Family Room, Living Room, Master Bedroom
  • Fireplace YN: Yes
  • Flooring: Stone
  • Heating: Electric
  • Heating YN: Yes
  • Interior Features: Walk-in Pantry, High Speed Internet, Smart Home, Double Vanity, Physcl Chlgd (SRmks), Eat-in Kitchen, Breakfast Bar, 9+ Flat Ceilings, No Interior Steps, Vaulted Ceiling(s), Wet Bar, Kitchen Island, Pantry, 2 Master Baths, Bidet, Full Bth Master Bdrm, Separate Shwr & Tub, Tub with Jets
  • Laundry Features: Inside
  • Spa Features: Heated, Private
  • Window Features: Skylight(s), Low-Emissivity Windows, Solar Screens, Dual Pane, Tinted Windows
  • Number of Interior Levels: 1.0
Room Information
Room Information
  • Mastersp Bedroomco Split: Yes
  • Othersp Roomsco Bonus Gamesp Room: Yes
  • Othersp Roomsco Exercise Saunasp Room: Yes
  • Othersp Roomsco Familysp Room: Yes
  • Othersp Roomsco Greatsp Room: Yes
  • Othersp Roomsco Guestsp Qtrshyphen Sepsp Entrn: Yes
  • Othersp Roomsco Libraryhyphen Blthypheninsp Bkcse: Yes
  • Othersp Roomsco Mediasp Room: Yes
  • Othersp Roomsco Separatesp Workshop: Yes
  • Rooms Total: 0
Mobile Home
Mobile Home Information
  • Model: Custom
Rental
Rent Information
  • Land Lease YN: No

Property History for 9422 East Happy Valley Road

DateEvent & SourcePriceAppreciation
Mar 20, 2026

In Contract

ARMLS #6920055

—
Feb 23, 2026

Price Change

ARMLS #6920055

$7,950,000—
Oct 19, 2025

Price Change

ARMLS #6920055

$9,000,000—
DateEvent & SourcePrice
03/20/2026

In Contract

ARMLS #6920055

—
02/23/2026

Price Change

ARMLS #6920055

$7,950,000
10/19/2025

Price Change

ARMLS #6920055

$9,000,000

For completeness, Compass often displays two records for one sale: the MLS record and the public record.

Public Records for 9422 East Happy Valley Road

Taxable ValueLand-Additions-Total-
Tax Record2025$4,576 ($381 / month)
Home Facts
Beds0Lot Size292,941 SqFtStyleResidentialZoningR-70CountyMARICOPAAPN217-04-522

Schools near 9422 East Happy Valley Road

This home is within Cave Creek Unified District.
Rating
School
Type
Grades
Distance
Desert Sun Academy
Public - PK to 6
Sonoran Trails Middle School
Public - 6 to 8
Cactus Shadows High School
Public - 8 to 12
Cave Creek Academy of Excellence
Public - K to 12
Rating
School
Distance
Desert Sun Academy
PublicPK to 6

Sonoran Trails Middle School
Public6 to 8

Cactus Shadows High School
Public8 to 12

Cave Creek Academy of Excellence
PublicK to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

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Listing Courtesy of Russ Lyon Sotheby's International Realty

The data relating to real estate listings on this website comes in part from the Internet Data Exchange (IDX) program of Multiple Listing Service of Northern Arizona Association of REALTORS, Prescott Area Association of REALTORS and Arizona Regional Multiple Listing Service. IDX information is provided exclusively for consumers' personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Listings provided by brokerages other than Compass are identified with the ARMLS logo. All Information Is Deemed Reliable But Is Not Guaranteed Accurate. All information should be verified by the recipient and none is guaranteed as accurate by ARMLSListing information Copyright© 2026 Northern Arizona Association of REALTORS, Prescott Area Association of REALTORS and Arizona Regional Multiple Listing Service, Inc. All Rights Reserved.