Thinking about a quieter life with more space, cooler nights, and easy access to the highway? If Cordes Lakes keeps popping up in your search, you’re not alone. Many Phoenix area buyers look north for privacy and value while staying within reach of the Valley and northern Arizona. In this guide, you’ll get a clear, balanced look at the pros and cons of living in Cordes Lakes so you can decide if it fits your day-to-day. Let’s dive in.
Where Cordes Lakes fits
Cordes Lakes is a rural, unincorporated community in Yavapai County along Interstate 17. You’ll also hear it called Cordes Junction or simply Cordes. The local character is low-density and desert-rural with a mix of manufactured homes, site-built houses on larger parcels, and a small commercial corridor near the interstate.
Because it’s unincorporated, county departments oversee most services and permitting rather than a city. If you plan to build or add structures, you’ll work with Yavapai County for zoning and building approvals. For background on county processes, start at the official Yavapai County site and look for Community Development and permitting resources.
Pros of living in Cordes Lakes
I-17 access for commuters
Cordes Lakes sits right off I-17, the main north-south highway in Arizona. If you work in the Phoenix metro or frequently travel north toward Prescott, Sedona, or Flagstaff, the short on/off to the interstate is a major plus. You avoid long neighborhood drives just to reach the highway, which helps when you commute several times a week.
For current conditions and travel advisories on I-17, check the Arizona Department of Transportation’s website for updates and roadwork notices.
Outdoor recreation nearby
If you spend weekends on trails, public lands, and forest roads, Cordes Lakes puts you close to it all. You can reach desert washes for OHV rides, dispersed camping areas, and mountain hikes within a short drive. To explore official trail systems and access rules, review the U.S. Forest Service’s Prescott National Forest resources.
Larger lots and flexible property types
Compared to suburban neighborhoods, Cordes Lakes offers more space and less density. Many parcels range from half an acre to several acres, with room for workshops, trailers, and hobby setups. You’ll find a mix of manufactured homes and site-built properties, which can make entry costs more approachable while giving you options to match your goals.
Because the area is unincorporated, zoning and setbacks are set by the county. If you want outbuildings, fencing, or a garage, it’s smart to check county requirements early in your search.
Cooler than Phoenix
Cordes Lakes sits at a higher elevation than Phoenix, which typically means milder summers and cooler nights. Winters can bring colder snaps and occasional frost or light snow, especially during storms moving across I-17. For seasonal weather patterns and travel advisories, use the National Weather Service updates as your planning baseline.
Relative affordability and value
Historically, rural Yavapai County has offered more buying power than many Phoenix suburbs. If you want a larger lot or a property type that is hard to find in the city, Cordes Lakes can be a budget-friendly alternative. Keep in mind that monthly costs depend on utilities and commute miles, so factor those into your decision alongside the purchase price.
Cons and trade-offs to weigh
Commute variability and traffic
Even with quick access to I-17, driving to many Phoenix job centers often means 1 or more hours each way. Peak commuter times, holiday traffic, roadwork, and weather can extend travel time. Winter storms and dust can also slow or temporarily impact sections of I-17.
Before you commit, sample your likely commute times at different hours, and monitor travel alerts through the Arizona Department of Transportation so you know what to expect.
Limited local services
Day-to-day life in Cordes Lakes is more self-sufficient than in a suburb. The area has basic services like gas and convenience items, but full grocery stores, major retail, and hospitals are in nearby towns or the Phoenix metro. Many residents plan errands in batches and use weekly trips to larger towns for shopping and appointments.
Wells, septic, and propane realities
Many properties rely on a private well and septic system rather than municipal hookups. Propane is common for heating or as a backup energy source. This setup can work smoothly if you plan ahead for inspections, routine pumping, and potential repairs. If you’re evaluating a property, ask for well yield tests, pump age, and septic records so you understand system health and future costs.
Internet and cell coverage varies
Reliable home internet is essential, but availability differs by address. Options might include satellite, fixed wireless, or wired service if available on your road. Cell coverage can be strong near I-17 and spotty elsewhere. To check what’s available at a specific property, use the FCC’s Broadband Map and confirm speeds with providers during your inspection period.
Road maintenance and weather
Local roads can be unpaved, privately maintained, or seasonally graded. After heavy rain or a winter event, expect slower travel on dirt roads and potential ruts. Snow removal on local roads is not as fast as in urban areas, so keep a flexible mindset during winter weather.
Fire, vegetation, and wildlife
Desert and juniper/pinyon vegetation means you should plan for defensible space and seasonal fire awareness. Encounters with local wildlife like javelina, coyotes, and deer are part of rural living. Secure trash, protect landscaping, and use common-sense precautions around sheds, woodpiles, and outdoor gear.
Day-to-day life: what to expect
Shopping and errands rhythm
Most residents consolidate errands and medical visits into fewer trips. A weekly run to a nearby town for groceries, pharmacy items, and big-box essentials is common. Delivery services may be limited or carry rural fees, so double-check availability for bulky items or same-day delivery.
Work-from-home readiness
If you plan to work remotely, confirm your upload and download speeds, latency, and data caps before you write an offer. Satellite can be a good fallback but often has higher latency; fixed wireless or fiber (if offered on your road) usually provides a better experience. Bring a hotspot during showings to test basic connectivity and talk with neighbors about real-world performance.
Budget beyond the mortgage
Living on acreage or rural roads changes your monthly costs. Common line items include:
- Fuel and maintenance for longer drives.
- Propane deliveries and tank checks.
- Septic pumping and well/pump service.
- Private road maintenance or shared upkeep fees.
- Backup power options for weather-related outages.
- Insurance tailored to rural properties and wildfire risk.
Community and connection
Cordes Lakes is more spread out than a typical subdivision. For many residents, social life centers on outdoor hobbies, nearby towns, local organizations, and volunteer groups. If you enjoy getting involved, look for community events, recreation clubs, and opportunities to support local fire districts and nonprofits.
Buyer checklist for Cordes Lakes
Use this quick checklist as you tour homes and prep offers:
- Confirm zoning and setbacks with Yavapai County and review permit history for any structures or additions.
- Request well yield tests, well logs, and pump age; ask about water quality and storage tanks if present.
- Get septic records, recent pumping receipts, and inspection reports; verify permit status and capacity.
- Identify electricity provider and typical service reliability for the road; ask about line distance and amperage limits.
- Verify high-speed internet options by address using the FCC’s Broadband Map, then confirm with the provider during inspections.
- Check local road type and maintenance responsibility; ask about seasonal grading and shared road agreements.
- Review seasonal weather patterns and plan travel around I-17 storms using National Weather Service updates.
- Evaluate defensible space and fire mitigation; plan landscape maintenance accordingly.
- Review any CC&Rs or small HOA rules if the property has deed restrictions.
- Price propane, septic, well, and road costs into your monthly budget alongside the mortgage.
Helpful resources:
- For I-17 advisories and roadwork, use the Arizona Department of Transportation’s official site.
- For county permitting and development questions, start at the Yavapai County website.
- To confirm internet options at a specific address, search the FCC’s Broadband Map.
- For nearby trails and public lands, explore Prescott National Forest.
- For weather alerts and seasonal updates, use the National Weather Service.
Is Cordes Lakes right for you?
Cordes Lakes fits buyers who want space, privacy, and quick access to I-17 more than walkable amenities. If you’re an outdoor enthusiast, a Phoenix-based worker with a flexible schedule, or a value-focused buyer who will trade convenience for land and quiet, it can be an excellent match. The key is planning for commute variability, rural utilities, and seasonal realities.
If the lifestyle sounds right, you do not have to navigate the details alone. Our team can help you evaluate lots and home systems, confirm county requirements, and line up the right inspectors and contractors so your move is smooth from offer to closing.
Ready to talk through your goals and next steps? Reach out to the concierge-level team at Rockman Homes. We’ll help you weigh the trade-offs clearly and find the right fit in Yavapai County.
FAQs
How long is the commute from Cordes Lakes to Phoenix?
- Many commutes run 1 or more hours each way depending on your destination, time of day, traffic, and weather. Sample your route at peak and off-peak times, and monitor I-17 conditions through the Arizona Department of Transportation.
What utilities do Cordes Lakes homes typically use?
- Many properties rely on private wells and septic systems, with propane commonly used for heating or backup. Confirm each system’s age, records, and service schedule during inspections.
Is high-speed internet available in Cordes Lakes for remote work?
- Availability varies by address and provider; options may include satellite, fixed wireless, or wired service on certain roads. Use the FCC’s Broadband Map and confirm speeds with providers before you commit.
Are there HOAs or deed restrictions in Cordes Lakes?
- Some areas have recorded CC&Rs or small HOAs, while others do not. Review title documents and any recorded covenants, and confirm zoning and setbacks with Yavapai County before planning improvements.
What outdoor recreation is near Cordes Lakes?
- You’ll find quick access to desert trails, forest roads, and public lands within a short drive. For maintained trails and access rules, start with Prescott National Forest resources and plan trips according to seasonal weather updates from the National Weather Service.
