Lot sizes, hillside and height rules, view corridors, and recent sales on and around Mummy Mountain.
Mummy Mountain, Paradise Valley (Updated Q4 2026)
By Clayton Wolfe, Partner at The Agency · Published November 2, 2026 · Last updated November 2, 2026
I'm Clayton Wolfe, Partner at The Agency in Scottsdale. I've represented buyers and sellers in Paradise Valley since 2020, and Mummy Mountain is where a large share of the town's record sales are made.
Mummy Mountain is the lower, more buildable of the town's two mountains. Lots here run from about one acre to five, and the slope on a given parcel decides far more than the acreage does.
Across Mummy Mountain Park and the surrounding foothills, recorded sales in the last two years have ranged from the low teens of millions to the low thirties. The land, the pad, and the view corridor drive that spread.
Buyers come here for elevation and privacy. What the portals will not tell you is how much of a given lot you can actually build on once the Hillside rules are applied.
Recent higher-end recorded sales on and around Mummy Mountain, most recent first.
Close date | Price | Living sq ft | $/sq ft | Lot acres | Builder |
|---|---|---|---|---|---|
May 2025 | $17,000,000 | 9,012 | $1,886 | 1.07 | Norton Luxury Homes |
Mar 2025 | $14,750,000 | 10,676 | $1,382 | 3.34 | Benissimo / Salcito |
Aug 2024 | $32,388,888 | 15,516 | $2,087 | 4.93 | Luxury Living Homes |
Jun 2024 | $12,500,000 | 14,799 | $845 | 2.07 | Brimley Development |
Apr 2024 | $14,000,000 | 10,676 | $1,311 | 3.34 | Benissimo |
Feb 2024 | $11,650,000 | 6,714 | $1,735 | 1.52 | Mackos Construction |
Source: ARMLS closed records cross-checked to the Maricopa County Recorder, Mummy Mountain area, higher-end sales. For the all-price-point enclave median, see the Paradise Valley home prices by neighborhood page, which shows Mummy Mountain Park at a $4.0 million median. Compiled by Clayton Wolfe. As of November 2, 2026.
Boundaries and the Assessor map. Mummy Mountain sits north of Lincoln Drive, between Tatum Boulevard and Invergordon Road. On the Maricopa County Assessor parcel viewer, look for the Mummy Mountain Park plats and the metes-and-bounds parcels on the higher benches. The practical boundary is elevation: the higher the pad, the more is protected below it.
Lot sizes and typical acreage. Most parcels are one to three acres, with a band of four- and five-acre holdings on the upper slopes. Acreage is not buildable area; on a sloped parcel the floor-area cap and the Hillside disturbed-area limits can leave less usable pad than a flat one-acre lot elsewhere in town.
Hillside and height rules. Much of Mummy Mountain falls inside the Town's Hillside Development Area, so any site with a slope of 10 percent or more is reviewed under Article XXII. Height is limited to 24 feet from natural grade, with a 40-foot overall cap from the lowest disturbed grade. On these lots the limits, not the lot size, set the ceiling on the house.
HOA or no HOA. Most of Mummy Mountain has no homeowners association, so rebuilds answer to the Town rather than a private architectural committee. That can shorten approval, but it removes a layer of neighbor-to-neighbor view protection. A few small plats carry light covenants, so confirm the specific plat.
View corridors and orientation. The prize is the south and west view to Camelback and the city, and the north view to the McDowells. A pad that captures Camelback without a rooftop in the foreground commands a real premium. West-facing glass buys the sunset view and the afternoon heat load at the same time.
What is being built now. New construction on Mummy Mountain this cycle includes homes in the 7,600 to 11,850 square foot range from builders including Temac and American First Builder. These are permit-derived facts, not listings. For the current list, see the Paradise Valley new-construction pipeline.
How to search current inventory. What is for sale on Mummy Mountain changes weekly. For an accurate, current list rather than a portal snapshot, use my Paradise Valley search filtered to this area.
For how these homes price across the town, see the Paradise Valley home prices by neighborhood page and the Paradise Valley $10M+ sales tracker.
Short answers to the questions I hear most. Each one is covered in more depth above.
Most are one to three acres, with some four- and five-acre parcels higher up. Buildable area is smaller than acreage once Hillside rules apply.
The Town limits height to 24 feet from natural grade and 40 feet overall from the lowest disturbed grade. On a sloped lot that ceiling, not the lot size, controls.
Most of Mummy Mountain has no HOA, so rebuilds answer to the Town's Hillside process. A few small plats carry light covenants.
Recorded sales here have run from about $11.6 million to $32.4 million in two years. The pad, the view corridor, and the slope drive the spread more than square footage.
An unobstructed line to Camelback with no rooftop in the foreground, and a pad high enough that nothing can be built out below it.
Clayton Wolfe, Partner at The Agency, Scottsdale. Luxury real estate specialist for Paradise Valley, Scottsdale, and Arcadia, with a niche in airpark and hangar-home properties. $100M+ in closed sales. RealTrends Verified #59 in Arizona by sales volume. Member of REALM. Founding member of the American Real Estate Association. Commercially rated pilot, 2,000+ hours.
More about Clayton. Thinking about buying or selling here? Start the conversation.