Desert lots and private roads
Cave Creek incorporated in 1986 and covers about 38 square miles between the Tonto National Forest, Phoenix, Carefree and Scottsdale. Many residential areas are zoned Desert Rural, with minimum lot sizes from 43,000 square feet up to about 4.4 acres. Anyone with at least two contiguous acres in those zones can keep horses.
U.S. Census Bureau survey data (American Community Survey, 2020–2024) puts the median home at 1998. Estimates for a town this small have wide margins, but about 16% of homes predate 1980 and about 45% were built in 2000 or later.
The town warns buyers that “Private roads not maintained by Cave Creek provide access to many properties in town,” and that roads, trails and washes may become impassable in extreme weather. If you call for help after a storm, mention any wash crossing or private road on the way in.
Washes, not storm drains
The town’s 2026 stormwater plan says its drainage system “consists of numerous washes complete with culverts, overland wash crossings, and ditches,” and that the town has one storm drain system. Rain on a desert lot runs over open ground toward the nearest wash.
Cave Creek Wash, the town’s namesake, starts about 25 miles north and runs through town into Phoenix. On August 19, 2014, heavy rain began around 6 a.m. near Carefree, Cave Creek, Anthem and New River, with some spots above 4 inches. The National Weather Service said nearly every wash in the area saw substantial flow, and Flood Control District gauges showed more than 26,000 cubic feet per second along Cave Creek in town.
This season has been active too. A flash flood warning covered Cave Creek on September 29, 2026, and the creek was among the waterways still flowing after the rain. In 2020, the Flood Control District approved a Galloway Wash project with the town to “reduce the flood hazard to several properties that have experienced historic flooding.”
Keeping runoff away from the house
A Flood Control District guide posted on the town’s site adds two points for desert lots:
- Watch the corral. A 1,000-pound horse produces about 50 pounds of raw waste a day. Manure berms can redirect runoff and lead to “stronger and more destructive flows downstream.”
- Buy flood coverage early. “Flood damage is not covered by homeowners’ insurance policies,” and flood insurance has a 30-day waiting period.
To check your lot, the town points residents to FEMA flood maps or the Flood Control District’s floodplain division. See monsoon and storm water damage.
Septic outside the town core
The town provides sewer only to homes and businesses “in the core portion of the Town.” As of July 2024, the system had 947 connections, 436 of them residential. Areas without sewer “currently operate on individual septic systems,” the town says.
Maricopa County’s septic care recommendations include:
- Pump the tank every 3 to 5 years, and clean the effluent filter at least once a year.
- “Repair all leaking faucets and toilets,” and don’t send large volumes of water into the system. Draining a pool can “drown” the drain field.
- “Divert all rain water, roof runoff, or flood irrigation away from tank and disposal area.”
An overloaded or failing system can push sewage back into the house. That’s Category 3 water under the IICRC restoration standard, and the EPA advises calling a professional with experience cleaning up contaminated water. See sewage backup cleanup.
Pressure-reducing valves and leak checks
Every Town of Cave Creek water customer is required “to have and maintain a pressure-reducing valve (PRV).” The town says the valve prevents “damage to pipes, fixtures, and appliances.” Its water report lists a PRV “that needs adjustment or replacement,” along with a malfunctioning shut-off valve, as causes of pressure problems. Know where your PRV is, and have it checked if your pressure changes.
The town has been installing smart meters to “quickly identify potential leaks.” Its report also describes a toilet dye test: add dye to the tank, and “If it seeps into the bowl without flushing, there’s a leak.”
Water supply and scale
Since buying the water system in 2007, the town has relied only on Colorado River water from the Central Arizona Project canal. Many residents also operate private wells.
The 2025 water quality report doesn’t list a total hardness number. It does report total dissolved solids at 610 parts per million, above the 500 ppm secondary guideline, with deposits among the listed effects, and a positive Langelier Index, meaning the water tends to leave scale. Scale builds up in water heaters and fixtures. See water heater and appliance leaks.
Steps to take first
- Close the fixture valve or the main shut-off. The shut-off valve guide shows what to look for.
- If a septic system backed up, stop using water in the house.
- Take photos before you move anything.
- Call to reach an independent restoration provider that serves Cave Creek.