Surprise — Avanti Residential

85374

Last checked Nov 11 · tracked since Oct 2025

The Villas at Mountain Vista Ranch

16630 N Reems Rd, Surprise, AZ 85374

Starting at

$1,388

+$89increasesince Oct 12, 2025
vs. Surprise01
▼ −$6
0% below the $1,394 city median
Surprise market02
Cool
how landlords are pricing
Up to03
$1,878
highest advertised
Managed by04
Avanti Residential
SpecialMove-in specialAdvertised rent usually doesn’t include specials, so what you pay can be lower.
Lowest advertised rent by bedroom count1 bed2 bed3 bed
$1,200$1,400$1,600$1,800$2,000$2,200Oct 2025Feb 2026Jul 2026Nov 2026$1,878 3 bed$1,625 2 bed$1,388 1 bed
Show as a table
Date1 bed2 bed3 bed
Nov 11, 2026$1,388$1,625$1,878
Nov 10, 2026$1,388$1,625$1,878
Nov 9, 2026$1,388$1,625$1,879
Oct 27, 2026$1,413$1,652$1,907
Sep 11, 2026$1,270$1,513$1,967
Jul 14, 2026$1,363$1,488$2,013
Mar 5, 2026$1,549$1,513$1,881
Feb 24, 2026$1,549$1,538$1,913
Dec 9, 2025$1,259$1,399—
Oct 12, 2025$1,299$1,474$1,899

Floor plans

3 plans

Total rent includes required monthly fees; base rent doesn’t. Prices can depend on lease length and move-in date. $/sq ft is total rent divided by the plan’s size; “Best” compares plans with the same number of bedrooms.

  • 1 Bed 1 Bath
    1 bed · 1 bath · 819 sq ft
    $1,388
    $1.69/sq ft
  • 2 Bed 2 Bath
    2 bed · 2 bath · 1,100 sq ft
    $1,625
    $1.48/sq ft
  • 3 Bed 2 Bath
    3 bed · 2 bath · 1,159 sq ft
    $1,878
    $1.62/sq ft

Starting price vs.

lowest advertised price
1 month ago01
—
no snapshot from then
3 months ago02
▲ +$25
was $1,363
6 months ago03
▼ −$125
was $1,513
1 year ago04
▼ −$150
was $1,538

Good time to negotiate?

from advertised prices

No signs of extra leverage right now.

  • Price dropped recently: unknownNot enough history for a 30-day comparison yet.
  • Bigger special than usual: unknownNot enough special history to compare yet.
  • Cheap time of year: noNovember rents in Surprise usually run 1.0% above the yearly average.

Signals, not guarantees. A lower price is never promised, but these are good reasons to ask for one, or for a bigger special.

Message you can send

Hi, I'm interested in renting at The Villas at Mountain Vista Ranch and could move in soon. I see your starting price is $1,388 with move-in special. Estia Surprise Farms is working out to about $1,226 a month with its current special. Is there anything you can do to get closer to that, like a bigger special or waiving the application and admin fees? Could you also send me prices for 12, 13 and 15-month leases? Thank you!

How to use it

  • Ask for prices on several lease lengths and move-in dates.
  • If the rent won’t move, ask for waived fees or a bigger special.
  • Get any deal in writing before you sign.
How to negotiate, step by step →

Reviews & location

The Villas at Mountain Vista Ranch

16630 N Reems Rd
Surprise, AZ 85374

Read Google reviews

Reviews open on Google Maps.

Get directions

Neighborhood

public data
Flood zone
Moderate risk
Zone X (shaded): about a 0.2% chance of flooding in any year.

Nearest public schools

Arizona A–F letter grade

  • AParadise Honors Elementary SchoolElementary · Charter0.2 mi
  • AFreedom AcademyK–8 · Charter0.6 mi
  • –West-Mec - Valley Vista High SchoolHigh · No grade0.7 mi
  • AValley Vista High SchoolHigh0.7 mi
  • –Dysart IschoolNo grade0.7 mi

The closest schools, not necessarily the ones this address is zoned for. Check the school district’s boundary finder before you sign. Charter schools take students from anywhere.

Flood zones from FEMA’s National Flood Hazard Layer. Groceries, parks and transit stops from OpenStreetMap, which can miss places. Crime data from the City of Phoenix Open Data portal. School locations from the National Center for Education Statistics; letter grades from the Arizona State Board of Education.

Estimated electric bill

rough estimate · edit the size
Electric company

Ask the leasing office which one serves the building.

Rent plus power averages about $1,472 a month ($84 power).

Each month

Hover or tap a bar

Highest
$143
Jul
Average
$84
Lowest
$44
Feb
Per year
$1,002
total
JFMAMJJASOND

A rough guide, not a quote: it assumes a typical all-electric apartment with central AC, at roughly 12¢ per kWh, before the utility’s fixed monthly service charge. Your bill depends on your plan (time-of-use plans can cost more or less), the thermostat, the unit’s age and sun exposure. Many complexes also bill water, sewer and trash separately.

Public records

county & city records
Owner of record1 parcel
TIG VILLAS MOUNTAIN LLC
Built
2002
per County Assessor
Last sold
$85.0M
Jul 1, 2022

Code-enforcement and eviction records aren’t available for Surprise yet. We currently cover Phoenix and Mesa, and add cities as their records become available.

Records are matched to the complex’s county parcel (50177004R), so complaints filed under any of its addresses count. A complaint isn’t a confirmed violation; check its status. Eviction filings come from Maricopa County Justice Courts data published by the City of Phoenix, and larger complexes naturally have more. Tenant names are never collected. Property facts from the Maricopa County Assessor. Last recorded sale $85,000,000.

Prices are what Avanti Residential advertised on its website, checked daily since Oct 12, 2025. Contact the property to confirm current pricing. Before you sign, read up on your rights as an Arizona renter.

Landlord’s site

More in Surprise

lowest price first