Living In Forty Niner Country Club: A Practical Guide

What would it feel like to live under mesquite shade with mountain views and a classic Tucson golf course winding past your backyard? If Forty Niner Country Club is on your list, you want clear, practical details before you decide. In this guide, you’ll learn what daily life looks like, how the club and HOAs work, what homes cost, and the key checks to make before you buy or sell. Let’s dive in.

Location and neighborhood feel

Forty Niner Country Club sits in the Tanque Verde Valley of northeast Tucson, with the course and clubhouse at 12000 E Tanque Verde Road. The setting offers Catalina and Rincon mountain views and mature shade trees along fairways and washes. The club and adjacent subdivisions form a residential pocket known for larger lots and a relaxed desert‑valley feel. You can preview the community’s setting and amenities through this neighborhood overview.

Homes range from mid‑century and late‑20th‑century residences to newer custom builds in later plats. Many lots are a half acre or more, particularly along the course, with several sub‑areas like Estates II, Estates III, Guest Ranch, and Arbor Vista. For an at‑a‑glance look at history and housing styles, see this local writeup.

Homes, pricing, and inventory

You’ll mostly find single‑family homes in territorial, mission, and Southwest styles, plus some custom contemporary properties. Lot size is a hallmark here, with many homes on 0.5 to 1.0+ acres, and a smaller mix of townhome or guest‑ranch style areas.

Recent examples from 2024–2025 show list prices ranging from the high $600Ks to over $1 million, with price per square foot commonly in the low‑to‑high $200s. Golf‑front homes and larger customs typically command higher prices. Inventory is often limited, and winter activity can increase as seasonal buyers arrive.

If your target home is in a sub‑area with an HOA, expect modest dues in some plats and separate CC&Rs by subdivision. Always verify what each HOA covers. The community HOA site is a good starting point for understanding subdivisions and contacts.

Club life and amenities

The club is a community hub anchored by an 18‑hole William F. Bell‑designed course, plus a driving range, junior‑Olympic pool, fitness room, and group classes. Event spaces support tournaments and social gatherings, and the on‑site Rincon Mountain Grill is open to the public. Get a full picture on the club’s membership page and see local restaurant coverage from Tucson Foodie.

Membership is optional and separate from any HOA. The club publishes multiple tiers that change over time. Examples on the site include annual traditional options and monthly fitness or social tiers, plus seasonal memberships. Confirm current initiation, dues, and inclusions directly with the club.

Daily life and commute

Forty Niner is typically 15 to 20 miles east to northeast of downtown Tucson. Most residents rely on car travel for work and errands, and public transit on the far northeast side is limited. For commute expectations, see this course profile.

Local conveniences cluster along the Tanque Verde and Houghton corridors, with broader shopping and services a short drive toward central Tucson. The club’s public restaurant adds a close‑by dining option without leaving the neighborhood.

Schools and services

Properties here are typically served by Tanque Verde Unified School District. District materials note A‑level ratings in recent state reporting and strong outcomes at Tanque Verde High School. Always confirm the specific address with the district’s profile and boundary maps.

Fire protection and emergency medical services are provided by local fire districts listed by Pima County, and unincorporated areas typically fall under the Pima County Sheriff’s Department. You can review district listings on the county’s fire and EMS page.

What to know before you buy

Use this quick checklist to protect your interests and budget:

• Flood and drainage: Parts of the area border the Tanque Verde Wash and tributaries. Review FEMA flood maps and Pima County’s elevation certificate records for the specific parcel. Start with the county’s RFCD elevation certificate listing.
• Wildfire and brush: The foothill setting carries typical desert‑interface hazards. Ask about defensible space and mitigation plans for the parcel.
• Utilities and water: Providers vary across Tanque Verde. Confirm the exact water and sewer provider, meter status, and any well details. The state’s water system registry is a helpful reference for Pima County systems at the ADEQ database.
• Insurance and inspections: Order a professional home inspection. Where relevant, add flood, septic, or well inspections, and confirm lender and insurance requirements.
• HOA vs. club: HOA obligations and the country club are separate. Request CC&Rs, budgets, meeting minutes, and reserve studies for any HOA property. For the club, verify current membership tiers and fees on the membership page.
• Property taxes: Pima County tax bills include several jurisdictions. Recent county‑level summaries show median annual bills in the low thousands. See statewide context at this property tax overview, then pull parcel‑specific histories from county records.

Tips for sellers in Forty Niner

Preparing well makes a difference in a golf‑community sale:

• Gather documents early: HOA CC&Rs, budgets, reserve studies, seller disclosures, and any elevation or flood certificates.
• Highlight outdoor living: Shade, patios, pool areas, and views are key lifestyle features for buyers in this area. Local writeups emphasize the neighborhood’s outdoor appeal and community events. For context, see this neighborhood overview.
• Position the lifestyle: If your home is near the course, trails, or the club’s amenities, present that clearly in photos and copy.

Is Forty Niner a fit for you?

If you value larger lots, mountain views, and an optional club lifestyle, Forty Niner Country Club offers a relaxed, desert‑valley setting with a true community feel. The market is often tight, so being ready with flood, HOA, and utility details can help you move confidently when the right home appears.

When you want local guidance to buy or sell in Forty Niner or greater Tanque Verde, reach out to Rebecca Maher for a thoughtful, boutique approach backed by decades of neighborhood expertise.

FAQs

How do HOAs and the golf club relate at Forty Niner?

• The country club is separate from the residential HOAs, and membership is optional; verify HOA CC&Rs and dues at the community HOA site and club terms on the membership page.

What does Forty Niner Country Club membership cost and include?

• The club publishes several tiers that change over time, with examples of annual, monthly, and seasonal options; confirm current pricing and inclusions on the membership page.

Are homes in Forty Niner in a flood zone?

• Some parcels border washes and may be in FEMA special flood hazard areas; check parcel‑specific status and elevation certificates via Pima County’s RFCD portal.

Which schools serve Forty Niner Country Club Estates?

• Properties are typically in Tanque Verde Unified School District; confirm a specific address on the district’s profile and boundary maps.

How far is Forty Niner from downtown Tucson and what is transit like?

• It is roughly 15 to 20 miles east to northeast of downtown, and most residents drive since transit is limited on the far northeast side; see this course profile for commute context.

What types of homes and lot sizes are common in Forty Niner?

• Expect single‑family territorial, mission, and Southwest styles with many 0.5 to 1.0+ acre lots, plus some newer customs and a small mix of townhome or guest‑ranch areas, as outlined on the community HOA site and in this local overview.