So What Is This, Actually?
You've probably heard people arguing about Lakeshore 650 at the grocery store, on Nextdoor, maybe at Thanksgiving. Some say it'll ruin Prescott Valley. Others say it's exactly what the town needs. Both sides are loud. Neither is giving you the full picture.
Let's fix that.
Lakeshore 650 is a proposed master-planned community on 652 acres of Fain family ranchland near Lakeshore Drive and Fain Road. If annexed and approved, here's what gets built over 20-30 years:
Who's behind it?
Fain Signature Group
Land assembly, entitlements, infrastructure, community design
Brown Homes
40+ years in AZ. For-sale production homebuilder. Responsible for the 2,156 single-family detached homes.
BISON Partners
Retail, grocery, medical office. Anchor tenant recruitment
Espiritu Loci
Entitlement coordination, design docs, regulatory navigation
| Single-family detached | 2,156 | Zoning App → |
| Multifamily (rental + for-sale attached) | 966 | Developer → |
| Attainable workforce (min. required) | 275 | Ordinance → |
| Total cap | 3,491 | Ordinance → |
Click any bar to learn more.
What You're Actually Voting On
Here's where most people get confused. The ballot question is about annexation, not the development itself.
The Fain family owns this land no matter how you vote. The question is: does it get developed under Town rules (with 18 conditions) or County rules (with basically none)?
Click any row to see the source document.
| | Yes Vote (Annex) | No Vote (County) |
|---|---|---|
| Total homes→ Town Project Page | 3,491 (capped) | ~326 (no cap) |
| Affordable housing→ Development Agreement | 275+ required | 0 required |
| Public park→ PAD Conditions | 25 acres, Phase 1 | None |
| Sports complex→ PAD Conditions | 3 soccer fields | None |
| Water management→ Developer Water Model | Net-neutral req'd | Not required |
| Wildlife corridors→ Environmental Conditions | Preserved | Not required |
| Commercial space→ AZBEX Overview | 100 acres / 348K SF | None |
| Tax revenue to PV→ Fiscal Analysis | $2.1M+/year | Minimal |
A "No" vote doesn't save the land. It just means fewer homes, no amenities, no affordable housing, no water requirements, and no Town oversight. The Fain family still develops — with fewer rules.
When people say "high density," what do they actually picture? Here's how Lakeshore 650 actually compares:
Net residential density (homes ÷ residential land only) is ~7–9/acre — still standard suburban.
Lakeshore 65010-Principle Scorecard
Together Strong rates every issue against the Smart Growth Network's 10 principles, published by the EPA. Here's how Lakeshore 650 scores.
Principles: EPA / Smart Growth Network → · Ratings: Together Strong AZ assessment based on PAD and Development Agreement, 2024.
Bottom line: 7/10 align, 3 partial. The county alternative aligns with 0/10.
18 Conditions. Here Are the Big Ones.
The Town didn't just say "yes" and walk away. The approval comes with 18 legally binding conditions. Let's be real — which of you actually knew that? Here are the ones that matter most:
25-Acre Public Park
Open to ALL of PV. Not gated. Not residents-only. Your park.
Sports Complex — Phase 1
Three soccer fields built BEFORE the big residential phases. Community benefit first.
Traffic Improvements
Road widening, turn lanes, traffic signals at 5 intersections. Developer-funded.
Water Infrastructure
Net-neutral water model required. Conservation systems. Wastewater planning.
Wildlife Corridors
50-acre Agua Fria corridor preserved. Shielded lighting. Underpasses for animal movement.
Phased Development
Can't build everything at once. Infrastructure must keep pace with growth.
This Isn't Happening Overnight
One thing people miss: this is a 20-30 year buildout. Phase 1 doesn't even start construction until 2028-2029 at the earliest (3 years of engineering first).
Phase 1
Phase 2
Phase 3
How We Got Here
How This Works
Submission
Review
Vote
Referendum
(if approved)
Every Major Claim, Fact-Checked
Every opposition claim, checked against actual documents, with the source linked so you can verify yourself. Click to expand.
A certified Traffic Impact Analysis was submitted Dec 2023 and sealed early 2024. Road improvements including widening, turn lanes, and signals at 5 intersections are among the 18 conditions. The 20-30 year phased buildout means gradual increase. BUT: regional east/west connectivity IS a real gap. At full buildout: 30,000+ daily vehicle trips.
The project requires a net-neutral water model with conservation systems exceeding code. "Net-neutral" means less water consumed per unit than conventional construction of the same scale — achieved through greywater recycling, low-flow fixtures, and xeriscaping requirements. The Prescott AMA does have safe yield concerns — that's real. But the county alternative has ZERO water management requirements. Net-neutral model should be independently verified.
Research consistently shows well-designed master-planned communities have neutral to positive effects on nearby property values. The Morrison Institute at ASU has documented that housing opposition frequently cites property value concerns that peer-reviewed studies do not bear out — but no study specific to this project exists yet.
5.4 units/acre is standard suburban density. County allows ~326 homes at 0.5/acre. Typical AZ suburb is 4-8/acre. The 50-acre river corridor and 25-acre park preserve more open space than 326 two-acre lots.
Three open houses WERE held. 222 opposition letters submitted. Steve Caros raised letter-handling concerns. Council chose latest referendum date. BUT: citizens collected 4,563 signatures in 21 days, won a court ruling, and got their vote.
275 units out of 3,491 is 7.9%. Enforcement mechanisms are unclear. No price caps or AMI thresholds defined. Together Strong thinks this should be stronger.
By the Numbers
Construction Phase
Ongoing Annual
$1.3B and $416.4M confirmed by AZBEX (Aug 2024). † Jobs and wages figures are from the Elliott D. Pollack & Company economic impact study submitted with the PAD application. The full study PDF has not yet been publicly posted — request it via public records request →
It's Not Just Houses
Here's something the opposition rarely mentions: the community amenities package. Click a category to highlight it on the master plan.
Why Together Strong Supports This
Prescott Valley's average home price has risen 91% since 2016, reaching $489,000 — priced out of reach for a growing share of the workforce that keeps this town running. More housing, built with real conditions attached, is how that changes over time. Housing supply is what drives affordability — more homes over time means real competitive pressure on prices. This project adds 3,491 homes and 3,600+ jobs over 20–30 years, building the kind of tax base that funds schools, roads, and services for decades.
Is it perfect? No — we've been specific about the gaps and we're not asking you to ignore them. But the vote in November isn't this project versus nothing. It's 18 binding conditions and public accountability versus the same land developing under county rules with none.
We support annexation because managed growth with conditions is better for this community's long-term health than unmanaged growth without them. That's the honest trade-off on the ballot.
What to Say and How to Say It
"I support the Lakeshore 650 annexation because managed growth is better than unregulated sprawl. This project brings $1.3 billion in economic impact, 3,600 jobs, 275 affordable homes, a public park, and a sports complex — with 18 conditions ensuring it's done right. I urge a YES vote in November."
"I'm here to talk about why I support the Lakeshore 650 annexation, and I want to be honest. Is this project perfect? No. I'd like stronger affordability commitments and clearer water verification. But here's the alternative: 326 county homes with zero affordable housing, zero water management, zero public amenities, and zero oversight. Lakeshore 650 gives us 18 conditions, a 25-acre park, a sports complex, wildlife corridors, workforce housing, and $2.1 million in annual tax revenue. The question isn't growth or no growth. It's smart growth or unmanaged growth. I choose smart growth."
Key Talking Points
Say This, Not That
"The traffic study shows manageable impact, and the developer is funding road improvements."
"Traffic won't be a problem." (Always cite the study)
"This project creates pathways to homeownership for essential workers."
"Everyone deserves affordable housing." (Be specific, not abstract)
"Research shows 2.3% average property value increase near quality apartments."
"Property values will be fine." (Back it up with data)
Quick Rebuttals
Traffic study completed. Developer funding road improvements. Regional connectivity is a separate issue.
Net-neutral model required. County alternative requires nothing. Managed > unmanaged.
5.4/acre = standard suburban. Park + corridors preserve more open space than 326 two-acre lots.
4,563 signatures. Judge sided with citizens. We're voting. Democracy works.
Meeting Prep
Logistics
When: 1st & 3rd Thursday, 5:30 PM
Where: PV Civic Center, 7501 E Civic Circle
How: Sign up for public comment
Time: 3 minutes per speaker
Checklist
Key Dates, Links & How to Vote
Election Timeline
Dates based on AZ statutes. Verify official dates at recorder.yavapai.gov once confirmed for Nov 2026.
Take Action
Voter Checklist
This Took Hundreds of Hours
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