11488 E Chama Rd | Scottsdale, AZ 85255

$2,400,000 • 4 BD / 5 BA • 4,787 SF • Troon Village (Guard-Gated) • MLS 7020204

The Long-Form Listing Letter

Headline

Behind the Troon Village Gates, on a Cul-de-Sac Most Residents Will Never See, Sits the House You’ve Been Driving Past in Your Imagination for Years.

Letter

You’ve been looking for a long time.

Not casually. Not the way people scroll Zillow on a Sunday with a glass of wine. You’ve been looking the way someone looks when they already know what they want and refuse to settle for a near-miss.

You want the desert. The real one. The one with Tom’s Thumb cutting against the sky in the morning and the granite glowing copper at the end of the day. You want a home that earns its view rather than borrows one from a neighbor. You want privacy that feels chosen rather than compromised. And you’ve quietly stopped attending open houses where the listing photos lied about what “mountain view” actually means.

This is 11488 East Chama Road. It is a 4,787-square-foot custom home on a 0.81-acre cul-de-sac lot inside the guard-gated community of Troon Village. The mountains are not a marketing claim here. They are the architecture’s reason for existing. Nearly every room frames them. Wake up, walk to the kitchen for coffee, and the McDowells are waiting for you through wall-to-wall glass — that low desert light doing what it does, slow and gold and unhurried.

The kitchen was designed for the cook in your life who actually enjoys it. Wolf gas cooktop. Double ovens. Storage that has clearly been thought through by someone who has hosted both a quiet Tuesday dinner for two and a holiday gathering for sixteen. It opens directly into the great room — not a half-step removed, not separated by an awkward bar that pretends to be a kitchen island — actually open, the way you live now. The conversation never has to leave the room.

The primary suite sits on the main level. This matters more than most people admit until they need it to. It overlooks the pool, the backyard, and the mountains that started this whole conversation. Two additional upstairs bedrooms each carry their own en-suite bath and private balcony — meaning your guests stop being guests and start being people who have somewhere they actually want to retreat to.

There is a private den. There is a bonus room large enough to be a home theater, a fitness studio, a library, a recording space, or whatever your particular obsession happens to require this decade.

The garages are deep enough for full-size SUVs and trucks, with ceilings tall enough for a future car lift if the collection grows. (You know who you are.)

Outside is the part that explains why people buy in Troon Village in the first place. Built-in BBQ. Pool and spa. The kind of backyard where Phoenix winters become irrelevant — November dinners outside, January coffee on the patio, March mornings with the doors open and the mountains close enough to feel like part of the room.

The location does the rest of the talking. You are minutes from the Four Seasons Resort & Spa at Troon North. The trailhead at Tom’s Thumb is close enough that “I’m going for a hike” stops being a logistical conversation. Premier golf is in every direction. World-class dining is closer than your dry cleaner used to be in your old life. And Cactus Shadows High School — which carries a 10/10 GreatSchools rating — anchors the Cave Creek Unified District for families who care about that part.

A note on Troon Village itself: it is one of the most quietly respected guard-gated communities in North Scottsdale precisely because it has refused to become trendy. The residents tend to be the kind of people who chose this place on the second or third home of their lives — when they finally knew what they actually wanted. You will recognize them. They will recognize you.

This home has been listed for $2,400,000.

That is not the most useful number on this page. The most useful number is the one you’ll calculate yourself, the moment you stand on that cul-de-sac, look up at Tom’s Thumb, walk through the front door, and realize that the search you’ve been running in the background of your life for the last three years just ended.

You don’t need a hard sell on this one. You need to stand inside it. Once you do, the conversation usually concludes itself.

Schedule the private showing. Bring whoever’s opinion actually matters in this decision. Walk it slowly. Stay until the sun moves.

The right home for the right buyer rarely waits long in Troon Village. The wrong move is overthinking the right one.

P.S.

P.S. The bonus room and the deep garages are the two features people remember three weeks after the showing. Pay attention to them on your walkthrough — they tell you everything about who this house was built for, and whether you’re that person.

Short-Form Listing Letter

Most “mountain view” homes in Scottsdale are actually selling you a slice of someone else’s view, framed by your neighbor’s roofline.

This one is not. It sits on a 0.81-acre cul-de-sac inside the guard-gated walls of Troon Village, and the McDowells aren’t a postcard from the dining room — they are the dining room’s reason for existing.

You’ve been searching for the version of North Scottsdale that hasn’t been overbuilt, oversold, or watered-down. The version with privacy that feels chosen, light that feels earned, and a community that doesn’t try too hard.

The home is 4,787 custom-built square feet across four bedrooms, five baths, a private den, and a bonus room that becomes whatever your life is becoming. The kitchen — Wolf gas cooktop, double ovens, true open flow into the great room — was built for the cook who actually cooks. The primary suite is on the main level and opens to the pool and the mountains. Two upstairs en-suites each have their own balcony, so guests stop crowding your morning. The deep garages were engineered with full-size trucks, SUVs, and a future car lift in mind.

Cactus Shadows High School holds a 10/10 GreatSchools rating. Tom’s Thumb trail and the Four Seasons Resort are minutes from your driveway. Listed at $2,400,000 — a number that becomes secondary the moment you walk the lot at dusk.

Schedule the showing. Stay long enough to see the light shift. The decision will make itself.

10 Social Media Teasers

Posts 1–3 — Aspirational / Lifestyle Angle

1.There is a particular hour in North Scottsdale — somewhere between 5 and 6 PM — when the McDowells turn the color of a copper penny held to a candle. The kitchen at 11488 E Chama Rd was designed around that hour. $2.4M, Troon Village.

2.Saturday morning. Coffee. Door open to the patio. Tom’s Thumb in the distance. Spa bubbling. No one’s email has arrived yet because the day hasn’t decided to start. This is the life inside the gates of Troon Village.

3.The version of Scottsdale you actually moved here for: 0.81 acres at the end of a cul-de-sac. Mountain views from nearly every room. A pool that looks like the desert built it on purpose. 11488 E Chama Rd.

Posts 4–6 — Curiosity / Intrigue Angle

4.Most $2M Scottsdale homes are competing on finishes. This one quietly competes on something none of them can touch — and three minutes inside makes it obvious which.

5.There’s a reason long-time North Scottsdale buyers keep choosing Troon Village over the louder communities. It has nothing to do with the gate. (DM for the address.)

6.Two upstairs bedrooms. Each one with an en-suite bathroom. Each one with its own private balcony. Ask any parent who has hosted a holiday what that arrangement is actually worth.

Posts 7–8 — FOMO / Urgency Angle

7.Cul-de-sac lots inside Troon Village come up roughly twice a year. One with mountain views from nearly every room comes up considerably less often than that. 11488 E Chama Rd is on the market right now.

8.Cactus Shadows High School: 10/10 GreatSchools. The number of $2.4M Cave Creek-district homes available this week with that pairing? You can count them without taking your hands out of your pockets.

Posts 9–10 — Direct / Conversational Angle

9.If you’ve been looking in North Scottsdale for the last 12 months and nothing has actually felt right — that’s because nothing actually was. Walk 11488 E Chama Rd. You’ll know inside ninety seconds.

10.I won’t pretend $2.4M is a casual number. But I will tell you that the buyers who walk this house and pass on it usually call back within the month. That’s the part the listing description doesn’t mention.

Agent Proposal

Re: 11488 E Chama Rd, Scottsdale, AZ 85255

Every listing tells a story. The question is whether it’s the story the buyer is actually trying to be told.

The current MLS description for 11488 E Chama Rd is competent. It is also nearly indistinguishable from forty other $2M+ North Scottsdale listings on the market right now. That’s not a critique of the writing — it’s a critique of what the standard MLS template was ever designed to accomplish.

This document shows what a different approach looks like.

What Great Copy Does That Photos and Features Alone Cannot

Photos sell the property. Features describe the property. Copy is what sells the life inside the property — and at the $2.4M tier, that distinction is the entire game.

The buyer for this home is not comparing 4,787 square feet to 4,512 square feet. They are comparing what their Saturday mornings look like in this home versus the next one. They are comparing how their children’s holidays unfold here versus elsewhere. They are quietly comparing how the next ten years of their life feel.

A great listing letter activates the levers no feature summary can reach: belonging, the cost of the wrong decision, the recognition of the right home before anyone else sees it, and the quiet pride of an address that says something true about its owner. None of that lives in the bullet points.

Side-by-Side Comparison

ORIGINAL OPENING (MLS):

“A must-see 4,787-square-foot custom home offering 4 bedrooms, a private den, and an expansive bonus room, perfect as a home theater, fitness studio, or flex space, along with 5 bathrooms, all set on a generous 0.8-acre cul-de-sac lot with break taking views and privacy. This is a rare opportunity to own a residence with mountain views in the highly sought-after guard gated Troon Village.”

TRANSFORMED OPENING (Listing Letters):

“You’ve been looking for a long time. Not casually. Not the way people scroll Zillow on a Sunday with a glass of wine. You’ve been looking the way someone looks when they already know what they want and refuse to settle for a near-miss. You want the desert. The real one. The one with Tom’s Thumb cutting against the sky in the morning and the granite glowing copper at the end of the day.”

COACHING NOTE:

The original opening does what every $2M+ listing in this zip code does — it leads with square footage and a feature checklist. The buyer at this tier has already seen forty homes that opened the same way. The transformed version does something the original cannot: it speaks directly into the buyer’s emotional state before introducing the property. It assumes (correctly) that anyone shopping at this price point is psychologically exhausted by near-misses. By naming that exhaustion in the first three lines, the copy earns the right to be read further. This is direct-response 101 — meet the reader where they actually are, then bring them where you want them to go.

Additional comparison examples — feature transformations, local context elevations, objection neutralization, and closing technique walkthroughs — are included in the complete Listing Letters package upon service delivery.

What You’re Getting

Long-Form Listing Letter (~1,000 words) — ready to publish or present
Short-Form Listing Letter (~250 words) — MLS-ready replacement description
10 Social Media Posts — scroll-stopping teasers across 4 strategic angles
This proposal document — yours to keep regardless of your decision
Methodology Document — “What No Real Estate Agents Are Doing With Listings” (separate file in this package)

Closing

Most listing descriptions are written to inform. The ones that move at this price point are written to recognize. Recognition is what the right buyer is actually shopping for, and it’s the one thing the standard MLS template will never deliver.

The materials referenced in this proposal already exist. They are written, complete, and ready to be deployed against this listing the moment you decide they should be. The next step is a brief conversation. Whatever happens after that, this proposal is yours.

Also included in this package is a separate document titled “What No Real Estate Agents Are Doing With Listings (And Why It Works So Well).” It walks through the direct response copywriting principles behind every line of the materials above—written specifically for you, agent to agent. Read it when you have ten quiet minutes; it explains the why behind the what.

Side-by-Side Comparison

Original MLS description vs. Listing Letters short-form replacement.

ORIGINAL MLS DESCRIPTION	LISTING LETTERS — SHORT FORM
A must-see 4,787-square-foot custom home offering 4 bedrooms, a private den, and an expansive bonus room, perfect as a home theater, fitness studio, or flex space, along with 5 bathrooms, all set on a generous 0.8-acre cul-de-sac lot with break taking views and privacy.This is a rare opportunity to own a residence with mountain views in the highly sought-after guard gated Troon Village. Designed to capture its stunning surroundings, the home showcases sweeping mountain vistas from nearly every room, while large windows fill the interior with abundant natural light.The kitchen is an entertainer’s dream, featuring a Wolf gas cooktop, double ovens, ample storage, and a seamless flow into the spacious great room. The primary suite is conveniently located on the main level and offers picturesque views of the mountains, backyard, and pool.Upstairs, two additional bedrooms each include their own en-suite bathrooms and balconies. Step outside to your private backyard oasis, complete with a built-in BBQ, pool, and spa — ideal for relaxing or hosting guests.Perfectly positioned for golf and outdoor enthusiasts, the home provides easy access to premier golf courses, Tom’s Thumb trails, and the Tonto National Forest. It’s also just minutes from the Four Seasons Resort and Spa, along with world-class dining, hiking, biking, and horseback riding.	Most “mountain view” homes in Scottsdale are actually selling you a slice of someone else’s view, framed by your neighbor’s roofline. This one is not. It sits on a 0.81-acre cul-de-sac inside the guard-gated walls of Troon Village, and the McDowells aren’t a postcard from the dining room: they are the dining room’s reason for existing. You’ve been searching for the version of North Scottsdale that hasn’t been overbuilt, oversold, or watered-down. The version with privacy that feels chosen, light that feels earned, and a community that doesn’t try too hard. The home is 4,787 custom-built square feet across four bedrooms, five baths, a private den, and a bonus room that becomes whatever your life is becoming. The kitchen: Wolf gas cooktop, double ovens, true open flow into the great room, was built for the cook who actually cooks. The primary suite is on the main level. Two upstairs en-suites each have their own balcony.Cactus Shadows High School holds a 10/10 GreatSchools rating. Tom’s Thumb trail and the Four Seasons Resort are minutes from your driveway. Listed at $2,400,000, a number that becomes secondary the moment you walk the lot at dusk. Schedule the showing. Stay long enough to see the light shift. The decision will make itself.
Feature checklistDescribes the property	Buyer-targeted persuasionSells the life inside it

ORIGINAL MLS DESCRIPTION

LISTING LETTERS — SHORT FORM

A must-see 4,787-square-foot custom home offering 4 bedrooms, a private den, and an expansive bonus room, perfect as a home theater, fitness studio, or flex space, along with 5 bathrooms, all set on a generous 0.8-acre cul-de-sac lot with break taking views and privacy.This is a rare opportunity to own a residence with mountain views in the highly sought-after guard gated Troon Village. Designed to capture its stunning surroundings, the home showcases sweeping mountain vistas from nearly every room, while large windows fill the interior with abundant natural light.The kitchen is an entertainer’s dream, featuring a Wolf gas cooktop, double ovens, ample storage, and a seamless flow into the spacious great room. The primary suite is conveniently located on the main level and offers picturesque views of the mountains, backyard, and pool.Upstairs, two additional bedrooms each include their own en-suite bathrooms and balconies. Step outside to your private backyard oasis, complete with a built-in BBQ, pool, and spa — ideal for relaxing or hosting guests.Perfectly positioned for golf and outdoor enthusiasts, the home provides easy access to premier golf courses, Tom’s Thumb trails, and the Tonto National Forest. It’s also just minutes from the Four Seasons Resort and Spa, along with world-class dining, hiking, biking, and horseback riding.

Most “mountain view” homes in Scottsdale are actually selling you a slice of someone else’s view, framed by your neighbor’s roofline. This one is not. It sits on a 0.81-acre cul-de-sac inside the guard-gated walls of Troon Village, and the McDowells aren’t a postcard from the dining room: they are the dining room’s reason for existing. You’ve been searching for the version of North Scottsdale that hasn’t been overbuilt, oversold, or watered-down. The version with privacy that feels chosen, light that feels earned, and a community that doesn’t try too hard. The home is 4,787 custom-built square feet across four bedrooms, five baths, a private den, and a bonus room that becomes whatever your life is becoming. The kitchen: Wolf gas cooktop, double ovens, true open flow into the great room, was built for the cook who actually cooks. The primary suite is on the main level. Two upstairs en-suites each have their own balcony.Cactus Shadows High School holds a 10/10 GreatSchools rating. Tom’s Thumb trail and the Four Seasons Resort are minutes from your driveway. Listed at $2,400,000, a number that becomes secondary the moment you walk the lot at dusk. Schedule the showing. Stay long enough to see the light shift. The decision will make itself.

Feature checklistDescribes the property

Buyer-targeted persuasionSells the life inside it