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17540 S Nicholas Falls Dr, Vail, AZ 85641 Property Records

Pima County property record for 17540 S Nicholas Falls Dr, Vail, AZ 85641

Property Summary

Property TypeVacant Land
Lot Size0.15 acres (6,540 sqft)
Owner2 Individual Names on File
Last Sale$474,990 (Jul 2026)
Tax Bill$649 (2025)
Deeds & MortgagesJul 2026 Sale & Mortgage
Mar 2021 Sale
Flood ZoneZone X (minimal risk)
APN305-98-0990

Property Details

APN / Parcel Number

Primary APN305-98-0990

Exterior

Lot Area6,540 sqft (0.15 acres)

Location & Zoning

Street Address17540 S NICHOLAS FALLS DR
CityVAIL
StateAZ
Zip85641-1300
Property CategoryVacant Land
Property TypeVacant Land > Uncategorized
Legal DescriptionSANTA RITA RANCH III LOT 99 SQ20141350560
Legal Range15E
Legal Township17S
Legal Section24
Legal SubdivisionSANTA RITA RANCH III
Legal Lot Number99
JurisdictionPIMA AZ
Township / Civil DivisionTUCSON
Census Block Group3
Census Block3010
Census Tract4126

Owner

17540 S Nicholas Falls Dr, vacant land, is owned and occupied by two individuals who bought it in July 2026.

Source: Pima County records, as of July 21, 2026

Owner of Record2 Individual Names on File
Mailing Address17540 S NICHOLAS FALLS DR, VAIL, AZ 85641-1300
OccupancyOwner Occupied
Owner TypeIndividual
VestingHusband and Wife

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

DateDocument
Jul 10, 2026Special Warranty Deed, Transfer · FHA Mortgage
LENNAR MORTGAGE LLC
Mar 11, 2021Special Warranty Deed, Transfer
TITLE SECURITY AGENCY LLC

Assessor's Deed Record

Deed Names2 Names on Deed
Last SaleJul 10, 2026 · Amount on File
Deed SaleJul 10, 2026 · Amount on File
Prior SaleMar 11, 2021 · Amount on File
Deed Document Number2026191463
Record UpdatedSep 20, 2026

July 2026: Special Warranty Deed, Transfer

Document TypeSpecial Warranty Deed
JurisdictionPIMA AZ
Recording DateJul 10, 2026
Property Address17540 S NICHOLAS FALLS DR, VAIL, AZ 85641-1300
Document Number0000000463
Instrument DateJul 7, 2026
Instrument2026463
Transaction TypeTransfer
Record UpdatedJul 23, 2026
Title CompanyLENNAR TITLE INC, LENNAR TITLE

Transaction

AmountAmount on Record
DownpaymentDownpayment on Record
Loan-to-Value (LTV)LTV on Record
Tax$0.00
Amount AccuracyFull Amount Stated
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address17540 S NICHOLAS FALLS DR, VAIL, AZ 85641-1300

Mortgage

Document Number0000000464,
DateJul 10, 2026
Instrument2026191464
Lender
NameLENNAR MORTGAGE LLC
Agreement
TypeFHA Mortgage
AmountAmount on Record
Term360 Months
DueAug 1, 2056
Interest
Rate6.53%
Max Rate-1%

March 2021: Special Warranty Deed, Transfer

Document TypeSpecial Warranty Deed
JurisdictionPIMA AZ
Recording DateMar 11, 2021
Property Address17540 S NICHOLAS FALLS DR, VAIL, AZ 85641-1300
Document Number0000700915
Map ReferenceDOC 20141350560
Instrument DateMar 11, 2021
Instrument20210700915
Transaction TypeTransfer
Record UpdatedDec 23, 2025
Title CompanyTITLE SECURITY AGENCY LLC

Transaction

AmountAmount on Record
Tax$0.00
Amount AccuracyVerified / From Affidavit
Additional
  • Arm's Length
  • Multiple Parcels

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
Address3275 W INA RD STE 221G, 221G, TUCSON, AZ 85741-2153
InvestorPossibly a Property Investor

Tax Assessment & Valuation

The 2025 property tax bill for 17540 S Nicholas Falls Dr was $649.

Source: Pima County assessment roll, as of January 21, 2026

Property Jurisdictions

TypeName
StateArizona
CountyPima County
Unified School DistrictVail Unified District (PK - 12)

Tax Bill & Assessment History

YearTax BillAssessed ValueAssessed Market Value
2026$4,188$37,888 Land $37,888
2025$649.00
2024$4,845 Land $4,845$32,298 Land $32,298
2023$198.00

Assessed value is set for property tax purposes, not a market price estimate; it is a fraction of this property's market value.

Flood

FEMA maps place 17540 S Nicholas Falls Dr in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 9, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it
Community Rating SystemClass 2 (40% premium discount)
Nearby Flood Policies1 in force

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Wildfire risk around 17540 S Nicholas Falls Dr is high, ranking above 82% of the US, with a 0.5% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire RiskHigh
above 82% of the US · above 73% of Arizona
Wildfire Likelihood0.5% annual chance
ExposureDirect
burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water SystemTUCSON WATER CORONA DE TUCSON
serves 10,217 people · EPA ID AZ0410169
Water SourceGroundwater
Last State InspectionMar 2024
LeadUnder 1 ppb (2023–2025)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureNone
last 10 years
Monitoring and ReportingNone
last 3 years

Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.

Internet Providers

Source: FCC Broadband Data Collection, based on 37 locations within half a mile, as of December 31, 2025

ProviderMax Down / Up (Mbps)
Bluespan Wireless
Fixed Wireless		350 / 35
Simply Bits
Fixed Wireless		100 / 30
Hawk Networks
Fixed Wireless		100 / 20

May also be available: Cox Communications.

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