Your guide to the West Valley's 55+ communities
Straight answers on homes, golf, amenities and the real fees in Sun City, Sun City West, Sun City Grand (now The Grand), Sun City Festival, Corte Bella, PebbleCreek, Trilogy at Vistancia, Westbrook Village, Arizona Traditions, Victory at Verrado, Sterling Grove, CantaMia at Estrella, Happy Trails Resort and Sun Village. From Greg Slaughter of the Loving Phoenix Team, based in Surprise.
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Age rules, rec-center dues, one-time "capital" fees and what to check before you write an offer, in plain English.
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Greg lives and works in the West Valley. Call or text 623-523-1557 or email greg@lovingphoenix.com.
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A side-by-side look at the basics. On a small screen, swipe the table sideways to see every column. Fees and prices change often. These were gathered in October 2026 from official association documents where available, otherwise from the third-party sources cited on each community page. "Reported" means not confirmed by an official fee schedule.
| Community | City | Opened / Developer | Approx. homes | Golf | Gated | Recurring HOA / rec fee | One-time buyer fees | General price range |
|---|---|---|---|---|---|---|---|---|
| Sun City | Sun City (unincorporated Maricopa County) | January 1, 1960 Del E. Webb Development Co. (Del Webb) | About 27,000–28,000 (published figures vary) | 8 courses owned by the Recreation Centers of Sun City (RCSC) | No | $680 per property per year (RCSC, 2026) | $4,000 PIF + $1,500 CIF + $500 transfer + $30 recording | Wide range. 55places lists below $100K to the low $1Ms (Oct 2026) |
| Sun City West | Sun City West (unincorporated Maricopa County) | 1978 (completed 1997) Del Webb | 17,187 homes + 604 apartments (RCSCW, Dec 2025) | 7 courses owned by the Recreation Centers of Sun City West (RCSCW) | No | $618 per person on the deed per year (RCSCW, 7/1/2026–6/30/2027) | $5,750 Asset Preservation Fee + $275 deed transfer | 55places lists mid $200Ks to high $900Ks (Oct 2026) |
| Sun City Grand (now The Grand) | Surprise | October 1996 (built out mid-2000s) Del Webb | About 9,550 homes + 252 condos | 4 association-owned courses (Cimarron, Desert Springs, Granite Falls North & South) | No | $1,976 per home per year (7/1/2026–6/30/2027) | $5,000 CARE fee + $130 disclosure + $100 transfer + $170 ARC | The Grand lists ~$200K–$570K (non-golf) and ~$350K–$995K (golf course) |
| Sun City Festival | Buckeye | Mid-2000s (sources cite 2005–2006); still building Del Webb (PulteGroup) | About 7,200 planned at buildout | 27-hole Copper Canyon Golf Club (association-owned, managed by Troon) | No | $540 per quarter (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | Cap fee 0.25% of purchase price (per Greg Slaughter, local agent, figures as of 2026, verify before purchase); plus working capital & disclosure/transfer fees (reported) | 55places lists high $300Ks to high $700Ks (Oct 2026) |
| Corte Bella | Sun City West area | 2003 (built 2003–2007) Del Webb (Pulte) | 1,650 | 18-hole Corte Bella Golf Club (privately owned, semi-private; KemperSports) | Yes (guard-gated) | $710 per quarter (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | $4,050 cap fee (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | 55places lists low $400Ks to low $1Ms (Oct 2026) |
| PebbleCreek | Goodyear | 1993 Robson Resort Communities | About 6,100–6,300 | 54 holes: Eagle's Nest (18) + Tuscany Falls East & West (36) | Yes (guard-gated) | $1,761 semi-annually ($3,522/yr) | $3,522 Community Enhancement Fee + $400 document fees | 55places lists mid $300Ks to low $1Ms (Oct 2026) |
| Trilogy at Vistancia | Peoria | 2004 Shea Homes (Trilogy) | About 3,800 at full build-out | 18-hole Trilogy Golf Club at Vistancia (Gary Panks design; public daily-fee) | Yes (guard-gated) | $1,019 per quarter (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | $6,000 cap fee (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | 55places lists low $400Ks to low $1Ms (Oct 2026) |
| Westbrook Village | Peoria | 1982 (completed 1993) UDC Homes | 3,910 (44 neighborhoods) | 2 × 18 holes: Lakes (par 71) and Vistas (par 72) | No | $819 per year base assessment (2026) | $4,655 Preservation Fee + $350 disclosure + $50 CC&R docs | 55places lists mid $300Ks to mid $500Ks (Oct 2026) |
| Arizona Traditions | Surprise | 1997 (completed 2013) D.R. Horton / Continental Homes (Richmond American also listed) | About 1,768 | 18-hole Arizona Traditions Golf Club (Dick Bailey design) | Yes | $205 per month (as of April 2025, per HOA) | contact Greg for current figures | 55places lists mid $300Ks to mid $600Ks (Oct 2026) |
| Victory at Verrado | Buckeye | Mid-2010s (grand opening reported Jan 2016); still building DMB Development (Verrado); multiple home builders | About 3,000 entitled homes (per DMB) | 18-hole Victory Course (Tom Lehman design); Verrado's second course nearby | No | $258/mo for a standard home ($112 Victory district + $146 Verrado master, 2026) | Community Enhancement Fee of 0.65% of the sale price + $500, plus a $438 reserve fee and about $575 in transfer/disclosure fees | 55places lists low $400Ks to low $1Ms (Oct 2026) |
| Sterling Grove | Surprise | Construction began about 2018; Toll Brothers still building Toll Brothers | About 2,200 planned on 780 acres | Private Nicklaus Design 18-hole course, managed by Troon (separate membership) | Yes (staff-gated) | $525/quarter HOA (about $175/mo) + $180/mo + tax required Social Membership | $5,000 + tax Social Membership initiation + capital fee (typically $1,500; can be higher on some homes, so confirm for the specific home) + disclosure/transfer fees | Toll Brothers lists new homes priced from $395,000 (villa condos) to $1.9M (Oct 2026) |
| CantaMia at Estrella | Goodyear | Village Center opened 2011 (per a local agent site); Taylor Morrison now building Taylor Morrison (current builder); Estrella master plan | 1,700+ home sites (per CantaMia HOA) | No course inside CantaMia. The Golf Club of Estrella is about 3 miles away (separate). | Yes | $348/mo ($265 CantaMia + $83 Estrella master, 2026) | about $5,126 on a resale ($500 enhancement + $2,088 working capital + $2,088 reserve + $50 startup + $400 disclosure), plus a $696 prepaid assessment | Taylor Morrison lists new homes from $284,990 (Oct 2026) |
| Happy Trails Resort | Surprise | Lot sales January 1985; grand opening January 1986 Happy Trails Resort, Inc. (originally a Thousand Trails RV resort) | 2,000+ lots (third-party estimate) | Surrounds Great Eagle Golf Club, an 18-hole, par-72 public course | Yes (24-hour patrol) | $216–$238/mo depending on the section (per Greg Slaughter, local agent, 2026) | $2,595 capital improvement fee (per Greg Slaughter, local agent, 2026) + transfer fee ($190 in 2025 per a third-party guide; contact Greg for current figures) | contact Greg for current figures |
| Sun Village | Surprise | Built starting 1985 (per the Loving Phoenix Team); built out Various builders | 1,382 homes and condos (per Sun Village) | On-site golf course (par-3, public, separate fees) | Yes (access-controlled) | $263.27/mo single-family base; condos and townhomes up to about $500/mo (2026) | a CARE fee of 1% of the sale price (capped at $4,000) + $155 transfer + $245 disclosure | contact Greg for current figures |
Golf is paid separately from HOA/recreation dues in every community above. Many homes also carry sub-association (neighborhood) fees. Ask Greg for the exact numbers on any home.
Community guides
Sun City
Sun City (unincorporated Maricopa County) · 8 courses owned by the Recreation Centers of Sun City
The original active adult community, with eight golf courses and some of the lowest recurring costs in the Valley.
Read the Sun City guide →Sun City West
Sun City West (unincorporated Maricopa County) · 7 courses owned by the Recreation Centers of Sun City West
Seven golf courses, four big recreation centers and more than 90 chartered clubs.
Read the Sun City West guide →Sun City Grand (now The Grand)
Surprise · 4 association-owned courses
Del Webb's third Arizona Sun City, rebranded in 2023 as “The Grand”: one community, two names, with four championship golf courses in Surprise.
Read the Sun City Grand (now The Grand) guide →Sun City Festival
Buckeye · 27-hole Copper Canyon Golf Club
Del Webb's newest West Valley Sun City at the foot of the White Tank Mountains. New construction and resale.
Read the Sun City Festival guide →Corte Bella
Sun City West area · 18-hole Corte Bella Golf Club
A small, guard-gated Del Webb country club community with Santa Barbara–inspired architecture.
Read the Corte Bella guide →PebbleCreek
Goodyear · 54 holes: Eagle's Nest
A guard-gated Robson resort community in Goodyear with 54 holes of golf and a huge pickleball scene.
Read the PebbleCreek guide →Trilogy at Vistancia
Peoria · 18-hole Trilogy Golf Club at Vistancia
Shea Homes' guard-gated resort community in north Peoria, with the Kiva and Mita clubs and a championship golf course.
Read the Trilogy at Vistancia guide →Westbrook Village
Peoria · 2 × 18 holes: Lakes
An established Peoria community with two 18-hole courses, two clubhouses and a central location near Loop 101.
Read the Westbrook Village guide →Arizona Traditions
Surprise · 18-hole Arizona Traditions Golf Club
A smaller gated 55+ community in Surprise with an 18-hole course and a 20,400 sq ft clubhouse.
Read the Arizona Traditions guide →Victory at Verrado
Buckeye · 18-hole Victory Course
A 55+ district inside the Verrado master plan, set in the White Tank foothills, with the hilltop Victory Club and the Victory Course.
Read the Victory at Verrado guide →Sterling Grove
Surprise · Private Nicklaus Design 18-hole course, managed by Troon
Toll Brothers' staff-gated golf community in Surprise. It's a mixed-age master plan with dedicated 55+ collections, not a strictly 55+ community.
Read the Sterling Grove guide →CantaMia at Estrella
Goodyear · No course inside CantaMia. The Golf Club of Estrella is about 3 miles away
A gated 55+ community inside the lake-filled Estrella master plan in Goodyear, with a 29,000 sq ft Village Center.
Read the CantaMia at Estrella guide →Happy Trails Resort
Surprise · Surrounds Great Eagle Golf Club, an 18-hole, par-72 public course
A gated 55+ RV and manufactured-home resort on Bell Road, where you own your lot, wrapped around Great Eagle Golf Club.
Read the Happy Trails Resort guide →Sun Village
Surprise · On-site golf course
A 55+ community of 1,382 homes and condos around lakes and a golf course in central Surprise.
Read the Sun Village guide →Tools for 55+ buyers and sellers
Which community fits you?
Five quick questions on fees, golf, gates, location and home age.
Take the quizMonthly market snapshot
Listing prices, inventory and days on market by ZIP, from Realtor.com data.
See the snapshotWhy 55+ homes hold their value
Part of what you buy in a West Valley 55+ community is access to its amenities: recreation centers, pools, fitness centers, clubs and social calendars that are reserved for residents and their guests.
This reflects Greg's personal experience, not a forecast or guarantee. Home values depend on the specific home, its condition and the overall market, and they can go down as well as up. For a current, data-based estimate on a specific home, ask Greg for a home value.
Cost to Live calculator
Pick a community, enter a price and see monthly, yearly and one-time fees, including percentage-based cap fees.
Open the calculatorHead-to-head comparisons
Sun City vs Sun City West, The Grand vs Sun City Festival, Victory vs Trilogy, PebbleCreek vs Corte Bella.
Compare communitiesDownsizing? Ask Greg
Timing your sale and purchase, plus short answers on cap fees, inspections and age rules.
Downsizing guide Ask Greg Q&AMoving to Arizona at 55+?
Summer heat, snowbird living, hospitals, Arizona retiree taxes and buying from out of state.
Read the guideThinking about a move, in or out?
Whether you're buying your first 55+ home or selling one you've loved for years, Greg can walk you through current fees, recent sales and next steps. No pressure.
Search homes and sign up with Greg Get a Free Home Value Contact Greg Free Buyer's Guide (PDF)Prefer the phone? Call or text 623-523-1557
About these guides
Each community page lists its sources at the bottom. Where we couldn't confirm a number, we say "contact Greg for current figures" rather than guess. Price ranges come from third-party listing summaries and are not an appraisal or a broker price opinion.