Short answer: Each community sets its own rules within federal housing-for-older-persons law. Many require at least one resident 55 or older in most homes and allow a limited share of younger owners. For example, The Grand requires 85% of homes to have someone 55+ and allows up to 15% owners aged 45–54. Sterling Grove is mixed-age, with 55+ collections. Check the specific community below.
| Community | Age rule (as published) |
|---|---|
| Sun City | Age-restricted (55+). RCSC members must be 55+ or meet the spousal exemption. Non-owner residents can't be under 19. |
| Sun City West | At least one resident per household must be 55+. No one under 19 may live there permanently (per RCSCW). |
| Sun City Grand (now The Grand) | Age-restricted. Per The Grand, 85% of homes must be occupied by someone 55+, and up to 15% may be occupied by owners aged 45–54. No residents under 19. Confirm current rules with The Grand. |
| Sun City Festival | 55+ community. One local guide notes Del Webb may allow a limited share of new-build buyers aged 45+. Confirm with Del Webb/HOA. |
| Corte Bella | 55+ community, with up to 20% of homes allowed for residents 45+ (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) |
| PebbleCreek | At least 80% of homes must have an occupant 55+. With Board approval, up to 20% may be occupied by people under 55 if at least one is 40+. No permanent residents under 19 (per the recorded declarations, as summarized by a local guide). Verify with the HOA. |
| Trilogy at Vistancia | 55+ age-restricted. Confirm current rules with the HOA. |
| Westbrook Village | Age-restricted under federal housing-for-older-persons rules. Published guidance indicates about 80% of homes must have a 55+ occupant, with limited exceptions. Verify with the association. |
| Arizona Traditions | Anyone can own, but each lot must be occupied by at least one person 55 or older (per HOA FAQ) |
| Victory at Verrado | 55+ age-qualified district. contact Greg for current figures on the specific occupancy rules. |
| Sterling Grove | Not strictly 55+. Toll Brothers describes Sterling Grove as an all-ages master-planned community with 55+ active-adult collections, condos and lock-and-leave villas. Every resident shares the same club and amenities. Before you buy, confirm whether a specific home is in a 55+ collection. |
| CantaMia at Estrella | 55+ active-adult community (per Taylor Morrison and the CantaMia HOA). contact Greg for current figures on the specific occupancy rules. |
| Happy Trails Resort | 55+ (per Happy Trails Resort: “a community of age 55+ active adults”). contact Greg for current figures on the specific occupancy rules. |
| Sun Village | 55+ active adult community (per Sun Village Community Association). contact Greg for current figures on the specific occupancy rules. |
| Sun Air Estates | Listed as a 55+ community by 55places and in MLS listing remarks. contact Greg for current figures on the CC&R occupancy rules. |
| Ventana Lakes | Active adult (55+) community (per Ventana Lakes POA). contact Greg for current figures on the specific occupancy rules. |
| Heritage at Asante | Lennar describes it as a community for ages 55 and better. contact Greg for current figures on the specific occupancy rules. |
| Sundance Adult Village | The Adult Village requires 100% of homes to be occupied by at least one person over 55 (per the Sundance Adult Village HOA). |
| Trilogy Ridgecrest | 55+ community (per Shea Homes). contact Greg for current figures on the specific occupancy rules. |
Related: Buying in a 55+ community
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Frequently asked questions
How do 55+ age rules work in West Valley communities?
Each community sets its own rules within federal housing-for-older-persons law. Many require at least one resident 55 or older in most homes and allow a limited share of younger owners. For example, The Grand requires 85% of homes to have someone 55+ and allows up to 15% owners aged 45–54. Sterling Grove is mixed-age, with 55+ collections. Check the specific community below.
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