Fees are only part of the cost. Home prices, property taxes, golf, insurance and repairs matter too. This page ranks by published recurring fees. We don't rank by home prices because they change constantly, but ask Greg for current prices on any home.
How we rank: by facts we can source (course counts, court counts, published fees and rules), not by opinion. Figures are 2026 and should be verified before you buy. Where we couldn't verify something, it says “contact Greg for current figures”.
| Community | Yearly recurring fees | One-time buyer fees |
|---|---|---|
| Sun Air Estates | $230 | No $4,000 buy-in reported in listings; ask Greg for transfer fees |
| Sun City West | $618 per person | $5,750 Asset Preservation Fee + $275 deed transfer |
| Sun City | $680 | $4,000 PIF + $1,500 CIF + $500 transfer + $30 recording |
| Westbrook Village | $819 | $4,655 Preservation Fee + $350 disclosure + $50 CC&R docs |
| Sundance Adult Village | $1,362 | $2,315.13 capital improvement fee (2026, HOA) + about $250 transfer + about $20.67 master working capital |
| Ventana Lakes | $1,441 + items to confirm | $4,000 CARE fee + about $200 transfer + about $200 disclosure (May 2026) |
| Sun City Grand (now The Grand) | $1,976 | $5,000 CARE fee + $130 disclosure + $100 transfer + $170 ARC |
| Sun City Festival | $2,160 | 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) |
| Arizona Traditions | $2,460 (April 2025 rate) | contact Greg for current figures |
| Happy Trails Resort | $2,592–$2,856 | $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) |
| Corte Bella | $2,840 | $4,050 cap fee (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) |
| Heritage at Asante | $3,048 | about $1,974 on a resale + $508 prepaid assessment |
| Victory at Verrado | $3,096 | Community Enhancement Fee of 0.65% of the sale price + $500, plus a $438 reserve fee and about $575 in transfer/disclosure fees |
| Sun Village | $3,159 | a CARE fee of 1% of the sale price (capped at $4,000) + $155 transfer + $245 disclosure |
| PebbleCreek | $3,522 | $3,522 Community Enhancement Fee + $400 document fees |
| Trilogy at Vistancia | $4,076 + items to confirm | $6,000 cap fee (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) |
| CantaMia at Estrella | $4,176 | about $5,126 on a resale ($500 enhancement + $2,088 working capital + $2,088 reserve + $50 startup + $400 disclosure), plus a $696 prepaid assessment |
| Trilogy Ridgecrest | $4,224 | about $6,000 capital improvement fee (approximate — verify with HOA) |
| Sterling Grove | $4,260 | $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 |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
Use the Cost to Live calculator to total these for your price.
1. Sun City West
$618 per person on the deed per year (2026–27), the lowest for a single owner. A couple both on title pays $1,236. One-time fees total $6,025.
2. Sun City
$680 per property per year (2026), the lowest for a couple, and the widest price range (55places lists homes from below $100K). One-time fees total $6,030. Many homes are from the 1960s–70s, so budget for updates and inspections.
3. Westbrook Village
$819 a year (2026), with a $4,655 preservation fee. 55places lists mid $300Ks to mid $500Ks.
4. Sun City Grand (now The Grand) (The Grand)
$1,976 a year, with 4 association-owned golf courses. The Grand lists non-golf homes from about $200K.
5. Sun City Festival
$540 a quarter ($2,160 a year), and a cap fee of 0.25% of price (both per Greg Slaughter, local agent, 2026), so it stays low on lower-priced homes.
Frequently asked questions
Which West Valley 55+ community has the lowest HOA fees?
Of the communities we cover, Sun City's RCSC assessment is the lowest at $680 per property per year (2026). Sun City West charges $618 per person on the deed (2026–27), which is lower for a single owner.
Are one-time fees the same everywhere?
No. They range from a percentage of price (Sun City Festival's 0.25% cap fee, Sun Village's 1% capped at $4,000, Victory's 0.65% + $500) to flat fees like The Grand's $5,000 CARE fee or Sun City West's $5,750 Asset Preservation Fee.
Want help narrowing it down?
Greg can line up homes in your top picks and pull current fees for each one.
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Sources
Facts on this page were gathered from the sources below in October 2026. Third-party agent and listing sites are noted as such. Fees and rules change, so always check the association's current documents.