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West Valley 55+ communities: fees, golf, gates and age rules
Every community on this site in one sortable table. Click a column heading to sort. Fees are dated and sourced on each guide page.
Search 55+ homes with Greg“Annual fee (known)” is the yearly total of the recurring fees we've verified. “+ more” means part of the fee isn't verified, and “Ask Greg” means we couldn't verify it. Sun City West assumes one person on the deed. Fees change, often yearly.
| Sun City Home value · vs Sun City West | Sun City | $680 | $4,000 PIF + $1,500 CIF + $500 transfer + $30 recording | Per home | 8 courses owned by the Recreation Centers of Sun City (RCSC) | No | Age-restricted (55+). RCSC members must be 55+ or meet the spousal exemption. Non-owner residents can't be under 19. | Wide range. 55places lists below $100K to the low $1Ms (Oct 2026) |
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| Sun City West Home value · vs Sun City vs The Grand (Sun City Grand) | Sun City West | $618 | $5,750 Asset Preservation Fee + $275 deed transfer | Per person | 7 courses owned by the Recreation Centers of Sun City West (RCSCW) | No | At least one resident per household must be 55+. No one under 19 may live there permanently (per RCSCW). | 55places lists mid $200Ks to high $900Ks (Oct 2026) |
| Sun City Grand (now The Grand) Home value · vs Sun City Festival vs Sun City West | Surprise | $1,976 | $5,000 CARE fee + $130 disclosure + $100 transfer + $170 ARC | Per home | 4 association-owned courses (Cimarron, Desert Springs, Granite Falls North & South) | No | 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. | The Grand lists ~$200K–$570K (non-golf) and ~$350K–$995K (golf course) |
| Sun City Festival Home value · vs The Grand (Sun City Grand) | Buckeye | $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) | Per home | 27-hole Copper Canyon Golf Club (association-owned, managed by Troon) | No | 55+ community. One local guide notes Del Webb may allow a limited share of new-build buyers aged 45+. Confirm with Del Webb/HOA. | 55places lists high $300Ks to high $700Ks (Oct 2026) |
| Corte Bella Home value · vs PebbleCreek | Sun City West area | $2,840 | $4,050 cap fee (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | Per home | 18-hole Corte Bella Golf Club (privately owned, semi-private; KemperSports) | Yes (guard-gated) | 55+ community, with up to 20% of homes allowed for residents 45+ (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | 55places lists low $400Ks to low $1Ms (Oct 2026) |
| PebbleCreek Home value · vs Corte Bella | Goodyear | $3,522 | $3,522 Community Enhancement Fee + $400 document fees | Per home | 54 holes: Eagle's Nest (18) + Tuscany Falls East & West (36) | Yes (guard-gated) | 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. | 55places lists mid $300Ks to low $1Ms (Oct 2026) |
| Trilogy at Vistancia Home value · vs Victory at Verrado | Peoria | $4,076 + more | $6,000 cap fee (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) | Per home | 18-hole Trilogy Golf Club at Vistancia (Gary Panks design; public daily-fee) | Yes (guard-gated) | 55+ age-restricted. Confirm current rules with the HOA. | 55places lists low $400Ks to low $1Ms (Oct 2026) |
| Westbrook Village Home value · vs Ventana Lakes | Peoria | $819 | $4,655 Preservation Fee + $350 disclosure + $50 CC&R docs | Per home | 2 × 18 holes: Lakes (par 71) and Vistas (par 72) | No | 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. | 55places lists mid $300Ks to mid $500Ks (Oct 2026) |
| Arizona Traditions Home value | Surprise | $2,460 | contact Greg for current figures | Per home | 18-hole Arizona Traditions Golf Club (Dick Bailey design) | Yes | Anyone can own, but each lot must be occupied by at least one person 55 or older (per HOA FAQ) | 55places lists mid $300Ks to mid $600Ks (Oct 2026) |
| Victory at Verrado Home value · vs Trilogy at Vistancia | Buckeye | $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 | Per home | 18-hole Victory Course (Tom Lehman design); Verrado's second course nearby | No | 55+ age-qualified district. contact Greg for current figures on the specific occupancy rules. | 55places lists low $400Ks to low $1Ms (Oct 2026) |
| Sterling Grove Home value | Surprise | $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 | Per home | Private Nicklaus Design 18-hole course, managed by Troon (separate membership) | Yes (staff-gated) | 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. | Toll Brothers lists new homes priced from $395,000 (villa condos) to $1.9M (Oct 2026) |
| CantaMia at Estrella Home value | Goodyear | $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 | Per home | No course inside CantaMia. The Golf Club of Estrella is about 3 miles away (separate). | Yes | 55+ active-adult community (per Taylor Morrison and the CantaMia HOA). contact Greg for current figures on the specific occupancy rules. | Taylor Morrison lists new homes from $284,990 (Oct 2026) |
| Happy Trails Resort Home value | Surprise | $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) | Per home | Surrounds Great Eagle Golf Club, an 18-hole, par-72 public course | Yes (24-hour patrol) | 55+ (per Happy Trails Resort: “a community of age 55+ active adults”). contact Greg for current figures on the specific occupancy rules. | contact Greg for current figures |
| Sun Village Home value | Surprise | $3,159 | a CARE fee of 1% of the sale price (capped at $4,000) + $155 transfer + $245 disclosure | Per home | On-site golf course (par-3, public, separate fees) | Yes (access-controlled) | 55+ active adult community (per Sun Village Community Association). contact Greg for current figures on the specific occupancy rules. | contact Greg for current figures |
| Sun Air Estates Home value | Peoria | $230 | No $4,000 buy-in reported in listings; ask Greg for transfer fees | Per home | No golf course in the community | No (per third-party listings) | Listed as a 55+ community by 55places and in MLS listing remarks. contact Greg for current figures on the CC&R occupancy rules. | contact Greg for current figures |
| Ventana Lakes Home value · vs Westbrook Village | Peoria | $1,441 + more | $4,000 CARE fee + about $200 transfer + about $200 disclosure (May 2026) | Per home | No golf course in the community | No (per 55places and golfat55) | Active adult (55+) community (per Ventana Lakes POA). contact Greg for current figures on the specific occupancy rules. | contact Greg for current figures |
| Heritage at Asante Home value | Surprise | $3,048 | about $1,974 on a resale + $508 prepaid assessment | Per home | 9-hole putting course (no full golf course) | Yes (gated, per the HOA) | Lennar describes it as a community for ages 55 and better. contact Greg for current figures on the specific occupancy rules. | New Lennar homes listed from $314,940 to $700,490 (Lennar, Oct 2026) |
| Sundance Adult Village Home value | Buckeye | $1,362 | $2,315.13 capital improvement fee (2026, HOA) + about $250 transfer + about $20.67 master working capital | Per home | Sundance Golf Club runs through the community (golf fees separate; ask Greg) | No (per 55places and golfat55) | The Adult Village requires 100% of homes to be occupied by at least one person over 55 (per the Sundance Adult Village HOA). | contact Greg for current figures |
| Trilogy Ridgecrest Home value | Peoria | $4,224 | about $6,000 capital improvement fee (approximate — verify with HOA) | Per home | No course in the community; Trilogy at Vistancia Golf Club is nearby (daily fee) | Yes (gated, non-manned, per Shea) | 55+ community (per Shea Homes). contact Greg for current figures on the specific occupancy rules. | Shea lists homes from $475,900 (Oct 2026) |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
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