Happy Trails Resort vs Sun Village

Happy Trails Resort and Sun Village are two established, gated 55+ communities in Surprise that attract budget-minded buyers. Happy Trails is a deeded-lot RV and manufactured-home resort on Bell Road around Great Eagle Golf Club. Sun Village is a built-out community of 1,382 site-built homes and condos around lakes and a par-3 course in central Surprise. The lifestyle and financing picture are very different, even when the monthly dues look similar.

Side by side

	Happy Trails Resort	Sun Village
City	Surprise	Surprise
Opened	Lot sales January 1985; grand opening January 1986	Built starting 1985 (per the Loving Phoenix Team); built out
Developer	Happy Trails Resort, Inc. (originally a Thousand Trails RV resort)	Various builders
Approx. homes	2,000+ lots (third-party estimate)	1,382 homes and condos (per Sun Village)
Age rule	55+ (per Happy Trails Resort: “a community of age 55+ active adults”). contact Greg for current figures on the specific occupancy rules.	55+ active adult community (per Sun Village Community Association). contact Greg for current figures on the specific occupancy rules.
Golf	Surrounds Great Eagle Golf Club, an 18-hole, par-72 public course	On-site golf course (par-3, public, separate fees)
Gated	Yes (24-hour patrol)	Yes (access-controlled)
Recurring HOA / rec fee	$216–$238/mo depending on the section (per Greg Slaughter, local agent, 2026)	$263.27/mo single-family base; condos and townhomes up to about $500/mo (2026)
One-time buyer fees	About $2,859 capital improvement fee (per Greg Slaughter, local agent, Oct 2026) + transfer fee ($190 in 2025 per a third-party guide; contact Greg for current figures)	a CARE fee of 1% of the sale price (capped at $4,000) + $155 transfer + $245 disclosure
General price range	contact Greg for current figures	contact Greg for current figures

Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.

Fees are subject to change. Last checked October 2026. Where a guide shows a range, this comparison uses the higher published figure for planning, then points you back to each community page for sources. Verify every number in the resale disclosure packet. Run your own totals in the Cost to Live calculator.

Happy Trails Resort may suit you if…

Buyers who want to own their lot in a gated 55+ RV / manufactured-home resort
People looking for a lower entry price than most site-built 55+ homes (financing and insurance rules differ)
Buyers who like 14 pickleball courts and an on-site resort feel (per Happy Trails Resort)

Read the Happy Trails Resort guide →

Sun Village may suit you if…

Buyers who want site-built single-family homes, patio homes, townhomes or condos
People who want a central Surprise location near shopping and Banner Del E. Webb Medical Center
Lock-and-leave buyers interested in condo or townhome exteriors covered by a higher HOA

Read the Sun Village guide →

Frequently asked questions

Which has higher HOA fees, Happy Trails or Sun Village?

Using the higher published figures we have (fees change; last checked October 2026): Happy Trails Resort dues are about $216–$238 per month depending on the section (per Greg Slaughter, 2026), so plan on $238 until you confirm the lot. Sun Village's single-family base assessment is $263.27 per month; condos and townhomes can run up to about $500 per month when more is covered (Loving Phoenix Team, 2026). Golf is separate in both.

How do the one-time buyer fees compare?

Happy Trails: about $2,859 capital improvement fee (per Greg Slaughter, Oct 2026) plus a transfer fee (a 2025 third-party guide lists $190; contact Greg for current figures). Sun Village: a CARE fee of 1% of the sale price capped at $4,000, plus a $155 transfer fee and a $245 resale disclosure fee (Loving Phoenix Team, May 2026). On many price points, Sun Village's CARE fee is the larger one-time cost.

Are both gated 55+ communities in Surprise?

Yes. Happy Trails Resort describes itself as a community of age 55+ active adults and is gated with 24-hour patrol. Sun Village is a 55+ active adult community and is access-controlled / gated per the association and local agent guides. Confirm occupancy and guest rules in each community's documents.

Do both have golf?

Happy Trails surrounds Great Eagle Golf Club, an 18-hole, par-72 public course (golf separate from HOA). Sun Village has an on-site par-3 course that is public and paid separately.

What is the biggest lifestyle difference?

Happy Trails is a manufactured-home, park-model and RV resort where you own the lot. Sun Village is site-built homes and condos. Financing, insurance, appraisals and resale buyers differ, so talk with Greg and your lender early.

Deciding between Happy Trails Resort and Sun Village?

Greg can tour both with you in person or by video, and pull current fees for the exact homes you like.

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

Sources (checked October 2026)

Facts on this page were gathered from the official HOA, recreation-center, builder and city 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.