Heritage at Asante vs Sun City Festival

Heritage at Asante (Surprise) and Sun City Festival (Buckeye) are two of the few West Valley 55+ communities still selling brand-new homes. Heritage is Lennar's gated 55+ community inside the all-ages Asante master plan in north Surprise, near Loop 303, built around the Heritage Club, lakes and a 9-hole putting course. Sun City Festival is a larger Del Webb community in the White Tank foothills, with two recreation centers and the 27-hole Copper Canyon Golf Club. The big differences are golf, the gate, size and how the fees add up.

Side by side

	Heritage at Asante	Sun City Festival
City	Surprise	Buckeye
Opened	New construction by Lennar (still selling, Oct 2026)	Mid-2000s (sources cite 2005–2006); still building
Developer	Lennar	Del Webb (PulteGroup)
Approx. homes	contact Greg for current figures	About 7,200 planned at buildout
Age rule	Lennar describes it as a community for ages 55 and better. contact Greg for current figures on the specific occupancy rules.	55+ community. One local guide notes Del Webb may allow a limited share of new-build buyers aged 45+. Confirm with Del Webb/HOA.
Golf	9-hole putting course (no full golf course)	27-hole Copper Canyon Golf Club (association-owned, managed by Troon)
Gated	Yes (gated, per the HOA)	No
Recurring HOA / rec fee	about $199–$235/mo community HOA + about $49/mo Asante master (Lennar lists approx. $205; checked Oct 2026)	$540 per quarter (per Greg Slaughter, local agent, figures as of 2026, verify before purchase)
One-time buyer fees	about $1,974 on a resale + $508 prepaid assessment	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)
General price range	New Lennar homes listed from $314,940 to $700,490 (Lennar, Oct 2026)	55places lists high $300Ks to high $700Ks (Oct 2026)

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.

Heritage at Asante may suit you if…

Buyers who want a gated community (gated, per the Heritage Asante HOA)
People who'd rather have one modern clubhouse than a big campus: the Heritage Club has a resort-style pool and spa, a 2,200 sq ft fitness center, lighted pickleball and bocce, two dog parks and seven acres of lakes and ponds (per Lennar)
Buyers who want north Surprise, close to Loop 303
Non-golfers, or golfers happy to play nearby public courses (Heritage has a 9-hole putting course, not a full course)

Read the Heritage at Asante guide →

Sun City Festival may suit you if…

Golfers who want a 27-hole, association-owned course in the community (Copper Canyon Golf Club, managed by Troon)
People who want two recreation centers, a pickleball complex, an indoor walking track and chartered clubs with an on-site activities director
Buyers who want Del Webb's single-story homes, including the low-maintenance Skyline series with yard care handled
People who want big White Tank Mountain views and quieter roads farther west

Read the Sun City Festival guide →

Frequently asked questions

Which has lower HOA fees, Heritage at Asante or Sun City Festival?

Sun City Festival's HOA is $540 per quarter, or $2,160 a year (per Greg Slaughter, 2026, verify before purchase). At Heritage at Asante, the community HOA is about $199–$235 a month depending on the home, plus about $49 a month for the Asante master association. That's about $248–$284 a month, or roughly $2,976–$3,408 a year (approximate, checked Oct 2026; verify with the HOA). Golf at Festival is paid separately.

How do the one-time buyer fees compare?

On a Heritage at Asante resale, buyers pay about $1,974 in one-time fees (working capital, reserve, startup and disclosure) plus a $508 prepaid assessment (approximate, 2026). New builds handle these through Lennar. At Sun City Festival, the cap fee is 0.25% of the purchase price (per Greg), plus a reported $1,080 working capital fee and about $365 in disclosure and transfer fees. On a $450,000 home, Festival's cap fee would be $1,125, or about $2,570 with the other fees.

Is either community gated?

Heritage at Asante is gated (per the Heritage Asante HOA). Sun City Festival isn't gated.

Which one has golf?

Sun City Festival has the 27-hole Copper Canyon Golf Club, owned by the community association and managed by Troon. Golf is paid separately. Heritage at Asante has a 9-hole putting course, not a full golf course, and public courses are nearby.

Are there special taxes on the property tax bill?

Sun City Festival homes are in the Festival Ranch Community Facilities District (CFD), which adds an assessment to the property tax bill. At Heritage at Asante, some homes carry a small special tax (per the Loving Phoenix Team). Check the tax bill for the specific home in both.

Can I still buy a brand-new home in both?

Yes. Lennar lists move-in-ready and under-construction homes in its Cottage and Encore II collections at Heritage at Asante (Oct 2026), and Del Webb is still building at Sun City Festival. Resales are available in both.

Deciding between Heritage at Asante and Sun City Festival?

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.