Sterling Grove vs Heritage at Asante

Sterling Grove and Heritage at Asante are two gated, still-building communities in Surprise that shoppers often compare. Sterling Grove is a Toll Brothers staff-gated golf community (mixed-age master plan with dedicated 55+ collections). Heritage at Asante is Lennar's gated 55+ community inside the all-ages Asante master plan in north Surprise, built around the Heritage Club, lakes and a 9-hole putting course. The big differences are age restriction, golf, and how the fees stack up.

Side by side

	Sterling Grove	Heritage at Asante
City	Surprise	Surprise
Opened	Construction began about 2018; Toll Brothers still building	New construction by Lennar (still selling, Oct 2026)
Developer	Toll Brothers	Lennar
Approx. homes	About 2,200 planned on 780 acres	contact Greg for current figures
Age rule	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.	Lennar describes it as a community for ages 55 and better. contact Greg for current figures on the specific occupancy rules.
Golf	Private Nicklaus Design 18-hole course, managed by Troon (separate membership)	9-hole putting course (no full golf course)
Gated	Yes (staff-gated)	Yes (gated, per the HOA)
Recurring HOA / rec fee	$525/quarter HOA (about $175/mo) + $180/mo + tax required Social Membership	about $199–$235/mo community HOA + about $49/mo Asante master (Lennar lists approx. $205; checked Oct 2026)
One-time buyer fees	$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	about $1,974 on a resale + $508 prepaid assessment
General price range	Toll Brothers lists new homes priced from $395,000 (villa condos) to $1.9M (Oct 2026)	New Lennar homes listed from $314,940 to $700,490 (Lennar, 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.

Sterling Grove may suit you if…

Buyers who want a staff-gated Toll Brothers community with a private Nicklaus Design course (separate membership)
People shopping newer homes that are still under construction in Surprise
Buyers who understand Sterling Grove is mixed-age with dedicated 55+ collections, not a strictly 55+ community

Read the Sterling Grove guide →

Heritage at Asante may suit you if…

Buyers who want a gated community described as ages 55 and better (per Lennar)
People who want one modern clubhouse (Heritage Club) with pickleball, a resort pool and lakes, without a full golf course
Buyers comparing Lennar new homes from about $314,940 to $700,490 (Lennar, Oct 2026) near Loop 303

Read the Heritage at Asante guide →

Frequently asked questions

Which has higher recurring fees, Sterling Grove or Heritage at Asante?

Using the higher published figures we have (fees change; last checked October 2026): Sterling Grove's HOA is $525 per quarter (about $175/month) plus required Social Membership dues of $180 per month plus tax (Sterling Grove Golf & Country Club / Loving Phoenix Team). Heritage at Asante's community HOA runs about $199–$235 per month depending on the home, plus about $49 per month for the Asante master association, or about $248–$284 per month (about $2,976–$3,408 per year). For apples-to-apples planning, use the high end of each range and confirm with the association.

How do the one-time buyer fees compare?

Sterling Grove: Social Membership initiation of $5,000 plus 9.1% tax, plus a capital fee that is typically $1,500 but can be higher on some homes (Greg has seen $5,455), so plan for the higher figure until you confirm the specific home. Heritage at Asante (resale): about $1,974 in one-time fees plus a $508 prepaid assessment (Loving Phoenix Team, 2026). New Lennar builds handle closing fees through the builder. Fees are subject to change; last checked October 2026.

Is Sterling Grove a 55+ community like Heritage at Asante?

Not strictly. Toll Brothers describes Sterling Grove as an all-ages master plan with dedicated 55+ active-adult collections. Heritage at Asante is described by Lennar as a community for ages 55 and better. Confirm the occupancy rules for the specific home and collection before you buy.

Which one has golf?

Sterling Grove has a private Nicklaus Design 18-hole course managed by Troon; golf membership is separate from the HOA and Social Membership. Heritage at Asante has a 9-hole putting course, not a full golf course; public courses are nearby.

Are both gated and still building?

Yes. Sterling Grove is staff-gated (per Toll Brothers) and still selling new homes. Heritage at Asante is gated (per the Heritage Asante HOA), and Lennar was still listing new homes in October 2026.

Deciding between Sterling Grove and Heritage at Asante?

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

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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.