Arizona 55+ communities, from the West Valley to the East Valley
Here’s an honest, local guide to Arizona 55+ communities, with real recent sale prices for 50 of the most popular 55+ communities around Phoenix. In fact, most buyers arrive with one community in mind and no idea how many others might fit them better. So start with the map, compare what matters to you, and then let us show you the right ones in person.
Prefer email? jarl.kubat@gmail.com
Jarl Kubat, Licensed Arizona 55+ Communities Specialist
He has spent 22+ years helping buyers and sellers across the Valley, so you get a real local agent instead of a lead-selling website.
Arizona 55+ communities map
Point to (or tap) any marker to see the community’s starting price, home ages, home types, and nearest airport, then open its guide. Then zoom in to see price tags on the map. Each tag shows the lowest recent sale, so you can see where your budget fits at a glance. We also marked Phoenix Sky Harbor and Mesa Gateway airports, because they matter when family visits.
What the “Homes from” price means
It’s the lowest price a home sold for in the last 90 days, from the Arizona Regional MLS (a few small communities use 6 or 12 months). In other words, it’s a starting point, not a typical price. The lowest sale is often:
- A condo, townhome, patio home, or manufactured home, not a full-size single-family home
- A home that needed a lot of work or updating
- A smaller floor plan or a less popular location
In fact, most homes in a community sell for more. For the full price range, open the community guide or see our Arizona 55+ market update. Or call or text (480) 710-6326 for today’s numbers.
Also, airport distances are straight-line miles, so drives run longer.
All 50 Arizona 55+ communities by area
West Valley 19 communities
- Sun CitySun Cityfrom $110K
- Sun VillageSurprisefrom $130K
- Happy Trails ResortSurprisefrom $140K
- Sun City WestSun City Westfrom $160K
- SunDanceBuckeyefrom $220K
- Ventana LakesPeoriafrom $260K
- Arizona TraditionsSurprisefrom $270K
- The Grand (formerly Sun City Grand)Surprisefrom $270K
- CantaMiaGoodyearfrom $290K
- Sun City FestivalBuckeyefrom $290K
- Corte BellaSun City Westfrom $295K
- Heritage at AsanteSurprisefrom $295K
- Westbrook VillagePeoriafrom $325K
- PebbleCreekGoodyearfrom $335K
- Victory at VerradoBuckeyefrom $345K
- Sterling GroveSurprisefrom $390K
- Trilogy at VistanciaPeoriafrom $405K
- Blackstone Country ClubPeoriafrom $450K
- RidgeCrest at VistanciaPeoriafrom $580K
East Valley 20 communities
- Sunland VillageMesafrom $155K
- Leisure WorldMesafrom $180K
- Sun Lakes Country ClubSun Lakesfrom $180K
- Dreamland VillaMesafrom $220K
- Fountain of the SunMesafrom $225K
- Sunland Village EastMesafrom $235K
- SunBirdChandlerfrom $275K
- Cottonwood (Sun Lakes)Sun Lakesfrom $285K
- MountainBrook VillageGold Canyonfrom $310K
- SpringfieldChandlerfrom $310K
- Sunland Springs VillageMesafrom $310K
- Solera ChandlerChandlerfrom $315K
- Palo Verde (Sun Lakes)Sun Lakesfrom $320K
- Oakwood (Sun Lakes)Sun Lakesfrom $325K
- Solera Johnson RanchSan Tan Valleyfrom $345K
- Trilogy at Power RanchGilbertfrom $350K
- Ironwood (Sun Lakes)Sun Lakesfrom $355K
- Trilogy at EncanterraSan Tan Valleyfrom $355K
- Encore at EastMarkMesafrom $420K
- Ovation at MeridianSan Tan Valleyfrom $420K
Scottsdale & Rio Verde 6 communities
Browse Arizona 55+ communities by what matters to you
Not sure where to start? Then pick the thing that matters most. Each guide below compares 55+ communities around Phoenix side by side, so you can narrow the list fast.
What are the best retirement communities in Arizona?
Of course, the best one is the one that fits your budget, your hobbies, and the side of town you want. That’s why we sort Arizona 55+ communities by what buyers actually ask for. So here’s a quick starting list of 55+ communities around Phoenix, using the lowest recent sale in each community from our map.
Smaller budgets
For example, Sun City, Sun Village, Sunland Village, Sun City West, and Leisure World all had sales under $200K. However, the lowest prices are often condos, patio homes, or homes that need work.
Golf lovers
PebbleCreek, The Grand (formerly Sun City Grand), Sun City West, Trilogy at Vistancia, and the Sun Lakes communities give you lots of golf close to home. Still, golf usually costs extra, beyond your HOA dues.
Newest homes
For instance, Heritage at Asante, Sterling Grove, Victory at Verrado, Ovation at Meridian, and RidgeCrest at Vistancia have homes built in the last few years, and some are still building.
The most to do
Above all, the big Del Webb communities, Sun City, Sun City West, and The Grand, have several recreation centers, dozens of clubs, and a full calendar all year.
For a deeper look, also see our guide to the best places to live in Arizona after 55. Or call us instead, and we’ll build a short list around your budget in one conversation.
West Valley vs. East Valley: which side fits you?
Both sides of the Valley have great 55+ communities around Phoenix, but they feel different. In general, the West Valley has the giant, all-in-one Del Webb communities. Meanwhile, the East Valley has more mid-size golf communities and an easy airport in Mesa.
| West Valley | East Valley | |
|---|---|---|
| Main cities | Surprise, Sun City, Sun City West, Peoria, Goodyear, Buckeye | Mesa, Chandler, Sun Lakes, Gilbert, San Tan Valley, Gold Canyon |
| Feel | Large master-planned communities with several rec centers | Smaller, close-knit communities, many built around golf |
| Lowest recent sales | About $110K to $580K, depending on the community | About $155K to $420K, depending on the community |
| Nearest airport | Phoenix Sky Harbor (PHX) | Phoenix-Mesa Gateway (AZA) or Sky Harbor |
| Start here | Surprise 55+ communities | Sun Lakes communities |
We also cover Scottsdale, Rio Verde, and the outlying communities from Wickenburg to Casa Grande. As a result, you can compare the whole Valley with one agent instead of five, so take a look at every area we serve.
How Arizona 55+ communities work
Before you fall in love with a house in one of the 55+ communities around Phoenix, it helps to know the rules of the road. So here are the three things that surprise buyers most.
Age rules: who can live there?
To begin with, most Arizona 55+ communities follow the federal “housing for older persons” rules. In short, at least 80% of occupied homes need a resident who is 55 or older. Also, you can read the rule itself in the federal regulations (24 CFR Part 100). However, each community writes its own rules on top of that, so we check the documents for you. Also see the 80/20 rule, explained.
HOA fees: what do they cover?
In general, dues pay for the rec centers, pools, and common areas, and they vary a lot from one community to the next. On top of that, most communities charge a one-time fee when you buy. Golf, on the other hand, is usually separate. That’s why every community guide on our site lists its 2026 fees, and we confirm them in writing before you commit.
Home types: not just houses
In addition, many Arizona 55+ communities mix single-family homes with patio homes, townhomes, condos, and in a few cases, park models or manufactured homes. As a result, the price range inside one community can be wide. So when you see a low “Homes from” price, ask us what kind of home it was.
Touring Arizona 55+ communities with us
After all, you don’t have to sort all this out from a screen. When you come to town, you ride with us and we drive, on our gas, not yours. Then, in a day or two, we’ll loop through the 55+ communities around Phoenix that you’re weighing, walk the clubhouses, and help you cross off the ones that aren’t right.
Coming in from out of state? In fact, most of our buyers are. So tell us when you plan to visit, and we’ll help with the whole trip, from where to stay to how to lay out each day. Then just ask us about a community tour.
Why work with us instead of the big listing sites
- A real local agent, not a lead-seller. The national 55+ sites collect your information and sell it to whoever pays. Instead, here you deal directly with the people who know these communities.
- We cover the whole Valley. We work in roughly 60 active adult communities across both valleys, so we compare them honestly instead of pushing one.
- Real numbers, not brochures. That’s why we publish actual sale prices and 2026 HOA fees, and we refresh them often.
- Honest help, start to finish. Above all, we represent you as the buyer on fees, age rules, and the trade-offs the brochures skip. Also, learn why a buyer’s agent matters.
Selling a home in Arizona 55+ communities?
Selling in an age-restricted community isn’t like selling anywhere else. For one thing, the buyer pool is narrower, the season drives the timing, and the HOA paperwork catches most sellers off guard. Because we work in these communities all year, we can tell you what your home should bring and what it takes to get there. So talk to us about selling.
What our clients say
“His true caring for you and what you want will become his obsession… His knowledge is unmatched for each community you may be interested in and each house you view.”
Dan & Nancy Blodgett · Google review“Professional, knowledgeable and flat out a joy to work with… he made us feel like we were his only clients. We’ve been closed for a month and Jarl still contacts us to see if everything is going well.”
PJ Vereb · Google review“Incredibly knowledgeable, approachable and professional… His detailed knowledge of the many developments throughout the Valley was invaluable in helping us find an ideal home. He went above and beyond all expectations.”
Kent Winkler · Sun City West · Google reviewArizona 55+ communities: common questions
Age rules & who can buy
What is a 55+ community in Arizona?
It’s a neighborhood built for active adults, where most homes have at least one resident 55 or older. Also, you get amenities like pools, fitness centers, clubs, and often golf, plus neighbors at the same stage of life.
Are retirement communities in Arizona age-restricted?
The ones we cover are mostly true 55+ communities, so they follow the 80/20 rule. However, a few, such as Blackstone Country Club and parts of Sterling Grove, are open to all ages. That’s why each community guide tells you which is which.
Can I buy if I’m under 55?
Sometimes, yes. Many communities allow a share of homes to go to younger owners, but the rules differ. For example, some require that one resident be 55 or older, and many limit how long younger guests can stay. So ask us first, and we’ll check the community’s rules.
Fees, golf & gates
How much are HOA fees in Arizona retirement communities?
In short, they vary a lot, from modest dues in some older communities to several hundred dollars a month in some newer ones. Also, most communities charge a one-time fee at closing. Each community guide lists 2026 fees, and we confirm them before you buy.
Do HOA dues pay for golf?
Usually not. Instead, in most communities, golf has its own fees or memberships. That’s one of the first things we check for you.
Are Arizona 55+ communities gated?
Some are, and many aren’t. For instance, PebbleCreek has a guard gate, while The Grand (formerly Sun City Grand) is not gated. Also, see our gated communities guide for the full list.
Buying from out of state
What is the best time to visit Arizona 55+ communities?
October through April is the busiest and most pleasant time to tour, because the clubs and activities are in full swing. Still, summer visits can mean less competition from other buyers.
How do I pick between so many communities?
With so many 55+ communities around Phoenix, start with budget, then golf, then which side of the Valley you prefer. After that, the map above narrows things fast. Then, we’ll tour your top three to five in person, so you can feel the difference.
Helpful articles & buyer guides
- Sun City Grand vs. The Grand: what buyers need to know
- Sun City West history: what buyers should know
- Video walk-through: what to look for in a Sun City West home
- The 80/20 rule: buying if you’re under 55
- The best places to live in Arizona after 55
- Why you need a buyer’s agent
Explore more guides
Let’s find the right one together.
I’m Jarl Kubat, and I’ve spent 22+ years in Arizona’s 55+ communities. Tell me your budget and what matters most, and I’ll point you to the right ones, then show them to you in person.
Call or Text: (480) 710-6326Contact Page 
Jarl Kubat · Licensed Arizona 55+ Communities Specialist · West USA Realty
About these numbers: “Homes from” prices are the lowest sale in each community over the last 90 days (6 or 12 months for a few small ones), from the Arizona Regional MLS. They’re believed accurate but not guaranteed, and they change every month. HOA fees and rules can change, so confirm current details with us before you rely on them.
Jarl Kubat is a licensed Arizona real estate agent with West USA Realty. Equal Housing Opportunity.