Sun City Festival vs. Victory: Homes for Sale in Two Buckeye 55+ Communities Live MLS listings, updated all day: Sun City Festival Victory at VerradoSun City Festival vs. Victory at Verrado
Sun City Festival vs. Victory: two Buckeye 55+ communities in the same town, and yet they could hardly feel more different. First, there’s a quiet Del Webb community at the edge of the desert. Then there’s a hilltop village inside a busy all-ages town. Here’s how they really compare.
If you’re weighing Sun City Festival vs. Victory at Verrado, you’re looking at the two biggest Buckeye 55+ communities. Both have newer single-level homes, mountain views, golf, and 16 lighted pickleball courts. Still, the day-to-day life is not the same at all. Below, we compare price, fees, golf, location, and lifestyle, so you can tell which one fits how you want to live. As a result, you’ll know which one to tour first.
Sun City Festival or Victory? The quick answer
In short, Sun City Festival is the value pick. After all, it’s a classic Del Webb community with lower prices per square foot, big rec centers, and a peaceful spot against the White Tank Mountains. On the other hand, it’s a drive to almost everything.
Victory at Verrado, by contrast, costs more, but it puts you minutes from a real Main Street, a grocery store, and Interstate 10. That’s because it’s a 55+ village inside the larger all-ages Verrado community. So you get resort-style amenities up the hill and a lively town at the bottom of it.
Sun City Festival vs. Victory at Verrado at a glance
| Sun City Festival | Victory at Verrado | |
|---|---|---|
| Where | Far northwest Buckeye, inside Festival Ranch | Inside the all-ages Verrado community, near I-10 |
| Builder | Del Webb | Several builders |
| Built | 2006 to today | About 2016 to today |
| Gated? | No | No |
| Homes from* | About $290,000 | About $345,000 |
| Typical sale (median)* | About $475,000 | About $508,000 |
| Price per sq ft* | About $254 | About $353 |
| HOA dues | $540 a quarter (about $180 a month) | About $264 a month ($146 Victory + $118 Verrado master) |
| Golf | 27 holes at Copper Canyon (daily fee) | Two 18-hole courses, Victory and Founders |
| Pickleball | 16 lighted courts | 16 lighted courts |
| Main clubhouse | Sage Center, about 31,000 sq ft | The Victory Club, about 35,000 sq ft |
*Last 90 days of sales in the Arizona Regional MLS, as of September 2026. Prices change fast, so call or text (480) 710-6326 to check today’s numbers. Fees are 2026 figures; confirm them with each association before you buy.
Home prices at Sun City Festival vs. Victory
Overall, Sun City Festival is the lower-cost way into Buckeye 55+ communities. Over the last 90 days, homes sold from about $290,000 to $850,000, plus one larger home near $1.3 million. Most buyers paid close to $475,000.
Victory, however, runs higher. There, homes sold from about $345,000 to $1.6 million, with a typical sale near $508,000. Even so, the bigger gap shows up in price per square foot: about $254 at Festival, compared with about $353 at Victory. In other words, the same budget usually buys more house at Festival.
Both communities still have new homes going up. At Festival, for example, Del Webb is the only builder. At Victory, on the other hand, several builders are selling, and that gives you room to compare deals. Either way, please call us before you walk into a sales office. That’s because many builders ask that your agent be with you on that first visit.
HOA fees and the cost to buy in
Similarly, monthly costs lean the same way as home prices. Festival’s dues are $540 a quarter, or about $180 a month. At Victory, however, you pay two associations: about $146 a month for Victory and $118 for the Verrado master association, or about $264 in all.
Both also charge one-time fees when you buy. At Festival, plan on a $1,080 working capital fee, plus 0.25% of the price, plus $240 and $125 in disclosure and transfer fees. For example, on a $475,000 home, that comes to roughly $2,600. At Victory, the capital fee is $938 plus 0.65% of the price, along with a $500 transfer fee. So on a $500,000 home, that’s about $4,700. To see every community side by side, check our Arizona 55+ HOA fees comparison.
One thing is the same at both: HOA dues do not pay for golf. Instead, golf is its own cost in both communities. In other words, your dues cover the clubhouses, pools, fitness centers, and courts.
Golf at Sun City Festival vs. Victory
Festival’s golf is Copper Canyon Golf Club, with 27 holes laid out as three nines named Lake, Mountain, and Vista. In addition, it’s a public daily-fee course, and from the back tees it plays up to about 7,000 yards. Also, lakes come into play on many holes, and the Indigo Grille overlooks the first tee. For more, our guide to Sun City Festival golf at Copper Canyon has the full scorecard.
Victory, meanwhile, has two full 18-hole courses through Verrado Golf Club. The Victory Course and the Founders Course were both designed with Tom Lehman, and both stretch to about 7,250 yards. Victory also has a 12-acre practice area with short-game holes. For details, read our Victory at Verrado golf guide.
So, if golf is your whole week, Victory’s two courses give you more variety. If you golf a couple of times a month, Copper Canyon is plenty, and you’ll pay less to live near it.
Pickleball, clubhouses, and things to do
Pickleball is a tie on paper. Each community has 16 lighted courts. For instance, Festival’s courts sit at the Wagner Sports Complex, and its club books court time online. Meanwhile, at Victory, the courts are at The Victory Club pavilion. Note that Victory’s pickleball club has kept a wait list, although newcomers can drop in on certain days.
For clubhouses, Festival spreads things out. The Sage Center (about 31,000 sq ft) is the main hub, with a ballroom, fitness, and a resort pool. Next, the Saguaro Center (about 24,000 sq ft) adds a second fitness center and pool. There’s also a 9,000 sq ft wood shop and craft studio space, plus 30+ clubs and a real softball stadium.
Victory, by contrast, puts most of it in one place. The Victory Club is about 35,000 sq ft and sits high on the hillside, with views toward downtown Phoenix. Inside, it has three terraced pools, a lap pool, a full fitness center, a spa, and a restaurant called The Vic Bar + Kitchen. Besides that, there are 26 miles of trails and the famous Victory Steps right outside.
Location: why Sun City Festival and Victory feel so different
Above all, this is where the two split apart. Festival sits at the far west edge of Buckeye, about 10 miles west of Surprise. Today, the closest grocery store is a Safeway in Surprise, about 15 minutes away. A Safeway-anchored shopping center is planned for Festival Ranch, but it isn’t expected until late 2027. As a result, Sky Harbor Airport is an hour or more each way. Fortunately, though, residents run their own airport shuttle services.
Victory, on the other hand, is only a few miles from I-10. For instance, Verrado’s Main Street, just down the hill, has a grocery store, a pharmacy, coffee, and places to eat. Costco is just across I-10. That said, all the Buckeye 55+ communities sit in the far west Valley, so the East Valley is a long drive from either one.
💡 The test drive we recommend
Founder Jarl Kubat has spent 22+ years helping buyers sort out West Valley 55+ communities, and his advice here never changes: drive it yourself on a weekday. First, go from each community to the grocery store, your doctor, and I-10. Then, at Victory, park on Main Street and have lunch. Most buyers know which one feels like home before the day is over. And if you want company, we’ll drive.
Age rules and visiting grandkids
Both are 55+ communities that follow the federal housing for older persons rules. At least one person in each home must be 55 or older. Builders can sell some new homes to buyers as young as 45 while they’re still building. For a resale at Festival, though, someone in the home must be 55+. Also, adults 19 and older can live with you, and younger guests are limited to 90 days a year at Festival.
Grandkids matter here, too. For example, Festival’s Sage Center has set children’s swim hours. At Victory, however, the 55+ pools and fitness center have a minimum age. Visiting kids use the Verrado community pool instead, which is open roughly May through September. So, if winter visits with the grandkids are part of your plan, ask us about this before you buy.
Sun City Festival fits you if…
- You want the most house for your money.
- Quiet, open desert and mountain views matter more than nearby shops.
- You like the classic Del Webb setup with big rec centers and lots of clubs.
- You don’t mind a longer drive for errands and flights.
Victory at Verrado fits you if…
- You want a walkable Main Street and a grocery store close by.
- Easy access to I-10 is important.
- Two full golf courses and a resort-style clubhouse are worth paying for.
- You like having an all-ages town around you, not just neighbors 55+.
See what’s for sale in both Buckeye 55+ communities
Live MLS listings, updated throughout the day.
Sun City Festival Homes Victory Homes for Sale
Torn between the two?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities. I’ll show you both in the same day, compare the real costs side by side, and tell you honestly which one fits the way you want to live.
Call or Text: (480) 710-6326 Contact PageFrequently asked questions
Which is better for retirement, Sun City Festival or Victory at Verrado?
It depends on what you value most. For example, Sun City Festival gives you more home for the money and a quiet setting. Victory costs more, but it puts shopping, dining, and I-10 a few minutes away. We’re happy to tour both with you on the same day.
Is Sun City Festival or Victory at Verrado gated?
No. Neither community is gated. Both are open communities.
Which one has lower HOA fees?
Sun City Festival, at $540 a quarter (about $180 a month) in 2026. Victory buyers, on the other hand, pay two associations, about $264 a month in all. Please confirm current fees with each association.
Is Victory at Verrado really 55+?
Yes. Victory is the 55+ village inside Verrado. However, the rest of Verrado is an all-ages community with families, a Main Street, and parks.
How far is each one from the airport?
From Sun City Festival, Sky Harbor is an hour or more each way, depending on traffic. Victory is closer to I-10, which helps, but it’s still a long drive from the far west Valley.
More on Buckeye 55+ communities
- Sun City Festival community guide — homes for sale, 2026 fees, golf, and age rules.
- Victory at Verrado community guide — the 55+ village inside Verrado.
- Sun City vs. Sun City Festival — Del Webb’s first and newest, compared.
- Sun City Festival floor plans — every Del Webb model, by size.
- Buckeye 55+ communities guide — every option in town.
- New builds vs. resales in 55+ communities — which one makes sense for you.
All our Arizona 55+ guides → · See all Arizona 55+ communities we serve →
Community information: Community facts, home types, dues, one-time fees, golf, court counts, and amenities are set by the Sun City Festival Community Association, the Victory and Verrado associations, builders, and golf operators, and they change without notice. Figures here are summarized for general information and current for 2026 as provided. Confirm current details with each association or your licensed agent before you rely on them. Official sites: Sun City Festival Community Association and Victory at Verrado. This page is independent, buyer-focused information and is not affiliated with or endorsed by Del Webb, DMB, or either association. Jarl Kubat is a licensed Arizona real estate agent.
Listing accuracy: Property listings and sales data are drawn from the Arizona Regional MLS and are believed accurate but not guaranteed. Listings change throughout the day; confirm details with your agent before relying on them.