Homes For Sale in Sterling Grove Live MLS listings, updated all day. Tap what you’re looking for:Sterling Grove: The Complete 55+ Buyer’s Guide
A Toll Brothers luxury community with a Nicklaus golf course — genuinely beautiful, and genuinely more complicated than it looks. Here’s what a buyer needs to understand first.
Let’s say the obvious thing first: Sterling Grove is beautiful. From the moment you’re through the gate — the groves, the water, the White Tank Mountains behind it all — you know you’re somewhere different. Toll Brothers is a genuinely high-end builder, and it shows.
It’s also the most misunderstood community we sell in. Two things trip buyers up, and both of them matter more than the finishes. Let’s get them out of the way.
#1: It’s not only a 55+ community — and the amenities are shared
Sterling Grove has a 55+ section and a family, all-ages section. Both are inside the same gate. The family side has two-story homes and, as you’d expect, families living in them.
Everyone shares the same amenities
The same clubhouse. The same pools. The same fitness center. Residents of the 55+ section and residents of the family section use all of it together. Nobody hides this — but nobody puts it on the front page either, and buyers are regularly surprised by it.
Now, here’s the honest picture, because we don’t think this is the problem people assume it is.
We’ve sold in mixed communities like this for years, and plenty of retirees find exactly the right house in the 55+ section and are perfectly happy. The community feels alive rather than hushed. Grandkids visit and blend right in instead of standing out. The social calendar runs from kids’ events to retiree groups, and the two rarely collide. Trilogy at Encanterra in San Tan Valley is set up the same way, and it works.
But it should be a choice, not a discovery. If the whole reason you’re shopping 55+ communities is that you want the pool quiet on a Saturday in March, ask us before you tour, and be honest with yourself about it. We’ve watched buyers fall in love with a model home and only think about this afterward.
One thing we’re checking for you: some mixed communities designate a specific pool for children, which keeps the others calm. Encanterra does exactly that. We believe Sterling Grove may as well, but we’re verifying it rather than telling you something we’re not certain of. If pool arrangements matter to your decision, ask us and we’ll get you the current, confirmed answer from the club.
If you want the age-restricted homes specifically, the 55+ Section Homes button at the top of this page filters to exactly those.
#2: The club membership is mandatory — even if you never golf
This is the one that costs people real money, and it’s buried in the fine print everywhere else.
Every resident is required to buy a Social Membership to Sterling Grove Country Club. It runs $5,455.
Not a golfer? Doesn’t matter. Never plan to set foot in the clubhouse? Doesn’t matter. If you own a home here, you buy in. Golf memberships are a separate, additional purchase on top of that.
The social membership is described as partially refundable when you sell your home — and “partially” is doing a lot of work in that sentence. Get the exact refund terms in writing before you close. That’s not us being dramatic; that’s five and a half thousand dollars, and you want to know precisely what comes back and under what conditions. We’ll pull the current terms for you.
Add it all up and see the fees section below. The number at closing is bigger than most buyers expect.
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55+ Section Homes Golf Course Homes👀 Watching for the right home?
Between five home collections, 25 designs, resales, and new builds, Sterling Grove has a lot of moving parts. Let us do the watching. Tell us what matters — 55+ section, a golf lot, single-level, a condo, your budget — and we’ll reach out the moment a match hits the market.
Fees (2026) — read this before you fall in love
What you’ll pay every month
| Fee | 2026 amount | Notes |
|---|---|---|
| Master HOA | $525 / quarter | = $175/month |
| Country Club Recreation fee | $180 / month | Ongoing |
| Combined monthly | $355 / month | What you’ll actually budget |
What you’ll pay at closing
| Fee | Amount | Notes |
|---|---|---|
| Social Membership | $5,455 | Mandatory. Partially refundable when you sell |
| Capital improvement fee | $3,000 | One-time |
| Transfer fee | $382 | One-time |
| Total at closing | $8,837 | On top of down payment & closing costs |
There’s also a $400 resale disclosure fee, which the seller pays.
About $8,837, due at the table. That’s real money, and it’s on top of your down payment and your normal closing costs.
To be fair about it: this is not unusual for a club community, and there are 55+ communities in the Valley with a considerably higher buy-in than this. It’s simply the cost of buying into a Nicklaus golf community with a Troon-run club. Nobody is being taken advantage of.
But it’s only manageable if you know it’s coming. We put every one of these numbers into your figures before you write an offer — and we get the social membership refund terms in writing while we’re at it. Golf memberships, if you want one, are extra.
Golf — Nicklaus Design, run by Troon
The centerpiece is an 18-hole Nicklaus Design championship course winding through the community, and the club — Sterling Grove Golf & Country Club — is operated by Troon Privé, Troon’s private-club division.
About access — and why you should ask, not assume
The club presents itself as a private club. It also currently takes outside tee times. That combination is normal while a community is still building out, and membership structures and course access can tighten as a community fills in.
We’re not going to guess at where that lands, because your money is involved. If golf is a reason you’re buying here, get the current membership terms, costs, and access rules in writing before you close. Call the club at 623-213-7000, or call us and we’ll get the answers and bring them to you.
The club & amenities
The 20,000 sq ft clubhouse is the hub of the community, and it is not a modest one.
Copper + Rye
The restaurant, and it’s genuinely good — a real destination, not a snack bar with tablecloths. Local flavors, an actual executive chef.
Flora Spa
A full-service spa on site. Massage, treatments, the works.
Three resort pools
Resort-style, and beautifully done. Shared with the family section — ask us about the current pool arrangements before you decide.
Fitness & movement studio
State-of-the-art fitness center plus a dedicated movement studio for classes.
Courts
Tennis, pickleball, and bocce.
The grounds
Five parks, miles of tree-lined walking paths, groves, and water features. This is where the money shows.
There’s also a grab-and-go café with a barista, and a full social calendar — which, again, runs from kids’ activities to retiree groups, because both live here.
Homes — Toll Brothers, and still building
Toll Brothers is still building new homes at Sterling Grove, and they’re growing the 55+ section as demand calls for it. There are five home collections and 25+ designs, roughly 1,500 to over 4,000 square feet, in craftsman, farmhouse, prairie, and Spanish styles. New homes start in the mid $500s. There’s an on-site Design Studio.
- Single-family homes across both sections. The family section includes two-story homes.
- Lock-and-leave villas — for buyers who travel and don’t want to think about the yard.
- Condos. Worth understanding: they’re building four-story condo buildings. Every condo is single-level inside — the building is four stories, not the home. If “four-story” made you nervous, that’s why it shouldn’t.
One honest note on the lots: some are smaller than you’d find in an older 55+ community, and the architecture is a different style than the beige-stucco-and-tile you may be picturing. That’s deliberate, and it’s a big part of why the place looks the way it does. Some buyers love it. Some want a bigger yard. Come walk it.
Not 55 yet? Read both halves of this.
The opportunity: federal housing-for-older-persons law lets an age-restricted community keep a limited share of its homes occupied by residents under 55, and builders use that room. While Toll Brothers is still building, they can generally sell a new home in the 55+ section to buyers as young as 45.
And here you have a second door: the all-ages section has no age restriction at all. Same gate, same club, same amenities. If you’re under 55 and love this community, that may simply be your answer.
The catch: the 55+ policy belongs to the builder and the association, not to us, and it can change. Don’t assume — call us and we’ll confirm exactly where things stand right now, in writing.
Age rules follow federal housing-for-older-persons law and the community’s recorded CC&Rs. Builder age policies vary and change without notice. Confirm current rules with the builder and the association before you buy.
Buying new from Toll Brothers? Talk to us first.
Here’s something a lot of buyers don’t realize: you can — and should — have your own agent when you buy new construction. The friendly agent in the Toll Brothers sales office represents Toll Brothers, and their job is to get the best deal for the builder. Ours is the opposite — to get the best deal for you.
On new-home purchases, the builder typically has buyer-agent representation built into their program. We’ll walk you through exactly how that works — in writing — before you commit to anything, so there are no surprises.
What we do in your corner:
- Negotiate price, upgrades, lot premiums, and closing timelines. At a Design Studio, the upgrades are where the money goes — and where a good agent earns their keep.
- Spot and negotiate builder incentives — rate buydowns, closing-cost credits, design-center dollars.
- Read the builder’s contract closely and protect your interests.
- Make sure the club membership and the closing stack are in your numbers before you sign anything — not discovered later.
- Compare a new build honestly against the resales here. Landscaping, window coverings, and appliances usually aren’t in a base price, and they add up fast.
- Track the build and keep the builder accountable, right through closing day.
One rule worth remembering: reach out before you step into the sales office. Many builders require your agent to register with you on that first visit for us to represent you — so a quick call first protects your right to have us on your side. Once you’ve walked in alone, that door can close.
Location — and what’s happening around it
Sterling Grove sits in Surprise, just east of the White Tank Mountains. And this corner of the West Valley is growing at a pace that’s genuinely hard to believe.
Prasada — minutes away
Prasada is the retail hub that’s gone up nearby, and it is not a strip mall. Costco. Target. All American Furniture. Real restaurants — not just fast food. Stores are still opening. Everything you’d normally drive twenty-five minutes for is now a few minutes away.
There’s also a new City of Surprise water park that opened last year, not far off. Which tells you something about the direction this area is headed — and, honestly, about who else lives out here.
Luke Air Force Base — the honest version
Luke Air Force Base is in the area, and Sterling Grove does get some flyover noise. Fighter jets, and when they go over, you know it.
We’re not going to soft-pedal it. Plenty of residents don’t mind at all, the homes are well built and quiet inside, and most people stop noticing. But some lots hear it more than others, and some people mind more than others. Go stand in the yard of the home you’re considering, on a weekday, during flight hours, and listen. That’s the only test that counts, and we’ll go with you.
Property in the vicinity of a military airport is subject to specific disclosure under Arizona law. We’ll make sure you receive and understand every disclosure that applies before you commit.
Is Sterling Grove right for you?
A great fit if you…
- Want a genuinely upscale home from a top-tier builder, and you’re willing to pay for it.
- Golf, and want a Nicklaus course with a Troon-run club.
- Like a community that feels alive — families, kids, and retirees together, not hushed.
- Want brand-new construction with a Design Studio and real choices.
- Want shopping, Costco, and good restaurants minutes from the gate.
- Want a lock-and-leave villa or a single-level condo.
Worth knowing before you buy…
- The amenities are shared with the family section. Most retirees here are perfectly happy with that — but know it going in.
- The $5,455 social membership is mandatory — golfer or not. Golf is extra.
- About $8,837 due at closing in one-time fees, before your down payment. Normal for a club community — but plan for it.
- $355/month in combined HOA and club fees — on the high side for a 55+ community.
- Luke AFB flyover noise is real. Go listen.
- Some lots are small. The style is different. Walk it before you decide.
- Still building — expect construction activity for a while yet.
If any of that gives you pause, let’s talk it through. Sometimes a different community is the better fit — and we’d rather point you to the right home than the nearest one.
Comparing nearby communities?
- The Grand — also Surprise. Much larger, four golf courses, fully 55+, and a far lower cost of entry.
- Arizona Traditions — Surprise, smaller and close-knit, guard gated, $215/month.
- Heritage at Asante — Surprise, newer, also still building.
- PebbleCreek — Goodyear, 54 holes and 36 pickleball courts, fully 55+.
- Trilogy at Vistancia — Peoria, guard gated, two resort clubs.
See all communities we serve → · Every Arizona 55+ community still building →
Thinking about Sterling Grove?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities. I’ll get you the real numbers — club membership, refund terms, the whole closing stack — before you write an offer, not after.
Call or Text: (480) 710-6326 Contact PageFrequently asked questions
Is Sterling Grove a 55+ community?
Partly. It has a 55+ section and an all-ages family section, both inside the same gate. The family section includes two-story homes. Toll Brothers grows the 55+ section as demand calls for it. If you specifically want the age-restricted homes, use the “55+ Section Homes” link at the top of this page.
Do the 55+ and family sections share amenities?
Yes — the clubhouse, the pools, and the fitness center are shared by everyone. In our experience that bothers buyers far less than they expect: plenty of retirees find the right house in the 55+ section here and are very happy, and the community feels alive rather than hushed. Trilogy at Encanterra is set up the same way and it works well. That said, some mixed communities designate a specific pool for children to keep the others calm — we believe Sterling Grove may do this, but we’re confirming it rather than guessing. If pool arrangements matter to your decision, ask us and we’ll get you the confirmed answer.
Do I have to join the club if I don’t golf?
Yes. Every resident is required to purchase a Social Membership — $5,455. Golfer or not. It’s described as partially refundable when you sell, and you should get those exact terms in writing before closing. Golf memberships are a separate, additional purchase.
What will I actually pay at closing?
About $8,837 in one-time fees: the $5,455 social membership, a $3,000 capital improvement fee, and a $382 transfer fee. That’s on top of your down payment and normal closing costs. There’s also a $400 resale disclosure fee, which the seller pays. It’s real money, though not unusual for a club community — there are 55+ communities in the Valley with a higher buy-in. Entirely manageable if you plan for it, and a shock if you don’t.
What are the monthly fees?
For 2026: a $525 quarterly master HOA fee ($175/month) plus a $180/month Country Club Recreation fee — $355 a month combined. Golf memberships, if you want one, are on top. Confirm current figures with the association before you rely on them.
Is the golf course private?
The club presents itself as private and is run by Troon Privé, Troon’s private-club division. It also currently books outside tee times — which is common while a community is still building out. Membership structures and access can change as a community fills in. If golf is a reason you’re buying, get the current terms, costs, and access rules in writing before you close. The club is at 623-213-7000, or call us and we’ll get the answers for you.
Are the condos really four stories?
The buildings are four stories. Every condo inside is single-level. No stairs within your home. That trips people up constantly, so if a four-story building made you hesitate, this is why it shouldn’t.
Can I buy here if I’m under 55?
Two ways, potentially. While Toll Brothers is still building, they can generally sell a new home in the 55+ section to buyers as young as 45, using the flexibility federal housing-for-older-persons law allows. And separately — the all-ages section has no age restriction at all, with the same gate, club, and amenities. The 55+ policy belongs to the builder and the association and can change, so call us and we’ll confirm where it stands right now.
Is Sterling Grove gated?
It’s guard gated — staffed gatehouse. Residents get a transponder and drive straight through; visitors stop at the gate.
What about Luke Air Force Base?
You will get some flyover noise. Plenty of residents don’t mind, and the homes are quiet inside, but it varies by lot and by person. Stand in the yard on a weekday during flight hours and hear it for yourself before you decide — we’ll go with you. Arizona requires specific disclosures for property near a military airport, and we’ll make sure you get them.
Want to see Sterling Grove?
It really is beautiful. Let’s make sure it’s the right fit before you fall for it.
See Homes for Sale Contact Page
Listing accuracy: Property listings and availability 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.
Fees, membership & community information: Fees are current for 2026 as provided and are subject to change by the master association and the club. Social Membership refund terms, golf membership costs and structures, and course access rules are set by the club, can change, and must be confirmed in writing with the club before you rely on them. Age rules are summarized for general information; builder age policies and CC&Rs vary and change without notice. New-home pricing, availability, and incentives are set by the builder. Property in the vicinity of a military airport is subject to disclosure under Arizona law. Verify all figures and rules with the association, the club, the builder, or your licensed agent before you buy. This page is independent buyer-focused information and is not affiliated with or endorsed by Toll Brothers, Troon, or Sterling Grove Golf & Country Club. Jarl Kubat is a licensed Arizona real estate agent.