What Buyers Ask About The Grand (Formerly Sun City Grand)
The real questions people ask us before they buy in The Grand — answered straight, by a licensed local agent with 22+ years in Arizona’s 55+ communities.
Before anyone buys in The Grand, the same questions come up again and again — about the age rules, the fees, whether it’s gated, and what living in The Grand is really like day to day. We’ve answered them here honestly, the way we’d tell a friend, so you can decide whether living in The Grand is the right move for you. If your question isn’t below, just reach out and we’ll answer it.
Is The Grand a good place to retire?
For a lot of people, yes. The Grand is a Del Webb active adult community built for easy, single-level living with a huge amount to do — four golf courses, 20 pickleball courts, three activity centers, and dozens of clubs. It suits buyers who want an active, social lifestyle and the freedom to lock up and travel. It’s less ideal if you want new construction or a big-city feel — it’s an established resale community about 40 minutes from central Phoenix. We walk through the honest pros and cons in our full Grand guide.
Do you have to be 55 to live in The Grand?
Not exactly. The Grand is a 45+ community, intended for people 55 and older. Buyers aged 45–54 can live here as long as at least 85% of occupied homes have a resident 55 or older, and no one under 19 may live here full-time. It follows federal housing-for-older-persons rules. For the full detail, see our guide to The Grand’s age rules, and confirm the current rules with the Association before you buy.
Can my adult child (19 or older) live with me?
Yes. The Grand’s CC&Rs count a “qualified occupant” as anyone 45 or older, or anyone 19 or older living with a 45-or-older resident. So an adult child 19 or older can live with you. No one under 19 may stay overnight more than 90 days in a year. Rules can change, so confirm the current CC&Rs with the Association before you buy.
Is The Grand gated?
No — The Grand is not a gated community. It’s an open community, but it has its own resident patrol (C.H.A.P.S.) that runs evening patrols year-round and offers a complimentary vacation watch for homeowners who travel. Many snowbirds tell us that peace of mind matters more to them than a gate.
Can I park my car in the driveway overnight?
Yes — the CC&Rs expect everyday vehicles to be kept in garages, carports, and driveways, so parking your car in your own driveway overnight is fine. Garage doors are meant to stay closed when you’re not coming or going. What’s restricted is storing an RV, boat, trailer, camper, or oversized (over one-ton) truck in view — those are limited to about 72 hours in a 30-day period for loading and cleaning. On-street parking is discouraged. Confirm current rules with the Association before you buy.
What are the HOA fees at The Grand?
The annual HOA fee is about $1,921, and there’s a one-time capital improvement fee (around $5,400) due at closing. Some of the 63 neighborhoods add a secondary annual fee for extra services like front-yard landscaping, so always check the fee for the exact home. Your fees fund the fitness centers, pools, clubs, and common areas. The full fee table is on our Grand community guide; confirm current amounts with the Association.
How much do homes cost, and are prices dropping?
Over the last 90 days, homes sold from about $270,000 to about $970,000, averaging near $452,000. Prices are holding — homes sold at roughly 97% of list price and took about 95 days to sell, which is a steady, balanced market rather than a fire sale. We keep the current numbers updated monthly on our Grand prices & market page.
Is The Grand the same as Sun City Grand?
Yes. The community was originally named Sun City Grand and is now marketed as The Grand. You’ll still see both names on signs and in listings, and locals use them interchangeably. We explain the change in Sun City Grand vs. The Grand.
Is there new construction, or is everything resale?
Everything is resale. Del Webb finished building The Grand, so you buy an existing home — which means move-in-ready homes, established landscaping, and mature neighborhoods. Every single-family home is single-level with a two-car garage. See the full range of Del Webb floor plans.
Can I lease my home out?
Yes, with a 30-day minimum lease. Short stays and vacation bookings are not allowed, and at least one occupant must meet the 45+ age rule. Always confirm the current leasing rules with the Association.
What’s there to do in The Grand?
A lot. Four championship golf courses, 20 pickleball courts, tennis, three activity centers with fitness and pools, plus dozens of resident-run clubs — arts, cards, hobbies, home-state groups, and more. There’s on-site dining and a concert series too. See amenities & daily life and golf at The Grand.
Do homes in The Grand hold their value?
The Grand is a well-known, in-demand name that buyers search for by community, which supports resale. Homes with golf or water views, updates, and good locations hold value best. As with anywhere, pricing and condition at sale matter most — that’s where a local specialist helps.
What do people complain about in The Grand?
Honest answer: the most common gripes are that every home is a resale (some still wear their original finishes), the summer heat like the rest of the Valley, the roughly 40-minute drive to central Phoenix, and HOA rules — exterior changes need architectural approval, and a few neighborhoods carry a secondary fee. None are dealbreakers for most buyers, but they’re worth knowing. We’ll walk you through the rules and what’s already been updated on any home you’re considering, so there are no surprises.
Have a question we didn’t answer?
After 22+ years in The Grand, there’s not much we haven’t been asked. Tell us what’s on your mind — no pressure, just a straight answer.
See homes for sale in The Grand
Live MLS listings, updated all day:
Single-Family Homes Golf Course Homes
Age rules, HOA fees, leasing rules, and community regulations are summarized here for general information, are set and changed by the Sun City Grand Community Association, and should be verified with the Association or your licensed agent before you buy. Market figures reflect the Arizona Regional MLS over a trailing 90-day period and change over time. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.