Moving to a Retirement Community in Arizona? Search Arizona Retirement Communities Live MLS listings, updated all day:Moving to a Retirement Community in Arizona: A 7-Step Plan
Planning a retirement move to the sunshine? This is the plan we walk our own buyers through as they compare Arizona retirement communities, one step at a time. It covers where to look, the age rules, the real costs, and how to buy from out of state without the stress.
Moving to a retirement community in Arizona is a big step, so it helps to have a plan. Founder Jarl Kubat has spent 22+ years helping people make this exact move. In fact, he made it himself, and he lives in Arizona Traditions in Surprise. Most of our buyers come from out of state, so we know where people get stuck. Below are the seven steps, in the order we suggest you take them.
Step 1: Decide why you’re moving to a retirement community in Arizona
Start with the “why.” For most people, it’s the winters. Metro Phoenix gets roughly 300 sunny days a year, and you can golf or walk outside in January. Others want to be near family or want lower taxes. For a fuller look, read why retire in Arizona.
Next, decide if this is a full-time move or a winter home. That choice changes a lot. For example, snowbirds often want a lock-and-leave patio home. Full-time residents, on the other hand, may want more space and a bigger garage.
Also, be honest with yourself about summer. June through September is hot, even if it’s a dry heat. That’s why we suggest one summer visit before you buy. Our page on handling the Arizona heat gives you the straight story.
Step 2: Pick the side of the Valley that fits you
Most Arizona retirement communities sit on two sides of the Phoenix area: the West Valley and the East Valley. Both are great, 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 its own 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 communities with several rec centers | Smaller, close-knit communities, many built around golf |
| Nearest airport | Phoenix Sky Harbor | Phoenix-Mesa Gateway or Sky Harbor |
| Start here | Surprise 55+ communities | Sun Lakes communities |
Think about where your family, doctors, and favorite airport are. After all, a short drive matters more every year. We work on both sides, so we can compare them fairly for you.
Step 3: Learn the age rules before you fall in love
Most Arizona retirement communities follow federal “housing for older persons” rules. In short, at least 80% of occupied homes need a resident who is 55 or older. 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. For example, some let a younger spouse live there, and some set limits on how long grandkids can stay. A few even let buyers in their 40s qualify. So we check the documents before you write an offer. To learn more, see our post on the 80/20 rule, explained.
Step 4: Know the real costs of moving to a retirement community in Arizona
The price of the home is only part of the picture. So before you look at houses, get clear on the monthly and one-time costs.
HOA dues and buy-in fees
Dues pay for the rec centers, pools, and common areas. They vary a lot, from roughly $160 a month to $300 or more. On top of that, most communities charge a one-time fee when you buy, often a few thousand dollars. Golf, however, is not covered by HOA dues; it’s paid separately. Our Arizona 55+ HOA fees guide lists the fees community by community.
Taxes in Arizona
Arizona is friendly to retirement income. For one thing, the state does not tax Social Security. Also, the state income tax is a flat 2.5%. On top of that, homeowners 65 and older may qualify to lock in the taxed value of their home. For details, read Arizona taxes for retirees, and then check your own numbers with a tax pro.
Step 5: Set your budget and choose a home type
Arizona retirement communities cover a wide price range. Over the last 90 days, the lowest sales ran from about $110,000 in Sun City to about $270,000 in The Grand (formerly Sun City Grand) and about $335,000 in PebbleCreek. Keep in mind that the lowest sale is often a patio home, a condo, or a home that needs work. Most homes sell for more.
Next, pick the home type that fits your life. Here are the most common choices:
- Single-family homes give you the most space, a yard, and often a two-car garage.
- Patio homes and townhomes share a wall but cost less and take less upkeep.
- Golf course homes come with views, though they usually cost more.
- New construction is still for sale in a few communities. Compare it in our post on new builds vs. resales.
Most homes here are single-level, which is a big reason buyers love them. For this month’s numbers, see our Arizona 55+ market update.
Step 6: Tour before moving to a retirement community in Arizona
Now it’s time to see things in person. Plan a trip of three to five days if you can. That way, you can tour several communities without rushing. Here’s how to get the most from your visit:
- Walk through the rec centers and ask for a calendar of clubs and events.
- Talk to residents at the pool or the pickleball courts. They’ll tell you the truth.
- Drive the route to the nearest grocery store, hospital, and airport.
- Stand in the yard of a home you like, and listen for road or jet noise.
- If you can, come back once in the summer before you buy.
We set up the tours, line up homes in a few communities on the same day, and drive you between them. As a result, you see more in less time, and you can compare while it’s fresh. To narrow your list of Arizona retirement communities first, read the best places to retire in Arizona.
Step 7: Buy from out of state and finish moving to your Arizona retirement community
Buying from far away is easier than most people expect. For example, we can do live video tours, and much of the paperwork can be signed online. Then a typical purchase takes about 30 to 45 days from offer to closing. Paying cash can make it shorter, so see our post for Arizona 55+ cash buyers.
Many buyers also have a home to sell back home. In that case, we help you plan the timing, so you’re not paying for two homes longer than you need to. Finally, book your movers early. Fall and early winter are busy, because that’s when most people head south.
💡 What we tell every buyer
Founder Jarl Kubat has watched hundreds of people make this move. The happiest ones did two things. First, they toured more than one community before deciding. Second, they read the age rules and fees before they made an offer. In other words, a little homework up front saves a lot of regret later.
Your moving to a retirement community in Arizona checklist
- Decide: full-time home or winter home?
- Choose a side of the Valley: West, East, or both.
- Read the age rules for each community on your list.
- Add up dues, one-time fees, golf, and taxes.
- Set a budget and a home type.
- Tour at least two or three communities in person.
- Plan the sale of your current home and book movers.
Moving to a retirement community in Arizona soon?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities, and I made this move myself. Call me early, even if you’re a year away. I’ll help you build a short list and give you honest answers along the way.
Call or Text: (480) 710-6326 Contact PageMoving to a retirement community in Arizona: FAQ
Choosing a community
Is Arizona a good place to retire?
For many people, yes. Arizona has mild winters, a wide range of 55+ communities, and taxes that are friendly to retirement income. The summers are hot, though, so plan at least one summer visit before you buy.
What is the best retirement community in Arizona?
There isn’t one best choice for everyone. The big Del Webb communities offer the most to do, while smaller communities feel more close-knit. Your budget, your hobbies, and where your family lives will point you to the right fit. We’ll help you compare.
Are any Arizona retirement communities gated?
Yes. For example, PebbleCreek in Goodyear and Robson Ranch near Eloy are guard gated. Many others, such as The Grand, are open communities with no gate. See our list of gated 55+ communities in Arizona.
Rules and costs
Do you have to be 55 to buy in an Arizona retirement community?
Not always. Most communities need at least one resident 55 or older in 80% of homes. Some allow a younger spouse, and a few let buyers in their 40s qualify. Each community’s rules are different, so we check them for you.
How much are HOA fees in Arizona 55+ communities?
They vary a lot, from roughly $160 a month to $300 or more, plus a one-time fee when you buy. Golf is paid separately from dues. Our HOA fees guide lists them community by community.
Does Arizona tax Social Security?
No. Arizona does not tax Social Security benefits. Most other retirement income is taxed at a flat 2.5%. Please confirm your own situation with a tax professional.
Making the move
Can I buy a home in Arizona without being there?
Yes. We do live video tours, and much of the paperwork can be signed online. Still, we suggest at least one visit so you can feel the community for yourself.
When is the best time of year to move to Arizona?
Many people move in the fall, so they arrive for the mild winter. However, summer can bring more homes to choose from and less competition. We’ll help you weigh the timing.
More guides for your move
- Best places to retire in Arizona — our favorite communities, with prices.
- The 80/20 rule — how age rules really work.
- Arizona 55+ HOA fees — dues and one-time fees, side by side.
- Arizona taxes for retirees — Social Security, income tax, and the 65+ value protection.
- Every community we serve — West Valley, East Valley, and beyond.
General information: Tax rules, HOA dues, one-time fees, age rules, and prices change over time and differ by community. Figures here are summarized for general information as of October 2026. Confirm current details with each association, the Arizona Department of Revenue, and a tax professional before you rely on them. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.
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.