Homes For Sale in Westbrook Village Live MLS listings, updated all day. Tap what you’re looking for:Westbrook Village: The Complete 55+ Buyer’s Guide
Two championship golf courses, two recreation centers, two restaurants — and an HOA fee of about $68 a month. That last number is not a typo, and the story behind it matters.
Westbrook Village is a 55+ active adult community in Peoria — more than 3,900 homes spread across 47 enclaves in a two-mile square, built around two championship golf courses.
It’s one of the best-established communities in the northwest Valley, and it has a fee structure unlike anything else we sell. Let’s start there, because it changes who this community is right for.
Cheap to live in. Not cheap to get into.
Here’s the trade at the heart of Westbrook Village, and nobody explains it.
| Fee | 2026 amount | What it means |
|---|---|---|
| Annual HOA | $819 / year | About $68 a month — the lowest we’ve seen |
| Capital improvement fee | $4,655 | One-time, at closing — on the higher side |
| Resale disclosure fee | $350 | One-time |
| CC&R documentation | $50 | One-time |
Who this favors — and who it doesn’t
You pay more up front and far less every month. Compare it to a community at $355/month: over ten years, Westbrook’s dues run roughly $34,000 less. The $4,655 at closing is paid back in about eighteen months.
So if you plan to stay a while, this is one of the best deals in the Valley. If you think you might move again in two or three years, that math looks different, and we’d tell you so.
But read this if you’re buying a condo, patio home, or townhome
The $819 a year is the base association fee. Condos, patio homes, and townhomes carry an additional monthly fee on top of it — because a sub-association handles the exterior. That amount varies, and we’re not going to print a number here and have it be wrong for the unit you’re looking at. Find one you like and call us — we’ll verify the exact monthly figure on that specific property before you get attached to it.
Get the Fees on a Specific Home
Golf is separate from your association dues. Fees are current for 2026 as provided and subject to change — we confirm every figure with the association before you commit.
Two golf courses — and the club is owned by the members
Golf is the reason Westbrook exists, and the setup is unusually good.
The Westbrook Village Golf Club is semi-private and member-owned — two 18-hole championship courses, each with its own pro shop, practice facility, and restaurant.
The Lakes Course
Par 71, traditional. Mature landscaping and grown trees, with plenty of water and bunkers placed where they’ll cost you. This is the parkland round — green, shaded, and forgiving of nothing.
The Vistas Course
Par 72, links-style desert — about 6,400 yards. Open, exposed, and a completely different game from the Lakes. Two courses, two experiences, one club.
The membership structure is the good part
Because the club is member-owned rather than developer-owned or corporate-run, the memberships are flexible in ways most clubs aren’t:
- 12-month or 6-month memberships — which matters enormously if you’re a snowbird.
- Unlimited or weekends-only.
- Singles or couples. Associate memberships too.
- No monthly food minimums. If you’ve belonged to a club before, you know how rare that is — and how much those minimums quietly cost.
And you are not required to join. The courses are open to the public, so you can live here, never touch a club, and pay nothing for golf. Ask us for current membership options and rates.
Two recreation centers — and they’re not the same
Most communities have one clubhouse. Westbrook has two, and they have different personalities. Your association fee covers both.
Lakes Recreation Center
Ballroom, aerobics studio, hobby studios, computers, and billiards. Outside: tennis courts, horseshoe pits, and a pool with a patio.
Sunset Bistro at the Lakes — the restaurant here.
Vistas Recreation Center
Ballroom, exercise room, hobby studios, and multipurpose rooms. Outside: pool and patio, tennis, bocce — and the pickleball courts.
The Links Neighborhood Grill — the restaurant here.
So you have four places to eat inside the community — two rec center restaurants and a restaurant at each golf course. For a community with no gate and low dues, that’s a lot.
Tennis & pickleball
Both rec centers have tennis courts. The pickleball courts are at the Vistas center, along with bocce. There’s an active tennis club and an active pickleball crowd here — if racquet sports are your thing, this is one of the stronger communities in the northwest Valley for it. Ask us for the current court counts and club information; these things change as communities add courts.
And the rest
- A Fine Arts & Learning Center — a genuine one, not a craft closet.
- A library.
- More than 70 chartered clubs. Whatever you’re into, somebody here already does it.
- Westbrook’s own Sheriff’s Posse — a resident volunteer patrol. In a community without a gate, that matters, and residents take it seriously.
See what’s for sale in Westbrook Village right now
Live MLS listings, updated throughout the day.
Single-Family Homes Golf Course Homes👀 Watching for the right home?
3,900 homes across 47 different enclaves — and they’re not all alike. Some back the golf courses. Some are condos. Some are patio homes with a sub-association fee. The right one for you may be in a corner of Westbrook you’d never find on your own.
Tell us what matters — a golf lot, a single-family home, a lock-and-leave condo, a budget — and we’ll watch for it and tell you exactly what the fees are on each. Tell Us What You’re Looking For
Homes — four types, and one question to ask
Westbrook is fully built out, so every home is a resale. You’ll find four kinds:
- Single-family homes — the bulk of the community, spread across 47 enclaves.
- Patio homes — low-maintenance, with a sub-association fee.
- Townhomes — same deal.
- Condos — and these need a proper explanation.
The condos — and they’re better designed than you’d expect
People hear “three-story building” and picture climbing stairs inside their home. That is not what this is, and the condos deserve a closer look than most buyers give them.
What you actually get
- Every condo is single-level inside. No stairs within your unit — ever. The building is three stories; your home is one.
- Every building has an elevator. This is the one that matters, and the answer is a clean yes. No hauling groceries up two flights. No dreading the day your knee has an opinion about it. And it protects your resale, because the next buyer will ask the same question.
- Parking is underneath the building — your car sits out of the Arizona sun. In July, that alone is worth something.
- There’s a trash chute in the hallway. Drop your garbage on your floor and it goes straight down to the basement garage. You never carry a bag anywhere.
And you get two storage closets
This is the detail nobody mentions, and if you’re right-sizing out of a house with a garage and an attic, it may be the thing that sells you. Each condo comes with two storage closets — one on your own floor, right outside your unit, and a second one down in the basement garage. Both are key-secured. Christmas decorations, golf clubs, the suitcases, the things you can’t quite part with — there’s somewhere to put them, and one of them is steps from your door.
Storage is the single most common regret we hear from people who move into a condo. Westbrook’s condos solved it. If a low-maintenance, lock-and-leave home is what you’re after, don’t skip past these.
Not 55 yet? Westbrook may still have a door open.
Westbrook Village is a 55+ active adult community. At least one resident in each home must generally be 55 or older, and the community operates under federal housing-for-older-persons rules.
But there’s a wrinkle here that most buyers never hear about — and it’s the reason you’ll occasionally see Westbrook described as a “40+” community.
The under-55 allowance
Federal law lets an age-restricted community keep a limited share of its homes occupied by residents under 55. Westbrook has such an allowance. That’s where the “40+” label comes from — it’s not a different category of community, it’s a carve-out inside a 55+ community.
We are not going to print a percentage we haven’t confirmed for you personally. This is exactly the kind of rule that gets misquoted, relied on, and then blows up at the worst possible moment. What we can tell you is that the door is not necessarily closed — and that it depends on where the community sits against its cap at that moment, which only the association can answer.
So if you’re in your forties or early fifties and Westbrook is where you want to be, don’t rule it out on a technicality. Call us. We’ll get the current rule and the current count in writing, before you write an offer rather than after.
Ask Us About the Under-55 Rule
Age rules follow federal housing-for-older-persons law and Westbrook Village’s recorded CC&Rs, which control. Occupancy percentages and board practice can change. Confirm current requirements with the association before you buy.
Location — and this is the underrated part
Westbrook Village sits in Peoria, and it is very close to the Loop 101. That single fact does more for daily life than most amenities do.
Because here’s what being on the 101 actually buys you at this stage of life: you are not stranded. The far-west communities in Buckeye have their charms, but a specialist appointment or an airport run is a genuine expedition. From Westbrook, you’re on the freeway in minutes and most of the Valley opens up.
- Restaurants and shopping are all through this area — not “coming soon,” not “a short drive.” Here, now, and good.
- Medical care is close, and that gets more important every year, not less.
- Peoria Sports Complex — spring training for the Padres and Mariners — is nearby.
- Sky Harbor and the East Valley are genuinely reachable, which is not true of every 55+ community we sell.
It’s also worth saying plainly: Westbrook is not gated. If a guard gate matters to you, we’ll show you Corte Bella or Arizona Traditions instead. What Westbrook has is the Sheriff’s Posse and a genuinely engaged resident community — and for a lot of buyers, that’s plenty.
Is Westbrook Village right for you?
A great fit if you…
- Golf, and want two very different courses with flexible, member-owned memberships.
- Are a snowbird — the 6-month golf membership is built for you.
- Want low monthly costs and plan to stay a while.
- Want to be near the 101, with real shopping, restaurants, and medical care already in place.
- Play tennis or pickleball.
- Want a genuine lock-and-leave condo — elevator in every building, trash chute, covered parking, and two storage closets.
Worth knowing before you buy…
- Not gated. If that matters, look elsewhere — we’ll show you where.
- $4,655 at closing. Cheap monthly, expensive entry. Great if you stay; less so if you don’t.
- Condos, patio homes, and townhomes have an extra monthly fee that varies by unit. Verify before you offer — we’ll do it for you.
- Resale only. Built out — no new construction.
- Golf is separate. You don’t have to join, but if you do, that’s another cost.
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?
- Trilogy at Vistancia — also Peoria, guard gated, two resort clubs, and much higher dues.
- Ridgecrest at Vistancia — brand-new Trilogy boutique community, still building.
- Sun City West — seven golf courses, four rec centers, and outstanding value.
- Sun City — the original, the most affordable of the Sun Cities.
- Corte Bella — small, guard gated, upscale, with a championship course.
See all communities we serve →
Thinking about buying — or selling — in Westbrook Village?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in Arizona’s active adult communities. I’ve sold several homes in Westbrook. I’ll check the sub-association fee, the elevator, and the age rule on any specific property — before you write an offer, not after.
Call or Text: (480) 710-6326 Contact PageFrequently asked questions
What are the HOA fees at Westbrook Village?
The base association fee is $819 a year — about $68 a month, which is the lowest of any community we work in. At closing there’s a $4,655 capital improvement fee, a $350 resale disclosure fee, and a $50 CC&R documentation fee. Condos, patio homes, and townhomes carry an additional monthly fee for the sub-association, and it varies by unit — call us about a specific property and we’ll verify the exact figure. Golf is separate. Confirm all figures with the association.
Tell me about the two golf courses.
Westbrook Village Golf Club is semi-private and member-owned, with two 18-hole championship courses, each with its own pro shop, practice facility, and restaurant. The Lakes is a traditional par 71 with mature trees, water, and bunkers. The Vistas is a links-style desert course, par 72, around 6,400 yards. Two genuinely different rounds. Memberships are flexible — 12-month or 6-month, unlimited or weekends-only, singles or couples — with no monthly food minimums. And you’re not required to join; the courses are open to the public.
Are the condos really three stories? Do they have elevators?
The buildings are three stories with parking underneath. Your home is single-level — no stairs inside your unit. And yes, every building has an elevator, so no floor is a problem. There’s also a trash chute in the hallway that drops straight to the basement garage, and two key-secured storage closets per unit — one on your own floor and one in the garage. If you’re right-sizing out of a house with a garage and an attic, that storage is often the thing that seals it.
Where do I put my stuff if I buy a condo?
You get two storage closets, both key-secured: one right outside your unit on your own floor, and a second one down in the basement garage. Storage is the most common regret we hear from people who move into a condo — Westbrook’s condos solved it.
Is Westbrook Village gated?
No. Westbrook is not a gated community. It does have its own Sheriff’s Posse — a resident volunteer patrol — and a very engaged resident community. If a 24/7 guard gate is important to you, look at Corte Bella or Arizona Traditions instead, and expect higher dues.
Can I buy here if I’m under 55?
Possibly. Westbrook is a 55+ community, but federal law lets an age-restricted community keep a limited share of its homes occupied by residents under 55 — and Westbrook has such an allowance. That’s why you’ll sometimes see it called a “40+” community; it isn’t a different category, it’s a carve-out inside a 55+ community. We won’t print a percentage we haven’t confirmed for you, because this is exactly the rule people misquote and then rely on. Call us and we’ll get the current rule and the current count from the association in writing, before you write an offer.
How many recreation centers are there?
Two, and your dues cover both. The Lakes Recreation Center has a ballroom, aerobics studio, hobby studios, billiards, tennis courts, horseshoes, a pool, and the Sunset Bistro at the Lakes. The Vistas Recreation Center has a ballroom, exercise room, hobby studios, a pool, tennis, bocce, the pickleball courts, and The Links Neighborhood Grill. There’s also a Fine Arts & Learning Center, a library, and more than 70 chartered clubs.
Where do people play pickleball?
The pickleball courts are at the Vistas Recreation Center, alongside bocce and tennis. There are tennis courts at the Lakes center as well. Court counts change as communities build more — ask us for the current numbers and club info rather than trusting a number you read somewhere.
Can I buy a brand-new home here?
No — Westbrook Village is fully built out, so every home is a resale. If new construction matters to you, we’ll show you the roughly ten Valley communities where builders are still going.
Want to see Westbrook Village?
Two courses, two rec centers, and 47 enclaves. Let’s find the right corner of 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 & community information: Fees are current for 2026 as provided and are subject to change by the Westbrook Village Association. Sub-association fees for condos, patio homes, and townhomes vary by unit and must be verified individually. Condo building features, including elevators, trash chutes, and storage, are described as of 2026 and can change — verify for any specific property. Golf club memberships, rates, and structures are set by the club and change. Age rules are summarized from federal housing-for-older-persons law and the recorded CC&Rs, which control; occupancy percentages and board practice can change. Amenities, court counts, hours, and clubs change. Verify all figures and rules with the association or your licensed agent before you buy. This page is independent buyer-focused information and is not affiliated with or endorsed by the Westbrook Village Association or Westbrook Village Golf Club. Jarl Kubat is a licensed Arizona real estate agent.
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