Palo Verde Sun Lakes Homes For Sale Guard-gated, all single-family — live MLS listings, updated all day:Palo Verde Country Club in Sun Lakes: A Buyer’s Guide
Planning a retirement move to the East Valley? This is the guard-gated Sun Lakes community that keeps it simple — all single-family homes, one clean HOA, its own executive golf course, and full amenity-sharing with neighboring Cottonwood.
Palo Verde was the third community built in Sun Lakes, and it’s one of three that give you a real guard gate. New to Sun Lakes? It’s five separate country club communities, run by three homeowners associations, not one big community. However, two of the five are open (Cottonwood and the original Sun Lakes Country Club). So if a guarded entrance is on your must-have list, Palo Verde Sun Lakes is one of the three that delivers it — along with Ironwood and Oakwood.
What we tell Palo Verde buyers. Founder Jarl Kubat has spent 22+ years helping buyers and sellers in Arizona’s 55+ and retirement communities, in both the West Valley and the East Valley. He lives in Arizona Traditions in Surprise, so he knows 55+ living as a neighbor, not just as an agent.
His advice here is short. First, decide how much the gate matters to you, because that’s most of what the higher HOA pays for. Then decide how much you’ll really golf, since golf is paid on its own. Once those two answers are clear, the right home usually is too.
2026 BUYER’S GUIDE
Planning a retirement move? Compare 50 Arizona 55+ communities.
Prices, HOA dues, age rules and a step-by-step buying plan, all in one guide.
A real 24/7 guard gate
First of all, Palo Verde has a guard on duty around the clock. Residents get a windshield transponder and drive straight through; the guard stop is for visitors. In fact, for a lot of buyers — especially anyone here only part of the year — that staffed gate is the whole reason they choose Palo Verde over the open communities. It’s a genuine security difference. After all, it’s what your slightly higher HOA is paying for.
All single-family — no townhomes
Palo Verde is single-family homes only. There are no townhomes or patio homes here. That means no townhome sub-association and no separate monthly fee to untangle. In other words, one community HOA, one number. Buyers who want a standalone home with a yard — and want the fee structure kept simple — tend to gravitate here. So whenever you browse Palo Verde homes for sale, you’re looking at standalone houses, most of them single-level.
Shares amenities with Cottonwood
On top of the gate, Palo Verde and Cottonwood are paired, so they share amenities. Live here and you can use Cottonwood’s facilities too: a second clubhouse, more pools and courts, and Cottonwood’s kids’ pool if the grandkids visit. As a result, it effectively doubles what’s available to you.
So you get the best of both: the security of the gate and the extras next door, including the only kids’ pool in Sun Lakes. Beyond that pair, the Sun Lakes rule holds — you can’t use Ironwood’s or Oakwood’s amenities unless you’re a guest of an owner there, though you can eat at any of the five restaurants. Weighing the two? Read our side-by-side, Cottonwood vs. Palo Verde.
The Palo Verde Sun Lakes market right now
Naturally, the first thing buyers ask us is what homes actually cost. Palo Verde is a smaller, quieter market, so a handful of sales can move the averages. That’s also why we refresh these numbers quarterly instead of monthly. At last check, there were 15 Palo Verde homes for sale. Here’s the latest MLS picture for single-family homes.
As of late September 2026 · single-family · refreshed quarterly
What homes cost: Over the last 90 days, Palo Verde homes for sale closed from about $320,000 to about $695,000, averaging near $526,000 (the middle sale was about $535,000). On average, that works out to roughly 96% of list price, about $250 a square foot, and around 86 days on the market. At last check, asking prices ran from about $450,000 to $800,000.
For example, buyers here have a little room to negotiate, and homes take a few months to sell. Of course, ranges shift as the market changes, so call or text (480) 710-6326 to check today’s numbers. You can also compare every community on our Arizona 55+ market update.
Palo Verde Country Club golf and daily life
Just like its neighbors, Palo Verde has its own clubhouse and the full country club lineup — fitness, tennis, pickleball, pools, hobby rooms, and an active social calendar. Its golf is a par-62 executive course — shorter and very walkable, the kind of layout you can play in well under four hours and still get a full round in. Because it’s a friendly, low-pressure course, many residents love it. However, if you want a full-length championship 18 instead, its partner Cottonwood has a par-72 course you can also weigh.
| Palo Verde Country Club | Yardage | Rating/Slope |
|---|---|---|
| Blue | 4,068 | 59.9 / 98 |
| White | 3,857 | 59.2 / 94 |
| Red (forward) | 3,342 | — |
Par 62, 18 holes, on E. San Tan Blvd. Keep in mind that your HOA dues do not pay for golf. Instead, you play through the club’s own membership and green-fee options, which change over time. So ask us for the current choices, or compare all five courses on our Sun Lakes golf guide. Also, some Palo Verde homes for sale sit right on the fairways. If you want one, tap the golf-course home search.
Pickleball and tennis
Pickleball is a big draw here, too. Because Palo Verde shares with Cottonwood, you play on Cottonwood’s seven dedicated pickleball courts, just west of its tennis courts, at last check. Meanwhile, the Sun Lakes Pickleball Club at Cottonwood organizes leagues and open play for both communities. In addition, the pair has about seven tennis courts between them, two at Palo Verde and five at Cottonwood. The courts are community-owned. Even so, we confirm current court counts before you buy. For more, see Sun Lakes pickleball.
See what’s for sale in Palo Verde right now
Here are live Palo Verde homes for sale from the MLS, all single-family and updated throughout the day. Want just the golf-course homes? Tap that search.
Explore Sun Lakes by amenity: floor plans (every Robson model by size), golf (all five courses), and pickleball (courts and clubs, shared with Cottonwood).
What it costs to buy in Palo Verde Sun Lakes (2026)
| Fee | 2026 amount | Notes |
|---|---|---|
| Annual HOA dues | $1,842 | Same base dues as the other communities |
| Annual gate fee | $263 | Pays for the 24/7 guard gate |
| Annual road fee | $425 | Private roads — billed in January |
| Yearly total | $2,530 | About $211/month |
| Capital contribution fee | $5,000 | One-time, at closing |
| Transfer fee | $400 | One-time |
| Resale disclosure fee | $400 | One-time |
| At closing | ~$5,800 | Plus a $100 rush fee if documents are needed inside 72 hours |
The annual HOA here runs higher than the non-gated communities because it includes the guard gate and the private roads — you’re paying for the security you’re getting. The base dues ($1,842) are the same as everywhere else in Sun Lakes. As a result, the gate and road fees are the whole difference. Golf is separate, too. Still, these fees are current for 2026 as provided and can change, so we confirm every figure with the association before you commit. To see how this compares across the Valley, check our Arizona 55+ HOA fees guide.
Age rules in Palo Verde
Palo Verde follows the same active adult framework as the rest of Sun Lakes, under federal housing-for-older-persons law. At least 80% of homes must have a resident 55 or older, and every home must have a resident who is at least 40. Also, no one under 19 may live there full time. Finally, you’ll show proof of age when you buy, so we confirm the exact wording for any home you’re considering.
Is Palo Verde Sun Lakes the right retirement community for you?
A great fit if you…
- Want a real 24/7 guard gate.
- Want a standalone single-family home — no shared walls.
- Prefer one simple HOA fee with no townhome sub-fee.
- Like a shorter, easy-walking executive golf course.
- Like getting Cottonwood’s amenities too, including the kids’ pool.
Worth knowing before you buy…
- Higher HOA than the non-gated communities — that’s the gate and roads.
- No townhome option here — if you want lock-and-leave, look at Cottonwood or Oakwood.
- Executive course, not championship length — if you want a longer 18, Cottonwood’s is par 72.
- You share with Cottonwood only — not with Ironwood or Oakwood.
- Golf is paid separately from your HOA dues.
Thinking about Palo Verde?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in Arizona’s 55+ and retirement communities. I’ll walk you through the Palo Verde homes for sale, check each one honestly, and make sure this is the right one of the five for how you want to live.
Call or Text: (480) 710-6326 Contact PagePalo Verde Sun Lakes: frequently asked questions
Palo Verde basics
Is Palo Verde a retirement community?
Yes. Palo Verde is a guard-gated 55+ active adult retirement community in Sun Lakes, in the East Valley just south of Chandler. It’s all single-family homes, and it shares amenities with neighboring Cottonwood. Under federal housing-for-older-persons law, at least 80% of homes must have a resident 55 or older, every home needs a resident 40 or older, and no one under 19 may live there full time. Confirm the current age rules with the association before you buy.
Is Palo Verde really guard gated?
Yes. There’s a guard on duty 24/7. Residents get a windshield transponder and drive straight through; the guard stop is for visitors. Also, it’s one of three guard-gated Sun Lakes communities, along with Ironwood and Oakwood.
Are there townhomes in Palo Verde?
No. Palo Verde is all single-family homes — no townhomes or patio homes, and no townhome sub-association or separate monthly fee. Instead, if you want a townhome in Sun Lakes, look at Cottonwood or Oakwood.
Can I use Cottonwood’s amenities?
Yes. Palo Verde and Cottonwood share amenities, so you can use both communities’ facilities, including Cottonwood’s kids’ pool. However, you still can’t use Ironwood’s or Oakwood’s amenities unless you’re a guest of an owner there, though you can eat at all five restaurants.
Fees and prices
Why is the HOA higher than Cottonwood’s?
At last check for 2026, the annual total includes a $263 gate fee and a $425 road fee on top of the same $1,842 base dues every Sun Lakes community charges. So it runs about $2,530 a year, roughly $211 a month. Cottonwood, which isn’t gated, doesn’t carry those costs. That’s why you pay more here: it’s for the security.
What do homes in Palo Verde cost?
Over the 90 days ending in late September 2026, single-family homes here sold from about $320,000 to about $695,000, averaging near $526,000. At last check, Palo Verde homes for sale were asking about $450,000 to $800,000. Prices change with the market, so call or text (480) 710-6326 for today’s numbers.
Golf and pickleball
What kind of golf course does Palo Verde have?
A par-62 executive course — shorter and easy-walking, playing about 4,068 yards from the back tees. It’s a relaxed, quick round. However, if you want a full-length par-72 championship course, Palo Verde’s amenity partner Cottonwood has one. Golf is paid separately from your HOA dues.
Does Palo Verde have pickleball?
Yes. Palo Verde residents share Cottonwood’s seven dedicated pickleball courts, at last check, plus an active pickleball club. The courts are community-owned, and the pair also has about seven tennis courts, two of them at Palo Verde.
Working with an agent
Who is the best real estate agent for Palo Verde Sun Lakes?
Look for an agent who works mostly in 55+ communities and knows Palo Verde’s fees, age rules and resale market. Founder Jarl Kubat of Arizona 55+ Communities Real Estate (West USA Realty) has spent 22+ years helping buyers and sellers in Arizona 55+ and retirement communities across the West Valley and East Valley. He lives in Arizona Traditions in Surprise, and clients rate the team 4.9 stars on Google. Call or text (480) 710-6326.
The rest of Sun Lakes
- Sun Lakes overview — all five communities compared, and how to choose.
- Cottonwood — Palo Verde’s amenity partner, with the kids’ pool. Or read Cottonwood vs. Palo Verde.
- Sun Lakes Country Club — the original, owned land, lowest buy-in.
- Ironwood and Oakwood — the other guard-gated pair, IronOaks. See Ironwood vs. Oakwood.
For club news, events and tee times, visit the official Cottonwood Palo Verde website.
Read the full Sun Lakes buyer’s guide → · See all Arizona 55+ communities we serve →
Jarl Kubat · Licensed Arizona 55+ Communities Specialist · West USA Realty
Listing accuracy: Property listings and availability are drawn from the Arizona Regional MLS and are believed accurate but not guaranteed. Confirm details with your agent before relying on them.
Market figures: Market snapshot and price figures are drawn from the Arizona Regional MLS for Palo Verde (single-family) over a trailing 90-day period as of the date shown. The search area may include a few nearby homes. Prices shift as homes are reduced and as the market changes; confirm current figures with your agent before relying on them.
Fees & community information: Fees are current for 2026 as provided and subject to change by the Palo Verde association (Sun Lakes HOA #2). Amenities, golf membership options, court counts, age rules, gate/road fees, and CC&Rs are summarized for general information and can change. Homes are resale; condition varies by property — always obtain a licensed home inspection. 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 Palo Verde association or Robson. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.
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