Homes For Sale in Victory at Verrado Live MLS listings, updated all day. Tap what you’re looking for:Victory at Verrado: A Local’s Complete 55+ Guide
Two golf courses. A clubhouse 1,900 feet up with valley views. And a real small town at the bottom of the hill. Here’s what to know before you buy.
Let’s get the geography straight first, because it trips people up. Verrado is a large master-planned community in Buckeye, built right at the eastern base of the White Tank Mountains. Victory at Verrado is the 55+ active adult community inside Verrado — up on the higher ground, with its own clubhouse, its own golf course, and its own gate-free streets.
So when you buy in Victory, you get two things at once: an age-restricted community built for people like you, and a genuine walkable town a few minutes down the hill. That combination is rare, and it’s the whole reason people fall for this place.
Quick snapshot
What it is: Victory at Verrado — the 55+ community inside the Verrado master plan
Location: Buckeye, AZ 85396 — eastern base of the White Tank Mountains
Type: 55+ active adult · single-level homes · resale and new construction
Builders: multiple builders are still building here
Golf: two courses — The Victory Course (Tom Lehman) and Verrado Golf Club’s Founders Course
Clubhouse: The Victory Club — 35,000 sq ft, nearly 1,900 feet above the desert floor
Gates: not a gated community — open access
HOA (2026): $146/mo Victory + $118/mo Verrado master = $264/mo
Why buyers choose Victory at Verrado
- Two golf courses, and you can play both. Join the club in Victory and Verrado Golf Club opens up to you as well. More on this below — it’s a bigger deal than most people realize.
- The Victory Club. A 35,000 sq ft clubhouse sitting nearly 1,900 feet up, with views from the downtown Phoenix skyline to the Four Peaks. Three resort pools, a lap pool, a spa, a 7,000 sq ft fitness center, and a restaurant people drive out for.
- A real downtown, minutes away. Verrado’s Main Street is a genuine walkable town center — not a strip mall. Tree-lined streets, a village green, restaurants, a grocery store.
- The mountains at your door. 26 miles of paths and trails, with the White Tanks right there — and the famous Victory Steps, which people drive across the Valley to climb, sitting right off Victory’s western edge.
- You can still buy new. Several builders are still putting up homes here, so a brand-new home is on the table alongside resales.
The two golf courses — and why that matters
Want a home right on the fairway? Browse the current golf course homes for sale in Victory at Verrado.
This is the part buyers underestimate, so let’s spend a minute on it.
The Victory Course
Designed by PGA champion Tom Lehman, and designed on purpose for the rest of us. Wider fairways, less rough, multiple tee positions, and real chances to recover from a bad shot. It’s built to be fun. But don’t mistake that for easy — Lehman put fast, undulating greens and plenty of risk/reward decisions in there to keep good players honest. The setting is the thing: green fairways beneath towering rock faces, with granite boulders scattered across the high desert.
There’s also the Victory Golf Playground — a 12-acre practice facility with a driving range and five short-game holes running from 50 to nearly 100 yards. If your short game is where your strokes go, that alone is worth the move.
The Founders Course at Verrado Golf Club
Down in the main community, tucked into the canyons and coves of the White Tanks. It’s the more celebrated of the two — it has ranked among GolfWeek’s “Best Courses You Can Play,” climbing into the national top five.
🏌 The cross-play arrangement
Here’s the piece that sells the community to golfers: join the club in Victory and you can play both courses. It works the other way too — residents down in Verrado can play the Victory Course. Two very different rounds, one membership. Ask us to confirm the current membership structure and what it costs, because club terms change and we’d rather you hear the real numbers from us than a brochure.
Downtown Verrado — the part nobody tells you about
We’ll be honest: this is our favorite thing about Victory, and it’s got nothing to do with the 55+ community itself.
A few minutes down the hill is Verrado’s Main Street — the family side of the master plan, and a genuinely lovely little town. The streets are lined with trees. The mountain views sit at the end of them. There’s a village green for concerts, festivals, and a farmers market. Main Street is bookended by the Verrado Golf Club on one end and the Village Green on the other, with shops and restaurants along the way: a grocery store, a pharmacy, coffee, a taco shop, a wine bistro, a pizza place, a frozen yogurt shop.
Most 55+ communities in the Valley put you in a subdivision and hand you a rec center. Victory gives you the rec center and a walkable downtown where you’ll run into your neighbors. If you’ve spent time in a small town and missed it, go stand on Main Street on a Saturday morning. You’ll understand the appeal in about ten minutes.
Worth doing on your visit: don’t just tour Victory. Drive down to Main Street, park, and walk it. Have lunch. That half hour tells you more about whether this community fits you than any model home will.
Age rules — and one thing to know if grandkids visit
Victory at Verrado is a 55+ active adult community. At least one resident in each home must be 55 or older, and the community follows federal housing-for-older-persons rules.
But there’s a wrinkle here that most pages skip, and it matters if your family visits.
The grandkids-and-pools issue — read this one carefully
Victory’s own pools and fitness centers have a minimum age. Younger visitors aren’t permitted to use them. (We believe the cutoff is 16, but ages like this get changed by the association — confirm the current rule before you rely on it.)
So where do visiting grandkids swim? The answer is the community pool down in Verrado, which your master HOA fee gives you access to. That works beautifully — in the summer.
Here’s the catch: that Verrado pool is not heated, and it’s generally only open from about May through September. Which means if your grandkids come out for Christmas, or for spring break in February or March, there is no pool for them to swim in. Not at Victory, because of the age rule. Not down in Verrado, because it’s closed and cold.
Is that a dealbreaker? For most buyers, no. But we have watched families discover this after closing, and it stings — especially when the whole plan was winter visits with the grandkids. Better you hear it from us now. If winter family visits are central to why you’re buying, let’s talk about it before you fall in love with a floor plan.
Age rules follow federal housing-for-older-persons law and the community’s recorded CC&Rs. Pool schedules and minimum ages are set by the associations and change. Confirm current rules and hours before you buy.
The Victory Club
The clubhouse is the heart of the community, and it earns the billing. It sits nearly 1,900 feet above the desert floor, so the views run from the downtown Phoenix skyline out to the Four Peaks.
Pools & fitness
Three terraced resort-style pools with a fire pit at the top, plus a 25-yard, five-lane lap pool. The Life Performance Training Center runs nearly 7,000 sq ft, with a movement studio and an outdoor yoga lawn.
The Vic Bar + Kitchen
An open exhibition kitchen and a chef-driven menu — comfort food done properly, with the valley spread out below you. It draws people from outside the community, which tells you something.
The Spa at Victory
Built to be used regularly rather than saved for special occasions, with an emphasis on nutrition and fitness alongside the pampering. Men’s and ladies’ locker rooms attached.
Racquet sports
A dedicated pavilion with pickleball and tennis courts — pickup games and round-robins both.
Arts With a View
A professional-grade art and craft studio with a deck overlooking the Valley. Easels in the sun, wine tasting under the stars.
Sports Den & Victory Hall
Part sports lounge, part pool hall, with outdoor patios. Victory Hall runs the classes, seminars, and workshops.
There’s also a hillside vineyard, an event lawn for outdoor concerts, and the Arizona Great Room — soaring ceilings and glass, for reading a book or meeting friends.
See what’s for sale in Victory at Verrado right now
Live MLS listings, updated throughout the day.
Single-Family Homes👀 Watching for the right home?
A lot of buyers watch Victory for months before the right home shows up — especially if you want a golf course lot or a view homesite. Let us do the watching for you. Tell us what matters most — a view, a golf lot, a certain floor plan, your budget — and we’ll reach out the moment a match hits the market, often before it lands on the big sites.
Fees & what they cover (2026)
Victory has a two-layer HOA, which confuses people. You pay the Verrado master association and the Victory association. Here’s the whole picture.
| Fee | 2026 amount | Notes |
|---|---|---|
| Victory HOA | $146 / month | Ongoing — the 55+ community |
| Verrado master HOA | $118 / month | Ongoing — the master plan |
| Combined monthly | $264 / month | What you’ll actually budget |
| Capital improvement fee | $938 + 0.65% of sale price | One-time, at closing |
| Transfer fee | $500 | One-time |
| Resale disclosure fee | $100 | One-time — seller pays |
Do the math on that capital improvement fee
This is the one that surprises buyers, because it scales with your purchase price. It’s $938 plus 0.65% of the sales price, due at closing.
On a $500,000 home, that’s $938 + $3,250 = $4,188.
On a $700,000 home, that’s $938 + $4,550 = $5,488.
That is real money, and it lands on your closing statement whether or not anyone warned you. We build it into your numbers before you write an offer, so it’s a line item you planned for instead of a shock at the title company.
Golf is separate from your HOA dues. Club memberships and green fees are their own cost — budget for them if you plan to play.
Homes at Victory — and buying new
Victory is still being built, with several different builders working here at once. That’s unusual, and it’s good for you: different builders mean different floor plans, different price points, and competition for your business. You’ll find resale homes alongside brand-new construction and quick move-in homes.
Not 55 yet? Don’t rule Victory out.
Federal housing-for-older-persons law lets an age-restricted community keep a limited share of its homes occupied by residents under 55. Builders use that flexibility.
While builders are still building in Victory, they can generally sell a new home to buyers as young as 45.
Once a community is fully built out, it’s the community’s own decision whether to keep allowing a percentage of under-55 residents. Most keep that option. Some don’t. It isn’t automatic either way.
So if you’re in your late forties or early fifties and someone told you to wait: you may not have to. The policy belongs to the builder and the association, not to us, and it can change — so don’t guess. Call and we’ll find out exactly where Victory stands right now and get it to you in writing.
Touring the builders? Talk to us first.
With several builders selling at once in Victory, there’s a lot of model homes to walk through — and a lot of ways to leave money on the table. Here’s something many buyers don’t realize: you can — and should — have your own agent when you buy new construction. The friendly agent in the model home represents the builder, 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:
- Play the builders against each other. With several selling here, that’s real leverage — and it only works if you have someone doing it for you.
- Negotiate price, upgrades, lot premiums, and closing timelines.
- Spot and negotiate builder incentives — rate buydowns, closing-cost credits, and design-center dollars.
- Read the builder’s contract closely and protect your interests.
- Compare a new build honestly against the resale homes here — landscaping, blinds, and appliances are usually not in a builder’s 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 a 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, the mountains & what’s being built nearby
Victory sits at the eastern base of the White Tank Mountains, in Buckeye. There are 26 miles of paths and trails through the community. But the one people come from all over the Valley for sits right along Victory’s western border.
The Victory Steps
Officially it’s Trail 340. Everybody calls it the Victory Steps — or the Verrado Stairs — and one TV station dubbed it “nature’s Stairmaster,” which about covers it.
Roughly 340 railroad-tie steps climb close to 200 feet up the mountainside. The round trip is about a mile and takes most people around 20 minutes, though “20 minutes” undersells what your legs will have to say about it. There’s a free parking lot near the trailhead. Two things to know before you go: the steps are uneven and there are no handrails, and dogs aren’t allowed. Best season is roughly December through May — in July, go at sunrise or don’t go.
Here’s why it belongs on a real estate page rather than a travel blog. People drive across the Valley to climb these. If you buy in Victory, they’re at the end of your street. That’s the kind of thing that quietly shapes how you actually live — and buyers who love it here tend to be the ones who use it.
What’s going up nearby
The other thing to understand is how fast this corner of Buckeye is filling in. Head from Victory toward Main Street and on out to Interstate 10 — only a few miles — and the growth is obvious:
- Costco is already open, just across I-10.
- A brand-new Super Target is being built.
- Hotels have gone up — handy when family visits and you’d rather they didn’t stay in the guest room.
- Restaurants, fast food, and shops are filling in around them.
This matters for two reasons. Day to day, your errands get easier every year. And longer term, a community with retail and services growing up around it tends to hold its value better than one stranded out on its own.
Is Victory at Verrado right for you?
A great fit if you…
- Golf — and like the idea of two very different courses on one membership.
- Want a resort-grade clubhouse with real views, not a beige multipurpose room.
- Miss having a walkable downtown you can actually stroll to.
- Hike, walk, or bike, and want the mountains at the end of your street.
- Want the option of a brand-new home from a builder still selling.
Worth knowing before you buy…
- The winter grandkids problem. Victory’s pools have a minimum age, and the Verrado pool they’d otherwise use is unheated and closed roughly October through April.
- You pay two HOAs — Victory and the Verrado master. Budget the combined $264/month, not one of them.
- The capital improvement fee scales with your price — roughly $4,200 on a $500,000 home, at closing.
- Golf is a separate cost from your dues.
- It’s Buckeye — the far west Valley. Sky Harbor and the East Valley are a long drive.
- Still building, so expect some construction traffic in the newer sections.
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?
Victory is one of several 55+ options out this way. If you’re weighing your choices:
- Sun City Festival — also in Buckeye, larger and more established, with 27 holes and three rec centers. Del Webb is still building there too.
- Sundance — another Buckeye option, generally more modest in price.
- PebbleCreek — in Goodyear, guard gated, with a large and very active resident community.
- CantaMia at Estrella — a smaller, guard gated Goodyear community, also still building.
- Sun City West — bigger, older, seven golf courses, and closer in.
See all communities we serve → · See every Arizona 55+ community still building new homes →
Feeling the choice overload? Come ride with us
You don’t have to sort all this out from your laptop. When you come to town, you ride with us and we drive — our gas, not yours. In a single day we’ll loop through Victory and every other community on your short list, walk the clubhouses, and you’ll cross half of them off yourself before lunch. The next day, we go back into the ones still standing and tour real homes.
It’s the quickest, least stressful way to go from “there are too many options” to “this is the one.” Ask us about setting up your community tour →
Thinking about buying — or selling — in Victory at Verrado?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities. Whether you’re weighing a new build against a resale, or getting ready to list, let’s talk it through — no pressure, just straight answers.
Call or Text: (480) 710-6326 Contact PageFrequently asked questions
What’s the difference between Verrado and Victory at Verrado?
Verrado is the whole master-planned community in Buckeye, and it’s all ages — families, Main Street, the Village Green. Victory at Verrado is the 55+ active adult community inside it, up on the higher ground with its own clubhouse and golf course. When people say “Victory,” they mean the 55+ side.
Can I really play both golf courses?
Yes — that’s the arrangement. Join the club in Victory and you can play The Victory Course and Verrado Golf Club’s Founders Course. It works in reverse for Verrado residents, who can play Victory. Two very different rounds on one membership. Membership structures and costs change, so ask us for the current terms rather than trusting a brochure.
Can my grandkids swim when they visit?
In the summer, yes — at the Verrado community pool, which your master HOA fee covers. In winter, no. Victory’s own pools have a minimum age (we believe 16 — confirm the current rule with the association), and the Verrado pool is unheated and generally only open from about May through September. So a Christmas or spring break visit means no swimming. If winter visits with the family are a big part of your plan, tell us early and we’ll factor it in.
What are the HOA fees at Victory at Verrado?
For 2026, two monthly fees: $146 to the Victory HOA and $118 to the Verrado master HOA, for $264/month combined. At closing there’s a capital improvement fee of $938 plus 0.65% of the sales price (about $4,188 on a $500,000 home), a $500 transfer fee, and a $100 resale disclosure fee that the seller pays. Golf is separate. Confirm current figures with the associations before you rely on them.
Are builders still selling new homes in Victory?
Yes — and several of them at once, which is unusual and works in your favor. Different builders mean different plans, different price points, and competition for your business. Talk to us before you visit a sales office; that’s what protects your right to have your own representation, and it’s how we turn multiple builders into leverage.
Can I buy here if I’m under 55?
Possibly. While builders are still building, they can generally sell a new home to buyers as young as 45, using the flexibility federal housing-for-older-persons law allows. After a community is fully built out, it’s the community’s own decision whether to keep allowing a percentage of under-55 residents — most do, some don’t. The policy belongs to the builder and the association and it can change. Call us and we’ll confirm exactly where Victory stands right now, in writing.
Is Victory at Verrado gated?
No. Victory is not a gated community — access is open.
What are the Victory Steps?
Officially Trail 340, but everyone calls them the Victory Steps or the Verrado Stairs. Around 340 railroad-tie steps climb nearly 200 feet up the White Tanks, right along Victory’s western border. The round trip runs about a mile and takes roughly 20 minutes. Parking at the trailhead is free. Note that the steps are uneven with no handrails, and dogs aren’t allowed. Best hiked December through May. People drive in from across the Valley to climb them — if you live in Victory, they’re at the end of your street.
What’s nearby for shopping and errands?
Verrado’s Main Street has a grocery store, a pharmacy, coffee, and restaurants a few minutes from Victory. Out toward Interstate 10 — a few miles — Costco is already open, a Super Target is being built, and hotels, restaurants, and shops are filling in fast. This corner of Buckeye is growing quickly, and errands get easier every year.
Ready to take a look at Victory at Verrado?
Let’s find the right home for you — resale or brand-new.
See Homes for Sale Contact PageListing 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 Victory and Verrado associations. Age rules, minimum ages for amenities, pool schedules, golf membership terms, CC&Rs, and community details are summarized here for general information and can change. New-home pricing, availability, incentives, and builder age policies are set by the builders and change without notice. Verify all figures and rules with the associations, the clubs, or your licensed agent before you buy. This page is independent buyer-focused information and is not affiliated with or endorsed by DMB, Verrado, the Victory Club, or any builder. Jarl Kubat is a licensed Arizona real estate agent.
Do I understand this correctly?
For VICTORY VERRADO | 55+ in Buckeye AZ. The 2023 Home Owners Association Fees
Monthly Fee = $118.00 (Victory – HOA)
Monthly Fee = $118.00 (Verrado – HOA)
Transfer Fees =$908.00 (one-time)
So if we purchase a mobile home here, we would have our mortgage fee, and this approximately $118.00 a month and of course our own utilitie costs.
Do I understand this correctly?
For VICTORY VERRADO | 55+ in Buckeye AZ. The 2023 Home Owners Association Fees
Monthly Fee = $118.00 (Victory – HOA)
Monthly Fee = $118.00 (Verrado – HOA)
Transfer Fees =$908.00 (one-time)
So if we purchase a mobile home here, we would have our mortgage fee, and this approximately $118.00 a month and of course our own utilitie costs.