Homes For Sale in Cottonwood Country Club, Sun Lakes Live MLS listings, updated all day. Tap what you’re looking for:Cottonwood Country Club in Sun Lakes: A Buyer’s Guide
Planning a retirement move to the East Valley? Cottonwood Sun Lakes, officially Cottonwood Country Club in Sun Lakes, Arizona, is the value play with a twist. It’s the one community with a kids’ pool, so the grandkids have somewhere to swim. Plus, it’s not gated, it has its own par-72 golf course, and it shares amenities with guard-gated Palo Verde.
Cottonwood was the second community built in Sun Lakes, opening in 1979 right after the original Sun Lakes Country Club. It’s a full country club community with its own 18-hole golf course, clubhouse, dining, pools and courts. It also carries one of the friendlier price points of the five, so it draws a lot of value-minded buyers. New to Sun Lakes? It’s five separate country club communities run by three homeowners associations, not one big community. Cottonwood is one of the two open (non-gated) communities, and one of the more affordable ways in.
What we tell Cottonwood 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 for Cottonwood is simple. First, decide between a single-family home and a townhome, because the townhomes add a second association fee. Next, 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.
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The one Sun Lakes community with a kids’ pool
First, here’s what sets Cottonwood apart: it has its own pool for children under 16. In a 55+ world, most pools are adults-only, so that’s a real difference-maker. When the grandkids visit for a week in the summer — and in Sun Lakes, they will — they have a place of their own to swim. For a lot of buyers who host family often, that one pool settles which Sun Lakes community to pick.
To be clear, this is still a 55+ active adult community with the same age rules as the rest of Sun Lakes. So the kids’ pool is for visiting grandchildren, not year-round young residents. But if you’re the household everyone comes to see, it matters.
Cottonwood and Palo Verde share amenities
Cottonwood and Palo Verde are paired, so they share amenities. Live in Cottonwood and you can use Palo Verde’s facilities too, and the other way around. In effect, that doubles what’s available to you: two clubhouses, two sets of pools and courts, and more of everything.
The catch worth knowing: Palo Verde is guard gated and Cottonwood is not. So from Cottonwood you get the perk of a gated community’s amenities without paying the gated community’s fee. Some buyers love that trade. Others, however, want the gate itself. If that’s you, look at Palo Verde directly, or read our side-by-side, Cottonwood vs. Palo Verde.
Meanwhile, the Sun Lakes-wide rule still holds. Outside your pair, you can’t drop in on Ironwood’s or Oakwood’s amenities unless you’re a guest of an owner there. However, you can eat at any of the five communities’ restaurants, anytime.
The Cottonwood Sun Lakes market right now
Naturally, the first thing buyers ask us is whether anything is actually selling. It is. In fact, Cottonwood sold more homes than any other Sun Lakes community in the last report, and it sold them the fastest. Here’s the latest MLS picture, covering single-family homes.
📅 As of late October 2026 · single-family homes · refreshed monthly
What homes cost: Over the last 90 days, homes here sold from about $285,000 to about $705,000, averaging near $430,000. On average, that works out to roughly 98% of list price, about $250 a square foot, and around 75 days on the market. At last check, asking prices ran from about $299,000 to $599,999.
The townhomes and smaller plans set the entry price, while larger golf-course homes push the top end. 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.
Cottonwood Country Club golf
Cottonwood has its own clubhouse with the full country club menu: fitness, tennis, pickleball, pools, hobby and craft rooms, and a busy social calendar. Better still, its golf is the real thing. Cottonwood Country Club is a full-length, par-72 championship course, not an executive layout. It plays up to about 6,584 yards from the back tees, with shorter tees so it stays fair for every game. So if you want a genuine 18 close to home, this is one of the strongest courses in Sun Lakes.
| Cottonwood Country Club | Yardage | Rating/Slope |
|---|---|---|
| Black (championship) | 6,584 | 71.8 / 127 |
| Blue | 6,258 | — |
| White | 5,812 | — |
| Green | 5,247 | — |
| Gold (forward) | 4,841 | — |
Par 72, 18 holes. The course belongs to the Cottonwood and Palo Verde association, and residents of both communities can play it. Keep in mind that your HOA dues do not pay for golf. Instead, you pay through the club’s own membership and green-fee options, which change over time. Ask us for the current choices, or compare all five courses on our Sun Lakes golf guide. If you want a home right on a fairway, tap the golf-home search.
Pickleball, tennis and the clubhouse
Pickleball is a big draw here, too. At last check, Cottonwood had seven dedicated pickleball courts, just west of its tennis courts. Since the two communities share, Palo Verde residents play there too. The Sun Lakes Pickleball Club at Cottonwood organizes leagues and open play for both. In addition, the pair has about seven tennis courts between them, five at Cottonwood and two at Palo Verde. The courts are community-owned, and we confirm current court counts before you buy. For the full picture, see Sun Lakes pickleball.
Cottonwood Sun Lakes homes for sale right now
Below are live single-family MLS listings, updated throughout the day. Do you want the townhomes or golf-course homes instead? Tap those searches.
Explore Sun Lakes by amenity: floor plans (every Robson model by size), golf (all five courses), and pickleball (courts and clubs).
Homes here: single-family and townhomes
Cottonwood has both single-family homes and townhomes, and most of them are single-level. The townhomes, for example, are the lower-maintenance, lock-and-leave option. As a result, they’re popular with snowbirds and anyone who’d rather not fuss with a yard. They sit in Units 11 and 19, and each of those units has its own second HOA in addition to the community dues.
One thing we always verify on the townhomes: because Units 11 and 19 each carry a separate sub-association, they have an extra fee on top of the community HOA. What that fee covers also varies. Sometimes it’s exterior maintenance, sometimes more, sometimes less. We never assume. Before you write an offer on a townhome, we pin down the exact monthly amount and exactly what it includes, in writing. (Master-plan insurance is available on the townhomes only.)
What it costs to buy in Cottonwood (2026)
| Fee | 2026 amount | Notes |
|---|---|---|
| Annual HOA dues | $1,842 | About $154/month |
| Townhome sub-HOA fee | Varies | Units 11 and 19 only — verify the amount and coverage |
| Capital contribution fee | $5,000 | One-time, at closing |
| Transfer fee | $400 | One-time |
| Resale disclosure fee | $400 | One-time |
| At closing (single-family) | ~$5,800 | Plus a $100 rush fee if documents are needed inside 72 hours |
On top of that, golf is separate, and townhomes add their sub-association fee. 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 Cottonwood compares with the rest of the Valley, check our Arizona 55+ HOA fees guide.
Age rules at Cottonwood Country Club
Cottonwood 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. In addition, you’ll show proof of age when you buy, so we’ll confirm the exact wording for any home you’re considering.
Is Cottonwood the right retirement community for you?
A great fit if you…
- Host grandkids often and want a pool they can use.
- Want a value price point in Sun Lakes.
- Like getting Palo Verde’s amenities without the gated fee.
- Want a full-length, par-72 championship course close to home.
- Want a townhome for lock-and-leave living.
Worth knowing before you buy…
- Not gated. Want a guard gate? Its partner Palo Verde has one.
- Townhome fees vary by unit — always verify the amount and coverage.
- Golf is paid separately from your HOA dues.
- You share with Palo Verde only — not with Ironwood or Oakwood.
Thinking about Cottonwood?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in Arizona’s 55+ and retirement communities. I’ll pin down the townhome fees, check the home honestly, and make sure Cottonwood is the right one of the five for you.
Call or Text: (480) 710-6326 Contact PageCottonwood Sun Lakes: frequently asked questions
Cottonwood basics
Is Cottonwood a retirement community?
Yes. Cottonwood is a 55+ active adult retirement community in Sun Lakes, in the East Valley just south of Chandler. 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 Cottonwood Country Club the same as Cottonwood in Sun Lakes?
Yes. Cottonwood Country Club is the official name of the Cottonwood community in Sun Lakes, Arizona. The name covers both the neighborhood and its par-72 golf course, so you’ll see it used both ways.
Does Cottonwood really have a kids’ pool?
Yes. Cottonwood has its own pool for children under 16, which no other Sun Lakes community offers. It’s still a 55+ community, so the pool is for visiting grandchildren, not year-round young residents. But if family visits often, it’s a genuine reason to pick Cottonwood.
What does “shares amenities with Palo Verde” mean?
Cottonwood and Palo Verde are paired, so residents of either can use both communities’ facilities: two clubhouses, two sets of pools and courts. 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.
The gate, fees and homes
Is Cottonwood gated?
No, Cottonwood is not gated. Its amenity partner Palo Verde is guard gated, and because the two share facilities, you can use Palo Verde’s amenities from Cottonwood without paying a gated community’s fee.
How much is the HOA in Cottonwood?
At last check for 2026, dues are $1,842 a year, about $154 a month. At closing, buyers pay a $5,000 capital contribution, a $400 transfer fee and a $400 resale disclosure fee, about $5,800 in all. Townhomes add a second association fee. Fees change, so we confirm them for the exact home.
What do homes in Cottonwood cost?
Over the 90 days ending in late October 2026, homes here sold from about $285,000 to about $705,000, averaging near $430,000. Prices change with the market, so call or text (480) 710-6326 for today’s numbers.
What’s the deal with townhome fees?
Cottonwood’s townhomes are in Units 11 and 19, and each unit has a second HOA with extra dues on top of the community HOA. What it covers varies from one to the other, so we never assume. We get the exact amount and coverage in writing before you offer.
Golf and pickleball
What kind of golf course does Cottonwood have?
A full-length, par-72 championship course, Cottonwood Country Club, playing up to about 6,584 yards from the back tees, with several forward tees. It’s one of the longer, more traditional courses in Sun Lakes, in contrast to Palo Verde’s shorter par-62 executive layout. Golf is paid separately from your HOA dues.
Does Cottonwood have pickleball?
Yes. At last check, Cottonwood had seven dedicated pickleball courts, shared with Palo Verde, plus an active pickleball club. The courts are community-owned, and the pair also has about seven tennis courts.
Working with an agent
Who is the best real estate agent for Cottonwood Sun Lakes?
Look for an agent who works mostly in 55+ communities and knows Cottonwood’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.
- Palo Verde — Cottonwood’s guard-gated amenity partner. Or read Cottonwood vs. Palo Verde.
- Sun Lakes Country Club — the original, owned land, lowest buy-in.
- Ironwood and Oakwood — the guard-gated IronOaks pair. See Ironwood vs. Oakwood.
- Robson communities in Arizona — the builder behind all five, plus PebbleCreek and Robson Ranch.
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 Cottonwood (single-family homes) 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 Cottonwood association (Sun Lakes HOA #2). Amenities, golf membership options, court counts, age rules, townhome/sub-association 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 Cottonwood association or Robson. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.
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