Homes For Sale in Palo Verde Country Club Guard-gated, all single-family — listings updated all day:Palo Verde Country Club: A Buyer’s Guide
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, not one. Two of the five are open (Cottonwood and the original Sun Lakes Country Club); if a guarded entrance is on your must-have list, Palo Verde is one of the three that delivers it — along with Ironwood and Oakwood.
A real 24/7 guard gate
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. 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, and 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, which means no townhome sub-association and no separate monthly fee to untangle. 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.
Shares amenities with Cottonwood
Palo Verde and Cottonwood are paired — they share amenities. Live in Palo Verde and you can use Cottonwood’s facilities too: a second clubhouse, more pools and courts, and Cottonwood’s kids’ pool if the grandkids visit. 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.
Golf & daily life
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. It’s a friendly, low-pressure course, which many residents love; 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. There are several ways to play — ask us about the current membership and green-fee options, and if you want a home right on the course, tap the golf-home search below.
See what’s for sale in Palo Verde right now
Live single-family MLS listings, 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 & clubs, shared with Cottonwood).
What it costs to buy here (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 docs are needed inside 72 hrs |
Palo Verde’s annual HOA 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; the gate and road fees are the difference. Golf is separate. We confirm every figure with the association before you commit.
Is Palo Verde right 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.
Thinking about Palo Verde?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in Arizona’s 55+ communities. I’ll check the home honestly and make sure Palo Verde is the right one of the five for how you want to live.
Call or Text: (480) 710-6326 Contact PageFrequently asked questions
Is Palo Verde a retirement community?
Yes — Palo Verde is a guard-gated 55+ active adult retirement community in Sun Lakes, all single-family homes, sharing amenities with neighboring Cottonwood. At least one resident must be 55 or older.
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. 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. If you want a townhome in Sun Lakes, look at Cottonwood or Oakwood.
Why is the HOA higher than Cottonwood’s?
Palo Verde’s 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. You’re paying for the security.
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. If you want a full-length par-72 championship course, Palo Verde’s amenity partner Cottonwood has one.
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. 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 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.
Read the full Sun Lakes buyer’s guide → · See all Arizona 55+ communities we serve →
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.
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, 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.
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