Homes For Sale in Sterling Grove Live MLS listings, updated all day. Tap what you’re looking for: Surprise, AZ · 55+ Section & All Ages · Guard Gated · Still BuildingSterling Grove: The Complete 55+ Buyer’s Guide
This is a Toll Brothers luxury community in Surprise, built around Sterling Grove golf on a private Nicklaus course. It’s really beautiful, and it’s also more complicated than it looks. So if you’re planning a retirement move, here’s what a buyer needs to understand first.
Questions about buying here? Then call or text Jarl at (480) 710-6326 — or send a message.
Let’s say the obvious thing first: Sterling Grove is beautiful. From the moment you’re through the gate, with the groves, the water, and the White Tank Mountains behind it all, you know you’re somewhere different. Toll Brothers is a high-end builder, and it shows in the Sterling Grove homes for sale.
It’s also the most misunderstood community we sell in. Two things trip buyers up, and both matter more than the finishes. So let’s get them out of the way. Founder Jarl Kubat has spent 22+ years in Arizona’s 55+ communities, and these are the two things he walks every Sterling Grove buyer through.
A local’s view of Sterling Grove
Founder Jarl Kubat lives in Arizona Traditions, also in Surprise, so Sterling Grove is part of his own corner of the West Valley. Still, he works with buyers and sellers across the West Valley and the East Valley, so he can tell you how this club community stacks up against the rest.
“I’ve spent 22+ years helping people with Arizona 55+ and retirement communities. Sterling Grove is one where the fine print matters more than the finishes. So before you write an offer, I want you to know three things: which section the home is in, what the club buy-in really costs, and how golf works here. After that, it’s simply about finding the right house.”
— Jarl Kubat, founder, Arizona 55+ Communities Real Estate · West USA Realty
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.
#1: It’s not only a 55+ community, and the amenities are shared
Sterling Grove has a 55+ section and a family, all-ages section. Both are inside the same gate. The family side has two-story homes and, as you’d expect, families living in them.
Everyone shares the same amenities
That means the same clubhouse, the same pools, and the same fitness center. Residents of the 55+ section and the family section use all of it together. Nobody hides this, but nobody puts it on the front page either, so buyers are regularly surprised by it.
Now, here’s the honest picture, because we don’t think this is the problem people assume it is.
We’ve sold in mixed communities like this for years, and plenty of retirees find exactly the right house in the 55+ section and are perfectly happy. In fact, the community feels alive rather than hushed. Grandkids visit and blend right in instead of standing out. Also, the social calendar runs from kids’ events to retiree groups, and the two rarely collide. Trilogy at Encanterra in San Tan Valley is set up the same way, and it works.
But it should be a choice, not a discovery. So if the whole reason you’re shopping 55+ communities is that you want the pool quiet on a Saturday in March, ask us before you tour, and be honest with yourself about it. We’ve watched buyers fall in love with a model home and only think about this afterward.
Pool arrangements: what we’re checking for you
Some mixed communities set aside a specific pool for children, which keeps the others calm. Encanterra does exactly that. We believe Sterling Grove may as well, but we’re checking it rather than telling you something we’re not sure of. So if pool arrangements matter to your decision, ask us, and we’ll get you the current, confirmed answer from the club.
If you want the age-restricted homes specifically, the 55+ Section Homes button at the top of this page filters the Sterling Grove homes for sale to exactly those.
#2: The club membership is mandatory, even if you never golf
This is the one that costs people real money, and it’s buried in the fine print everywhere else. It applies to all Sterling Grove homes for sale, in both sections.
Every homeowner is required to buy a Social Membership to Sterling Grove Golf & Country Club. At last check it runs about $5,455, plus a monthly club fee.
Not a golfer? It doesn’t matter. Never plan to set foot in the clubhouse? That doesn’t matter either. If you own a home here, you buy in. Golf memberships are a separate purchase on top of that.
The social membership is described as partially refundable when you sell your home, and “partially” is doing a lot of work in that sentence. So get the exact refund terms in writing before you close. That’s not us being dramatic. It’s five and a half thousand dollars, and you want to know exactly what comes back and under what terms. We’ll pull the current terms for you.
Add it all up in the fees section below. The number at closing is bigger than most buyers expect.
The Sterling Grove market right now
As of September 2026, there were about 78 Sterling Grove homes for sale across both sections, asking from about $395,000 to $2,575,000. Over the last 90 days, 22 homes sold from about $394,000 to $1,275,000, and the middle sale landed near $672,500. The lowest sales were newer condos, while single-family homes started near $490,000.
| 90-day sold numbers | As of September 2026 |
|---|---|
| Homes sold | 22 |
| Sold price range | About $394,000 to $1,275,000 |
| Median / average sale | About $672,500 / $729,000 |
| Sale price vs. list price | About 96% |
| Price per square foot | About $308 |
| Average days on market | About 107 |
In other words, buyers had some room to negotiate, and homes took a while to sell. Also, resale homes here compete with brand-new Toll Brothers homes, so we compare both before you pick. However, prices change as homes get reduced and the market shifts, so call or text (480) 710-6326 to check today’s numbers. You can also compare 49 other communities on our Arizona 55+ market update.
Figures come from the Arizona Regional MLS (whole community, both sections, all home types, trailing 90 days, as of September 2026). They’re believed accurate but not guaranteed, and ranges shift as the market changes.
Sterling Grove homes for sale: see what’s listed now
Here are the live listings, updated throughout the day. The window shows every home for sale in the community. Use the buttons to see just the 55+ section or golf course homes.
Want a newer home? See new and nearly new 55+ homes
This search shows builder inventory homes, homes still to be built, and lightly lived-in homes owned less than four years across Arizona 55+ communities.
Good to know: builders only put some of their homes on the MLS. The full list sits in each builder’s sales office. So tell us which communities you like most, and we’ll get you the most current list of homes for sale. Please call us before you visit a sales office, so we can register you with the builder from day one.
See New and Nearly New Homes Call or Text (480) 710-6326See Sterling Grove homes for sale right now
Live MLS listings update throughout the day.
55+ Section Homes Golf Course Homes👀 Watching for the right home?
Between five home collections, 25+ designs, resales, and new builds, Sterling Grove has a lot of moving parts. So let us do the watching.
Tell us what matters, such as the 55+ section, a golf lot, single-level, a condo, or your budget. Then we’ll reach out the moment a match hits the market. Tell Us What You’re Looking For
Sterling Grove fees (2026): read this before you fall in love
| Every month | 2026 amount | Notes |
|---|---|---|
| Master HOA | $525 / quarter | About $175 a month |
| Country Club Recreation fee | $180 / month | Ongoing, for every homeowner |
| Combined monthly | $355 / month | What you’ll actually budget |
| At closing | Amount | Notes |
|---|---|---|
| Social Membership | $5,455 | Mandatory, and partially refundable when you sell |
| Capital improvement fee | $3,000 | One-time |
| Transfer fee | $382 | One-time |
| Total at closing | $8,837 | On top of down payment and closing costs |
There’s also a $400 resale disclosure fee, but the seller pays that one. These are 2026 figures as provided, so we confirm them with the association and the club before you buy.
So that’s about $8,837, due at the table, on top of your down payment and your normal closing costs.
To be fair about it, this is not unusual for a club community, and some 55+ communities in the Valley have a much higher buy-in. It’s simply the cost of buying into a Nicklaus golf community with a Troon-run club, and nobody is being taken advantage of. To see how it stacks up, compare dues and buy-ins on our Arizona 55+ HOA fees guide.
But it’s only manageable if you know it’s coming. So we put every one of these numbers into your figures before you write an offer, and we get the social membership refund terms in writing while we’re at it. Golf memberships, if you want one, are extra.
Sterling Grove golf: a private Nicklaus course run by Troon
The centerpiece is an 18-hole, par-72 Nicklaus Design championship course winding through the community. It runs about 7,258 yards from the back tees, with several tee sets down to about 4,886 yards. The club, Sterling Grove Golf & Country Club, is run by Troon Privé, Troon’s private-club division. There’s also a driving range, putting and chipping greens, and a golf simulator.
One thing to keep straight: HOA dues don’t fund golf. Even the required social membership doesn’t include golf, so playing the course is always a separate membership. Also, not all Sterling Grove homes for sale sit on the course, so use the golf button below if a fairway view matters to you.
Golf memberships and access: ask, don’t assume
It’s a private club, and at last check the public can’t book tee times, so you need a golf membership to play. At the club’s last published 2026 rates, a resident golf membership ran about $40,000 to join, on top of the social membership, with monthly dues near $830 (that figure includes the $180 social dues). There’s also a lower-cost option for golfers under 40, and a non-resident golf membership exists, too.
However, membership terms can change as a community fills in, and your money is involved. So if golf is a reason you’re buying here, get the current terms, costs, and access rules in writing before you close. Call the club at 623-213-7000, or call us, and we’ll get the answers and bring them to you. You can also compare clubs on our golf course homes guide.
The club and amenities
The clubhouse is the hub of the community, and it is not a modest one. The club lists it at about 35,000 square feet.
What the club offers day to day
Copper + Rye
The restaurant, and it’s really good. It’s a real destination, not a snack bar with tablecloths, with local flavors and an actual executive chef.
Flora Spa
A full-service spa on site, so massage and treatments are steps from home.
Three resort pools
They’re resort-style and beautifully done. However, they’re shared with the family section, so ask us about the current pool arrangements before you decide.
Fitness & movement studio
A state-of-the-art fitness center, plus a dedicated movement studio for classes.
Courts
Tennis, bocce, and nine pickleball courts: eight lighted outdoor courts plus a stadium court.
The grounds
Five parks, miles of tree-lined walking paths, groves, and water features. This is where the money shows.
There’s also a grab-and-go café with a barista, and a full social calendar. Again, it runs from kids’ activities to retiree groups, because both live here.
Pickleball at Sterling Grove
The nine courts include eight lighted outdoor hard courts and one dedicated stadium court. Also, a chartered Pickleball Club runs play for members and registered guests, with a small annual fee (about $32 at last check). These courts are community amenities and have nothing to do with a golf membership. See how it compares on our Arizona 55+ pickleball communities hub.
Homes: Toll Brothers, and still building
Toll Brothers is still building new homes at Sterling Grove, and it grows the 55+ section as demand calls for it. There are five home collections and 25+ designs, from roughly 1,500 to over 4,000 square feet, in craftsman, farmhouse, prairie, and Spanish styles. New homes start in the mid $500s, and there’s an on-site Design Studio.
- Single-family homes across both sections. The family section includes two-story homes.
- Lock-and-leave villas, for buyers who travel and don’t want to think about the yard.
- Condos. Toll is building four-story condo buildings, but every condo is single-level inside. The building is four stories, not the home. So if “four-story” made you nervous, that’s why it shouldn’t.
One honest note on the lots: some are smaller than you’d find in an older 55+ community. Also, the architecture is a different style than the beige stucco and tile you may be picturing. That’s deliberate, and it’s a big part of why the place looks the way it does. Some buyers love it, while some want a bigger yard. So come walk the Sterling Grove homes for sale with us and see for yourself.
Is Sterling Grove a retirement community? Age rules and the under-55 path
Partly. Sterling Grove isn’t entirely age-restricted. It has a 55+ section and an all-ages section inside the same gate, and both share one club. So it works as a retirement community if you buy in the 55+ section, and as a mixed-age neighborhood if you buy anywhere else. That’s why we tell you which section each of the Sterling Grove homes for sale sits in before you tour it.
Not 55 yet? Read both halves.
The opportunity: federal housing-for-older-persons law lets an age-restricted community keep a limited share of its homes for residents under 55, and builders use that room. While Toll Brothers is still building, it can generally sell a new home in the 55+ section to buyers as young as 45.
And here you have a second door: the all-ages section has no age restriction at all. It’s the same gate, the same club, and the same amenities. So if you’re under 55 and love this community, that may simply be your answer.
The catch: the 55+ policy belongs to the builder and the association, not to us, and it can change. So don’t assume; call us, and we’ll confirm exactly where things stand right now, in writing.
Age rules follow federal law and the community’s recorded CC&Rs. Builder age policies vary and change without notice, so confirm current rules with the builder and the association before you buy.
Buying new from Toll Brothers? Talk to us first.
Here’s something a lot of buyers don’t realize: you can, and should, have your own agent when you buy new construction. The friendly agent in the Toll Brothers sales office represents Toll Brothers, 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 its program. So we’ll walk you through exactly how that works, in writing, before you commit to anything.
What we do in your corner:
- Negotiate price, upgrades, lot premiums, and closing timelines. At a Design Studio, the upgrades are where the money goes, and where a good agent earns their keep.
- Spot and negotiate builder incentives, like rate buydowns, closing-cost credits, and design-center dollars.
- Read the builder’s contract closely and protect your interests.
- Make sure the club membership and the closing stack are in your numbers before you sign anything, not discovered later.
- Compare a new build honestly against the resale Sterling Grove homes for sale. Landscaping, window coverings, and appliances usually aren’t in a 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 the sales office. Many builders require your agent to register with you on that first visit, 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, and what’s happening around it
Sterling Grove homes for sale sit in Surprise, just east of the White Tank Mountains. And this corner of the West Valley is growing at a pace that’s hard to believe.
Prasada: minutes away
Prasada is the retail hub that’s gone up nearby, and it is not a strip mall. It has Costco, Target, All American Furniture, and real restaurants, not just fast food. Stores are still opening, too. As a result, everything you’d normally drive twenty-five minutes for is now a few minutes away.
There’s also a new City of Surprise water park that opened last year, not far off. That tells you something about the direction this area is headed, and about who else lives out here.
Luke Air Force Base: the honest version
Luke Air Force Base is in the area, and Sterling Grove does get some flyover noise. These are fighter jets, and when they go over, you know it.
We’re not going to soft-pedal it. Plenty of residents don’t mind at all, the homes are well built and quiet inside, and most people stop noticing. But some lots hear it more than others, and some people mind more than others. So go stand in the yard of the home you’re considering, on a weekday, during flight hours, and listen. That’s the only test that counts, and we’ll go with you.
Arizona law requires specific disclosures for property near a military airport. So we’ll make sure you receive and understand every disclosure that applies before you commit.
Is Sterling Grove right for you?
A great fit if you…
- Want a truly upscale home from a top-tier builder, and you’re willing to pay for it.
- Golf, and want a Nicklaus course with a Troon-run club.
- Like a community that feels alive, with families, kids, and active adults together.
- Want brand-new construction with a Design Studio and real choices.
- Want shopping, Costco, and good restaurants minutes from the gate.
- Want a lock-and-leave villa or a single-level condo.
Worth knowing before you buy…
- The amenities are shared with the family section. Most buyers here are perfectly happy with that, but know it going in.
- The $5,455 social membership is mandatory, golfer or not, and golf is extra.
- About $8,837 is due at closing in one-time fees, before your down payment. That’s normal for a club community, but plan for it.
- $355 a month in combined HOA and club fees is on the high side.
- Luke AFB flyover noise is real, so go listen.
- Some lots are small, and the style is different, so walk it before you decide.
- It’s still building, so expect construction activity for a while yet.
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?
- The Grand (formerly Sun City Grand) — also Surprise. Much larger, four golf courses, an age-restricted community throughout, and a far lower cost of entry. It’s the comparison we’re asked about most.
- Arizona Traditions — Surprise, smaller and close-knit, guard gated, with $215 a month dues.
- Heritage at Asante — Surprise, newer, gated, and also still building.
- PebbleCreek — Goodyear, 54 holes and 36 pickleball courts, fully 55+.
- Trilogy at Vistancia — Peoria, guard gated, two resort clubs.
Every Surprise 55+ community → · See all communities we serve → · Every Arizona 55+ community still building →
Thinking about Sterling Grove?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities, and I live in Arizona Traditions, right here in Surprise. I’ll get you the real numbers, including the club membership, refund terms, and the whole closing stack, before you write an offer, not after.
Call or Text: (480) 710-6326Contact PageSterling Grove: frequently asked questions
The 55+ section & age rules
Is Sterling Grove a 55+ community?
Partly. It has a 55+ section and an all-ages family section, both inside the same gate, and the family section includes two-story homes. Toll Brothers grows the 55+ section as demand calls for it. So if you want the age-restricted homes, use the “55+ Section Homes” link at the top of this page.
Is Sterling Grove a retirement community?
It is for buyers in the 55+ section. However, the whole community isn’t age-restricted, because the all-ages section shares the same gate and club. So if you want a retirement community where every neighbor is 55+, we’ll show you the 55+ section first, or compare it with a fully age-restricted community nearby, like The Grand.
Can I buy here if I’m under 55?
Potentially, in two ways. While Toll Brothers is still building, it can generally sell a new home in the 55+ section to buyers as young as 45, using the room federal housing-for-older-persons law allows. Also, the all-ages section has no age restriction at all, with the same gate, club, and amenities. The 55+ policy belongs to the builder and the association and can change, though, so call us, and we’ll confirm where it stands right now.
Is Sterling Grove a good place to retire?
For buyers who want a new, upscale home, a Nicklaus course, and a lively feel, yes. In fact, plenty of retirees find the right house in the 55+ section and are very happy. However, the amenities are shared with families, and the club buy-in is real money, so we’ll walk you through both.
Club, golf & fees
Do I have to join the club if I don’t golf?
Yes. Every homeowner must buy a Social Membership, at about $5,455 at last check, golfer or not. It’s described as partially refundable when you sell, so get those exact terms in writing before closing. Golf memberships are a separate purchase.
What will I actually pay at closing?
About $8,837 in one-time fees: the $5,455 social membership, a $3,000 capital improvement fee, and a $382 transfer fee. That’s on top of your down payment and normal closing costs. Also, the seller pays the $400 resale disclosure fee. It’s real money, though not unusual for a club community, and some 55+ communities in the Valley have a higher buy-in. It’s manageable if you plan for it, and a shock if you don’t.
What are the monthly fees?
For 2026, it’s a $525 quarterly master HOA fee (about $175 a month) plus a $180 monthly Country Club Recreation fee, so about $355 a month combined. Golf memberships, if you want one, are on top, because HOA dues don’t fund golf. Confirm current figures with the association before you rely on them.
Is Sterling Grove golf private?
Yes. It’s a private 18-hole, par-72 Nicklaus Design course run by Troon’s private-club division, so you need a golf membership to play. At the last published 2026 rates, resident golf ran about $40,000 to join plus about $830 a month, and a non-resident membership also exists. Terms can change, so get them in writing before you close. The club is at 623-213-7000.
Homes, amenities & location
Do the 55+ and family sections share amenities?
Yes. The clubhouse, the pools, and the fitness center are shared by everyone. In our experience, that bothers buyers far less than they expect, and the community feels alive rather than hushed. Trilogy at Encanterra is set up the same way, and it works well. However, if pool arrangements matter to your decision, ask us, and we’ll get you the confirmed answer.
Are the condos really four stories?
The buildings are four stories, but every condo inside is single-level, with no stairs within your home. That trips people up constantly, so if a four-story building made you hesitate, this is why it shouldn’t.
Is Sterling Grove gated?
Yes. At last check it’s guard gated, with a staffed gatehouse. Residents get a transponder and drive straight through, while visitors stop at the gate.
What about Luke Air Force Base?
You will get some flyover noise. Plenty of residents don’t mind, and the homes are quiet inside, but it varies by lot and by person. So stand in the yard on a weekday during flight hours and hear it for yourself, and we’ll go with you. Arizona requires specific disclosures for property near a military airport, and we’ll make sure you get them.
Working with an agent
Who is the best real estate agent for Sterling Grove?
Look for an agent who works mostly in 55+ communities and knows Sterling Grove’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.
Should I have my own agent when I buy new from Toll Brothers?
Yes. The sales office agent works for Toll Brothers. Your own agent works for you on price, upgrades, incentives, and the contract. Many builders require your agent to register with you on your first visit, so call us before you tour.
Explore Arizona 55+ by topic
Want to see Sterling Grove?
It really is beautiful. So let’s look at Sterling Grove homes for sale together and make sure it’s the right fit before you fall for it.
See Homes for Sale Contact Us 
Jarl Kubat · Licensed Arizona 55+ Communities Specialist · West USA Realty
Listing accuracy: Property listings and availability come from the Arizona Regional MLS; we believe them accurate but can’t guarantee them. Listings change throughout the day, so confirm details with your agent before relying on them.
Market figures: The market snapshot covers the whole Sterling Grove community (both sections, all home types) over a trailing 90-day period as of the date shown, from the Arizona Regional MLS. We refresh it monthly, so confirm current numbers with your agent.
Fees, membership & community information: Fees are current for 2026 as provided and can change by action of the master association and the club. The club sets Social Membership refund terms, golf membership costs, and course access rules; they can change, so confirm them in writing with the club before you rely on them. Age rules are summarized for general information; builder age policies and CC&Rs vary and change without notice. The builder sets new-home pricing, availability, and incentives. Property near a military airport is subject to disclosure under Arizona law. Verify all figures and rules with the association, the club, the builder, or your licensed agent before you buy. This page is independent buyer-focused information and is not affiliated with or endorsed by Toll Brothers, Troon, or Sterling Grove Golf & Country Club. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.