Homes For Sale in Sun Village Live MLS listings across all villages, updated all day. Tap what you’re looking for:Sun Village: The Complete 55+ Buyer’s Guide
A guard gated community of 1,382 homes built around lakes and a golf course — and you can walk to spring training. Here’s the honest picture.
Sun Village calls itself “a little piece of paradise,” and residents don’t argue. It’s a guard gated 55+ community in Surprise — 1,382 homes across 320 acres, wrapped around sparkling lakes and a golf course, with a 47,000 square foot rec center at the middle of it.
Two things make it unusual, and we’ll cover both honestly before we get to anything else.
#1: It’s not one community. It’s several villages — and the fees vary.
Sun Village is divided into smaller villages, each named for a Native American tribe, and the type of home — and the HOA fee — depends on which one you’re in.
| Village | What you’ll find there |
|---|---|
| Zuni · Pueblo | Detached patio homes. Low-maintenance — the HOA covers all front yard landscaping. |
| Pima · Hopi · Shawnee · Comanche · Kiowa | Regular detached single-family homes — many with casitas. |
| Arapaho Colony | Condominiums — single-level. |
There are also lock-and-leave townhomes backing to greenbelts and fountains — ideal if you travel and don’t want to think about the yard while you’re gone.
This is why we can’t print one HOA fee
The monthly HOA fee varies by village, and so does the disclosure fee. That’s not the association being difficult — it’s fair. A patio home where the HOA mows your front yard shouldn’t cost the same as a single-family home where you do it yourself.
So we’re not going to put a number on this page and have it be wrong for the house you’re looking at. Find a home you like, call us, and we’ll get you the exact monthly fee for that specific property before you get attached to it. That’s a five-minute phone call that prevents a very annoying surprise.
Get the Fees for a Specific Home
#2: The golf course is a par 3 — and that’s the point
Here’s where a lot of pages will let you believe something that isn’t true. So let’s be straight.
Sun Village’s course is an 18-hole, par 3, walking course. It is not a championship layout. If you’re a scratch golfer looking for 7,000 yards and a Nicklaus scorecard, this is not your community, and we’d rather tell you now than watch you find out on the first tee.
But don’t dismiss it — here’s who loves it
A par 3 walking course is a genuinely underrated thing to have out your back door.
- You walk it. No cart fee, no cart. It’s exercise, not a ride.
- It’s quick. A round doesn’t eat your whole morning. You can play before lunch and still have a day.
- It’s easy on the body. Which means — and this is the part that matters — you’ll still be playing it at 85. The big championship course you love at 62 is the one you quietly stop playing at 78.
- It’s kind to a rusty game. Short irons all day. Good for a spouse who’s just taking the game up.
The course is exquisitely maintained and it’s the community’s biggest public attraction — it’s open to outside players, with a pro shop. There’s real golf near Sun Village if you want a longer track. But for a daily walk with a wedge in your hand, this is exactly right.
The Community Rec Center — 47,000 square feet
This is where Sun Village punches well above its size. For 1,382 homes, a 47,000 square foot rec center is a lot of building.
The 250-seat ballroom
Hosts organized activities and events — including national and local entertainment. A real venue, not a room with a stage.
Fitness center
Plus a large multipurpose room, dance and fitness classes, and meeting rooms.
The craft rooms
Art room, stained glass room, sewing room, woodworking shop. The stained glass room is not something you find in most communities.
Billiards & the dart alley
A billiard room with an actual dart alley, plus a poker room and a resident lounge.
Libraries
Book and DVD libraries, and community offices staffed by people who’ll actually help you.
A full-service restaurant
On site — and open to the public, so you can bring friends from outside the gate. There’s also a beauty salon and a gift gallery.
Outside: a swimming pool and spa, pickleball and tennis courts, horseshoe pits, shuffleboard, putting greens, and golf practice areas. There’s also a community church on site.
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Single-Family Homes Patio Homes👀 Watching for the right home?
With eight villages, four housing types, and different fees in each, Sun Village has more moving parts than most communities its size. The home you want may be in a village you haven’t heard of.
Tell us what matters — patio home or single-family, a casita, a lake or golf view, a budget — and we’ll watch for it and tell you exactly what the fees are on each one. Tell Us What You’re Looking For
You can walk to spring training
This is our favorite thing about Sun Village, and it barely gets mentioned anywhere.
Surprise Stadium is a short stroll from the gate — spring training home of the Texas Rangers and the Kansas City Royals. Not a drive. Not a shuttle. A walk.
It seats 10,500, sits on 124 acres, and has six full practice fields. Which means you can also wander over on a quiet weekday in February and watch big leaguers take batting practice with about forty other people around.
If you’re a baseball person, sit with that for a second. Every March, you walk out your front door, stroll over, and watch big league baseball in the sunshine. Then you walk home.
And there’s more packed into that same corner:
- A 25-court tennis and racquet complex across from the stadium — it hosts national and international tournaments.
- The Maricopa Regional Library.
- An aquatic center.
- Fenced dog parks.
- A large community park with a fishing lake.
Add the shopping and restaurants that have grown up around Surprise, and the association’s own line is fair: there’s hardly ever a need to leave the area.
Fees (2026)
| Fee | 2026 amount | Notes |
|---|---|---|
| Monthly HOA | Varies by village | Depends on your home type — call us for the specific property |
| Disclosure fee | Varies by village | Same reason |
| Transfer fee | $400 | One-time |
| Capital improvement fee | 1.0% of sale price | One-time, at closing |
Do the math on that 1% — it’s the one that surprises people
The capital improvement fee isn’t a flat number. It’s one percent of what you pay for the house. Which means:
- On a $300,000 home — $3,000
- On a $400,000 home — $4,000
- On a $500,000 home — $5,000
Due at closing, on top of your down payment and closing costs. It is not a mistake and it is not hidden — but it scales, and buyers who budgeted for a flat fee get caught out. We put it in your numbers before you write an offer, every time.
Fees are current for 2026 as provided and are subject to change. Monthly and disclosure fees vary by village and by property — we’ll confirm the exact figures for any specific home with the association before you commit.
Homes
Sun Village offers more variety than most communities its size:
- Single-family homes — many with casitas, which are gold if family visits or you want a guest suite that’s genuinely separate.
- Detached patio homes — in Zuni and Pueblo. Low-maintenance, with the HOA handling front yard landscaping.
- Lock-and-leave townhomes — backing to greenbelts or fountains. For snowbirds and travelers.
- Single-level condominiums — in Arapaho Colony.
The community is built around lakes, so water views exist here and they’re worth asking about.
Is Sun Village right for you?
A great fit if you…
- Love baseball. You can walk to spring training. That’s not a small thing.
- Want a guard gate, staffed 24/7.
- Want low-maintenance living — a patio home or a lock-and-leave townhome.
- Would use a 47,000 sq ft rec center with a real ballroom, craft rooms, and a restaurant.
- Golf casually, and like the idea of a quick walking round you’ll still enjoy in twenty years.
- Want a casita for guests.
Worth knowing before you buy…
- The golf course is a par 3 walking course — not a championship layout. Know that going in.
- HOA fees vary by village. Get the number for your specific home before you offer.
- The 1% capital improvement fee scales with your purchase price. On a $450,000 home that’s $4,500 at closing.
- The golf course, restaurant, salon, and church are open to the public — you’ll see non-residents.
- It’s a smaller community — 1,382 homes. Fewer facilities than a Sun City.
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 — also Surprise, far larger, four championship golf courses and three activity centers.
- Arizona Traditions — Surprise, guard gated, close-knit, with a private sports bar.
- Sterling Grove — Surprise, Toll Brothers luxury with a Nicklaus course. Still building.
- Sun City West — seven golf courses, four rec centers, and excellent value.
- Corte Bella — small, guard gated, upscale, with a championship course.
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Comparing the Surprise 55+ communities? Ride with us
You don’t have to sort the West Valley out from your laptop. When you come to town, you ride with us and we drive — our gas, not yours. In a day we’ll run through Sun Village and the other communities you’re weighing, walk the clubhouses, and you’ll cross half the list off yourself. The next day we go back into the finalists and tour real homes, so you can see the fit for yourself.
It’s the easiest, least stressful way to go from “there are too many choices” to “this is the one.” Ask us about setting up your community tour →
Thinking about buying — or selling — in Sun Village?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in the state’s 55+ communities. Eight villages, four home types, and a different fee in each — I’ll get you the exact numbers on any home before you write an offer.
Call or Text: (480) 710-6326 Contact PageFrequently asked questions
What are the villages in Sun Village?
Sun Village is divided into smaller villages, each named for a Native American tribe. Zuni and Pueblo have detached patio homes, where the HOA covers front yard landscaping. Pima, Hopi, Shawnee, Comanche, and Kiowa have regular detached single-family homes, many with casitas. Arapaho Colony has single-level condominiums. There are also lock-and-leave townhomes. Your HOA fee depends on which village and which home type — call us for the specific property.
What are the HOA fees?
They vary by village, and so does the disclosure fee — which is fair, because a patio home where the HOA mows your yard shouldn’t cost the same as a single-family home where you do. We won’t print a number here and have it be wrong for your house. There’s a $400 transfer fee, and a capital improvement fee of 1% of the sale price at closing — so $4,000 on a $400,000 home. Call us with a specific property and we’ll get you every exact figure.
Is the golf course any good?
It’s an 18-hole, par 3, walking course — beautifully maintained, but not a championship layout. If you want 7,000 yards, this isn’t your community and we’ll say so plainly. But a par 3 walking course is underrated: no cart, quick rounds, easy on the body, and you’ll still be playing it at 85. It’s open to the public and has a pro shop. There’s longer golf nearby if you want it.
Can I really walk to spring training?
Yes. Surprise Stadium is a short stroll from the gate — spring training home of the Texas Rangers and the Kansas City Royals. Walk over, watch a game, walk home. Across from the stadium there’s also a 25-court tennis and racquet complex that hosts national and international tournaments, plus the regional library, an aquatic center, dog parks, and a park with a fishing lake.
Is Sun Village gated?
It’s guard gated — guard-controlled entry, staffed around the clock, with regular patrols. Note that the golf course, restaurant, beauty salon, gift gallery, and community church are open to the public, so you will see non-residents in those spaces.
Are there low-maintenance homes?
Yes, and this is one of Sun Village’s strengths. Detached patio homes in the Zuni and Pueblo villages come with the HOA handling front yard landscaping. There are also lock-and-leave townhomes backing to greenbelts and fountains, which are ideal for snowbirds and anyone who travels. And single-level condos in Arapaho Colony.
What’s a casita, and can I get one?
A casita is a separate guest suite — usually with its own entrance — attached to or beside the main house. Many of Sun Village’s single-family homes have them, and they’re worth seeking out if family visits, if you want a real guest space, or if you’d like an office that isn’t in your bedroom. Tell us you want one and we’ll watch for it.
Want to see Sun Village?
Let’s find the right home — in the right village, with the fees you expected.
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Listing 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 Sun Village Community Association. Monthly HOA and disclosure fees vary by village and by property and must be verified individually. Village names, home types, amenities, hours, golf rates, age rules, and CC&Rs are summarized here for general information and can change. 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 Sun Village Community Association. Jarl Kubat is a licensed Arizona real estate agent.
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