Homes For Sale in Sun Village Live MLS listings across all villages, updated all day. Tap what you’re looking for:Sun Village: A Local’s Complete 55+ Guide
Planning a retirement move to the West Valley? Sun Village is a 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 of Sun Village homes for sale, from condos to casita homes.
Questions about buying here? Then call or text Jarl at (480) 710-6326 — or send a message.
Sun Village calls itself “a little piece of paradise,” and residents don’t argue. It’s a guard gated 55+ community in Surprise, with 1,382 homes on 320 acres. The homes wrap around sparkling lakes and a golf course, and a 47,000 square foot rec center sits in the middle of it all.
One quick note, because the names sound alike: this is its own community. In other words, Sun Village is not part of Sun City or Sun City West, and it has its own association, rec center and golf course.
Founder Jarl Kubat has spent 22+ years in the West Valley’s 55+ communities, and he lives just down the road in Arizona Traditions. Two things make Sun Village unusual, so we’ll cover both honestly before we get to anything else.
A neighbor’s view of Sun Village
“Sun Village is just down the road from my home in Arizona Traditions, so I know this corner of Surprise well. Over 22+ years helping buyers in the West Valley and the East Valley, I’ve learned that two things trip people up here: the fees change from village to village, and the buy-in at closing is 1% of the price. So I put both into your numbers before you ever write an offer.”
— 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.
The Sun Village market right now
At last check, there were about 22 Sun Village homes for sale, asking from about $179,000 to $410,000. Over the 90 days before that, 18 homes sold from about $132,500 to $490,000.
| Last 90 days (all home types) | About |
|---|---|
| Middle (median) sale | $319,500 |
| Average sale | $294,400 |
| Sale price vs. list price | 98% |
| Price per square foot | $231 |
| Days on market | 112 |
The lowest sales were condos and attached homes, at about $132,500 to $220,000. Meanwhile, single-family and patio homes sold from about $250,000 to $490,000. Prices also 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 Sun Village with 49 other communities on our Arizona 55+ market update.
Figures come from the Arizona Regional MLS, trailing 90 days, and they aren’t guaranteed. Confirm current numbers with us before you rely on them.
#1: It’s several villages, and the fees vary
Sun Village is divided into smaller villages, each named for a Native American tribe. As a result, 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, because the HOA covers all front yard landscaping. |
| Pima · Hopi · Shawnee · Comanche · Kiowa | Regular detached single-family homes, many with casitas. |
| Arapaho Colony | Single-level condominiums. |
There are also lock-and-leave townhomes backing to greenbelts and fountains. They’re ideal if you travel and don’t want to think about the yard while you’re gone. So when you browse Sun Village homes for sale, the village name tells you a lot about the home and the fee.
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; in fact, it’s fair. After all, 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 won’t put a number on this page and have it be wrong for the house you’re looking at. Instead, 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 five-minute phone call prevents a very annoying surprise.
#2: Sun Village golf is a par 3, and that’s the point
Want a home on the course? Then browse the current Sun Village homes for sale on the golf course: golf course homes.
Here’s where a lot of pages 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. So if you’re a scratch golfer looking for 7,000 yards and a Nicklaus scorecard, this is not your community. We’d rather tell you now than watch you find out on the first tee.
Here are the numbers, based on the course’s own scorecard at last check. It sits in the center of the community and plays to par 54, with holes from about 80 to 153 yards.
| Tees | About |
|---|---|
| Blue | 2,019 yards |
| White | 1,876 yards |
| Red | 1,610 yards |
The front nine has plenty of sand traps. On the back nine, meanwhile, all but one hole plays over water. You can play 9 or 18, and a full round usually takes under three hours. The association also says the course has been voted “Best of Surprise” ten years in a row.
But don’t dismiss it: here’s who loves it
A par 3 walking course is an underrated thing to have out your back door.
- You walk it. There are no riding carts, so you carry your bag or push a pull cart from the Pro Shop. As a result, it’s exercise, not a ride.
- It’s quick. A round doesn’t eat your whole morning, so you can play before lunch and still have a day.
- It’s easy on the body. Because of that, 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. You hit short irons all day, so it’s also good for a spouse who’s just taking up the game.
The crew keeps the course in excellent shape, and it’s the community’s biggest public draw. In fact, it’s open to outside players, with a pro shop. There’s also longer golf near Sun Village if you want it. But for a daily walk with a wedge in your hand, this is exactly right. Comparing golf communities? See our golf course homes guide.
One more thing: your HOA dues don’t cover your golf. Instead, you pay to play or buy a pass through the Pro Shop, so check current rates there before you count on them.
Who owns the course? The residents do
Here’s a detail almost no one checks until it bites them. At Sun Village, the homeowners’ association itself owns the golf course and the land under it. In fact, the recorded CC&Rs name the course as “Association Land, regulated by the Board,” and the association can only change how it uses that land with a 75% vote of the members.
Compare that to communities where an outside operator or a developer owns the course. There, the owner can sell it, reprice it, or turn it into something else, and residents get no vote at all. At Sun Village, however, the greenbelt out your window belongs to the residents together, along with the lakes and fountains. It’s one of the quietest protections in the West Valley.
The Sun Village 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, and it’s a big reason buyers start looking at Sun Village homes for sale.
The 250-seat ballroom
It hosts organized activities and events, including national and local entertainment. It’s a real venue, not a room with a stage.
Fitness center
There’s also a large multipurpose room, dance and fitness classes, and meeting rooms.
The craft rooms
Art, stained glass, sewing, and a woodworking shop. In fact, a stained glass room is rare in most communities.
Billiards & darts
A billiard room with an actual dart alley, plus a poker room and a resident lounge.
Libraries
Book and DVD libraries, along with community offices whose staff will actually help you.
A full-service restaurant
It’s 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, there’s 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.
Pickleball at Sun Village
Pickleball here is small but busy. There are 2 outdoor courts at the Sports Complex, with bleachers for watching. Like the pool and the rec center, the courts are a community amenity, not part of the golf course.
The Pickleball Club, meanwhile, runs daily open play, leagues, a lighter afternoon session, and lessons for new players with equipment provided. Membership is about $25, and the season runs from about September through April, with a tournament and banquet each February. For current details, check the Sun Village Community Association site. Then see how the courts compare on our Arizona 55+ pickleball communities hub.
You can walk to spring training
This is our favorite thing about Sun Village, and yet it barely gets mentioned anywhere.
Surprise Stadium is a short stroll from the gate. It’s the spring training home of the Texas Rangers and the Kansas City Royals. So it’s not a drive or a shuttle; it’s a walk.
The stadium seats 10,500, sits on 124 acres, and has six full practice fields. As a result, 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. That’s why baseball fans keep a close eye on Sun Village homes for sale.
And there’s more packed into that same corner:
- A 25-court tennis and racquet complex across from the stadium, which 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. For the bigger picture, see our guide to Surprise AZ 55+ communities.
Sun Village homes for sale: what you’ll find
Sun Village offers more variety than most communities its size, and homes date from about 1986 to 1999. Every home is a resale, and nearly all of them are single-level.
- Single-family homes, many with casitas. A casita is gold if family visits or you want a guest suite that’s truly separate.
- Detached patio homes in Zuni and Pueblo. They’re low-maintenance, since the HOA handles front yard landscaping.
- Lock-and-leave townhomes backing to greenbelts or fountains, for snowbirds and travelers.
- Single-level condominiums in Arapaho Colony, which are the most affordable way in.
The community also wraps around lakes, so water views exist here, and they’re worth asking about. Below, you’ll find live single-family listings, and they update throughout the day.
See Sun Village homes for sale right now
Live MLS listings across all villages update throughout the day.
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. So the home you want may be in a village you haven’t heard of yet.
Just tell us what matters, such as a patio home or single-family, a casita, a lake or golf view, or a budget. Then we’ll watch for it and tell you exactly what the fees are on each one. Tell Us What You’re Looking For
Sun Village HOA fees (2026)
Before you compare Sun Village homes for sale, here’s the short version for 2026. Monthly dues depend on your village, and at closing, buyers pay about $400 plus 1% of the price.
| Fee | Notes | 2026 amount |
|---|---|---|
| Monthly HOA | Depends on your village and home type; call us for the specific property | Varies by village |
| Disclosure fee | Same reason | Varies by village |
| Transfer fee | One-time | $400 |
| Capital improvement fee | One-time, at closing | 1.0% of sale price |
| Total at closing (buyer) | Transfer fee plus the 1% capital fee | About $400 + 1% |
Do the math on that 1%
The capital improvement fee isn’t a flat number. Instead, it’s one percent of what you pay for the house. So on a $300,000 home it’s $3,000, on a $400,000 home it’s $4,000, and on a $500,000 home it’s $5,000. Then add the $400 transfer fee, so a $300,000 home comes to about $3,400 at closing.
It’s due at closing, on top of your down payment and closing costs. It’s not a mistake or a hidden fee, but it scales, and buyers who budgeted for a flat fee get caught out. That’s why we put it in your numbers before you write an offer, every time.
Fees can change, so we confirm every figure with the association before you commit. Want to see how this buy-in compares? Then check our Arizona 55+ HOA fees guide.
The rules that shape daily life here
We read Sun Village’s recorded CC&Rs so you don’t have to. Here are the ones that decide whether a community fits your life, in plain English.
| Rule | What the CC&Rs say |
|---|---|
| Age | A true 55+ community: at least one resident 55 or older in every home, and at least 80% of homes must have a 55+ occupant. No one under 18 may live here permanently. |
| Grandkids & young guests | Under-18 visitors can stay as guests for up to 30 days in a row, and no more than 60 total days in a calendar year. So plan longer summer stays around that. |
| RVs, boats & trailers | None kept where the street or a neighbor can see them. Instead, they go to the community’s on-site RV storage area. Small camper-shell pickups and mini-motorhomes under 7 ft used for daily driving are the exception. |
| Pets | A “reasonable number” of dogs, cats, or indoor pets, with no hard cap. Outside, they stay on a leash of 6 feet or less. No livestock or poultry. |
| Leasing | Owners can lease, but only the whole home and lot to a single household. So you can’t lease a room or a casita on its own. Confirm any minimum-term rule with the association. |
| Changes to your home | Exterior changes, like paint, walls, fences, and structures, need written approval from the Architectural Committee first. If it doesn’t respond within 45 days, the change counts as approved. |
| Gate & lakes | Guards staff the gate around the clock. However, the lakes and fountains are for looking at, not using: no swimming, fishing, or boating. |
Where the current rules live
One caveat: the fixed dollar figures in the CC&Rs are ceilings, not today’s dues. Also, fence heights and a few specifics live in the separate Architectural Guidelines. So when you’re serious about a home, we pull the current rules straight from the association. These age rules also follow federal housing-for-older-persons law.
Is Sun Village the right retirement community for you?
A great fit if you…
- Love baseball. You can walk to spring training, and that’s not a small thing.
- Want a guard gate, staffed 24/7.
- Want low-maintenance living, like 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 a quick walking round you’ll still enjoy in twenty years.
- Want a casita for guests, or an affordable condo to get in the door.
Worth knowing before you buy…
- The golf course is a par 3 walking course, not a championship layout.
- HOA fees vary by village, so get the number for your specific home before you offer.
- The 1% capital improvement fee scales with your price. On a $450,000 home, that’s $4,500, or about $4,900 with the transfer fee.
- The golf course, restaurant, salon, and church are open to the public, so you’ll see non-residents.
- Pickleball is small here, with 2 courts.
- It’s a smaller community, with 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 (formerly Sun City Grand) — also in Surprise, far larger, with four championship golf courses and three activity centers.
- Arizona Traditions — Surprise, guard gated, close-knit, with an 18-hole public golf course. It’s also where Jarl lives.
- Sterling Grove — Surprise, Toll Brothers luxury with a Nicklaus course. Still building.
- Sun City West — a separate Del Webb community with nine golf courses, four rec centers, and excellent value.
- Corte Bella — gated, upscale Del Webb country club living, with a championship course.
See all communities we serve →
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, so it’s 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. Then the next day, we go back into the finalists and tour real homes.
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. There are eight villages, four home types, and a different fee in each, so I’ll get you the exact numbers on any home before you write an offer.
Call or Text: (480) 710-6326Contact PageSun Village: frequently asked questions
The villages & fees
What are the villages in Sun Village?
Each smaller village carries the name of 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 detached single-family homes, many with casitas. Arapaho Colony has single-level condominiums, and there are also lock-and-leave townhomes. So your HOA fee depends on the village and home type.
What are the HOA fees?
They vary by village and home type, and so does the disclosure fee. At closing, buyers pay a $400 transfer fee plus a capital improvement fee of 1% of the price. So the total is about $400 plus 1%, or about $4,400 on a $400,000 home. Fees can change, so call us with a specific property, and we’ll confirm every figure.
Do my HOA dues pay for golf?
No. Your HOA dues don’t cover your golf. Instead, you pay to play or buy a pass through the Pro Shop. The association does own the course land, though, so residents have a real say in its future.
Golf, pickleball & the gate
Is the golf course any good?
It’s an 18-hole, par 3 walking course in excellent shape, but it’s not a championship layout. It plays to par 54, and a round usually takes under three hours. Still, a par 3 walking course is underrated: there are no riding carts, rounds are quick, it’s easy on the body, and you’ll still be playing it at 85. It’s also open to the public, with a pro shop.
Is there pickleball?
Yes. There are 2 outdoor pickleball courts at the Sports Complex, and they’re a community amenity. The Pickleball Club costs about $25 to join, and it runs open play, leagues, and lessons for new players from about September through April. Confirm current details with the club.
Is Sun Village gated?
Yes. Guards staff the entry around the clock, with regular patrols. However, the golf course, restaurant, beauty salon, gift gallery, and community church are open to the public, so you’ll see non-residents in those spaces.
Can I really walk to spring training?
Yes. Surprise Stadium is a short stroll from the gate, and it’s the spring training home of the Texas Rangers and the Kansas City Royals. Across from the stadium, there’s also a 25-court tennis complex, the regional library, an aquatic center, dog parks, and a park with a fishing lake.
Age rules & home types
What’s the age rule, and can my grandkids stay with me?
Every home needs at least one resident 55 or older, and at least 80% of homes must. Also, no one under 18 may live here permanently. Grandkids can visit as guests for up to 30 days in a row and 60 total days in a calendar year, so plan a long summer visit around that.
Are there low-maintenance homes?
Yes, and this is one of Sun Village’s strengths. Patio homes in Zuni and Pueblo come with front yard landscaping handled by the HOA. There are also lock-and-leave townhomes backing to greenbelts and fountains, plus 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. Many of Sun Village’s single-family homes have one, and they’re worth seeking out if family visits or you’d like an office that isn’t in your bedroom. So tell us you want one, and we’ll watch Sun Village homes for sale for it.
Retirement & living here
Is Sun Village a retirement community?
Yes. Sun Village is an age-restricted 55+ active adult community in Surprise, so it’s a natural fit if you’re planning a retirement move to the West Valley. At least one resident in each home must be 55 or older. You also get a gated entry, a 47,000 square foot rec center, a par 3 golf course, and lakes, in a resale-only community built from about 1986 to 1999.
Is Sun Village a good place to retire?
For many buyers, yes, especially if you want a guard gate, low-maintenance homes, a big rec center, and an affordable way into a 55+ community. However, the golf is a par 3 course, and fees vary by village, so we’ll walk you through both.
Is Sun Village part of Sun City?
No. Sun Village is its own 55+ community in Surprise, with its own association, rec center and golf course. It isn’t part of Sun City, Sun City West or The Grand (formerly Sun City Grand), even though the names sound alike. So when you search listings, make sure the home is actually inside Sun Village.
Working with an agent
Who is the best real estate agent for Sun Village?
Look for an agent who works mostly in 55+ communities and knows Sun Village’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.
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See the models and sizes on our Sun Village floor plans page.
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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 all home types in Sun Village over a trailing 90-day period as of the date shown, from the Arizona Regional MLS. We refresh it each quarter, so confirm current numbers with your agent.
Fees & community information: Fees are current for 2026 as provided and can change. Monthly HOA and disclosure fees vary by village and by property, so verify them for each home. Village names, home types, amenities, golf rates, age rules, and CC&Rs are summarized for general information. Verify all figures and rules with the Sun Village Community Association or your licensed agent before you buy. This page is independent buyer-focused information and is not affiliated with the association. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.
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