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
Sun Village is 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 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.
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.
The Sun Village market right now
Right now there are about 22 Sun Village homes for sale. Over the last 90 days, 18 homes sold from about $132,500 to $490,000, with a middle sale near $319,500, at about 98% of list price. The lower prices are the condos, while 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.
#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.
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.
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’s no cart to rent, so 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.
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.
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 fans can 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.
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.
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.
- 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.
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)
| Fee | Notes | 2026 amount |
|---|---|---|
| Monthly HOA | Depends on your 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 |
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.
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.
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 right 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 at closing.
- The golf course, restaurant, salon, and church are open to the public, so you’ll see non-residents.
- 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 a private sports bar.
- Sterling Grove — Surprise, Toll Brothers luxury with a Nicklaus course. Still building.
- Sun City West — seven resident-owned golf courses, four rec centers, and excellent value.
- Corte Bella — small, gated, upscale, 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 PageFrequently 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 so does the disclosure fee. There’s also 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 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.
Golf, baseball & 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. Still, a par 3 walking course is underrated: there’s no cart, 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.
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.
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.
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 for it.
Explore Arizona 55+ by topic
See the models and sizes on our Sun Village floor plans page.
Want to see Sun Village?
Let’s look at Sun Village homes for sale together, in the right village, with the fees you expected.
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 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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