Homes For Sale in Ventana Lakes Live MLS listings, updated all day. Tap what you’re looking for:Ventana Lakes: The Complete 55+ Buyer’s Guide
Nine lakes across thirty acres, four clubhouses, and an annual fishing derby the grandkids are invited to. There’s no golf course, and for a lot of buyers, that’s exactly the point.
Questions about buying here? Then call or text Jarl at (480) 710-6326 — or send a message.
Ventana Lakes is a 55+ active adult community on the line between Peoria and Sun City, and it’s built around water. It has nine lakes and thirty acres of it, with waterfalls, walking paths, docks, and fish.
It’s also one of the most affordable ways into a really nice community in the northwest Valley, so Ventana Lakes homes for sale draw a lot of interest. Founder Jarl Kubat has spent 22+ years helping buyers in Arizona’s 55+ communities, so let’s go through it honestly.
The lakes, and yes, you can actually use them
A lot of Arizona communities have “lakes” you’re not allowed near. Ventana Lakes is not one of them.
- Catch-and-release fishing in any of the nine lakes, and they’re stocked.
- Non-motorized boats, like paddleboats and kayaks, so you can get out on the water.
- Docks, waterfalls, and easy walking paths all the way around.
- An annual fishing derby, and the grandchildren are welcome.
That last one is worth pausing on. Maybe your grandkids visit, and you’ve been quietly wondering what on earth you’ll do with them in a 55+ community. Here’s an answer: you hand them a rod and walk them to the water. It’s a small thing that turns out to matter a lot.
There are lakefront homes, too, with water out your back window, in the desert. Those don’t come up often, and they carry a premium. So if that’s what you want, tell us early, and we’ll watch the Ventana Lakes homes for sale for one.
There’s no golf course. Let’s talk about that honestly.
Ventana Lakes does not have a golf course. There’s a putting green, and that’s it. So if golf is the center of your plans, this is not your community, and we’d rather say so on page one than waste your Saturday.
But here’s the other side of it
A golf course is expensive to keep up, and in most communities you’re paying for it whether you play or not. Ventana Lakes doesn’t have one, and it shows up in your dues: about $123 a month, against $255 at Corte Bella or $355 at Sterling Grove.
If you don’t golf, and plenty of people don’t, why would you pay for it? And if you play now and then, you’re surrounded by courses. Sun City West has nine, and Westbrook Village has two, both minutes away. So you can play all the golf you want without funding a course you’d use twice a month.
The Ventana Lakes market right now
Right now there are about 29 Ventana Lakes homes for sale. Over the last 90 days, 24 homes sold from about $260,000 to $504,000, and the middle sale landed near $370,000. 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 it with 49 other communities on our Arizona 55+ market update.
Four clubhouses, and a lot going on
For a community with modest dues, the amenity list is long.
The Yacht Club
This is the heart of it, with entertainment events, weekly bingo, and a café with a commercial kitchen behind it. It’s where the community actually gathers.
The Landings Complex
This is where the courts are: pickleball, tennis, racquetball and handball, bocce, shuffleboard, volleyball, basketball, and the putting green.
The billiards room
It sits next to the Yacht Club, and it’s open 24/7 with your community ID and access key. So if you can’t sleep at 2 a.m., there’s somewhere to go.
Fitness
There’s a fitness center with an aerobics and dance studio, plus a sauna and steam room. Water aerobics run in the pools.
Pools & spas
They’re spread across the four clubhouses, and water volleyball and water aerobics run regularly.
Arts & crafts studio
There’s also a card room, ping pong, and clubs for almost everything, from pinochle to ceramics.
Pickleball at Ventana Lakes
Ventana Lakes has four lighted outdoor pickleball courts at the Landings Complex, and they’re private to the community. Because they’re lighted, you can play in the cool of the evening once summer arrives. See how it compares on our Arizona 55+ pickleball communities hub.
The staffing is the part we’d point to
Ventana Lakes has a full-time Activities Director and a full-time Community Manager. That’s unusual at this price. Small communities often lean on volunteers, and then the calendar thins out. Here, somebody is paid to keep it full, with monthly bus trips to casinos and stage shows, concerts, breakfasts, dinners, dances, karaoke, seminars, and art classes. There are also twice-weekly e-blasts and a monthly newsletter, so you actually know what’s on.
Ventana Lakes homes for sale: see what’s listed now
Here are the live listings, updated throughout the day. Also see the models on our Ventana Lakes floor plans page.
See Ventana Lakes homes for sale right now
Live MLS listings update throughout the day.
Single-Family Homes Townhomes & Patio Homes👀 Watching for the right home?
Lakefront homes here don’t sit, and neither do the well-kept ones. So if you want water out the back window, a particular floor plan, or a garden condo with a specific fee, the right one may not be listed today.
Tell us what matters and your budget, and we’ll reach out the moment a match hits the market. Tell Us What You’re Looking For
Homes, and how to think about condition
Ventana Lakes was built between 1986 and 2002, with 1,701 homes, so it’s a resale community. As a result, Ventana Lakes homes for sale come in three main types:
- Single-family homes: roughly 1,232 to 2,030 sq ft, with two to four bedrooms.
- Townhomes and garden condos: roughly 991 to 1,287 sq ft, with an attached garage and low upkeep.
- Lakefront homes: the ones everybody wants.
The honest talk about condition and budget
Everybody wants a home in pristine condition. Of course they do. But what you can actually buy depends on four things at once: your budget, the location, the lifestyle you want, and how much of that lifestyle you’re ready to use right now.
Here’s what nobody says out loud. Some buyers pick the house, and some buyers pick the community. Most want both, and that always comes at a price.
So if Ventana Lakes is where you want to be but the perfect home is out of reach, there are ways in: a home that needs updating, a lot that isn’t on the water, or a home near a busier road. Those aren’t consolation prizes. Instead, they’re how real people get into communities they love, especially when the market is slow. We’ll show you the whole range of Ventana Lakes homes for sale and let you decide what matters most. That’s the job.
About the newer homes here
There are 69 newer homes in Ventana Lakes, built by K. Hovnanian under the Four Seasons brand between 2017 and 2020, at roughly 1,509 to 2,101 sq ft. They have full access to every Ventana Lakes amenity.
But we’re going to be straight with you about them. Sixty-nine homes in a community of nearly 1,800 is very few, and they rarely come up for sale. Sometimes years go by, and when one does list, it commands a premium. So if a newer home is what you really want, please don’t sit and wait for one of these. You could wait a long time and still not get it, and it may land outside your budget when it comes. Instead, tell us, and we’ll show you the communities where newer homes are actually available right now. That’s a better use of your time, and we’d rather you have the house than the hope.
Ventana Lakes HOA fees (2026)
| Fee | 2026 amount | Notes |
|---|---|---|
| HOA — single-family | $370 / quarter | About $123 a month |
| Garden condo fees | Vary | Call us for the specific property |
| Capital improvement fee | $4,000 | One-time, at closing |
| Transfer fee | $185 | One-time |
| Resale disclosure fee | $110 | One-time; the seller pays |
At closing, you’ll pay about $4,185, which is the $4,000 capital improvement fee plus the $185 transfer fee. That comes on top of your down payment and normal closing costs.
Buying a garden condo? Call us first.
The $370 a quarter is the single-family figure. Garden condo fees vary, and we’re not going to print a number here and have it be wrong for the unit you’re looking at. So find one you like and call us, and we’ll get you the exact monthly figure on that specific property before you get attached to it.
Location, and the West Valley question
Ventana Lakes sits between Peoria and Sun City, and it’s not gated. Busier roads run through the area. That’s simply how the map looks, and residents live with it without much complaint. So when we tour Ventana Lakes homes for sale with you, we’ll point out which streets are quiet and which ones aren’t.
Here’s the bigger point worth making, because a lot of buyers arrive with an East Valley or West Valley preference and haven’t examined it.
The West Valley trade, and how it’s shifted
For years, the knock on the West Valley was thin infrastructure, with shopping, restaurants, and entertainment all playing catch-up. That’s been changing fast, and it keeps changing.
Meanwhile, what the West Valley has always had is more inventory, more newer homes, larger homes, and more resort-style communities than you’ll find on the east side. So if you want space and amenities for the money, the West Valley is generally where that lives. If you’ve only been looking east, you may be looking at half the market. Let us show you both, and then you decide.
And if you’re moving to be near kids and grandkids, which is the number one reason people buy where they buy, that changes everything, and it should. So tell us where they are. We’ll work outward from that, and we’ll be honest about what you’re trading to be fifteen minutes away instead of forty.
Is Ventana Lakes a retirement community? The recorded rules
We read the recorded CC&Rs so you know what you’re buying into: the age rule, who can stay with you, boats and RVs, and leasing. Ventana Lakes follows federal housing-for-older-persons law, which sets the 55+ framework.
| Rule | What the recorded CC&Rs say |
|---|---|
| Age | A 55+ community, with at least one occupant 55+ per home and an 80% floor. Adult co-residents 18+ are fine alongside a 55+ occupant, but there are no permanent residents under 18. If a 55+ owner dies, up to 20% of homes may be kept by an under-55 surviving spouse or heir. |
| Grandkids visiting | Under-18 guests may stay overnight up to 30 days a calendar year, and they must be with an adult when using the common areas. |
| Boats & RVs | No oversized vehicle, RV, motor home, or trailer kept where it’s visible from the street or a neighbor. A pickup (one ton or less) with a camper shell under 7 ft is fine for daily driving. Nicely, boats may be stored or moored on the lakes under the lake rules. |
| Leasing | Three-month minimum, whole home only, so you can’t lease out part of it. The lease must be in writing, and it’s subject to the community rules. |
| Exterior changes | Fences, walls, and exterior changes need prior Architectural Committee approval. |
The nine lakes are yours, together
Ventana Lakes is built around nine man-made lakes, and the Association itself owns the lakes and lakefront as Common Areas. They’re not a separate club and not an equity operation. That’s the whole character of the place. It has no golf course, which is exactly why the dues stay low. So if a course out your door is a must-have, this isn’t the one, and we’ll tell you so.
Is Ventana Lakes right for you?
A great fit if you…
- Don’t golf, and would rather not pay for a course you’d never use.
- Love water: nine lakes, fishing, paddleboats, and waterfalls.
- Want grandkids to have something to do when they visit. The fishing derby is a real answer.
- Want a full activities calendar, with a paid director keeping it full.
- Want a low monthly fee in a community that still has real amenities.
- Want a low-upkeep townhome or garden condo.
Worth knowing before you buy…
- No golf course. There’s a putting green, and that’s it, though courses are nearby if you want them.
- Not gated. If a guard gate matters, we’ll show you communities that have one.
- Garden condo fees vary. Get the number for your specific unit before you offer.
- About $4,185 at closing in one-time fees.
- Most homes date from 1986 to 2002. So check the mechanicals, not the countertops, and we’ll do that with you.
- The 69 newer homes rarely come up. Don’t wait on one.
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?
- Sun City — right next door. Del Webb’s original, the most affordable of the Sun Cities, with the widest home selection.
- Sun City West — nine golf courses and four rec centers, still excellent value.
- Westbrook Village — also Peoria, two golf courses, and the lowest dues around.
- The Grand (formerly Sun City Grand) — Surprise, larger and more upscale, with four golf courses.
- Trilogy at Vistancia — Peoria, guard gated, two resort clubs, and higher dues to match.
See all communities we serve →
Comparing West Valley communities? Ride with us
You don’t have to sort out the West Valley from your laptop. When you come to town, you ride with us, and we drive, on our gas, not yours. In a day, we’ll run through Ventana Lakes and the other communities you’re weighing and walk the clubhouses, so you’ll cross half the list off yourself. Then, the next day, we go back to 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 Ventana Lakes?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in Arizona’s 55+ communities. Tell me your budget and what actually matters to you, and I’ll tell you honestly what it buys, here or somewhere better suited to you.
Call or Text: (480) 710-6326Contact PageFrequently asked questions
Golf, lakes & things to do
Is there a golf course at Ventana Lakes?
No. There’s a putting green, and that’s it. So if golf is the center of your plans, this isn’t your community, and we’d rather tell you now. The upside: you’re not paying to keep up a course you don’t use, which is a big part of why the dues are only about $123 a month. Also, Sun City West (nine courses) and Westbrook Village (two) are minutes away.
Can I really fish in the lakes?
Yes. There’s catch-and-release fishing in any of the nine lakes, and they’re stocked. Non-motorized boats and paddleboats are allowed, too. There’s also an annual fishing derby, and grandchildren are welcome. So if you’ve been wondering what your grandkids will actually do in a 55+ community, that’s a real answer.
Is there pickleball at Ventana Lakes?
Yes. There are four lighted outdoor courts at the Landings Complex, private to the community, along with tennis, racquetball, bocce, shuffleboard, and more.
Are there lakefront homes?
Yes, and they’re the ones everybody wants, with water out the back window, in the desert. They don’t come up often, and they carry a premium. So if that’s what you’re after, get on our watch list. You’ll want to know the day one lists, not the week after.
Fees & gates
What are the HOA fees?
For single-family homes, it’s $370 a quarter, about $123 a month. Garden condo fees vary by unit, so call us about a specific property, and we’ll get you the exact figure. At closing, there’s a $4,000 capital improvement fee and a $185 transfer fee, so about $4,185. The seller pays the $110 resale disclosure fee. Confirm all figures with the association.
Is Ventana Lakes gated?
No, Ventana Lakes is not a gated community. So if a gate or a 24/7 guard matters to you, tell us, and we’ll show you communities that have one. Just expect to pay more in dues for it.
The homes
Are there newer homes here?
A few. K. Hovnanian built 69 homes under the Four Seasons brand between 2017 and 2020, and they have full access to all the amenities. But sixty-nine homes in a community of nearly 1,800 is very few, and they rarely come on the market. Sometimes years pass, and they also command a premium. So if a newer home is what you really want, don’t wait on one of these. Instead, tell us, and we’ll show you the communities where newer homes are actually available. We’d rather you have the house than the hope.
How old are the homes?
Most date from 1986 to 2002, plus the 69 Four Seasons homes from 2017 to 2020. In a community of that vintage, the mechanicals matter far more than the finishes: roof, HVAC, water heater, windows, and panel. That’s what we look at when we walk a home with you. Then we’ll tell you what it needs and roughly what it’ll cost, before you’re committed.
Is Ventana Lakes a good place to retire?
For buyers who love water, want low dues, and don’t need golf out the back door, yes. However, it isn’t gated and most homes are older, so we’ll help you weigh both before you buy.
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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 Ventana Lakes (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 & community information: Fees are current for 2026 as provided and can change by action of the Ventana Lakes Property Owners Association. Garden condo fees vary by unit, so verify them individually. Amenities, hours, clubs, court counts, lake rules, and age rules are summarized here for general information and can change. Home condition varies widely by property and upkeep history, so always get 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 Ventana Lakes Property Owners Association or K. Hovnanian Homes. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.