Homes For Sale in Westbrook Village Live MLS listings, updated all day. Tap what you’re looking for: Peoria, AZ · 55+ Active Adult · Two Golf Courses · Resale OnlyWestbrook Village: The Complete 55+ Buyer’s Guide
Planning a retirement move to the West Valley? This Peoria 55+ community has two championship golf courses, two recreation centers, and an HOA fee of about $68 a month. That last number is not a typo, and the story behind it matters.
Questions about buying here? Then call or text Jarl at (480) 710-6326 — or send a message.
Westbrook Village in Peoria, AZ is a 55+ active adult community with more than 3,900 homes. They spread across 47 enclaves in about a two-mile square, all built around two championship golf courses.
It’s one of the best-established communities in the northwest Valley, and it has a fee setup unlike anything else we sell. So let’s start there, because it changes which Westbrook Village homes for sale make sense for you.
Why you can trust this guide
Founder Jarl Kubat has spent 22+ years helping buyers and sellers in Arizona’s 55+ and retirement communities, across the West Valley and the East Valley. He lives in Arizona Traditions in Surprise, just up the road, and he has sold several homes here. As a result, the fee math, the condo details, and the under-55 rule below are the things we actually walk buyers through, not a brochure summary.
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.
Westbrook Village HOA fees: cheap to live in, not cheap to get into
Here’s the trade at the heart of this community, and almost nobody explains it.
| Fee | 2026 amount | What it means |
|---|---|---|
| Annual HOA | About $819 / year | About $68 a month, the lowest we’ve seen |
| Capital improvement fee | About $4,655 | One-time, at closing, and on the higher side |
| Resale disclosure (transfer) fee | About $350 | One-time |
| CC&R documentation | About $50 | One-time |
The recorded CC&Rs call that one-time buyer fee a Capital Preservation Assessment. It goes to the association’s reserves. Because the Board can raise it a little each year, we confirm the current amount on every purchase. You can also see how these numbers stack up against 45 other communities on our Arizona 55+ HOA fees comparison.
Who this favors, and who it doesn’t
You pay more up front and far less every month. Compare it to a community at $355 a month: over ten years, these dues run roughly $34,000 less. So the $4,655 at closing is paid back in about eighteen months.
That means if you plan to stay a while, this is one of the best deals in the Valley. However, if you think you might move again in two or three years, the math looks different, and we’d tell you so.
Buying a condo, patio home, or townhome? Read this.
The $819 a year is the base association fee. Condos, patio homes, and townhomes carry an extra monthly fee on top of it, because a sub-association handles the exterior. That amount varies, 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 check the exact monthly figure on that specific property before you get attached to it.
Golf is separate from your association dues. In fact, the recorded CC&Rs say the golf courses and golf clubhouse are not part of the association’s common area, so your HOA fee does not pay for golf. Fees are current for 2026 as provided and can change, so we confirm every figure with the homeowners association before you commit.
The Westbrook Village market right now
At last check, there were about 41 single-family Westbrook Village homes for sale, asking from about $340,000 to $690,000. Over the 90 days before that, 26 single-family homes sold from about $329,900 to $650,000.
| Last 90 days (single-family) | About |
|---|---|
| Middle (median) sale | $442,500 |
| Average sale | $463,900 |
| Sale price vs. list price | 98% |
| Price per square foot | $256 |
| Days on market | 84 |
Ranges shift as homes get reduced and the market changes. So call or text (480) 710-6326 to check today’s numbers, including condos and patio homes. You can also compare it with 49 other communities on our Arizona 55+ market update.
Westbrook Village golf: two courses, one club
Golf is the reason this community exists, and the setup is unusually good. In fact, golf course lots are some of the most-watched Westbrook Village homes for sale.
The Westbrook Village Golf Club runs two 18-hole championship courses, and it describes itself as member-owned. In addition, each course has its own golf shop, practice area, and restaurant.
The Lakes Course
Par 71 (36 out, 35 in) and traditional, at about 6,366 yards from the black tees (rating about 70.2, slope 122). It has mature trees, plenty of water, and bunkers placed where they’ll cost you. This is the parkland round: green, shaded, and forgiving of nothing.
The Vistas Course
Par 72, links-style desert, at about 6,432 yards from the black tees (rating about 69.8, slope 119). Because it’s open and exposed, it’s a completely different game from the Lakes. So you get two courses and two experiences in one club.
The membership setup is the good part
Because the club isn’t run by a developer or a big golf company, the memberships are flexible in ways most clubs aren’t. At last check, the options included:
- 12-month or 6-month memberships, which matters a lot if you’re a snowbird.
- Unlimited or weekends-only.
- Singles or couples, plus associate memberships.
- No monthly food minimums. If you’ve belonged to a club before, you know how rare that is, and how much those minimums quietly cost.
Also, you are not required to join. The club runs as private from November through April, and it opens to outside play in the off-season. So you can live here, never join, and skip golf costs entirely. Ask us for current membership options and rates, or compare courses on our golf course homes guide.
Two recreation centers, and they’re not the same
Most communities have one clubhouse. This one has two, and they have different personalities. Also, your association fee covers both, no matter which home you buy.
Lakes Recreation Center
Ballroom, aerobics studio, hobby studios, computers, and billiards. Outside, there are tennis courts, horseshoe pits, and a pool with a patio. Sunset Bistro at the Lakes is the restaurant here.
Vistas Recreation Center
Ballroom, exercise room, hobby studios, and multipurpose rooms. Outside, there’s a pool and patio, tennis, bocce, and the pickleball courts. The Links Neighborhood Grill is the restaurant here.
So you have four places to eat inside the community: two rec center restaurants and a restaurant at each golf course. For a community with no gate and low dues, that’s a lot.
Pickleball at Westbrook Village: 16 courts and a big club
There are 16 outdoor pickleball courts behind the Vistas Recreation Center. They’re community-owned, and they’re for residents and their guests. The Westbrook Village Pickleball Club has several hundred members. It reserves club court times every day, and it runs Pickleball Pals for newcomers, training for novice to intermediate players, weekly ladders and teams, and twice-yearly jamborees. Besides, there’s evening play with music from the ’60s through the ’90s.
As a result, this is one of the strongest pickleball communities in the northwest Valley. See how it compares on our Arizona 55+ pickleball communities hub.
Tennis and the rest
Both rec centers have tennis courts, and there’s an active tennis club, too. Beyond the courts, you’ll find:
- A Fine Arts & Learning Center, a real one, not a craft closet.
- A library.
- More than 70 chartered clubs. Whatever you’re into, somebody here already does it.
- A resident Sheriff’s Posse, a volunteer patrol. In a community without a gate, that matters, and residents take it seriously.
Westbrook Village homes for sale: see what’s listed now
Here are the live listings, updated throughout the day. You can also see the models and sizes on our Westbrook Village floor plans page.
See what’s for sale right now
Live MLS listings of Westbrook Village homes for sale update throughout the day.
Single-Family Homes Golf Course Homes Patio, Town & Condos👀 Watching for the right home?
There are 3,900 homes across 47 different enclaves, and they’re not all alike. Some back the golf courses, some are condos, and some are patio homes with a sub-association fee. So the right one for you may be in a corner of Westbrook you’d never find on your own.
We watch new Westbrook Village homes for sale every day. So tell us what matters, such as a golf lot, a single-family home, a lock-and-leave condo, or a budget. Then we’ll watch for it and tell you exactly what the fees are on each. Tell Us What You’re Looking For
Homes: four types, and one question to ask
The community is fully built out, so all Westbrook Village homes for sale are resales. You’ll find four kinds:
- Single-family homes: the bulk of the community, spread across 47 enclaves.
- Patio homes: low upkeep, with a sub-association fee.
- Townhomes: the same deal.
- Condos: and these need a proper explanation.
Westbrook Village condos are better designed than you’d expect
People hear “three-story building” and picture climbing stairs inside their home. That is not what this is, so the condos deserve a closer look than most buyers give them.
- Every condo is single-level inside. There are no stairs within your unit, ever. The building is three stories, but your home is one.
- Every building has an elevator. This is the one that matters, and the answer is a clean yes. You won’t haul groceries up two flights or dread the day your knee has an opinion about it. It also protects your resale, because the next buyer will ask the same question.
- Parking is underneath the building, so your car sits out of the Arizona sun. In July, that alone is worth something.
- There’s a trash chute in the hallway. You drop your garbage on your floor, and it goes straight down to the basement garage, so you never carry a bag anywhere.
And you get two storage closets
This is the detail nobody mentions. Yet if you’re right-sizing out of a house with a garage and an attic, it may be the thing that sells you. Each condo comes with two storage closets: one on your own floor, right outside your unit, and a second one down in the basement garage. Both are key-secured. So the Christmas decorations, golf clubs, suitcases, and the things you can’t quite part with all have a place, and one of them is steps from your door.
Storage is the single most common regret we hear from people who move into a condo. However, these condos solved it, which is why we steer right-sizers toward the condo side of the community. So if a low-upkeep, lock-and-leave home is what you’re after, don’t skip past these.
Is Westbrook Village a retirement community? Age rules and the under-55 path
Yes. It’s a 55+ active adult community, so at least one resident in each home must generally be 55 or older, and the community runs under federal housing-for-older-persons law.
But there’s a wrinkle here that most buyers never hear about, and it’s the reason you’ll sometimes see Westbrook described as a “40+” community.
Not 55 yet? There may still be a door open.
Federal law lets an age-restricted community keep a limited share of its homes for residents under 55, and Westbrook uses that room. Under its recorded CC&Rs, at least 80% of homes must have someone 55 or older. Then a 2001 Board policy, also recorded, says that in the remaining homes, at least one full-time resident must be 40 or older. That’s where the “40+” label comes from. It’s not a different kind of community; it’s a carve-out inside a 55+ community.
The catch: whether a spot is open depends on where the community sits against that 80% line at that moment, and only the association can answer that. The Board reviews the count every 90 days and checks ages at closing through the title company. So if you’re in your forties or early fifties and this is where you want to be, don’t rule it out. Instead, call us, and we’ll get the current rule and the current count in writing, before you write an offer rather than after.
Age rules follow federal law and the community’s recorded CC&Rs, which control. Occupancy percentages and Board practice can change, so confirm current rules with the association before you buy.
The location is the underrated part
Westbrook Village homes for sale sit in Peoria, very close to the Loop 101. In fact, that single fact does more for daily life than most amenities do.
Here’s what being on the 101 actually buys you at this stage of life: you are not stranded. The far-west communities in Buckeye have their charms, but a specialist visit or an airport run can be a real expedition. From here, however, you’re on the 101 in minutes, and most of the Valley opens up.
- Restaurants and shopping are all through this area. They’re not “coming soon” or “a short drive.” They’re here, now, and good.
- Medical care is close, and that gets more important every year, not less.
- Peoria Sports Complex, spring training for the Padres and Mariners, is nearby.
- Sky Harbor and the East Valley are within reach, which is not true of every 55+ community we sell.
It’s also worth saying plainly: Westbrook is not gated, and its roads are public. So if a guard gate matters to you, we’ll show you Corte Bella or Arizona Traditions instead. What this community has is the Sheriff’s Posse and a very engaged group of residents, and for a lot of buyers, that’s plenty.
Community rules worth knowing
The recorded CC&Rs go back to 1982, and a few points are more specific than most buyers expect.
| Topic | What the recorded CC&Rs say |
|---|---|
| Fences & walls | All fences must be block, unless the committee approves otherwise, and painted to match the home. No fence over 6 ft, and nothing over 3 ft within 15 ft of the front property line. |
| Parking, RVs & boats | Boats, trailers, campers, and trucks must be kept inside an enclosed garage or a Board-set area, not on the driveway or street. Also, no inoperable vehicle may sit uncovered, even in your own driveway. |
| Exterior changes | You need prior Architectural Control Committee approval for any exterior change. The committee has 45 days to respond, and if it doesn’t, the change counts as approved. |
| Pets | Ordinary household pets, under Board rules, with no fixed number in the CC&Rs. No livestock or poultry. |
| Leasing your home | Allowed by written lease only. The tenant must follow the rules, and you stay responsible for them. A leased home in the under-55 share must go to someone 40 or older who lives there full time. The CC&Rs set no minimum term, so confirm the current Association rule. |
| Age | One 55+ resident per home, an 80% floor, and no permanent residents under 18. A surviving spouse or partner of a 55+ resident may stay on, and under-18 guests can visit up to about 90 days a year. |
| Gated? | No. It’s an open community with public roads and no guard gate, and it has its own resident Sheriff’s Posse patrol instead. |
Is Westbrook Village right for you?
A great fit if you…
- Golf, and want two very different courses with flexible memberships.
- Are a snowbird, since the 6-month golf membership is built for you.
- Want low monthly costs and plan to stay a while.
- Want to be near the 101, with real shopping, restaurants, and medical care already in place.
- Play tennis or pickleball, with 16 pickleball courts and a big club.
- Want a real lock-and-leave condo, with an elevator in every building, a trash chute, covered parking, and two storage closets.
Worth knowing before you buy…
- Not gated. If that matters, look elsewhere, and we’ll show you where.
- About $4,655 at closing. It’s cheap monthly but expensive to enter, which is great if you stay and less so if you don’t.
- Condos, patio homes, and townhomes have an extra monthly fee that varies by unit. Check it before you offer, and we’ll do it for you.
- Resale only. It’s built out, so there’s no new construction.
- Golf is separate. You don’t have to join, but if you do, that’s another cost.
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 other Peoria and West Valley communities?
- Ventana Lakes — also Peoria, a 55+ community built around stocked lakes, with its own clubhouses and lighted pickleball.
- Trilogy at Vistancia — also Peoria, guard gated, newer homes, and much higher dues.
- Ridgecrest at Vistancia — a brand-new Trilogy boutique community, still building.
- Sun City West — nine golf courses, four rec centers, and outstanding value.
- Sun City — the original, and the most affordable of the Sun Cities.
See the full Peoria 55+ guide → · All communities we serve →
Thinking about buying — or selling — here?
I’m Jarl Kubat, a licensed Arizona agent with 22+ years in Arizona’s 55+ and retirement communities, and I’ve sold several homes in Westbrook. I’ll check the sub-association fee, the elevator, and the age rule on any specific property, before you write an offer, not after.
Call or Text: (480) 710-6326Contact PageFrequently asked questions
Retirement & age rules
Is Westbrook Village a retirement community?
Yes. Westbrook Village in Peoria, Arizona is a 55+ active adult community, so at least one resident in each home must generally be 55 or older. It has two golf courses, two recreation centers, and 16 pickleball courts, and every home is a resale.
Is Westbrook Village a good place to retire?
For buyers who want golf, pickleball, low monthly dues, and quick access to the 101, yes. However, it isn’t gated, and the closing fees are on the high side, so we’ll walk you through both.
Can I buy here if I’m under 55?
Possibly. At least 80% of homes must have a resident 55 or older. However, a 2001 Board policy lets the remaining homes go to buyers with a full-time resident 40 or older. That’s why you’ll sometimes see it called a “40+” community. Whether a spot is open depends on the current count, so call us, and we’ll get the rule and the count from the association in writing, before you write an offer.
Fees & gates
What are the HOA fees at Westbrook Village?
The base association fee is about $819 a year, or about $68 a month, which is the lowest of any community we work in. At closing, there’s a capital improvement fee of about $4,655, a resale disclosure fee of about $350, and a documents fee of about $50. Condos, patio homes, and townhomes carry an extra monthly sub-association fee that varies by unit. Golf is separate. Confirm all figures with the association.
Is Westbrook Village gated?
No. It is not a gated community, and its roads are public. It does have its own Sheriff’s Posse, a resident volunteer patrol. So if a guard gate is important to you, look at Corte Bella or Arizona Traditions instead, and expect higher dues.
Golf, pickleball & rec centers
Tell me about the two golf courses.
The golf club has two 18-hole championship courses, each with its own golf shop, practice area, and restaurant. The Lakes is a traditional par 71 at about 6,366 yards from the black tees. The Vistas is a links-style desert course, par 72, at about 6,432 yards. Memberships have been flexible, with 12-month or 6-month, unlimited or weekends-only, and singles or couples options. You are not required to join, and HOA dues do not pay for golf.
Where do people play pickleball?
At the 16 outdoor courts behind the Vistas Recreation Center, alongside bocce and tennis. The residents’ pickleball club has several hundred members, daily club court times, a newcomer program, ladders, and twice-yearly jamborees. There are tennis courts at the Lakes center as well.
How many recreation centers are there?
Two, and your dues cover both. The Lakes Recreation Center has a ballroom, aerobics studio, hobby studios, billiards, tennis courts, horseshoes, a pool, and the Sunset Bistro at the Lakes. The Vistas Recreation Center has a ballroom, exercise room, hobby studios, a pool, tennis, bocce, the pickleball courts, and The Links Neighborhood Grill. There’s also a Fine Arts & Learning Center, a library, and more than 70 chartered clubs.
The homes & condos
Are the condos really three stories? Do they have elevators?
The buildings are three stories with parking underneath. However, your home is single-level, with no stairs inside your unit. And yes, every building has an elevator, so no floor is a problem. There’s also a trash chute in the hallway that drops straight to the basement garage, plus two key-secured storage closets per unit.
Where do I put my stuff if I buy a condo?
You get two storage closets, both key-secured: one right outside your unit on your own floor, and a second one down in the basement garage. Storage is the most common regret we hear from people who move into a condo, and these condos solved it.
Can I buy a brand-new home here?
No. The community is fully built out, so every home is a resale. If new construction matters to you, we’ll show you the Valley communities where builders are still going.
Working with an agent
Who is the best real estate agent for Westbrook Village?
Look for an agent who works mostly in 55+ communities and knows Westbrook 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.
Explore Arizona 55+ by topic
Want to see it in person?
Two courses, two rec centers, and 47 enclaves. So let’s look at Westbrook Village homes for sale together and find the right corner of 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 single-family homes in this community over a trailing 90-day period as of the date shown, from the Arizona Regional MLS. Figures are rounded. 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 Westbrook Village Association. Sub-association fees for condos, patio homes, and townhomes vary by unit, so verify them individually. Condo building features, including elevators, trash chutes, and storage, are described as of 2026 and can change, so check them for any specific property. The golf club sets its memberships, rates, and seasons, and they change. Age rules are summarized from federal law and the recorded CC&Rs, which control; occupancy percentages and Board practice can change. Amenities, court counts, hours, and clubs 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 Westbrook Village Association or Westbrook Village Golf Club. Jarl Kubat is a licensed Arizona real estate agent with West USA Realty.
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