55+ Communities in the West Valley, Arizona

The West Valley of metro Phoenix has one of the largest concentrations of active adult communities in the country. It is where Del Webb opened the original Sun City in 1960, and today buyers can choose from huge recreation-center communities, smaller gated neighborhoods, and newer master-planned options. This guide compares the major 55+ communities in the West Valley so you can narrow your search before you tour.

Key takeaways

Sun City and Sun City West are the two largest West Valley 55+ communities.
Gated options include Corte Bella, Arizona Traditions, PebbleCreek and Trilogy at Vistancia.
Sun City Festival is the main source of new Del Webb homes.

Talk with Tim & Amy Nixon — Sun City & Sun City West 55+ specialists since 1999.
Call (623) 292-3141 Contact Us Free Home Valuation

Quick comparison

Community	City / area	Approx. homes	Golf	Gated	New construction
Sun City	Unincorporated Maricopa County	~27,000-28,000	8 courses	No	No
Sun City West	Unincorporated Maricopa County	~17,200 + apartments	7 courses	No	No
Corte Bella	Sun City West area	1,650	1 course	Yes	No
Sun City Grand (The Grand)	Surprise	~9,800	4 courses	No	No
Arizona Traditions	Surprise	~1,768	—	Yes	No
Sun City Festival	Buckeye	~7,200 planned	27 holes	No	Yes
PebbleCreek	Goodyear	~6,100-6,300	Yes	Yes	Varies
Westbrook Village	Peoria	~3,910	Yes	No	No
Trilogy at Vistancia	Peoria	~3,300	Yes	Yes	Sold out

Home counts come from community associations and published West Valley guides and vary by source. Confirm details and current fees directly with each association.

Sun City

The original Del Webb active adult community, opened January 1, 1960. Sun City's Recreation Centers of Sun City (RCSC) runs eight recreation centers, eight golf courses, two bowling centers, an amphitheater and a 33-acre lake. For 2026, owners pay a $680 annual assessment per property, and buyers pay a one-time $4,000 Preservation & Improvement Fee. Sun City has some of the lowest recurring costs among large 55+ communities in the Valley and a wide range of home types, from apartment-style condos to single-family homes.

Learn more: Sun City AZ homes for sale and RCSC explained.

Sun City West

Opened in 1978 and completed in 1997, with about 17,200 homes plus apartments. RCSCW operates four large recreation centers and seven golf courses and supports more than 90 chartered clubs. For July 2026 through June 2027, dues are $618 per person on the deed, and buyers pay a one-time $5,750 Asset Preservation Fee.

Learn more: Sun City West homes for sale.

Corte Bella

A guard-gated Del Webb community of 1,650 single-family homes built from 2003 to 2007 inside the Sun City West area. It has its own HOA and its own 18-hole Corte Bella Golf Club, and it is not part of RCSCW.

Learn more: Corte Bella guide.

Sun City Grand (The Grand)

Del Webb's third West Valley Sun City, in Surprise, built from 1996 to 2005, with about 9,800 residences and four championship golf courses. It uses an HOA with a single annual assessment and is not gated.

Learn more: Sun City Grand guide and Surprise AZ 55+ communities.

Arizona Traditions

A smaller gated active adult community in Surprise with about 1,768 homes and its own HOA-run clubhouse. A good fit for buyers who want a gate and a quieter scale.

Sun City Festival

Del Webb's newest West Valley Sun City, in Buckeye, opened in 2006 and planned for about 7,200 homes. It has two modern recreation centers (31,000 and 24,000 square feet) and the 27-hole Copper Canyon Golf Club managed by Troon Golf. It is the main option on this list that still offers new Del Webb homes.

Learn more: Sun City Festival guide.

PebbleCreek (Goodyear)

A gated, golf-oriented active adult community in Goodyear with roughly 6,100 to 6,300 homes. It is south of the Sun City corridor, closer to I-10. Confirm current construction status and fees with the community.

Westbrook Village (Peoria)

An established active adult community in Peoria with about 3,910 homes, golf and recreation facilities. Its central Peoria location is convenient to Arrowhead-area shopping.

Trilogy at Vistancia (Peoria)

A gated, resort-style active adult community in north Peoria with about 3,300 homes. Published guides list it as sold out, so purchases are resales.

How to choose

Start with these questions:

Gate or no gate? Corte Bella, Arizona Traditions, PebbleCreek and Trilogy at Vistancia are gated; Sun City, Sun City West, Sun City Grand and Sun City Festival are not.
New or resale? Sun City Festival is the main source of new Del Webb homes; the older Sun Cities are resale only.
How much golf? Sun City and Sun City West offer the most courses through their recreation associations.
Large or small? Large communities have more clubs and amenities; smaller ones feel more private.
Total cost. Compare annual assessments or HOA dues, one-time buyer fees, taxes, insurance and golf, not just home prices.
Location. Think about family, airports, hospitals and doctors, and shopping.

Understanding fees across communities

Fee structures differ widely. Sun City charges per property, Sun City West per person on the deed, and many other communities use conventional HOA dues. Most also charge one-time fees at purchase, under names like Preservation & Improvement Fee, Asset Preservation Fee, capital improvement fee or transfer fee. These can run several thousand dollars. Always request current resale disclosures for the specific home.

Touring tips

Plan to see three or four communities in a day at most. Start with your top choice, visit a recreation center or clubhouse on a weekday, drive to the grocery store and pharmacy you would use, and note how long trips take. Take photos and notes at each stop; after a full day of tours, homes and communities start to blur together.

How The Nixon Group helps

Tim and Amy Nixon have been in real estate since 1999 and focus on Sun City and Sun City West, with clients across the West Valley's 55+ communities. Our office at 15458 N 99th Ave in Sun City sits at the heart of the Sun City corridor, so touring several communities in one day is easy.

Call (623) 292-3141 or contact us to plan your West Valley tour.

Frequently asked questions

What is the largest 55+ community in the West Valley?

Sun City, with roughly 27,000 to 28,000 homes, followed by Sun City West.

Which West Valley 55+ communities are gated?

Corte Bella, Arizona Traditions, PebbleCreek and Trilogy at Vistancia are gated. Sun City, Sun City West, Sun City Grand and Sun City Festival are not.

Where can I buy a new home in a West Valley 55+ community?

Sun City Festival in Buckeye still offers new Del Webb homes. Sun City, Sun City West, Corte Bella and Sun City Grand are resale only.

Which has lower fees, Sun City or Sun City West?

It depends on your household. Sun City charges $680 per property (2026), while Sun City West charges $618 per person on the deed (2026-27). One-time buyer fees also differ.