55+ communities in the West Valley, side by side.

Quick comparison

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. RCSC runs eight recreation centers, eight golf courses, two bowling centers, lawn bowling greens, the Sun Bowl amphitheater and a 33-acre lake. For 2026, owners pay a $680 annual assessment per property, and buyers pay a one-time $5,500 Capital Improvement Fee (CIF) and Preservation & Improvement Fee (PIF). Sun City has some of the lowest recurring costs among large 55+ communities in the Valley and a wide range of home types. See Sun City 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. See 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, with its own HOA and 18-hole golf club; not part of RCSCW. See our Corte Bella guide.

Sun City Grand (The Grand)

Del Webb's third West Valley Sun City, in Surprise, built 1996 to 2005, with about 9,800 residences and four championship golf courses. One HOA with a single annual assessment, and not gated. See our Sun City Grand guide and Surprise 55+ communities.

Arizona Traditions

A smaller gated active adult community in Surprise with about 1,768 homes and an HOA-run clubhouse. A good fit for buyers who want a gate and a quieter scale. See our Arizona Traditions guide.

Sun City Festival

Del Webb's newest West Valley Sun City, in Buckeye, opened in 2006 and planned for about 7,200 homes, with two modern recreation centers and the 27-hole Copper Canyon Golf Club. The main option here that still offers new Del Webb homes. See our Sun City Festival guide.

PebbleCreek, Westbrook Village and Trilogy at Vistancia

PebbleCreek (Goodyear) is a gated, golf-oriented Robson community of about 2,300 acres and more than 10,000 residents, south of the Sun City corridor near I-10. Westbrook Village (Peoria) is an established community of about 3,910 homes with golf and recreation, convenient to Arrowhead-area shopping. Trilogy at Vistancia (north Peoria) is a gated, resort-style community of about 3,300 homes; published guides list it as sold out, so purchases are resales. Read our guides to PebbleCreek, Peoria 55+ communities and Glendale 55+ options.

How to choose

• 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.
• 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; smaller ones feel more private.
• Total cost. Compare assessments or HOA dues, one-time buyer fees, taxes, insurance and golf.
• Location. Think about family, airports, hospitals, doctors and shopping.

Understanding fees across communities

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. Always request current resale disclosures for the specific home.

Touring tips

Plan to see three or four communities in a day at most. Visit a recreation center or clubhouse on a weekday, drive to the grocery store and pharmacy you would use, and take photos and notes at each stop. Our office at 15458 N 99th Ave sits at the heart of the Sun City corridor, so touring several communities in one day is easy.