Sun City West Homes & Community Guide — Sun City West, AZ
Sun City West is Del Webb’s second Sun City — a 55+ active-adult community built between 1978 and 1997, about 2.5 miles west of the original Sun City, in unincorporated Maricopa County. It has roughly 16,900 homes and a 2020 population of about 25,800, with newer, larger homes than the original Sun City and a median sale price recently around $330,000–$378,000. Recreation is run by the Recreation Centers of Sun City West (RCSCW), and most single-family homes aren’t in a traditional HOA. About 88% of residents are 55 or older, and at least one resident of each home must be 55+. Owning here means an annual RCSCW assessment of $598 per person on the deed plus a one-time Asset Preservation Fee of $5,400 (rising July 1, 2026).
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Sun City West at a glance
| Location | Unincorporated Maricopa County (~2.5 mi west of Sun City) |
| Built | 1978–1997 (Del Webb) |
| Homes | ~16,900 |
| Residents | ~26,000 |
| Governance | RCSCW (recreation + CC&Rs); most homes no HOA |
| Age rule | ≥1 resident 55+; younger-resident limits per the CC&Rs |
| Median sale price | ~$330K–$378K (early 2026) |
| Annual RCSCW assessment | $598/year per person on the deed |
| One-time Asset Preservation Fee | $5,400 → $5,750 on July 1, 2026 (customarily buyer-paid) |
What does it cost to own in Sun City West?
Three separate costs — and these figures come straight from RCSCW’s official fee schedule:
Annual RCSCW assessment — $598 per year, per person on the deed. So a couple on title pays about $1,196/year. It funds the four recreation centers, seven golf courses, and clubs, in lieu of a monthly HOA for most homes.
A one-time Asset Preservation Fee — $5,400, customarily paid by the buyer at purchase. It funds capital improvements to community-owned facilities; a $275 deed transfer fee and a $125 resale disclosure fee also apply, and it’s generally non-refundable. Heads up: RCSCW’s board approved a 2026–27 fiscal-year increase — the Asset Preservation Fee rises $350 to $5,750, with a ~$20 dues increase, effective July 1, 2026.
HOA dues — only on some homes. Most single-family homes aren’t in a monthly HOA. But attached homes — condos, patio homes, garden apartments — typically carry sub-HOA dues commonly running $280–$341/month. HOA status varies by home, so we confirm it on any specific property.
Fee figures are current as of June 2026 per RCSCW’s official fee schedule and are deemed reliable but not guaranteed; confirm current figures with RCSCW and during escrow.
Who is Sun City West a good fit for?
Sun City West fits buyers who want larger, newer homes than the original Sun City with the same low-cost, no-city-tax lifestyle — and it has one of the deepest selections of attached, lock-and-leave homes in any Valley 55+ community, ideal for snowbirds. With seven golf courses and four recreation centers, it’s a strong fit for active golfers and full-time and seasonal residents alike.
What homes and amenities does Sun City West have?
Single-family homes range from about 800 to 4,600 square feet, with attached villas and flats from about 760 to 1,880 square feet. Residents have four recreation centers and seven golf courses (four regulation, three executive), plus a bowling center and 90+ chartered clubs.
Sun City West FAQ
Does Sun City West have an HOA?
What's the one-time fee to buy in Sun City West?
How much are homes in Sun City West?
Is there an age requirement?
Considering Sun City West?
Chris and Dale Miller work the West Valley's 55+ communities every week — reach out for a straight, no-pressure read on whether Sun City West fits your plans, what's on the market now, or what your home there could sell for.
Nearby areas we serve: Sun City · Sun City Grand · Surprise · Corte Bella
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