20279 N 269th Drive, Buckeye
Courtesy of Realty ONE Group. 623-552-3773
+16232069936
Loving Phoenix Team | Real Broker
Del Webb's newest Sun City community in the West Valley. Mountain views, 27 holes of golf, and one of the few Phoenix-area 55+ communities where you can still buy new construction.
Del Webb's fifth Phoenix-area Sun City community, set against the White Tank Mountains in Buckeye and still actively building new homes after twenty years.
Sun City Festival sits on roughly 3,100 acres in north Buckeye, Arizona, about 10 miles west of Surprise along Sun Valley Parkway. Del Webb opened the community in 2006 and has built it out in phases ever since, which is why you'll see homes from the original Phase 1 floor plans alongside brand new Skyline series homes still going up today. The full plan calls for around 7,200 homes when the community is finished.
The location is genuinely different from the older Sun Cities. You drive past the edge of Surprise, through several miles of open desert, and the community appears at the base of the mountains. That distance is the trade-off buyers think hardest about. You get cleaner air, real mountain views, and a quieter pace, but you're also a real drive from major hospitals, big shopping, and downtown Phoenix. White Tank Mountain Regional Park sits right next door with nearly 30,000 acres and 30 miles of trails, which is a real perk for buyers who like to hike.
Inside the community, the amenities hold up against any 55+ in the West Valley. The 31,000 square foot Sage Recreation Center anchors the original side, the newer 24,000 square foot Saguaro Recreation Center serves the homes south of Sun Valley Parkway, and the smaller Senita Center hosts billiards and several clubs. The 27-hole Copper Canyon Golf Club is managed by Troon, and Indigo Grille is the on-property restaurant.
If you're flying in to tour Sun City Festival, plan extra drive time. The community sits about 10 miles west of Surprise, and that distance feels different in person than it looks on a map. Our 55+ buyer's guide for the Phoenix area covers the trip-planning logistics, including how to structure a tour week if you're comparing Festival to communities further east.
Resale prices in 2026 have been running with a median around $430,000, with smaller two-bedroom homes typically in the high $300,000s and larger Encore and Estates collection homes pushing past $700,000. New Del Webb construction starts in the mid $300,000s and goes well over $1 million for premium golf course lots with full upgrades. If you want to compare against the broader market, here are all homes for sale in Buckeye.
Del Webb has built dozens of floor plans across multiple phases since 2006. Here are the ones you're most likely to see, organized by collection.
The most compact floor plans in Sun City Festival. A good fit for snowbirds, single residents, or buyers who want a low-maintenance footprint with room for a den.
Mid-size homes with open gathering rooms next to the kitchen and cafe. The Hideaway and Sanctuary are two of the most popular Festival floor plans, both as new builds and on resale.
Single-story homes from earlier phases of Festival. Practical layouts in the 1,600 to 1,800 square foot range that show up regularly on resale.
Homes in the 2,000 to 2,500 square foot range. The Fiesta and Veranda models are popular with buyers who want a courtyard entry, and the Veranda is one of the few Festival plans built with a 3-car garage option.
Larger homes with flow-through kitchen designs, optional dens, and more flexible layouts. Popular with buyers who want a hobby room, home office, or space for visiting family.
The largest homes in Sun City Festival. Built for buyers who want premium finishes, more bedrooms, and room for the whole extended family to visit. The Veranda Estates version comes with a 3-car garage.
Looking for something specific? Browse Sun City Festival homes by the features that matter most to you.
A snapshot of what's waiting for you inside the community.
27-hole championship course managed by Troon Golf at Copper Canyon Golf Club. Three nines that wind through the desert with views of the White Tank Mountains. Indigo Grille at the clubhouse is the community's go-to spot for lunch or a glass of wine after a round.
The original 31,000 square foot rec center. Resort pool and spa, fitness center, ballroom, demonstration kitchen, ASU lifelong learning classrooms, and meeting rooms for the community's many clubs.
The newer 24,000 square foot center built to serve homes south of Sun Valley Parkway. Beach-entry resort pool with lap lanes, spa, fitness center, indoor walking track, and an outdoor amphitheater with mountain views.
24 lighted pickleball courts split between the Sage and Wagner complexes, plus tennis, bocce, basketball, and a softball stadium with spectator stands. The pickleball club here is one of the most active in the West Valley.
A 9,000 square foot crafts studio with full wood shop, ceramics, glass arts, and pottery rooms. Woodworking and ceramics are among the most popular clubs in the community for residents looking for a hobby.
The Abrazo Buckeye Emergency Center handles 24-hour emergency care close to home, with Abrazo West Campus (a Level 1 trauma center) in Goodyear and Banner Del E. Webb in Sun City West as the closest full hospitals. For larger shopping and dining, Surprise is about 10 miles east on Sun Valley Parkway. Plan on driving for most retail outside the community.
The Sun City Festival market shifts often. Get a quick, no-obligation home value estimate based on the latest comparable sales in your section of the community.
Get My Home ValueAsking prices tell you what sellers hope to get. If you want to know what buyers are actually paying, the market update page lists every active listing, every home under contract, and every closing in the community over the past three months, pulled live from the MLS with sold prices, cost per square foot, and days on market.
Real reviews from buyers and sellers we've worked with throughout the Phoenix area.
What's the minimum age to live in Sun City Festival?
Sun City Festival is a 55+ age-restricted community. At least one resident in each home must be 55 or older. Del Webb has historically allowed up to 20% of new construction buyers to be as young as 45 under HUD's age-restriction exception, but the rules can shift over time, so I always verify the current policy with the builder before writing a contract.
Is Sun City Festival still building new homes?
Yes. Del Webb is actively selling new construction here, which is unusual for a Phoenix-area Sun City. The current series include Skyline (low-maintenance, landscaping included), Prelude, Retreat, Encore, and Enchantment. New home pricing in 2026 starts in the mid $300,000s and goes well past $1 million on premium lots with full upgrades.
What's the deal with the CFD tax in Sun City Festival?
Festival Ranch (the larger master plan that includes Sun City Festival) has a Community Facilities District assessment that funds infrastructure. The CFD has typically been billed in the $3,500 to $4,000 range per lot, often amortized through the property tax bill over 20 years. When you buy a resale, the CFD balance is one of the items we negotiate, sometimes the seller pays it off and sometimes the buyer assumes the remaining balance. I always make sure clients understand exactly where things stand before they sign.
What are the HOA fees in Sun City Festival?
HOA fees are paid quarterly, currently $540 per quarter (about $180 a month equivalent) for the master association, which covers the recreation centers, common areas, and community programming. Skyline series homes have an additional fee that covers front yard landscaping and exterior maintenance. There are also one-time fees at closing and the separate Festival Ranch CFD tax to factor in. For the full breakdown, see our Sun City Festival HOA fees guide. Fees can change, so I always verify the current amount on any specific home you're considering.
How does Sun City Festival compare to Sun City Grand?
The Grand (built between 1996 and 2005) is fully built out, gated, has a 45+ age policy, and four golf courses. Festival is still actively building, has gated entries on most neighborhoods, is a 55+ community, and has 27 holes of golf. The Grand is closer to shopping and Banner Del E. Webb Medical Center. Festival is more remote with stronger mountain views and generally lower price points. Many of my buyers tour both before deciding which one fits the way they want to live. If you want to dig into the other side of the comparison, here's the full Sun City Grand community page.
How far is Sun City Festival from Phoenix and the airport?
Sun City Festival is approximately 50 miles from Phoenix Sky Harbor Airport, which usually takes about an hour and 20 minutes depending on traffic. The closest interstates are Loop 303 and I-10. Day to day, most residents drive about 10 miles east into Surprise for major shopping, restaurants, and medical appointments.
Are pets allowed in Sun City Festival?
Yes. Sun City Festival is pet-friendly and has a dedicated dog park inside the community. Standard household pets are welcome and you'll see plenty of residents walking dogs on the community trails. Specific HOA rules govern pet count and other details, which I'm happy to walk through for any home you're considering.
What does a typical Sun City Festival home cost?
Resale prices in 2026 typically run from the high $300,000s for smaller two-bedroom homes up past $700,000 for larger plans on premium lots, with the median around $430,000. New construction from Del Webb starts in the mid $300,000s for smaller plans and goes well over $1 million for the largest homes with full upgrades and golf course or mountain view lots.
A few articles that come up often when buyers are weighing Sun City Festival against other West Valley active adult communities.
Sun City Festival is one of many great active adult communities in the Phoenix area. Each one offers something a little different, so the real question is which one fits the way you want to live.
Whether you're touring Sun City Festival for the first time, comparing it against new construction at other Del Webb communities, or already have a floor plan in mind, I'd love to help you make a confident decision.
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