Sun City Grand HOA Fees Explained
Sun City Grand in Surprise is one of the most popular active adult communities in the West Valley, and the question I hear most from buyers considering it is a simple one: what do the HOA fees actually cost, and what do they include? The answer is more straightforward than at many communities, because Sun City Grand uses a single annual assessment rather than a stack of monthly and master association fees. But there is a one-time fee at closing that surprises almost every buyer, so it is worth understanding the full picture before you make an offer.
Below is the verified 2026 fee breakdown for Sun City Grand, what each fee covers, and the things buyers most often get wrong. After 20 plus years working active adult communities across the Phoenix area, my goal here is to help you budget accurately, not to make any community sound better or worse than it is.
Sun City Grand Fee Breakdown
Figures below reflect the assessment period that ran July 1, 2025 through June 30, 2026. The community sets a new assessment each fiscal year, so always reconfirm current amounts in the resale disclosure packet before making an offer.
The single community assessment (about $165 a month equivalent). Funds operations, staffing, common area and landscape maintenance, reserves, and base access to the recreation centers. Includes up to two Resident Activity Cards per household.
Community and Resident Enhancement fee, paid once at closing by the buyer. Funds community development and capital enhancements. Not refundable and not credited toward your assessment.
Charged at closing for preparation of the resale disclosure documents.
Charged at closing to transfer the membership and account to the new owner.
Buyer fee covering future architectural change applications (excludes the La Solana subsection).
If more than two qualified occupants live in the home, additional Activity Cards cost one-half of the current annual assessment per card.
Applies only to certain home types (for example Courtyard and Garden Villa homes) where the association maintains additional exterior elements. Confirm whether it applies to the specific home you are considering.
The number most buyers miss: the roughly $5,400 in one-time fees at closing, driven by the $5,000 CARE fee. This is not part of your monthly budget and it is not refundable, but it is real money due the day you close. Plan for it from the start so it is not a surprise in your closing paperwork.
What the Annual Assessment Includes
The Sun City Grand assessment is designed to give every household access to the community's amenities through the Resident Activity Card. For your roughly $165 a month equivalent, residents get access to four championship golf courses (golf play itself is a separate fee), multiple fitness centers, resort-style swimming pools, and a large pickleball complex, along with the community's clubs, ballrooms, and social programming. The community is managed by the Sun City Grand Community Association, often called "The Grand," which rebranded under that name in 2023.
One distinction worth understanding: golf is not included in the annual assessment. Residents pay separately, either daily fees or seasonal and annual passes. If golf is central to your retirement plans, price the pass options against how many rounds you realistically expect to play, because the golf cost can rival or exceed the annual HOA assessment itself.
How Sun City Grand Compares to Other 55+ Communities
Sun City Grand sits in the mid-range of Phoenix area active adult communities on monthly cost, alongside communities like Arizona Traditions, Sun Village, and Sun City Festival. At about $165 a month equivalent, it is more than the older Sun City and Sun City West communities (which run closer to $50 a month through their recreation card assessments) but well below the upscale and country club tier like PebbleCreek, Trilogy at Vistancia, or Sterling Grove.
Where Sun City Grand is genuinely simpler than many newer communities is the absence of a master association fee. Communities like Heritage at Asante, CantaMia, and Victory at Verrado layer a master HOA fee on top of the base community fee, which can change the real monthly math significantly. At Sun City Grand, the annual assessment is the assessment. There is no second HOA stacked on top.
To see exactly how Sun City Grand lines up against 14 other West Valley active adult communities on base fees, CARE fees, golf, and amenities, use our full comparison tool, linked at the bottom of this page.
What Buyers Get Wrong About Sun City Grand Fees
Assuming the monthly number is the whole cost
The roughly $165 a month equivalent is the recurring cost, but the $5,000 CARE fee at closing is the figure that catches people off guard. It is a one-time payment and it is substantial, so factor it into your cash to close from day one.
Assuming the CARE fee is fixed and non-negotiable
The $5,000 CARE fee is charged by default to the buyer at closing, and most people accept that as the end of the conversation. It is not. The recorded CC&Rs state that the seller and buyer may allocate payment of the CARE fee through escrow in any manner they agree to. It is a real line item worth raising in negotiation, particularly in a slower market or on a home that has been sitting. I bring it up on every Sun City Grand offer I write.
There are also situations where no CARE fee applies at all: transfers by devise or intestate succession, transfers made for estate planning purposes, and transfers to an entity in which the seller holds a majority interest. Separately, members who owned a lot in Sun City Grand on or before January 1, 2008 may qualify for a one-time exemption when buying another lot in the community, subject to timing requirements. If any of that describes your situation, say so early, because it changes your cash to close.
Not knowing there is a cap on increases
Buyers often ask what stops the assessment from climbing indefinitely. The CC&Rs limit the Board to raising the base assessment no more than 15 percent over the prior fiscal year, and cap any special assessment at 5 percent of budgeted common expenses, without a vote of the members who own the affected lots. Emergency situations defined in the documents are the exception. It is not a freeze, but it does mean large jumps require owner approval rather than a Board decision alone.
Expecting golf to be included
Because the courses sit inside the community, buyers sometimes assume golf comes with the assessment. It does not. Golf is a separate pass or daily fee. This is normal for the area, but it matters for budgeting if you plan to play regularly.
Not checking the home type
Certain home categories, such as Courtyard and Garden Villa homes, carry a maintained property surcharge on top of the standard assessment because the association maintains additional exterior elements. Always confirm the fee structure on the specific home you are considering rather than assuming the community-wide figure applies to every property.
Sun City Grand HOA FAQs
How much are HOA fees at Sun City Grand?
The Sun City Grand annual assessment is $1,976 for the 2025 to 2026 fiscal year (July 1 through June 30), which works out to roughly $165 per month equivalent. This single assessment covers community operations and includes up to two Resident Activity Cards per household. There is no separate master association fee at Sun City Grand.
Does Sun City Grand have a CARE fee?
Yes. Sun City Grand charges a one-time Community and Resident Enhancement (CARE) fee of $5,000, paid by the buyer at closing. It funds community development and capital enhancements, and it is not refundable or credited toward your assessment. With the disclosure, transfer, and architectural review fees added, total one-time fees at closing come to roughly $5,400. Always confirm the current amount in your resale packet.
Is golf included in the Sun City Grand HOA fee?
No. The four golf courses are owned by the community association, but golf play is not included in the annual assessment. Residents pay separately through daily fees or seasonal and annual passes. If you plan to golf often, price the pass options against your expected number of rounds, because golf costs can be significant on top of the HOA.
Does Sun City Grand have a master association fee?
No. Unlike some newer Phoenix area 55+ communities that sit inside a larger master-planned development (such as Heritage at Asante, CantaMia, and Victory at Verrado), Sun City Grand is a standalone community with a single annual assessment. There is no second master HOA fee added on top.
What are the age requirements at Sun City Grand?
Sun City Grand operates under the federal Housing for Older Persons Act exception. At least 85 percent of homes must have at least one resident age 55 or older, and up to 15 percent may have a resident between 45 and 54. Always confirm current occupancy rules in the community's CC&Rs.
How often do Sun City Grand HOA fees increase?
The annual assessment is reviewed each fiscal year during the community's budget process, with any change typically taking effect at the start of the fiscal year on July 1. Increases are driven by labor, insurance, and reserve funding needs. Ask to see the most recent budget and reserve study before purchasing so you understand the trend.
Who manages the Sun City Grand HOA?
The community is managed by the Sun City Grand Community Association, often referred to as "The Grand." Their membership office can confirm current fees and buyer requirements at 623-546-7474. For any home you are seriously considering, the resale disclosure packet is the authoritative source for current figures.
Compare Communities and Plan Your Move
If you are weighing Sun City Grand against other active adult communities, or just starting to map out a move to the area, these resources will help:
Thinking About Sun City Grand?
HOA fees, the CARE fee at closing, golf passes, and home-type surcharges add up to a more detailed picture than most online listings show. The Loving Phoenix Team specializes in Sun City Grand and the West Valley's active adult communities. We can walk you through the real numbers on any home you are considering. No pressure, just a straightforward conversation.
Please verify before relying on these figures. The fees on this page were verified in May 2026 using Sun City Grand Community Association documentation and other public sources. HOA fees, CARE fees, and closing costs change, and amounts can vary by home type and subsection within the community. This page is provided for general comparison and educational purposes only and is not a substitute for the official resale disclosure packet provided at the time of purchase. Always confirm current figures directly with the Sun City Grand Community Association ("The Grand") at 623-546-7474 or with the Loving Phoenix Team before making an offer.