Sun City West Homes for Sale

Sun City West single-family homes closed at an average of $413,000 last month, while condos and townhomes averaged $263,000. Lot, golf frontage and the level of updating move any one home well above or below those figures.

Sun City West single-family sales averaged $220 per square foot last month, and active listings are asking $239. For condos and townhomes, sales came in at $177 and listings sit at $187.

Sun City West single-family homes that sold last month spent 73 days on market on average, and condos and townhomes spent 83. Updated homes priced in line with recent sales usually move fastest.

Sun City West single-family homes closed at 97.2% of list price on average last month, with 22% reaching or beating the asking price. The condo and townhome average was 94.0%, with 9% reaching full price, so there was more negotiating on attached homes.

Sun City West single-family homes show 2.3 months of supply measured against sales over the last half year, and condos and townhomes show 2.2 months. The report reads both as seller-leaning, so well-priced homes do not tend to sit.

Sun City West currently has 169 single-family homes and 41 condos and townhomes listed. The search results lower on this page pick up new listings and price changes as they post.

Sun City West logged 67 single-family sales and 11 condo and townhome sales last month. I update these counts monthly.

Sun City West single-family listings average $455,493 in asking price, and condo and townhome listings average $253,769. Compare them with the sold averages in the snapshot above for a sense of how much room there is to negotiate.

Sun City West single-family listings run about 1,901 square feet on average, with 2.3 bedrooms and 2.2 baths. Listed condos and townhomes run about 1,373 square feet, with 1.8 bedrooms and 1.7 baths.

Sun City West single-family sales hit their 12-month high in March with 110 closings, and condo and townhome sales peaked in June with 27. Late winter and spring tend to bring the most buyers through.

Sun City West averages shift each month with the mix of homes that sell. The newest month on the 12-month chart shows single-family homes near $444,000 listed and $434,000 sold, and condos and townhomes near $264,000 listed and $254,000 sold. I look at the whole year before drawing conclusions.

Sun City West has 59 single-family homes under contract, averaging $443,091 in list price, and 10 condos and townhomes averaging $255,140.

Sun City West charges a one-time Asset Preservation Fee of $5,750 when a home changes hands, under the RCSCW fee schedule for July 1, 2026 through June 30, 2027. A $275 deed transfer fee also applies. Who pays is part of the purchase contract, and I build both into the up-front numbers.

Sun City West sellers pay a $125 RCSCW resale disclosure fee. If the home sits in a neighborhood or condo HOA, that association can charge its own disclosure fees, and Arizona caps the total at $400 under A.R.S. 33-1806.

Sun City West owner dues are $618 per person named on the deed for July 1, 2026 through June 30, 2027, so two owners pay $1,236. Golf cards are extra, and homes inside a neighborhood or condo HOA pay that association too. Details are on the RCSCW fee schedule.

No, most Sun City West homes have no neighborhood HOA. According to the Organization of Homeowners Associations, 106 HOAs cover about 4,505 of the community's 16,900 homes, mostly condos, patio homes and other attached homes. Everyone pays RCSCW dues regardless.

Sun City West is unincorporated, so there is no city property tax on the bill. The amount still varies by parcel and by which part of the community the home is in, so I pull the actual record from the Maricopa County Assessor before you write an offer.

Sun City West deed restrictions require at least one occupant 55 or older in each home, and RCSCW operates under the federal 55+ housing rules with an 80% threshold. Maricopa County's senior overlay zoning sets a similar 55+ standard.

Sun City West CC&Rs do not allow anyone under 19 to live in the home. The county overlay limits stays by anyone 18 or younger to 90 days, so visiting grandkids are welcome but cannot move in. If anyone in your household is under 55, confirm eligibility with RCSCW before you write an offer.

Sun City West owners are covered by Arizona's A.R.S. 33-1816, which keeps an association from banning solar while allowing reasonable placement rules. I have not found a current RCSCW solar guideline, so check with RCSCW and any neighborhood HOA before ordering panels.

Sun City West amenities are owned and run by the Recreation Centers of Sun City West (RCSCW), which also handles CC&R compliance. The Property Owners and Residents Association (PORA), founded in 1979, advocates for the community and runs the visitors center.

For a starting number on your Sun City West home, use our home value estimate tool. When it is time to price it for market, I would like to see the house, since updates and lot position matter a great deal here.

Sun City West rentals need a lease of at least 30 days, but confirm the exact term in the resale packet or with the neighborhood or condo HOA, since some add their own rules. Tenants can buy RCSCW Tenant Activity Cards, from $115 for one month up to $618 for a year.

Sun City West furnished sales do happen, and whether the furniture conveys is the seller's call. When turnkey matters to you, I get the listing agent to put the included items in writing.

Sun City West homes were built from 1978 to 1997, and many from 1978 to mid-1995 may have polybutylene plumbing, so ask the inspector to identify the pipe material. Roof age, the HVAC system and the electrical panel deserve close attention on homes of any year here.

Sun City West was built by Del Webb from 1978 to 1997 and has about 16,900 homes. Everything sells as resale, and condition varies widely from one home to the next.

Casitas are not especially common in Sun City West, but you can find them. Let me know you want one, and I will watch new listings for that feature.

No, Sun City West homes don't have RV garages. The CC&Rs allow an RV, boat or trailer to park for only 72 hours in a calendar month, so plan on storing yours off-site.

Yes, Sun City West has homes along all seven RCSCW golf courses. Tell me which course you like and I will set your search around it.

Sun City West has homes with golf course views, lake views and distant mountain views. Views change from street to street, so it helps to see each yard in person.

Sun City West homes with a private pool are out there, but not many, because most residents use the community pools. I can flag pool homes in your search.

Sun City West has four RCSCW recreation centers: Beardsley, Kuentz, Palm Ridge and R.H. Johnson. Every owner can use all four.

Sun City West has seven RCSCW courses: Grandview, Trail Ridge, Deer Valley, Pebblebrook, Stardust, Echo Mesa and Desert Trails. Four are regulation and three are executive. The public Hillcrest Golf Club and private Briarwood Country Club bring the area total to nine.

Sun City West's unlimited annual golf card is $4,050 for July 1, 2026 through June 30, 2027. The Kachina card is $895 and the Coyote card is $325, and all of them are separate from owner dues.

No, Sun City West is not a gated community, and its streets are open to the public.

Sun City West has six recreation center pools. Palm Ridge has three, and Beardsley, Kuentz and R.H. Johnson have one each, with the Beardsley pool indoors.

Sun City West pickleball players count about 26 lighted courts, 18 at Palm Ridge and 8 at R.H. Johnson, though RCSCW does not publish official totals. Tennis, bowling and lawn sports are also part of the recreation centers.

Sun City West has more than 90 chartered clubs, according to RCSCW, covering crafts, games, fitness, music and much more.

Yes, Sun City West has a 30-lane bowling center at the R.H. Johnson campus, run by RCSCW.

Yes, Sun City West has golf-cart-legal streets, since most internal streets are posted at 35 mph or less. Arizona law A.R.S. 28-721(C) lets carts use paved shoulders in age-restricted unincorporated Maricopa County communities. Confirm the registration and insurance rules for your cart.

Sun City West tenants buy RCSCW Tenant Activity Cards. The fee runs $115 for one month, rising in monthly steps, with an annual card at $618 for stays of six to twelve months.

Sun City West sits about 35 miles from Sky Harbor Airport, and with clear roads the trip takes about 50 minutes. Give yourself extra time for rush hour and early flights.

Yes, Sun City West is home to Banner Del E. Webb Medical Center, a 404-bed hospital at 14502 W Meeker Blvd.

Sun City West is unincorporated Maricopa County, not part of any city. There is no mayor or city council, and the county handles roads and law enforcement.

Sun City West and Corte Bella are both 55+ communities in the Northwest Valley, but the experience is quite different. Sun City West has about 16,900 homes, seven RCSCW golf courses, four recreation centers and more than 90 chartered clubs, and it is not gated. Corte Bella is a gated community of 1,650 homes with its own clubhouse and a semi-private course, where golf memberships and fees are separate from the HOA. Prices differ too: Corte Bella's 12 sales last month averaged about $576,000, while Sun City West's 67 single-family sales over the same month averaged about $413,000. If you want the most activities and price choices, look closely at Sun City West, and if you want a smaller gated setting, Corte Bella deserves a tour.

Sun City West and Westbrook Village differ mostly in size. Sun City West has seven golf courses, four recreation centers and more than 90 chartered clubs. Westbrook Village in Peoria has 3,910 homes, two 18-hole courses and two recreation centers, and it follows the 55+ rule with a 40+ minimum for every home. Westbrook sits about 4 miles from Arrowhead Towne Center, while Sun City West keeps more amenities inside the community. Buyers who want the most variety usually start with Sun City West, and those who prefer a smaller neighborhood often like Westbrook.