Ventana Lakes HOA Fees Explained
Ventana Lakes in Peoria is one of the more affordable 55+ communities in the West Valley, built around nine lakes, and it is non-gated. Its fee structure is straightforward at the base level, but it varies more than most communities depending on the sub-association and housing type. The base community fee is low, but some sub-sections like the Gardens add a premium, and the attached townhome areas run higher because the HOA covers exterior maintenance and roofing. So the real question here is which part of the community a home sits in. Here is the full picture before you make an offer.
Below is the verified 2026 fee breakdown for Ventana Lakes, what it 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 understand exactly what applies to the specific home you are considering.
Ventana Lakes Fee Breakdown
Verified May 2026. Ventana Lakes dues vary by sub-association and home type, so the figures below are the base plus common add-ons. Always reconfirm the exact amount for the specific home in the resale disclosure packet before making an offer.
The base community assessment, billed quarterly (about $120 a month equivalent). It funds the two recreation centers, four pools, fitness facilities, tennis, racquetball, pickleball, the nine lakes, and common area maintenance. This base fee is among the lowest of the West Valley active adult communities.
Homes in the Gardens sub-section pay an additional quarterly amount on top of the base community fee for that sub-association's services. If you are looking at a Gardens home, factor this in, it roughly doubles the quarterly cost compared with a base single-family home.
The attached townhome areas carry higher fees because the sub-association typically covers exterior maintenance and roofing. Across the community, recent listings have shown monthly fees ranging from roughly $59 for older single-family neighborhoods up to about $252 for townhome areas. Confirm the exact figure and what it covers for the specific home.
A one-time fee at closing that funds community capital and reserves. It is not refundable and is not credited to your monthly dues. Confirm the current amount in the resale packet.
A transfer fee (around $200) and a resale disclosure fee (around $200) at closing, roughly $400 combined. Confirm the exact figures in your closing paperwork.
Ventana Lakes does not have an on-site golf course, which is part of why the base fee is lower than the country club communities. Several public courses are nearby if you want to play, on their own pay-to-play basis.
The thing most buyers miss: which sub-area a home is in. The base community fee is low, about $120 a month, but the Gardens sub-section adds roughly $262.50 a quarter, and townhome areas run higher because they cover exterior and roofing. So two Ventana Lakes homes can have very different monthly costs. The flip side is that a higher townhome fee that includes exterior maintenance and roofing can be good value for a lock-and-leave owner. At closing, also budget the $4,000 CARE fee plus about $400 in transfer and disclosure fees.
What the HOA Fee Includes
Ventana Lakes was built starting in 1989 by UDC Homes, with about 1,770 homes in Peoria, and its signature feature is the nine lakes woven through the community. For the base fee of about $120 a month equivalent, residents get two recreation centers, four pools, fitness facilities, tennis, racquetball, pickleball, and the lakes and walking areas. The community is non-gated, which is a difference from many of the area's 55+ communities.
What you do not get on site is golf. Unlike PebbleCreek, Trilogy at Vistancia, or the Sun City communities, Ventana Lakes has no golf course of its own, which helps keep the base fee low. Several public courses are nearby for residents who want to play. For buyers who do not golf, this is often a feature rather than a drawback, you are not paying into golf infrastructure you will not use.
How Ventana Lakes Compares to Other 55+ Communities
On the base monthly fee, Ventana Lakes is one of the most affordable gated-feel communities at about $120 a month equivalent for a base single-family home, well below the mid-range like Sun City Grand (about $165) and a fraction of the resort tier like PebbleCreek (about $294) or Trilogy at Vistancia (about $340). The base fee is closer to the older Sun City communities, though Ventana Lakes uses a traditional HOA rather than the recreation-card model. The tradeoff for the low fee is the smaller amenity package and no on-site golf.
Where Ventana Lakes is different is the range. Because the Gardens sub-section and the townhome areas add meaningfully to the base, the community spans a wide band, roughly $59 to $252 a month depending on home type. So Ventana Lakes can be either one of the cheapest options in the West Valley or a mid-range cost, depending entirely on which home you choose. That makes it important to price the specific home, not the community average.
To see exactly how Ventana Lakes lines up against 14 other West Valley active adult communities on base fees, one-time fees, golf, and amenities, use our full comparison tool, linked at the bottom of this page.
What Buyers Get Wrong About Ventana Lakes Fees
Assuming the low base fee applies to every home
The base community fee is among the lowest in the area, but it does not apply to every home. The Gardens sub-section adds about $262.50 a quarter, and townhome areas run higher. Confirm the actual fee for the specific home and sub-association rather than assuming the base figure.
Comparing townhome and single-family fees directly
A townhome fee is higher partly because it covers exterior maintenance and roofing that a single-family owner pays separately. So a higher townhome fee is not simply more expensive, it bundles costs you would otherwise carry yourself. Compare what each fee includes, not just the number.
Reading the quarterly base fee as a monthly fee
The base fee of $360.36 is billed quarterly, not monthly. Some buyers see that figure and assume it is the monthly cost. The real monthly equivalent for a base home is about $120. Just remember it is due in quarterly lump sums for cash flow planning.
Ventana Lakes HOA FAQs
How much are HOA fees at Ventana Lakes?
The base community fee is $360.36 per quarter, about $120 a month equivalent, for a base single-family home. Homes in the Gardens sub-section add about $262.50 a quarter, and attached townhome areas run higher because they cover exterior maintenance and roofing. Across the community, recent listings have ranged from roughly $59 to $252 a month by home type. Always confirm the exact amount and what it covers for the specific home in the resale packet.
Why do Ventana Lakes fees vary so much?
Ventana Lakes has different sub-associations and home types. The base community fee covers the shared amenities. On top of that, the Gardens sub-section adds a quarterly fee, and the attached townhome areas carry higher fees because the HOA covers exterior maintenance and roofing for those homes. The lower end tends to be the older single-family neighborhoods, the higher end the townhomes.
What is the one-time fee at closing for Ventana Lakes?
There is a one-time CARE fee of $4,000 at closing that funds community capital and reserves, plus a transfer fee of about $200 and a resale disclosure fee of about $200, roughly $4,400 combined. Confirm the current amounts in the resale packet.
Does Ventana Lakes have golf?
Not on site. Ventana Lakes does not have its own golf course, which is part of why the base HOA fee is lower than the country club communities. There are several public golf courses nearby for residents who want to play, on a pay-to-play basis separate from the HOA.
Does Ventana Lakes have a master HOA fee?
There is no separate master association layered on the way there is at Victory at Verrado or CantaMia. Ventana Lakes has a community-wide association, and some homes also belong to a sub-association (such as the Gardens or the townhome areas) that adds to the base fee. So the total is the community fee plus any sub-association fee for that home, rather than a community fee plus a master fee.
Is Ventana Lakes gated?
No. Ventana Lakes is a non-gated 55+ community, which sets it apart from many of the area's gated active adult communities. For some buyers the open layout and the lake setting are a draw, for others a gate is a priority, so it is worth considering based on your preference.
How old is Ventana Lakes and how big is it?
Ventana Lakes is an established 55+ community in Peoria with about 1,770 homes, built starting in 1989 by UDC Homes. Its defining feature is the nine lakes throughout the community. Because it is built out, purchases are resale.
Compare Communities and Plan Your Move
If you are weighing Ventana Lakes against other active adult communities, or just starting to map out a move to the area, these resources will help:
Thinking About Ventana Lakes?
The low base fee, the Gardens and townhome premiums, the difference in what each sub-association covers, and the one-time fees at closing add up to a more detailed picture than most online listings show. The Loving Phoenix Team specializes in Ventana Lakes and the West Valley's active adult communities. We can walk you through the real numbers, and what they include, 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. Ventana Lakes dues vary by sub-association and home type, and the figures shown are the base plus common add-ons. The one-time fees and any sub-association amounts change over time. 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, and exactly what they cover, directly with the Ventana Lakes association or with the Loving Phoenix Team before making an offer.