55+ Communities in Surprise AZ: Fees & Guide (2026)

55+ communities in Surprise

Community	Location	Opened	Homes	Golf	Recurring fees	One-time fees
Sun City Grand (now The Grand)	Surprise	October 1996 (built out mid-2000s)	About 9,550 homes + 252 condos	4 association-owned courses (Cimarron, Desert Springs, Granite Falls North & South)	$1,976 per home per year (7/1/2026–6/30/2027)	$5,000 CARE fee + $130 disclosure + $100 transfer + $170 ARC
Arizona Traditions	Surprise	1997 (completed 2013)	About 1,768	18-hole Arizona Traditions Golf Club (Dick Bailey design)	$205 per month (as of April 2025, per HOA)	contact Greg for current figures
Sterling Grove	Surprise	Construction began about 2018; Toll Brothers still building	About 2,200 planned on 780 acres	Private Nicklaus Design 18-hole course, managed by Troon (separate membership)	$525/quarter HOA (about $175/mo) + $180/mo + tax required Social Membership	$5,000 + tax Social Membership initiation + capital fee (typically $1,500; can be higher on some homes, so confirm for the specific home) + disclosure/transfer fees
Happy Trails Resort	Surprise	Lot sales January 1985; grand opening January 1986	2,000+ lots (third-party estimate)	Surrounds Great Eagle Golf Club, an 18-hole, par-72 public course	$216–$238/mo depending on the section (per Greg Slaughter, local agent, 2026)	$2,595 capital improvement fee (per Greg Slaughter, local agent, 2026) + transfer fee ($190 in 2025 per a third-party guide; contact Greg for current figures)
Sun Village	Surprise	Built starting 1985 (per the Loving Phoenix Team); built out	1,382 homes and condos (per Sun Village)	On-site golf course (par-3, public, separate fees)	$263.27/mo single-family base; condos and townhomes up to about $500/mo (2026)	a CARE fee of 1% of the sale price (capped at $4,000) + $155 transfer + $245 disclosure
Heritage at Asante	Surprise	New construction by Lennar (still selling, Oct 2026)	contact Greg for current figures	9-hole putting course (no full golf course)	about $199–$235/mo community HOA + about $49/mo Asante master (Lennar lists approx. $205; checked Oct 2026)	about $1,974 on a resale + $508 prepaid assessment

Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.

Fees and rules change, often yearly. Each figure is sourced and dated on that community's guide page. Confirm in the resale disclosure packet.

Sun City Grand (now The Grand)

Del Webb's third Arizona Sun City, rebranded in 2023 as “The Grand”: one community, two names, with four championship golf courses in Surprise.

Sun City Grand (now The Grand) guide → · Home values

Arizona Traditions

A smaller gated 55+ community in Surprise with an 18-hole course and a 20,400 sq ft clubhouse.

Arizona Traditions guide → · Home values

Sterling Grove

Toll Brothers' staff-gated golf community in Surprise. It's a mixed-age master plan with dedicated 55+ collections, not a strictly 55+ community.

Sterling Grove guide → · Home values

Happy Trails Resort

A gated 55+ RV and manufactured-home resort on Bell Road, where you own your lot, wrapped around Great Eagle Golf Club.

Happy Trails Resort guide → · Home values

Sun Village

A 55+ community of 1,382 homes and condos around lakes and a golf course in central Surprise.

Sun Village guide → · Home values

Heritage at Asante

Lennar's gated 55+ community inside the Asante master plan in north Surprise, with the Heritage Club, lakes, pickleball and a 9-hole putting course.

Heritage at Asante guide → · Home values

Surprise at a glance

Population: 143,148 (U.S. Census Bureau, 2020 Census, via QuickFacts).
Spring training: Surprise Stadium, spring training home of the Kansas City Royals and Texas Rangers (per MLB.com).
Arizona taxes for retirees: 2.5% flat state income tax; Social Security isn't taxed by Arizona (Arizona Department of Revenue). See cost of moving to Arizona.
Summer heat: Phoenix Sky Harbor's 1991–2020 normal July high is 106.5°F; January is 67.6°F (NOAA). See the snowbird & seasonal living guide.
City services: City of Surprise official website.

Other cities: Living in Buckeye at 55+ · Living in Peoria at 55+ · Living in Goodyear at 55+ · Living in Glendale at 55+

More tools: Community map · Which community fits you? quiz · What's my home worth? · Market snapshot · Events calendar · Free Buyer's Guide (PDF)

Frequently asked questions

What 55+ communities are in Surprise, AZ?

Our guide covers 6 in Surprise: Sun City Grand (now The Grand), Arizona Traditions, Sterling Grove, Happy Trails Resort, Sun Village, Heritage at Asante.

Does Arizona tax Social Security if I retire in Surprise?

No. The Arizona Department of Revenue lists Social Security as income Arizona doesn't tax. Arizona's individual income tax is a flat 2.5%.

Can Greg show me homes in Surprise if I live out of state?

Yes. Greg Slaughter does video tours, so you can walk through homes and communities before you fly in.

Ask Greg a question

Type your question and press Email my question. It opens your own email app with the question filled in, addressed to Greg. Nothing is stored on this site and no third-party form is used.

Office: 17505 N 79th Ave #214, Glendale, AZ 85308. Or call/text Greg at 623-523-1557, email greg@lovingphoenix.com, or search homes and contact Greg.

Thinking about Surprise?

Greg can walk you through current fees, recent sales and which community fits your lifestyle. No pressure.

Search homes and sign up with Greg Get a Free Home Value Contact Greg Free Buyer's Guide (PDF)

Prefer the phone? Call or text 623-523-1557

Sources

Facts on this page were gathered from the sources below in October 2026. Third-party agent and listing sites are noted as such. Fees and rules change, so always check the association's current documents.

Living in Surprise at 55+