Sun City
The original active adult community, with eight golf courses and some of the lowest recurring costs in the Valley.
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Sun City is where the active adult idea started. Del Webb opened it on New Year's Day 1960. Today it's one of the largest age-restricted communities in the country, with recreation centers, golf courses, shopping, medical offices and churches all inside its borders.
There's no traditional master HOA. Instead, every property pays an annual assessment to the Recreation Centers of Sun City (RCSC), which owns and runs the rec centers, pools and golf courses. Recurring costs are low, but the one-time fees at transfer can surprise people. They can also apply when a property is inherited, gifted, or when a name is added to the deed.
Please note: Prices, HOA/recreation fees and age rules change, often every year. Figures below were gathered in October 2026 from the sources listed at the bottom of this page. Verify everything in the official resale disclosure packet before relying on it. Where we couldn't verify a figure, we say so.
Quick facts
| Location | Unincorporated Sun City, AZ 85351/85373, northwest Phoenix metro |
|---|---|
| Opened / developer | Opened January 1, 1960 by Del Webb's development company. Webb built the first recreation center, golf course and shopping before the first homes were sold. |
| Approximate homes | About 27,000–28,000. One source cites ~27,100; 55places lists 28,257. |
| Golf | 8 RCSC-owned golf courses. Golf is paid separately from the assessment (2026 resident no-fee annual pass reported at $2,800). |
| Recreation | 8 recreation centers, 2 bowling centers (Bell Lanes & Lakeview Lanes), pools, fitness, hobby and craft shops (per RCSC) |
| Clubs | 124 chartered clubs (per RCSC) |
| Age rule | Age-restricted (55+). RCSC members must be 55+ or meet the spousal exemption. Non-owner residents can't be under 19. |
| Gated | No |
| Home styles | Single-level single-family homes, patio homes, duplex-style 'twin' homes and condos/co-ops. Many date from the 1960s–70s. |
| General price range | Below $100K to the low $1Ms per 55places (most homes sit well below the top of that range). contact Greg for current figures on recent sales. |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
Fees at a glance
| Annual Property Assessment (RCSC) | $680 per year, per property (effective 1/1/2026) |
|---|---|
| Preservation & Improvement Fee (PIF) | $4,000 per occurrence, at purchase or other change in ownership |
| Capital Improvement Fee (CIF) | $1,500 per occurrence |
| Transfer Fee / Recording Fee | $500 / $30 per occurrence |
| Golf | Separate. 2026 resident no-fee annual pass reported at $2,800, or pay per round |
| Sub-association / condo fees | Some condos, co-ops and patio homes carry additional monthly fees. contact Greg for current figures for a specific home. |
Want the exact numbers for a specific home? Ask Greg and he'll pull the current figures for that address.
Inspecting older homes in Sun City
Background: aluminum wiring
During a copper shortage in the mid-1960s, builders began using aluminum wire for general household circuits. The U.S. Consumer Product Safety Commission (CPSC) says homes wired between 1965 and the mid-1970s may contain aluminum branch-circuit wiring. It also says connections with aluminum wire (at outlets, switches, junction boxes and appliances) can deteriorate and overheat, creating a fire hazard. CPSC recommends hiring a qualified electrician for a permanent repair: either rewiring with copper or using the connectors CPSC recognizes (COPALUM or AlumiConn). (Source: CPSC Publication 516)
Background: Orangeburg sewer pipe
Orangeburg pipe is bituminized fiber pipe: layers of wood fiber impregnated with coal-tar pitch. It was used for residential sewer lines from roughly the 1940s into the 1970s, until PVC replaced it. Over time it can soften and flatten under soil pressure, separate at the joints, and let tree roots in. The City of Ann Arbor notes it can even fail from the inside out while the outside still looks round. A sewer scope runs a small camera through the line to show the pipe material and its condition. (Source: APWA-MN) (Source: City of Ann Arbor)
Not every older home has aluminum wiring or Orangeburg pipe, and many have already been updated. Your licensed home inspector, electrician or plumber can tell you what a specific home has.
If you're buying in Sun City
- Budget roughly $6,000 in one-time RCSC fees at closing, plus your normal closing costs.
- Homes are older, so plan for a careful inspection: roof, plumbing (including older supply lines), electrical panel and HVAC age.
- Check whether the home belongs to a condo, co-op or patio-home association with its own monthly dues and rules.
- Golf is not included in the assessment. Price a resident pass if you'll play often.
If you're selling in Sun City
- Buyers here are cost-conscious. A clean inspection report and documented updates (roof, HVAC, plumbing) can make a real difference.
- Settling an estate? RCSC transfer fees can apply to inherited properties. Greg can coordinate with your title company and family members.
- Golf-course, lake-view and updated homes tend to stand out. Ask Greg for a current home value based on recent nearby sales.
Sun City: honest pros and cons
Pros
- Some of the lowest-cost 55+ homes in the West Valley, with a $680/yr per-property RCSC assessment (2026)
- 8 golf courses and multiple rec centers owned by the residents' recreation corporation
- Established, central location with mature trees and shopping nearby
Cons
- Many homes date from the 1960s–70s, so expect inspection items (wiring, sewer lines, roofs, HVAC)
- Not gated
- About $6,030 in one-time buyer fees (2026)
Based on the dated, sourced facts on this page. Every buyer weighs these differently, so ask Greg what matters for your situation.
Live Sun City listings
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Desert living in the West Valley
Stock photos of general Arizona desert scenery (Unsplash). They are not photos of Sun City. For real photos of homes and amenities in Sun City, ask Greg.
More for Sun City
What's my Sun City home worth? · Market snapshot for ZIP 85351, 85373 · See Sun City on the map · Is Sun City right for you? Take the quiz · Events calendar
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
Do older homes in Sun City have aluminum wiring?
Some do. Greg Slaughter, a local agent, says many homes built in the 1960s and 70s in these communities have aluminum wiring. According to the CPSC, homes wired between 1965 and the mid-1970s may contain aluminum branch-circuit wiring, and aluminum connections can overheat and create a fire hazard. A home inspector can check, and CPSC recommends a qualified electrician for permanent repairs.
What is Orangeburg pipe, and should I get a sewer scope?
Orangeburg is a bituminized fiber (wood fiber and coal-tar pitch) sewer pipe used from roughly the 1940s into the 1970s. It can flatten, separate at the joints and let roots in as it ages. Greg Slaughter says the sewer lines in many older homes here were originally Orangeburg pipe, and he highly recommends a sewer scope (a camera inspection of the sewer line) during your inspection period.
What should I ask about the roof and HVAC in an older 55+ home?
Greg Slaughter, a local agent, says he always asks the age of the HVAC system and, most importantly, the age of the roof, because in these older communities many homes are right at the point of needing a new one. Ask the seller for installation dates, receipts and any warranties, and have your inspector evaluate both during the inspection period.
What is the one-time cap fee in Sun City, and who pays it?
Most 55+ communities charge a one-time capital (cap) or preservation fee when a home changes hands, usually paid by the buyer at closing. In Sun City, plan for: $4,000 PIF + $1,500 CIF + $500 transfer + $30 recording. Greg Slaughter says this fee surprises a lot of buyers, so build it into your cash-to-close budget. Fees change, so verify the current amount in the resale disclosure packet.
What are the HOA fees in Sun City?
Recurring fees: $680 per property per year (RCSC, 2026). Figures are dated and sourced below. Confirm in the resale disclosure packet.
Is Sun City gated?
No.
Does Sun City have golf?
8 courses owned by the Recreation Centers of Sun City (RCSC).
How many homes are in Sun City?
About 27,000–28,000 (published figures vary).
When was Sun City built?
January 1, 1960.
What are the age rules in Sun City?
Age-restricted (55+). RCSC members must be 55+ or meet the spousal exemption. Non-owner residents can't be under 19. Confirm the occupancy rules in the CC&Rs.
Questions about Sun City?
Whether you're buying your first 55+ home or selling one you've loved for years, Greg can walk you through current fees, recent sales and next steps. No pressure.
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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.
- Recreation Centers of Sun City: RCSC Fee Sheet (revised 2026)
- Recreation Centers of Sun City: home page (centers, golf courses, clubs)
- Del Webb Sun Cities Museum: Del E. Webb Development Co. brochure (history)
- 55places: Sun City community profile (third-party)
- Loving Phoenix Team: Sun City HOA fees explained
- JustJarl: Sun City guide (third-party agent site)
- U.S. Consumer Product Safety Commission: Publication 516, Repairing Aluminum Wiring
- American Public Works Association (MN Chapter): The Rise and Fall of Orangeburg Pipe
- City of Ann Arbor: Orangeburg Sewer Piping