Sun City Festival
Del Webb's newest West Valley Sun City at the foot of the White Tank Mountains. New construction and resale.
Search Sun City Festival homes and sign up with Greg What's My Home Worth?Overview
Sun City Festival is the newest of Del Webb's Sun City communities in the Phoenix area, set against the White Tank Mountains in Buckeye. It's farther out than the original Sun Cities, which means newer homes, quieter roads and big mountain views.
Because Del Webb is still building, buyers can choose between brand-new construction and resale homes. Sellers here compete with the builder, so pricing and presentation matter.
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 | Buckeye, AZ 85396, within the Festival Ranch master plan, about 10 miles west of Surprise |
|---|---|
| Opened / developer | Del Webb (PulteGroup). Opened in the mid-2000s (sources cite 2005 or 2006). New homes are still being built. |
| Approximate homes | About 7,200 homes planned on roughly 3,100 acres |
| Golf | Copper Canyon Golf Club: 27 holes owned by the community association and managed by Troon Golf. Golf is paid separately. The Indigo Grille restaurant overlooks the course. |
| Recreation & amenities | 2 recreation centers (per Greg Slaughter, local agent, figures as of 2026, verify before purchase), with resort pools, spas, fitness centers and an indoor walking track. Also a pickleball complex, tennis, bocce, softball, wood shop and crafts studio, and a pet park. |
| Clubs | A variety of chartered clubs and classes with an on-site activities director |
| Age rule | 55+ community. One local guide notes Del Webb may allow a limited share of new-build buyers aged 45+. Confirm with Del Webb/HOA. |
| Gated | No |
| Home styles | Single-story single-family homes, including Del Webb's newer low-maintenance 'Skyline' series with yard care handled |
| Special tax note | Homes are in the Festival Ranch Community Facilities District (CFD), which adds an assessment to the property tax bill. Check the tax bill for any specific home. |
| General price range | High $300Ks to high $700Ks per 55places. contact Greg for current figures. |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
Fees at a glance
| HOA / Community Assessment | $540 per quarter (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) |
|---|---|
| Working Capital Fee | $1,080 one-time (reported) |
| One-time capital (cap) fee | 0.25% of the purchase price (per Greg Slaughter, local agent, figures as of 2026, verify before purchase) |
| Disclosure / Transfer | $240 / $125 (reported) |
| Festival Ranch CFD | Appears on the property tax bill. Amount varies by home, so contact Greg for current figures. |
| Golf | Separate (daily fee or membership through Copper Canyon) |
Want the exact numbers for a specific home? Ask Greg and he'll pull the current figures for that address.
Estimate your Sun City Festival costs in the Cost to Live calculator
If you're buying in Sun City Festival
- Look at the Festival Ranch CFD line on the property tax bill. It's a real part of the cost of owning here.
- Compare new-build pricing and incentives against resale homes, which often come with landscaping, window coverings and upgrades already done.
- Drive the commute to the doctors, airport and family you'll visit most often.
- Golf at Copper Canyon is separate from HOA dues.
If you're selling in Sun City Festival
- You're competing with new Del Webb inventory. Highlight what comes with your home that a new build doesn't: finished landscaping, upgrades, window coverings, mature yard.
- Ask Greg for a comparison of your home against current builder pricing and recent resales.
- Disclose CFD and HOA details up front so buyers aren't surprised mid-escrow.
Sun City Festival: honest pros and cons
Pros
- Del Webb community that is still building, so new and resale homes are both available
- 27-hole Copper Canyon Golf Club
- Lower recurring fees than many resort communities (per Greg)
Cons
- Far west Buckeye location, with a longer drive to central Phoenix
- Cap fee is a percentage of the price (0.25%, per Greg)
- Ongoing construction
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 Festival listings
See every home for sale right now, updated from the MLS, on Greg's search site.
See live Sun City Festival listings What's my home worth?Video tour of Sun City Festival
Video tour coming soon. Greg is filming his own walk-through of Sun City Festival.
Want a live video tour now? Call or text 623-523-1557 or sign up with Greg.
Desert living in the West Valley
Stock photos of general Arizona desert scenery (Unsplash). They are not photos of Sun City Festival. For real photos of homes and amenities in Sun City Festival, ask Greg.
More for Sun City Festival
What's my Sun City Festival home worth? · Market snapshot for ZIP 85396 · See Sun City Festival on the map · Is Sun City Festival 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
What is the one-time cap fee in Sun City Festival, 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 Festival, plan for: Cap fee 0.25% of purchase price (per Greg Slaughter, local agent, figures as of 2026, verify before purchase); plus working capital & disclosure/transfer fees (reported). 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 Festival?
Recurring fees: $540 per quarter (per Greg Slaughter, local agent, figures as of 2026, verify before purchase). Figures are dated and sourced below. Confirm in the resale disclosure packet.
Is Sun City Festival gated?
No.
Does Sun City Festival have golf?
27-hole Copper Canyon Golf Club (association-owned, managed by Troon).
How many homes are in Sun City Festival?
About 7,200 planned at buildout.
When was Sun City Festival built?
Mid-2000s (sources cite 2005–2006); still building.
What are the age rules in Sun City Festival?
55+ community. One local guide notes Del Webb may allow a limited share of new-build buyers aged 45+. Confirm with Del Webb/HOA. Confirm the occupancy rules in the CC&Rs.
How can I see homes for sale in Sun City Festival?
Use Greg's live listings search (link on this page) or call or text Greg Slaughter at 623-523-1557. He also does video tours for out-of-state buyers.
Questions about Sun City Festival?
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.
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.