Sun City West
Seven golf courses, four big recreation centers and more than 90 chartered clubs.
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Sun City West was Del Webb's second Arizona Sun City, opened in 1978 just west of the original. It's known for its golf: seven courses run by the Recreation Centers of Sun City West. The R.H. Johnson Recreation Center is one of the largest in the country.
Like Sun City, it's unincorporated and funded through recreation-center dues rather than a single master HOA. One thing that differs: RCSCW dues are charged per person on the deed, not per home.
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 West, AZ 85375, west of Sun City along R.H. Johnson Blvd |
|---|---|
| Opened / developer | Opened by Del Webb in October 1978 and completed in 1997 |
| Approximate homes | 17,187 homes and 604 apartments, nearly 27,000 residents, about 12 square miles (RCSCW General Manager report, Dec 2025) |
| Golf | 7 RCSCW golf courses. Golf cards are sold separately (2026–27 Unlimited annual card: $4,050). |
| Recreation centers | 4: R.H. Johnson, Palm Ridge, Beardsley and Kuentz. Plus a bowling center, private library, Stardust Theatre and Sports Pavilion. |
| Clubs | More than 90 chartered clubs (per RCSCW) |
| Age rule | At least one resident per household must be 55+. No one under 19 may live there permanently (per RCSCW). |
| Gated | No |
| Home styles | Single-level single-family homes (roughly 800 to 4,600+ sq ft) and attached villas/patio homes. Built 1978–1997, more than 140 models. |
| HOAs | Over 100 neighborhood homeowner associations exist within Sun City West, so some homes carry additional dues. |
| General price range | Mid $200Ks to high $900Ks per 55places. 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
| Owner Member Dues (RCSCW) | $618 per year per person on the deed (July 1, 2026 – June 30, 2027). A couple both on title pays $1,236. |
|---|---|
| Asset Preservation Fee (APF) | $5,750 one-time (2026–27). Can be triggered by changes to title, not just sales. |
| Deed Transfer Fee | $275 |
| Seller Resale Disclosure Fee | $125 |
| Golf | Separate. Unlimited annual golf card $4,050; Kachina card $895 (2026–27). |
| Neighborhood HOA | Varies by neighborhood; many homes have none. contact Greg for current figures. |
Want the exact numbers for a specific home? Ask Greg and he'll pull the current figures for that address.
Estimate your Sun City West costs in the Cost to Live calculator
Inspecting older homes in Sun City West
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 West
- Decide who will be on title. RCSCW dues are charged per person on the deed.
- Add the $5,750 Asset Preservation Fee to your cash-to-close budget.
- Ask whether the home is in one of the 100+ neighborhood HOAs and what those dues cover (some include exterior/landscape care).
- Homes range from the late 1970s to the 1990s. Inspect roof, plumbing and HVAC carefully.
If you're selling in Sun City West
- Buyers compare Sun City West with Sun City and The Grand. Pricing it right from day one matters.
- If you've updated kitchens, baths, HVAC or roof, have receipts ready. Buyers here value documentation.
- Ask Greg about recent sales on your street and in your model.
Sun City West: honest pros and cons
Pros
- 7 golf courses and big rec centers run by RCSCW
- Dues are per person, which helps single owners ($618/person/yr, 2026–27)
- Homes built 1978–1997, a little newer than Sun City
Cons
- A couple both on the deed pays twice the dues
- About $6,025 in one-time buyer fees (2026–27)
- Not gated, and older homes need careful inspection
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 West 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 West. For real photos of homes and amenities in Sun City West, ask Greg.
More for Sun City West
What's my Sun City West home worth? · Market snapshot for ZIP 85375 · See Sun City West on the map · Is Sun City West 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 West 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 West, 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 West, plan for: $5,750 Asset Preservation Fee + $275 deed transfer. 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 West?
Recurring fees: $618 per person on the deed per year (RCSCW, 7/1/2026–6/30/2027). Figures are dated and sourced below. Confirm in the resale disclosure packet.
Is Sun City West gated?
No.
Does Sun City West have golf?
7 courses owned by the Recreation Centers of Sun City West (RCSCW).
How many homes are in Sun City West?
17,187 homes + 604 apartments (RCSCW, Dec 2025).
When was Sun City West built?
1978 (completed 1997).
What are the age rules in Sun City West?
At least one resident per household must be 55+. No one under 19 may live there permanently (per RCSCW). Confirm the occupancy rules in the CC&Rs.
Questions about Sun City West?
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.
- RCSCW: Membership Fee Schedule, July 1, 2026 – June 30, 2027
- RCSCW: General Manager Report, 12/1/2025 (homes, residents)
- RCSCW: Sun City West home page (rec centers, golf, clubs)
- RCSCW: New Member Packet 2024–25 (history, age rules)
- 55places: Sun City West profile (third-party)
- 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