Ventana Lakes
A non-gated 55+ community on the Peoria/Sun City line, built around nine stocked lakes with walking paths, fishing and non-motorized boating.
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Ventana Lakes sits on the line between Peoria and Sun City, built around nine stocked lakes. Residents walk the lake paths, fish catch-and-release and take out non-motorized boats, and a full-time Activities Director runs concerts, trips and classes (per the POA).
It's non-gated and has no golf course. The base assessment is among the lower ones in the West Valley, but sub-areas such as the Gardens and the townhome sections add their own fees. Which part of the community a home is in matters. See the Loving Phoenix Team's Ventana Lakes HOA fee guide for the breakdown.
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 | Peoria and Sun City, AZ. Association office: 10874 W Chino Dr, Sun City, AZ 85373, 623-566-6001 (per Ventana Lakes POA) |
|---|---|
| Age status | Active adult (55+) community (per Ventana Lakes POA). contact Greg for current figures on the specific occupancy rules. |
| Built | The association was incorporated Aug 20, 1986 (Arizona Corporation Commission record). Third-party sources put construction from the mid-1980s to about 2000, plus 69 K. Hovnanian Four Seasons homes added 2017–2020 (golfat55). |
| Approximate homes | About 1,700–1,770 (55places lists 1,701; golfat55 lists 1,770) |
| Lakes | Walking paths around nine lakes, with catch-and-release fishing from stocked lakes and non-motorized boating (per Ventana Lakes POA) |
| Amenities & activities | Clubhouses, pools and sport courts, a full-time Activities Director, clubs, and a monthly newsletter, “Ventana Views” (per Ventana Lakes POA) |
| Gated | No (per 55places and golfat55) |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
Fees at a glance
| Base HOA assessment | $360.36 per home per quarter (about $120/month) (approximate — verify with HOA; checked Oct 2026); Loving Phoenix Team, verified May 2026 |
|---|---|
| Sub-area fees | The Gardens sub-section adds about $262.50/quarter. Townhome areas run higher because they cover exterior and roofing (Loving Phoenix Team HOA-fee guide, 2026) |
| CARE fee | $4,000 one-time (Loving Phoenix Team, verified May 2026) |
| Transfer fee | About $200 one-time (approximate — verify with HOA; checked Oct 2026) |
| Disclosure fee | About $200 one-time (approximate — verify with HOA; checked Oct 2026) |
| Management | HOAMCO (per Ventana Lakes POA contact page) |
Want the exact numbers for a specific home? Ask Greg and he'll pull the current figures for that address.
Estimate your Ventana Lakes costs in the Cost to Live calculator
If you're buying in Ventana Lakes
- Confirm which sub-area the home is in. Fees differ (Gardens, townhome sections).
- Older homes date from the mid-1980s, so check roof, HVAC and water-heater age.
- Budget the one-time CARE fee in your cash to close.
If you're selling in Ventana Lakes
- Lake-view lots are a draw, so feature the view in photos.
- Spell out what your sub-area fee covers.
- Ask Greg for a value based on recent Ventana Lakes sales.
Ventana Lakes: honest pros and cons
Pros
- Nine lakes with walking paths, fishing and boating
- Low base assessment compared with many West Valley 55+ communities
- Full-time Activities Director and many clubs
Cons
- No golf course in the community
- Not gated
- Fees vary by sub-area, so compare carefully
Based on the dated, sourced facts on this page. Every buyer weighs these differently, so ask Greg what matters for your situation.
Live Ventana Lakes listings
See every home for sale right now, updated from the MLS, on Greg's search site.
See live Ventana Lakes listings What's my home worth?Video tour of Ventana Lakes
Video tour coming soon. Greg is filming his own walk-through of Ventana Lakes.
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 Ventana Lakes. For real photos of homes and amenities in Ventana Lakes, ask Greg.
More for Ventana Lakes
What's my Ventana Lakes home worth? · Market snapshot for ZIP 85373 · See Ventana Lakes on the map · Is Ventana Lakes 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
Is Ventana Lakes gated?
No. Third-party guides (55places, golfat55) list it as non-gated.
Can you fish at Ventana Lakes?
Yes. The POA says the lakes are stocked for catch-and-release fishing, and non-motorized boating is allowed.
What is the one-time cap fee in Ventana Lakes, 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 Ventana Lakes, plan for: $4,000 CARE fee + about $200 transfer + about $200 disclosure (May 2026). 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 Ventana Lakes?
Recurring fees: $360.36/quarter base per home (about $120/mo); Gardens adds about $262.50/qtr (verified May 2026). Figures are dated and sourced below. Confirm in the resale disclosure packet.
Is Ventana Lakes gated?
No (per 55places and golfat55).
Does Ventana Lakes have golf?
No golf course in the community.
How many homes are in Ventana Lakes?
About 1,700–1,770 (published figures vary).
When was Ventana Lakes built?
Association formed 1986; built from the mid-1980s.
What are the age rules in Ventana Lakes?
Active adult (55+) community (per Ventana Lakes POA). contact Greg for current figures on the specific occupancy rules. Confirm the occupancy rules in the CC&Rs.
How can I see homes for sale in Ventana Lakes?
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 Ventana Lakes?
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.
- Ventana Lakes Property Owners Association (official)
- Ventana Lakes POA: Reference & contact information (HOAMCO)
- Loving Phoenix Team: Ventana Lakes HOA fees explained (2026)
- 55places: Ventana Lakes (third-party)
- golfat55: Ventana Lakes (third-party)
- AZ HOA Transparency Project: Ventana Lakes POA (Arizona Corporation Commission record)