Side by side
| Sun City | Sun City West | |
|---|---|---|
| City | Sun City (unincorporated Maricopa County) | Sun City West (unincorporated Maricopa County) |
| Opened | January 1, 1960 | 1978 (completed 1997) |
| Developer | Del E. Webb Development Co. (Del Webb) | Del Webb |
| Approx. homes | About 27,000–28,000 (published figures vary) | 17,187 homes + 604 apartments (RCSCW, Dec 2025) |
| Age rule | Age-restricted (55+). RCSC members must be 55+ or meet the spousal exemption. Non-owner residents can't be under 19. | At least one resident per household must be 55+. No one under 19 may live there permanently (per RCSCW). |
| Golf | 8 courses owned by the Recreation Centers of Sun City (RCSC) | 7 courses owned by the Recreation Centers of Sun City West (RCSCW) |
| Gated | No | No |
| Recurring HOA / rec fee | $680 per property per year (RCSC, 2026) | $618 per person on the deed per year (RCSCW, 7/1/2026–6/30/2027) |
| One-time buyer fees | $4,000 PIF + $1,500 CIF + $500 transfer + $30 recording | $5,750 Asset Preservation Fee + $275 deed transfer |
| General price range | Wide range. 55places lists below $100K to the low $1Ms (Oct 2026) | 55places lists mid $200Ks to high $900Ks (Oct 2026) |
Fees and rates are subject to change. Last checked October 2026. Verify with the HOA.
Figures as of 2026. Verify before purchase. These are the same figures, with the same labels and sources, as each community guide. Run your own numbers in the Cost to Live calculator.
Sun City may suit you if…
- Buyers who want the widest range of prices, including some of the most affordable 55+ homes in the Valley
- People who like a long-established community with mature trees and 8 rec centers
- Owners who want dues charged per property rather than per person
Sun City West may suit you if…
- Buyers who want slightly newer homes (built 1978–1997) in a Del Webb community
- People who want 4 large rec centers, 7 golf courses and the Stardust Theatre
- Single owners, since dues are charged per person on the deed
Frequently asked questions
Which costs less each year, Sun City or Sun City West?
Sun City's RCSC assessment is $680 per property per year (2026). Sun City West's RCSCW dues are $618 per person on the deed per year (2026–27), so a couple both on title pays $1,236. A single owner pays less in Sun City West, and a couple pays less in Sun City. Golf and any neighborhood HOA are extra in both.
What are the one-time buyer fees in Sun City vs Sun City West?
In Sun City, buyers pay a $4,000 Preservation & Improvement Fee, a $1,500 Capital Improvement Fee, a $500 transfer fee and a $30 recording fee ($6,030). In Sun City West, buyers pay a $5,750 Asset Preservation Fee and a $275 deed transfer fee ($6,025). Figures are 2026 and should be verified before purchase.
Can Sun City residents use Sun City West's rec centers?
No. Each community's recreation centers are for its own members. Sun City members use the RCSC facilities, and Sun City West members use RCSCW facilities.
Deciding between Sun City and Sun City West?
Greg can tour both with you in person or by video, and pull current fees for the exact homes you like.
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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)
- 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)