Community comparison tool

Compare West Valley 55+ communities side by side

Choose two or three of the ten communities Bill Fleck works in. The table shows home prices, fees, how many homes there are, when they were built, recreation, and Bill's own notes. Print it or save the link to come back later.

Step 1 — Pick up to 3 communities (2/3 selected)

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Comparison of Sun City West, The Grand
Category	Sun City West Sun City West, AZ	The Grand Surprise, AZ
Budget & costsFor buyers with a price range to stay within
Home price range	$215K – $875K+	$340K – $850K
Typical (median) price	~$385,000	~$472,000
HOA / recreation fees	$540/yr per resident (RCSCW — no traditional HOA)	~$1,975/yr per home (Sun City Grand Community Association)
Homes & marketSize, age and scale of each community
Number of homes	17,000+	9,800 (incl. condos)
Founded / built from	1978	1996
Builder	Del E. Webb Development Co.	Del Webb
Home sizes	1,000 – 2,800+ sqft	1,100 – 3,200 sqft
Rules & settingAge policy, security and location
City	Sun City West, AZ 85375	Surprise, AZ 85374
Age policy	55+ (one resident must be 55 or older)	45+ (more flexible than the Sun Cities)
Gated	No	No
Distance to Phoenix Sky Harbor Airport	About 25 miles (straight line)	About 27 miles (straight line)
Recreation & lifestyleFor buyers who want lots of activities
Golf	9 golf courses (7 RCSCW-owned)	4 golf courses (Granite Falls North & South, Desert Springs, Cimarron)
Pickleball, tennis & sports	Pickleball, tennis, lawn bowling, bocce, softball stadium	Pickleball, tennis, bocce, dog park
Pools & fitness	Indoor + outdoor pools and fitness centers	Multiple resort-style pools and fitness centers
Clubs & social life	100+ chartered clubs Stardust Theatre (550 seats) Active veterans, dance, and travel clubs	70+ chartered clubs Strong travel, RV, and dance club presence
Healthcare & services nearby	Banner Del E. Webb Medical Center on-community Banner Boswell Medical Center 4 minutes away Sun City West Sheriff's Posse (volunteer patrol since 1979) Sun City West Fire District	Banner Del E. Webb Medical Center 5 minutes
Bill's takeOpinion from Bill Fleck's local experience
Best for	Value-driven buyers Active golfers and pickleball players Anyone who wants amenities without gated premiums	Couples not yet fully retired Buyers who want newer construction without going custom Avid golfers
Watch out for	Original homes (1978–1985) often need updates No formal gating — security comes from the Posse and neighbors who watch out	HOA dues are 3–4x what RCSCW charges Not gated — security comes from a community patrol Inventory turns faster; be ready to act

Prices, fees and home counts come from Bill Fleck's community guides and should be confirmed with the community association and current listings before you buy. Airport distances are straight-line estimates; drive times vary with route and traffic. Grocery, dining and shopping closest to a specific street are included in Bill's personal report. Prepared by William Fleck, HomeSmart.

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Get Bill's personal community report

Bill Fleck lives in Sun City West and has helped buyers across the West Valley. Tell him what you're comparing (Sun City West, The Grand) and he'll send a personal report: recent sales in your budget, nearest grocery stores and restaurants, drive times, fee changes, and which streets he'd look at first.