Original Sun City West
$215K – $425K
Patio homes and single-family Del Webb floor plans (Sundial, Sapphire, Topaz). Mature desert landscaping, golf-cart streets, walkable to RC centers.
Sun City West, Arizona
The original active-adult community.
Still the smartest move in the West Valley.
Founded by Del Webb in 1978, Sun City West is a 55+ master-planned community of 17,000+ homes spread across 7 square miles of the West Valley of Phoenix. Nine golf courses, four recreation centers, a 550-seat performing arts theater, 100+ chartered clubs — and one of Arizona's most stable resale markets.
Want to see Sun City West in action? Watch William's video walkthroughs for an inside look at the community.
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By the numbers
The Sun City West footprint in a snapshot — every figure William verifies annually against RCSCW, ARMLS, and U.S. Census data.
17,000+
Homes
30,000+
Residents
9
Golf Courses
4
Rec Centers
100+
Chartered Clubs
$215K–$875K
Typical Price Range
2026 Market Trends
What the Sun City West market is doing right now.
Numbers below are pulled from ARMLS, the Cromford Report, and Maricopa County Assessor records, and are refreshed quarterly. William publishes a deeper monthly briefing — request it from the contact page.
12-Month Median Sale Price
$385,000
+2.1% YoY
Average Days on Market
38 days
−6 days YoY
Sale-to-List Price Ratio
97.8%
Buyers' market leaning neutral
Active Listings (rolling)
320 – 410
Higher than 2023 lows
Months of Inventory
3.2 months
Balanced market
Cash Buyer Share
~46%
Higher than Maricopa County avg.
Home Pricing in SCW
What homes actually cost — by type.
| Home Type | Typical Price Range | Notes |
|---|---|---|
| Patio Homes (1,000–1,400 sqft) | $215,000 – $315,000 | 2 bed / 2 bath / 1–2 car. Original SCW Del Webb plans. |
| Single-Family Standard (1,400–2,000 sqft) | $310,000 – $475,000 | 3 bed / 2 bath, often updated kitchens, pool optional. |
| Single-Family Premium (2,000–2,800 sqft) | $450,000 – $675,000 | Golf-course or premium-view lots, casitas, extended garages. |
| Gated Luxury (Corte Bella, custom) | $675,000 – $1,200,000+ | Custom builds, view premiums, resort amenities. |
Cost of Living
Affordable, low-tax, and built for retirees.
Arizona consistently ranks in the top 10 most retiree-friendly tax states. Sun City West stretches a fixed income further than nearly any other amenity-rich West Valley community.
Cost of living index
~96 (vs. US avg 100)
Slightly below the national average.
Median home price (2026)
~$385,000
Per ARMLS recent 12-month rolling median.
Property tax rate
~0.51% effective
Arizona is among the 15 lowest states for property tax.
State income tax
2.5% flat
Social Security income not taxed by Arizona.
Sales tax (combined)
8.5%
State 5.6% + Maricopa County 0.7% + Sun City West 2.2%.
Sun City West RCSCW fee
$540/year per resident
Mandatory recreation membership; replaces a traditional HOA.
Average electricity bill
$170 – $260/mo
APS service area; summer peak higher.
Average water + sewer
$70 – $110/mo
EPCOR Water (West Valley).
A short history
The community Del Webb built — and the residents who run it.
- 1960Del Webb opens the original Sun City — America's first master-planned active adult community.
- 1978Sun City West breaks ground 3 miles west on what was farmland and citrus groves.
- 1985Sundome Center for the Performing Arts opens (7,169 seats — once the largest single-level theater in the US).
- 1996Del Webb completes the build-out at 17,000+ homes.
- 2014Sundome closes; performing arts move to Stardust Theatre.
- TodayResident-governed via RCSCW; one of the most stable resale markets in the West Valley.
Lifestyle & Amenities
What you actually get for that RCSCW fee.
Recreation & Golf
- 9 golf courses (7 RCSCW-owned, 2 private/semi-private)
- 4 Recreation Centers — R.H. Johnson, Beardsley, Kuentz, Palm Ridge
- Pickleball, tennis, lawn bowling, bocce, softball stadium
- Indoor + outdoor pools, fitness centers, walking & golf-cart paths
Clubs & Social
- 100+ chartered clubs (woodworking, ceramics, ham radio, RV, photography)
- Stardust Theatre (550 seats) + Sundome history
- Library, computer labs, learning programs
- Active veterans, dance, music, and travel clubs
Healthcare
- Banner Boswell Medical Center (Sun City) — 4 minutes
- Banner Del E. Webb Medical Center (Sun City West) — on-community
- Mayo Clinic Phoenix — 35 minutes
- Multiple urgent care, dialysis, and senior-focused practices
Shopping & Dining
- Sun City West Plaza, R.H. Johnson Plaza, Stardust Plaza
- Surprise Marketplace & Prasada (Costco, Target, Sprouts) — 8 min
- Arrowhead Towne Center — 20 minutes
- Dozens of independent and chain restaurants on Bell Rd.
Travel & Access
- Phoenix Sky Harbor (PHX) — 35 minutes via Loop 303 / I-10
- Phoenix–Mesa Gateway — 55 minutes
- Spring Training: Surprise Stadium (Royals/Rangers) — 10 minutes
- Lake Pleasant Regional Park — 25 minutes
Safety & Services
- Sun City West Sheriff's Posse (volunteer patrol since 1979)
- Sun City West Fire District — full-service
- Lower-than-average crime per FBI UCR data
- PORA (Property Owners & Residents Association) advocacy
Neighborhoods William knows
William represents buyers and sellers across the entire West Valley 55+ corridor — not just SCW. Each community has its own personality, pricing, governance, and HOA structure.
Corte Bella (Gated)
$500K – $1.2M
Guard-gated luxury around a championship golf course. Newer construction, tile roofs, view lots backing to fairways or the White Tank Mountains.
The Grand
$340K – $850K
Formerly Sun City Grand — Robson-built community in Surprise just west of SCW. Granite Falls golf, Cimarron Center, dog park, pickleball.
Pebble Creek (Goodyear)
$425K – $1.1M
Robson resort community south of I-10. Eagle's Nest & Tuscany Falls golf. Newer floor plans, more new-build inventory.
Trilogy at Vistancia (Peoria)
$525K – $1.4M
Shea-built active adult on Vistancia's elevated mesa. Kiva Club, Mita Club, contemporary architecture, mountain views.
Sun City (Original)
$185K – $375K
Del Webb's original 1960 community. Most affordable entry into the 55+ corridor. Lower RCSC fee than SCW.
Trusted Local Resources
The numbers and links every SCW resident should bookmark.
William keeps this list current and verified. If a number changes, email billfleckaz@gmail.com and he'll update it.
Recreation Centers of Sun City West (RCSCW)
Official recreation authority — facility hours, golf tee times, club roster, membership transfer.
(623) 544-6000
PORA (Property Owners & Residents Association)
Resident advocacy, community news, safety alerts, and free notary services.
(623) 584-4288
Maricopa County Assessor
Property tax records, valuations, exemptions (Senior Property Valuation Protection).
(602) 506-3406
Sun City West Fire District
Non-emergency line, file-of-life, lockbox program, CPR classes.
(623) 544-7170
Banner Del E. Webb Medical Center
Acute-care hospital located inside Sun City West.
(623) 524-4000
Arizona Dept. of Real Estate (ADRE)
Verify any Arizona REALTOR® license, including William's (#SA687319000).
(602) 771-7700
For Buyers
Before you offer on a Sun City West home
- Confirm at least one occupant is 55+ (Housing for Older Persons Act).
- Verify RCSCW asset preservation fee was paid (~$4,500 one-time at closing).
- Check for polybutylene plumbing on homes built before 1995.
- Pull the roof age and AC age — both common negotiation levers.
- Confirm if the lot is on a golf course, premium-view, or interior street.
- Review utility costs over 12 months (APS + EPCOR statements).
For Sellers
How William prices and markets your SCW home
- Comparative Market Analysis using closed sales within 1/2 mile, last 90 days.
- Professional photography + drone, twilight shots, and 3D tour.
- Staging consultation (occupied or vacant) included.
- Syndication to MLS, Realtor.com, Zillow, Homes.com, and 100+ partner sites.
- Targeted social campaigns to Midwest/Northeast snowbird buyer audiences.
- Daily showing feedback and weekly written market update.
Considering a move to Sun City West?
William sends a free Sun City West neighborhood briefing — pricing snapshots, golf-cart accessibility maps, HOA notes, and a list of homes worth seeing — to anyone seriously evaluating the community.
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