Sun City Grand — "The Grand" — is one of the most amenity-rich 55+ resort communities in metro Phoenix: 9,802 homes, four championship golf courses, four amenity centers. This 2026 guide covers HOA structure, floorplans, prices, and comparisons to Sun City West and Trilogy at Vistancia.
If you're searching for Sun City Grand homes for sale, you're looking at one of the most amenity-rich 55+ resort communities in the Phoenix metro. Built by Del Webb (now Pulte) between 1996 and 2005 on the northwest edge of Surprise, Sun City Grand — often called "The Grand" — packs 9,802 homes, four championship golf courses, and four amenity centers into one master plan. This 2026 guide covers HOA structure, floorplans, prices, and how The Grand stacks up against Sun City West and Trilogy at Vistancia.
Surprise is the epicenter of active-adult living in the West Valley — our 55+ communities in Surprise guide covers them all. Sun City Grand's edge is scale plus polish. It's the newest of the three Sun City–branded communities in Maricopa County, which means open floorplans, tile roofs, and modern kitchens rather than the 1960s–1980s ranch stock in the original Sun City West. The Grand also concentrates amenities tightly: everything anchors around the Village Center off Sunrise Boulevard, so residents can walk or golf-cart to fitness, pickleball, pools, and the Sonoran Plaza ballroom. For the day-to-day lifestyle read our Sun City Grand neighborhood overview, and see our Surprise neighborhoods guide for how it fits into the wider city.
The Grand runs on a two-part HOA structure that trips up many out-of-state buyers. First is the annual community assessment — roughly $1,795/year in 2026 (about $150/month equivalent) — covering all four amenity centers, fitness, pools, tennis, pickleball, bocce, 60+ chartered clubs, and community patrol. Golf is billed separately via resident daily rates or optional memberships. Second is the CARE preservation fee: a one-time $5,400 capital contribution paid by the buyer at closing that funds long-term amenity reinvestment (roof replacements, court resurfacing, clubhouse renovations). Budget for it on top of your down payment and closing costs. Our home-buying checklist and Surprise home-buying guide cover how to fold HOA disbursement documents into your inspection window.
Golf is why many buyers land at The Grand. Four courses — designed by architect Greg Nash with input from PGA Hall of Famer Billy Casper — sit inside the community, and residents pay far below the public rack rate:
All four are managed by the community rather than a third-party operator, which keeps resident tee times and rates well below public courses like Verrado, Falcon Dunes, and Quintero.
Sun City Grand has four amenity centers — knowing what each hosts helps you pick a home location:
9,000-sq-ft Grand Ballroom, meeting rooms, and craft studios — big-band nights, galas, and large club meetings happen here.
Main fitness building — weight room, indoor lap pool, outdoor resort pool, indoor walking track, dance/aerobics studios. If your habit is a morning swim or group class, live near Adobe.
Second fitness center and pickleball HQ — dozens of courts and skill-level open play, one of the deepest programs in the West Valley.
Visitor's welcome center and The Grand's resident TV studio. Touring buyers usually start here.
Because The Grand was built out over roughly a decade, buyers get real variety without leaving the community. Homes fall into three broad categories:
| Home type | Size | Bedrooms | Typical 2026 price |
|---|---|---|---|
| Condos | 427–1,021 sq ft | 1–2 | $210K–$310K |
| Attached villas | 1,096–1,441 sq ft | 1–2 | $330K–$430K |
| Single-family (small) | 1,097–1,600 sq ft | 2 | $380K–$480K |
| Single-family (mid) | 1,600–2,400 sq ft | 2–3 | $460K–$625K |
| Single-family (large / golf lot) | 2,400–3,388 sq ft | 2–4 | $625K–$1.1M+ |
Homes overlooking a golf course, lake, or greenbelt consistently command a 10–20% premium over comparable interior-lot floorplans. Extended casita models and homes with pools also carry premiums. If Sun City Grand pricing pushes past your budget, our roundup of Surprise homes for sale under $500K and luxury homes in Surprise covers both ends of the market.
The Grand has held up better than most West Valley 55+ resale markets in the current cycle. Redfin's neighborhood data shows a $460,000 median sale price in late 2025, up 2.2% year over year, while broader Surprise dipped ~1.1% and the original Sun City fell nearly 8% (Redfin, June 2026). The delta comes down to age of stock — newer construction commands a premium buyers keep paying. Inventory peaks each November through March as snowbird sellers list before heading north. Our Surprise real-estate market report tracks metro-wide numbers monthly.
These three communities anchor the West Valley 55+ conversation, and each attracts a distinct buyer:
| Feature | Sun City Grand | Sun City West | Trilogy at Vistancia |
|---|---|---|---|
| Developer | Del Webb (Pulte) | Del Webb | Shea Homes |
| Year built | 1996–2005 | 1978–1997 | 2004–present |
| Total homes | ~9,800 | ~17,000 | ~3,300 (at build-out) |
| Monthly HOA equivalent | ~$150 | ~$50 (RCSC assessment) | ~$285 |
| One-time preservation fee | $5,400 | ~$5,000 | ~$2,300 |
| Golf courses | 4 championship | 7 (5 championship, 2 executive) | 1 championship (Trilogy Golf Club) |
| Gated | No | No | Yes |
| Median sale price (late 2025) | ~$460K | ~$355K | ~$610K |
| Vibe | Modern, amenity-heavy, mid-size | Established, largest, best value | Newer, gated, resort/spa focus |
Rule of thumb we use with clients: buyers who prioritize maximum golf and clubs per dollar land at Sun City Grand; those who want the lowest possible carrying cost pick Sun City West; and buyers who want a newer, gated, resort-spa feel gravitate toward Trilogy at Vistancia. Cross-shopping all three in a single day is standard — they're within 15 minutes of each other.
The Grand is subdivided into named villages — Granite Falls, Sage, Havasu, Coyote Lakes, and others — clustered around the golf courses. All share the same HOA, amenity access, and CARE fee. When you tour, decide whether you want proximity to the Village Center (Adobe/Sonoran) or to the Cimarron pickleball courts — that single choice drives location for most buyers. Our best Surprise neighborhoods and Marley Park guides help if you're weighing non-age-restricted options nearby.
The community sits directly across Bell Road from the Prasada shopping district, one of the fastest-growing retail nodes in the West Valley — grocery (Fry's, Safeway, Sprouts), Costco, Home Depot, urgent care, and dozens of restaurants are all within a 5-minute drive. Our Prasada Marketplace guide covers what's opening in 2026; see also our best Surprise restaurants, things to do, and Surprise events guides. Healthcare is another draw: Banner Del E. Webb Medical Center is 5 minutes east, and Sky Harbor is a 45-minute drive via Loop 303 to I-10. For relocation logistics, our moving to Surprise guide and cost of living breakdown cover the practical steps.
Arizona property tax rates run roughly 0.55–0.65% of assessed value, well below California, Illinois, or the Northeast. Our Arizona property tax guide covers the primary-residence classification and how to protest a valuation. Combine that with the stable HOA and no state tax on Social Security, and total ownership at The Grand is dramatically lower than comparable resort communities in other Sun Belt states. Resale liquidity is strong — as a known national brand with a captive snowbird pipeline, well-maintained homes typically sell in 30–60 days at peak season. When you sell, our home-selling guide and home-selling checklist cover age-restricted resale pricing, and our free home value estimator gives a quick baseline.
Three steps we walk every out-of-state buyer through:
Talk to a local agent who works The Grand weekly before you fly out. Our team at Deal Landers Arizona Realty previews homes weekly — see our Surprise real-estate agents page for how we work with out-of-state buyers.
Not every buyer lands at The Grand. For newer construction under warranty, our guides to new homes in Surprise and West Valley new construction in 2026 cover Trilogy, Sterling Grove, and other 55+ new-builds. Relocating from the coast? Our California-to-Arizona West Valley guide is what most California clients read first. For non-age-restricted alternatives with strong resale, see Waddell homes for sale and Sarah Ann Ranch. Multigenerational buyers should also check Desert Oasis, Surprise schools, and best schools. Investors: our Surprise rental properties and Surprise vacation rentals pages cover the constraints on renting inside 55+ communities — short version: The Grand permits long-term rentals only, with a 55+ tenant.
Sun City Grand rewards buyers who do their homework — the floorplan variety, HOA structure, and village-level differences reward a careful search. Our team at Deal Landers Arizona Realty specializes in West Valley 55+ resale and works with out-of-state buyers every week. Call or text 623-295-8169 to schedule a tour or ask a specific floorplan question.
Deal Landers Arizona Realty
17310 W Wildwood St, Surprise, AZ 85388
623-295-8169
Sun City Grand is a 55+ age-restricted community, but its CC&Rs use the federal "80/20" flexibility — up to 15% of homes can be occupied by residents 45–54 with no 55+ household member. In practice, homeowners must be at least 45, and at least 85% of all homes must have one permanent resident 55 or older. All renters must be 55+, and no permanent resident under 19 is allowed.
Budget roughly $150 per month as your baseline community association cost (billed annually at about $1,795). That covers all four amenity centers, fitness, pools, tennis, pickleball, bocce, and community patrol. Golf is separate — you can pay daily rates or buy an optional golf membership. There's also a one-time $5,400 CARE preservation fee paid by the buyer at closing on top of standard closing costs.
Sun City West is larger (17,000 homes), older (built 1978–1997), and cheaper — the median sale price sits around $355K versus $460K at The Grand. Sun City West runs on the RCSC model with a very low ~$50/month equivalent assessment and seven golf courses. The Grand is newer, more amenity-dense per acre, and has modern open floorplans. See our full Sun City West guide for a side-by-side.
Start at Cimarron — it's a par-60 short course perfect for building confidence and playing quickly. Desert Springs is an executive-length course that's more forgiving than the Granite Falls layouts. Granite Falls South is the championship test most low-handicap residents gravitate toward. Resident daily rates on all four are meaningfully below the surrounding public courses at Verrado and Quintero.
Yes, but with meaningful restrictions. Long-term rentals are permitted, but every renter must be 55 or older — no exceptions, even for a younger spouse. Short-term and vacation rentals are prohibited by community rules. If pure rental yield is your goal, our Surprise rental properties guide and vacation rentals guide cover better-suited neighborhoods.
No. Sun City Grand is not a gated community — the streets are open to public traffic. The community does contract with community patrol services that circulate 24/7 and respond to resident issues. If gated is a firm requirement, Trilogy at Vistancia and Corte Bella are the two most direct alternatives in the immediate area.
The Redfin-reported neighborhood median sale price was $460,000 in late 2025, up 2.2% year over year — meaningfully stronger than the broader Surprise market. Condos start in the low $200Ks, attached villas run mid-$300Ks to low $400Ks, and detached single-family homes range from about $380K for smaller two-bedrooms up to $1M+ for larger models on premium golf-course or lake lots.
Call or text our team at 623-295-8169. We preview Sun City Grand homes weekly and can run live video tours, pull HOA disclosure packages, and coordinate inspections while you're back home. Most of our out-of-state buyers close in a single fly-in trip after 2–3 weeks of remote shortlisting.
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