Sun City vs Sun City West: how they compare in 2026
Two Del Webb age-restricted communities a few miles apart, with different homes, fees and rec center rules.
Sun City
- Opened: 1960, by Del Webb
- Population: 39,931
- Median age: 72.7
- Median home value: $280,900
- Recreation centers: 8, run by the Recreation Centers of Sun City (RCSC)
- Golf courses: 8
- Chartered clubs: 124
- Annual rec center assessment: $680 a year per property (2026)
- Fee when a home changes owners: $4,000 Preservation and Improvement Fee, plus a $500 transfer fee
Sun City West
- Built: 1978 to 1997, by Del Webb
- Population: 25,806
- Median age: 74.8
- Median home value: $377,800
- Recreation centers: 4, run by the Recreation Centers of Sun City West (RCSCW)
- Golf courses: 7
- Chartered clubs: More than 90
- Annual membership dues: $618 per person (July 2026 to June 2027)
- Fee when a home changes owners: $5,750 Asset Preservation Fee for new owners
Please note: fees, dues, age rules and population figures can change at any time. The details on this page were last checked in October 2026. Confirm current amounts and rules with RCSC and RCSCW before you buy or sell. Sources: U.S. Census Bureau (2020 census population; 2024 ACS median age and home value); RCSC 2026 fee sheet (revised Jan 28, 2026) and suncityaz.org; RCSCW fiscal 2026-27 budget and suncitywest.com.
The differences that matter most
Fees work differently
Sun City charges its annual assessment per property. Sun City West charges dues per person, so a couple pays twice. The fee a buyer pays at purchase is also higher in Sun City West.
Home age and size
Most Sun City homes date from its first two decades. Sun City West came a generation later, so its homes tend to be larger, with more varied floor plans and bigger garages.
Price
Sun City has the lower median home value of the two. Buyers often trade some size and age for a lower price, or the reverse.
Buying in either one
I compare homes in both communities side by side, including dues, the fee at purchase and any deed restrictions, before you make an offer.
Selling in either one
Buyers often shop both. Knowing which reason brings buyers to your home shapes how I price and market it.
Mike Vasquez, REALTOR®
Barrett Real Estate. Arizona real estate license SA631240000. Questions about this guide? Call or text (602) 698-7355, or read more about Mike.
Frequently asked questions
Are both communities age-restricted?
Yes. Both are age-restricted communities. Confirm the current occupancy rules with RCSC or RCSCW before you buy or list.
Can I use the rec centers in both?
No. Each association serves its own community, with its own membership and fees.
Which one costs less to own?
It depends on your household. Sun City charges per property and Sun City West per person, and the purchase fees differ. I can work out the yearly cost for your situation.
How far apart are they?
A few miles. Sun City West sits northwest of Sun City, with Youngtown and Surprise nearby.