Home features · age-restricted communities
Arizona 55-and-over communities: what the rules are and what they cost
The federal rules behind age-restricted housing, and the dues, one-time fees, and taxes that come with Arizona's two largest recreation-center communities.
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What makes a community 55-and-over under federal law?
Quick answer: Under HUD's HOPA rules, at least 80% of a community's occupied units must have at least one occupant 55 or older, the community must publish and follow policies showing that intent, and it must verify ages through surveys or affidavits updated at least every two years. Fees and age rules vary by community.
Source: 24 CFR §100.304, §100.305, and §100.307 (eCFR). Last updated .
The federal rules, in plain English
The Fair Housing Act normally bars housing rules based on familial status. The "housing for older persons" exemption lets a community limit occupancy by age if it meets HUD's rules in 24 CFR Part 100, Subpart E:
- The 80% test (§100.305): at least 80% of occupied units must be occupied by at least one person 55 or older. The other 20% is up to each community's own rules.
- Intent (§100.304): the community must be intended and operated for occupancy by persons 55 or older, and show it through its published policies.
- Verification (§100.307): it must be able to prove compliance through reliable surveys and affidavits, with procedures to check occupancy, updated at least once every two years.
That means every age-restricted community sets its own details, such as minimum ages for other occupants, guest stays, and rentals. Read the CC&Rs and the recreation-center rules before you make an offer.
The costs that come with recreation-center communities
Arizona's large age-restricted communities fund golf courses, pools, and recreation centers through annual dues plus one-time fees charged when a home changes hands. These are the published 2026 amounts for the two largest:
| Fee | Sun City (RCSC) | Sun City West (RCSCW) |
|---|---|---|
| Annual dues or assessment | $680 per property per year (effective 1/1/2026) | $618 per person on the deed per year (July 1, 2026–June 30, 2027) |
| One-time fee at purchase | Preservation & Improvement Fee $4,000 + Capital Improvement Fee $1,500 | Asset Preservation Fee $5,750 |
| Transfer / recording | Transfer Fee $500 + Recording Fee $30 | Deed Transfer Fee $275 (plus a $125 seller resale disclosure fee) |
| Census median home value | $280,900 | $377,800 |
| Census median real estate taxes paid | $977 a year | $1,655 a year |
Sources: Recreation Centers of Sun City fee sheet (revised January 28, 2026); Recreation Centers of Sun City West Fee Schedule 2026-2027; U.S. Census Bureau, ACS 2020–2024 5-year (Sun City and Sun City West CDPs). Other HOA or association fees may also apply. Who pays one-time fees at closing is negotiable in the purchase contract.
Why the taxes are lower
Both communities' Census median real estate taxes are below Arizona's statewide median of $1,879: $977 in Sun City and $1,655 in Sun City West. The Sun City Independent has reported that Sun City and part of Sun City West are exempt from some school taxes. Maricopa County's 2026 table includes "No School" tax areas for unincorporated land at 3.7367 primary and 0.6218 secondary per $100. Confirm the tax area code on any parcel's bill. More in our Sun City guide.
A checklist before you buy in any age-restricted community
- Get the age rules in writing: who must be 55 or older, and the rules for other occupants, guests, and renting.
- Add up the annual dues per person or per property, plus any sub-association HOA.
- Budget the one-time fees at closing (often several thousand dollars).
- Read the resale disclosure, which the association must deliver within 10 days of notice of a pending sale (A.R.S. §33-1806).
- Compare the full monthly cost, not the price: dues, taxes, and insurance included.
Three steps from browsing to touring
- See the costs here, no signup. Every guide on this site is open, with no forms. Read the taxes, fees, and rules first.
- Search by payment, privately, on MABLS. Pick the monthly payment you're comfortable with. Each home shows its own property taxes, HOA dues, and insurance, so two homes at the same price can show different payments. It's a free account, and we never sell your information.Search 55-and-over community homes by payment
Opens the MABLS home search. Payments shown there are estimates to help you search, not a loan offer or rate quote.
- Make it exact with Pam. Get pre-qualified with Pam Messina. Once you're pre-qualified, Pam can update the maximum monthly payment and total funds to close in your MABLS search, so results match what you actually qualify for. If you'd like, she can also give you a free, no-obligation introduction to a real estate professional so you can start touring homes.Get pre-qualified with Pam (opens in a new tab)
Applications are handled by Pam Messina, NMLS #245626, Rebel Rate Mortgage, Inc. (NMLS #2571369).
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Data as of October 4, 2026. Figures are cited to the public sources listed below. General information for Arizona home shoppers, not a loan offer, rate quote, or commitment to lend.
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Sources
- 24 CFR §100.304, housing for persons who are 55 years of age or older (eCFR; retrieved October 4, 2026)
- 24 CFR §100.305, 80 percent occupancy (eCFR; retrieved October 4, 2026)
- 24 CFR §100.307, verification of occupancy (eCFR; retrieved October 4, 2026)
- Recreation Centers of Sun City, Inc. (RCSC), Fees (fee sheet revised January 28, 2026; annual assessment effective January 1, 2026; retrieved October 4, 2026)
- Recreation Centers of Sun City West, Fee Schedule 2026-2027 (effective July 1, 2026 to June 30, 2027; retrieved October 4, 2026)
- Recreation Centers of Sun City West, home page (retrieved October 4, 2026)
- U.S. Census Bureau, American Community Survey 2020–2024 5-year estimates: B25077 (median home value), B25103 (median real estate taxes paid), B25088 (median owner costs with a mortgage), B08013/B08303 (mean travel time to work), B25003 (owner-occupied share), B01003 (population) (retrieved October 4, 2026)
- Maricopa County, 2026 Tax Rates (rates per $100 of assessed value by tax area, school, city, fire, and special districts) (tax year 2026; retrieved October 4, 2026)
- Sun City Independent, "No taxation without representation: Age-restricted community fights for equity" (local news report; retrieved October 4, 2026)
- Arizona Revised Statutes §33-1806, planned community resale disclosures (retrieved October 4, 2026)
Frequently asked questions
What does 55-and-over mean in Arizona?
It means the community qualifies for the federal housing-for-older-persons exemption: at least 80% of occupied units have at least one occupant 55 or older, with published policies and age verification at least every two years (24 CFR 100.304–100.307).
Can someone under 55 live in a 55-and-over community?
Often, yes, within the community's own rules. HUD's 80% test leaves up to 20% of occupied units to each community's policies, and many allow younger spouses or occupants. Get the rules in writing.
How much are Sun City AZ HOA fees?
Recreation Centers of Sun City's annual property assessment is $680 per property for 2026, with one-time fees at purchase of $4,000 (Preservation & Improvement) and $1,500 (Capital Improvement), plus a $500 transfer fee.
How much are Sun City West dues?
The Recreation Centers of Sun City West charge owner member dues of $618 per person on the deed per year for July 1, 2026 to June 30, 2027, plus a one-time $5,750 Asset Preservation Fee.
Are property taxes lower in Sun City?
The Census median real estate tax paid in Sun City is $977 a year, about half of Arizona's $1,879, partly because Sun City is reported to be exempt from some school taxes.