Community costs · Sun City
Sun City, AZ: RCSC fees, property taxes, and the full cost to own
What the Recreation Centers of Sun City charge in 2026, the one-time fees at purchase, and why Sun City tax bills run well below the state median.
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How much are Sun City AZ HOA fees?
Quick answer: The Recreation Centers of Sun City (RCSC) charge an annual property assessment of $680 per property for 2026, owed by every deeded owner whether or not they use the facilities. Buyers also pay one-time fees: a $4,000 Preservation & Improvement Fee, a $1,500 Capital Improvement Fee, a $500 Transfer Fee, and $30 recording.
Source: Recreation Centers of Sun City, RCSC fee sheet (revised January 28, 2026). Last updated .
RCSC fees for 2026
| Fee | Amount | When |
|---|---|---|
| Annual Property Assessment | $680 per property | Every year (effective 1/1/2026) |
| Preservation & Improvement Fee | $4,000 | Each purchase, transfer, inheritance, or gift that changes ownership |
| Capital Improvement Fee | $1,500 | Each change in ownership |
| Transfer Fee | $500 | Each change in ownership |
| Recording Fee | $30 | Each change in ownership |
| Annual Privilege Card (non-owner occupant) | $340 per person | Per year (effective 1/1/2026) |
Source: Recreation Centers of Sun City, Inc., RCSC Fees sheet revised January 28, 2026. The sheet notes additional SCHOA or other association fees may apply. Who pays the one-time fees at closing is negotiable.
RCSC's fee sheet says its Facilities Agreement obligates each deeded owner to pay the annual assessment regardless of whether the owner occupies the property or uses the facilities. To hold an RCSC member card, an owner must be 55 or older or meet the spousal exemption, and must occupy the Sun City home as their primary Arizona residence unless their other Arizona residence is more than 75 miles away.
Property taxes in Sun City
- What owners pay: the Census median real estate tax in the Sun City CDP is $977 a year on a median home value of $280,900, compared with $1,879 and $394,500 statewide (ACS 2020–2024).
- Why: the Sun City Independent has reported that Sun City is exempt from some school taxes. Maricopa County's 2026 table lists unincorporated "No School" tax areas at 3.7367 primary and 0.6218 secondary per $100 of assessed value.
- Fire district: the Sun City Fire District's 2026 rates are 3.75 (operations) and 0.1514 (bond) per $100, about $390 a year per $100,000 of limited property value for parcels in the district.
- Unincorporated: Sun City is a census-designated place, not a city, so there's no city property tax line.
Confirm the exact tax area code on the parcel's bill; it's on the Maricopa County Treasurer's statement.
Sun City at a glance
The Census Bureau counts 37,486 residents in the Sun City CDP, with 84.2% of occupied homes owner-occupied. The median owner costs for owners with a mortgage are $1,154 a month, which includes taxes, insurance, and utilities in the Census definition, and the mean commute is 24.1 minutes.
Age rules
Sun City is an age-restricted community. Under HUD's rules for housing for older persons, at least 80% of occupied units must have at least one occupant 55 or older (24 CFR 100.305), and the community must verify ages through surveys or affidavits updated at least every two years (24 CFR 100.307). Rules for other occupants are set locally, so get them in writing. More in our 55-and-over communities guide.
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Applications are handled by Pam Messina, NMLS #245626, Rebel Rate Mortgage, Inc. (NMLS #2571369).
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Nearby: 55-and-over communities · Peoria · Surprise · El Mirage · Property tax by city
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
- Recreation Centers of Sun City, Inc. (RCSC), Fees (fee sheet revised January 28, 2026; annual assessment effective January 1, 2026; 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)
- 24 CFR §100.305, 80 percent occupancy (eCFR; retrieved October 4, 2026)
- 24 CFR §100.307, verification of occupancy (eCFR; retrieved October 4, 2026)
Frequently asked questions
What is the RCSC fee for 2026?
The Recreation Centers of Sun City annual property assessment is $680 per property per year, effective January 1, 2026.
What is the Preservation and Improvement Fee in Sun City?
It's a one-time $4,000 fee charged on each purchase, transfer, inheritance, or gift that changes ownership of a Sun City property, per the RCSC fee sheet revised January 28, 2026. A $1,500 Capital Improvement Fee also applies.
Do I have to pay RCSC fees if I don't use the facilities?
Yes. The RCSC fee sheet says the Facilities Agreement obligates deeded owners to pay the annual assessment regardless of whether they occupy the property or use the facilities.
What is the property tax in Sun City AZ?
The Census median real estate tax paid in Sun City is $977 a year. Parcel rates depend on the tax area; Sun City is reported to be exempt from some school taxes, and the Sun City Fire District adds 3.75 plus 0.1514 per $100.
Is Sun City AZ age-restricted?
Yes. It operates as housing for older persons, and RCSC membership requires an owner to be 55 or older or meet the spousal exemption.
Is Sun City part of Phoenix or Peoria?
Neither. Sun City is an unincorporated census-designated place in Maricopa County, so it has no city tax rate.