Sun City Arizona Real Estate Market Report — May 2026
The Sun City Arizona real estate market in May 2026 is firmly buyer-favorable for the first time in five years. The most recent monthly closed-sale data shows a median sale price near $260,000 (about 7 to 8 percent below last May), an average days-on-market window of 64 to 89 days depending on home style, and just over six months of standing inventory. Resale-only supply, the no-school-tax discount, and the deepening pool of out-of-state retirees relocating from California, Chicago, and Seattle continue to anchor demand… but pricing power has clearly shifted to buyers in the resale Gemini, patio home, and original Del Webb single-family segments. A dedicated full-time Sun City agent who knows the 7 recreation-center sub-areas, the 8 golf courses, and the Sun City RCSC Preservation Fee will protect your outcome on either side of the table.
May 2026 Market Snapshot
Median Sale Price $260,000 ▲ 7.5% YoY |
Average Sale Price $298,500 ▲ 1% YoY |
Price / Sq Ft $182 ▲ 8.5% YoY |
Homes Sold (Mo) 173 ▲ vs. 149 last year |
Active Listings 709 ▲ 3-mo upward trend |
Days on Market 64 days → vs. 61 last year |
Sale-to-List 97.0% → Stable |
Months of Supply 6.8 months → Buyer-favorable |
Prices & Volume… May 2026
Median sale price across the entire Sun City CDP came in at $260,000 in the most recent monthly cut, with average sale price at roughly $298,500 and a price-per-square-foot reading near $182. All three numbers print below the May 2025 peak. The year-over-year softening reflects two structural factors: a steady upward drift in active inventory (more than 700 homes available… roughly 6.8 months of supply), and rising property tax bills on remodeled estates that have pushed a wave of resale supply onto the market at the same time that buyer affordability has tightened nationally.
Volume is actually up year-over-year: 173 homes closed in the most recent reporting month versus 149 in the same month last year. That widening gap between rising volume and falling price is the textbook signature of a buyer-favorable resale market that is clearing inventory through price concessions rather than bidding wars. Homes priced 2 to 4 percent below comparable closed sales are getting offers in 30 to 45 days. Homes priced at or above last cycle’s comps are sitting at 90 to 110 days and absorbing one or more price cuts. Sale-to-list discipline at 97.0 percent confirms that final negotiation has migrated back to buyers across the entire price band from $150,000 condos to $700,000 lake-and-golf-course estates.
By Zip Code… Two Sun Citys
Sun City’s 14.6 square miles are split across two operative zip codes that buyers should treat as separate submarkets. 85351 anchors the older eastern and central portion of the community (Phase 1 and Phase 2, built 1960-1968, organized around Bell Recreation Center, Oakmont, and Sundial). 85373 covers the newer western portion (Phase 3, built 1968-1978, organized around Lakeview Center, Marinette, Mountain View, and Viewpoint Lake). Pricing, lot sizes, and floor plans differ meaningfully between the two.
- 85351 (Phase 1 and Phase 2… Bell, Oakmont, Sundial): Median sale price $255,000… down about 8 percent year-over-year. The original Del Webb floor plans run 1,000 to 1,700 square feet on slightly smaller lots, with a deep concentration of Gemini twin homes and patio condos. Banner Boswell Medical Center is the anchor of this zip code and a primary driver of resale demand from medical professionals and family members wanting to live near loved ones receiving care.
- 85373 (Phase 3… Lakeview, Marinette, Mountain View): Median sale price $328,500… down about 6 percent year-over-year. Larger floor plans (1,400 to 2,400 square feet), some lakefront and golf course lots, and access to the renovated Marinette and Lakeview recreation centers. Viewpoint Lake homes command a 15 to 25 percent premium over identical interior models on non-lake lots.
Sun City Neighborhoods & Subdivisions
Sun City does not have traditional named subdivisions in the way newer master plans do. Del Webb built the community in three construction phases between 1960 and 1978, organized around 7 recreation centers and 8 golf courses. Buyers and sellers identify properties by phase and by the nearest recreation center, which determines walkability, amenity access, and resale character. The 6 zones below capture how the resale market actually segments today.
Bell Center Area (Phase 2)
Anchored by Bell Recreation Center at 16820 N 99th Ave, this central Sun City zone offers walking-distance access to bowling (16 lanes), a full-service restaurant, indoor pool, and the largest fitness footprint in the original community. Many homes here back to Bell Park or sit on the South Golf Course.
Oakmont Center Area (Phase 1)
Sun City’s original recreation center at 10725 W Oakmont Dr, fully renovated in 2016 with the community’s only saltwater pool. Adjacent to the Del Webb Sun Cities Museum. Phase 1 homes (1960-1962) feature compact floor plans on larger lots… ideal for buyers who want to remodel and customize an original Del Webb model.
Sundial Center Area
Sundial Center at 14801 N 103rd Ave is home to the community’s only indoor swimming pools, including an automated chair-lift exercise pool for residents with mobility needs. Sundial Auditorium hosts most large community events. Strong concentration of patio homes and Gemini twins backing greenbelts.
Lakeview / Viewpoint Lake (Phase 3)
Lakeview Recreation Center at 10626 W Thunderbird Blvd anchors Sun City’s flagship lifestyle zone. Viewpoint Lake is a 33-acre man-made lake offering paddle boats, row boats, and lakefront homes that consistently trade at 15 to 25 percent premiums over identical interior comps. Bowling alley with 24 lanes plus full-service restaurant.
Marinette Center Area (Phase 3)
Marinette Recreation Center at 9860 W Union Hills Dr is the newest renovation in the system, featuring 20 pickleball courts (8 covered), an expanded state-of-the-art fitness center, outdoor spa, walking track, and basketball. Marinette-adjacent floor plans tend to be larger (1,600 to 2,400 square feet) on Phase 3 lots.
Mountain View Center Area
Mountain View Recreation Center at 9749 N 107th Ave features 7 new pickleball courts plus an auditorium for special events. The surrounding zone is one of the most golf-cart friendly in Sun City and a strong target for buyers who plan to live an entirely golf-cart-and-walk lifestyle. Adjacent to Sun City Country Club at 9433 N 107th Ave.
Sun City contains roughly 26,000 homes organized into approximately 52 numbered construction units (not named subdivisions). All addresses verified inside Sun City CDP boundaries, zip codes 85351 and 85373. Other recognized internal community-built condos and senior communities include El Dorado of Sun City, Lakeshore Estates, and Sevilla Sol. Sun City Country Club Estates is a separate gated, non-RCSC enclave inside the same boundaries.
Sun City’s Neighboring Cities & Surrounding Markets
Sun City sits within Maricopa County… in the West Valley site menu region, just minutes from Glendale, Peoria, Surprise, and Sun City West. Buyers shopping the 55+ active adult corridor along Grand Avenue and Bell Road typically compare these neighboring markets directly, and many cross-shop into Buckeye and Litchfield Park for the Sun City Festival and Westbrook Village alternatives.
Explore All of Maricopa County Real Estate
Maricopa County is Arizona’s largest county and home to the entire Phoenix metropolitan area, including all four Sun City and Sun City-style communities (Sun City, Sun City West, Sun City Grand in Surprise, and Sun City Festival in Buckeye). Explore the full county hub for market comparisons across every West Valley submarket and 55+ corridor.
▶Maricopa County Real Estate Guide◀Schools & School Districts
Sun City’s school situation is genuinely unique and a major factor in why property taxes here are roughly half what comparable Glendale or Peoria homes pay. Per Arizona Department of Education FY25 records and Sun City Home Owners Association (SCHOA) documentation, Sun City sits in unorganized school district territory… it is NOT in any K-12 school district at all. This was an intentional decision the original community fought for in the 1960s to keep property taxes low for retirees with no school-age children. K-12 students who live in Sun City attend Peoria Unified School District or the neighboring Dysart Unified District through Arizona open enrollment. Per the official Arizona Department of Education FY25 A-F Letter Grades release (April 15, 2026), Peoria Unified School District earned a B grade at the district level and Dysart Unified District earned an A grade.
Peoria Unified School District… B-Rated District
Peoria Unified is the primary district that Sun City families use through open enrollment. Two Peoria USD schools physically share Sun City addresses: Zuni Hills Elementary School and Peoria Traditional School (both at 10851 W Williams Rd, Sun City 85373). Per ADE FY25 data, Peoria Traditional posted 88.38 points and Zuni Hills posted 82.52 points… both A-grade results, well above the 78-point district average. Peoria USD operates 44 schools and serves about 36,000 students across the West Valley.
Dysart Unified District… A-Rated District
Dysart Unified is the second district Sun City families can access via open enrollment. Per ADE FY25 data, Dysart Unified earned an A-grade district rating, operates 24 schools, and posted higher overall proficiency than Peoria USD across the West Valley. Willow Canyon High School (Dysart) and Cactus High School (Peoria USD) are the most commonly chosen high schools for Sun City multigenerational households with school-age grandchildren or family members.
Peoria Traditional School
Per ADE FY25 official data, Peoria Traditional earned an A letter grade with 88.38 total points… the top-performing K-8 in any Sun City address. The school is the closest physical building to Sun City residents inside zip code 85373. Strong test scores across 3rd-8th grade ELA and math.
ADE A 88.38 pts K-8Zuni Hills Elementary School
Per ADE FY25 official data, Zuni Hills earned an A letter grade with 82.52 total points. Shares the same 10851 W Williams Rd Sun City 85373 campus complex as Peoria Traditional. Both Peoria USD schools accept open enrollment from Sun City addresses with no boundary requirement.
ADE A 82.52 pts K-8Willow Canyon High School
Per ADE FY25 official data, Willow Canyon earned an A letter grade with 84.39 total points and a perfect 10.00 graduation rate score. Address is 17901 W Lundberg St in adjacent Surprise. The most common high school destination for Sun City multigenerational families through Dysart open enrollment.
ADE A 84.39 pts 100% gradCactus High School
Per ADE FY25 official data, Cactus High earned an A letter grade with 83.44 total points and a perfect 10.00 graduation rate score. Located at 6330 W Greenway Rd in Glendale, about 15 minutes from most Sun City addresses. Often selected by Sun City families through Peoria USD open enrollment as a closer alternative to Dysart.
ADE A 83.44 pts 100% gradCritical disclosure: because Sun City is in unorganized school district territory, NO school district boundary line applies to any Sun City property. Every Sun City buyer with school-age dependents must enroll through Arizona open enrollment, which is application-based and subject to district capacity. Confirm school placement directly with Peoria USD (623-486-6000) or Dysart USD (623-876-7000) before relying on any specific school assignment in a purchase decision.
Source note: All letter grades on this page reflect the official Arizona Department of Education FY25 A-F release (April 15, 2026), the most current state-issued data available. Third-party aggregators (Niche, GreatSchools, SchoolGrade) are secondary references only and do not override official ADE grades.
Safety & Crime in Sun City
Sun City’s safety profile reflects its character as a 55+ retirement community: very low rates of household-driven property crime in the gated and recreation-center-anchored zones, slightly elevated property crime in the southern commercial-adjacent areas along Grand Avenue and Bell Road. Overall CrimeGrade rates Sun City a C+ for total safety, placing it in the 51st national percentile (safer than 51 percent of US cities). For an unincorporated community with 40,000 residents and the heaviest concentration of bank branches, jewelry stores, and pharmacies in the entire West Valley… that result is notably better than buyers from Chicago or Los Angeles typically expect.
Law Enforcement Jurisdiction in Sun City
Sun City is policed under a county-sheriff framework that buyers and sellers should understand clearly… it is an unincorporated census-designated place with NO city government and NO city police department. Primary patrol is handled by the Maricopa County Sheriff’s Office (MCSO) District 3, with district headquarters at 14264 W Tierra Buena Lane, Surprise, AZ 85374, the same district that covers Sun City West, Surprise, El Mirage, and Youngtown. MCSO deputies provide all 911 response, patrol, investigation, and traffic enforcement on city streets inside Sun City. Highway enforcement on Loop 101, US-60 (Grand Avenue), and adjacent state routes is handled by the Arizona Department of Public Safety (AZ DPS). Sun City also has a community-organized Sheriff’s Posse volunteer program… an unarmed, MCSO-trained civilian neighborhood patrol that has operated since 1969 and is one of the largest posse organizations in Arizona. The dual MCSO + Sheriff’s Posse coverage is unusual for an unincorporated community of this size and is a major reason crime rates stay well below what raw urban density would predict.
Sun City Safety Snapshot
Sun City posts a C+ overall CrimeGrade with neighborhood-level variation. The northwest portion (Phase 3, near Lakeview and Marinette) consistently ranks safest with violent-crime risk near 1 in 481. The southern commercial-adjacent zone along Grand Avenue rates lower at roughly 1 in 186 violent-crime risk. Buyers shopping for premium pricing protection should weight northwest and lakefront listings.
Subdivision-level standouts: the Lakeview and Marinette recreation center zones (Phase 3, zip 85373) consistently produce the safest CrimeGrade results inside Sun City, with violent-crime risk around 1 in 481 versus 1 in 186 in the southern commercial-adjacent areas of 85351. Property crime concentrates in zones with the heaviest retail traffic along Grand Avenue and Bell Road. Inside the residential cores around Bell Center, Mountain View, and Sundial, both violent and property crime rates fall well below CrimeGrade’s 51st-percentile city average, and most Sun City homeowners report feeling safer here than in their previous suburban Phoenix or out-of-state addresses.
Major Employers & Commute
Sun City’s economy is dominated by healthcare, retail, and senior services tied directly to the resident base of nearly 40,000 active adults. Banner Boswell Medical Center alone employs more than 2,000 people on a 410-bed campus inside Sun City, and Banner Del E. Webb Medical Center in adjacent Sun City West adds another large employer footprint. Beyond the hospital corridor, employers in Glendale, Peoria, and Surprise pull Sun City’s working-age residents (often adult children of retirees who chose to live nearby) into 15 to 35 minute commutes.
Top employers within commuting distance
The structural advantage of buying in Sun City is that the largest employer (Banner Boswell, 410 beds and roughly 2,200 staff) is INSIDE the community rather than across a commute. Medical professionals routinely buy Gemini homes within a 5-minute drive of the hospital. Adult-child households who chose Sun City to be near a parent receiving care at Banner Boswell typically commute to Honeywell Aerospace, the Westgate Entertainment District employers, or downtown Phoenix in 25 to 40 minutes via Loop 101 or US-60. Sun City’s position 16 miles northwest of downtown Phoenix is far enough out to keep prices affordable but close enough to keep the working-age generation within reasonable reach.
New Construction… Sun City is Resale-Only
Sun City has zero new construction and no plans for any. Del Webb built the community in three construction phases between 1960 and 1978 and finished it. There are no remaining buildable lots inside the Sun City CDP. Buyers shopping new construction in a 55+ active adult format must look to adjacent communities: Sun City Grand (Surprise, finished but with resale-as-new), Sun City Festival (Buckeye, Del Webb is still building Skyline, Prelude, Retreat, Encore, and Enchantment series, starting in the mid $300,000s), or Trilogy at Vistancia (Peoria, Shea Homes).
One nuance: a small number of investor groups have purchased original Del Webb homes inside Sun City, demolished them, and built brand-new homes on the same lot. These rare new-build resales show up periodically in the MLS and command 30 to 50 percent premiums over comparable original Del Webb models. Your dedicated Sun City agent can flag these “new on old lot” listings the moment they hit the market.
Read the full Arizona New Construction Buyer Guide before you visit any West Valley new construction sales center.
Condos & Townhomes… May 2026
Sun City’s condo and attached-housing inventory is one of the largest and most affordable in the entire West Valley. The community contains hundreds of “Gemini” twin homes (Del Webb’s signature attached-twin format with a shared center wall), traditional condominium buildings, patio homes, and the unique El Dorado of Sun City independent-living condo tower. Condo entry prices start under $60,000 for studio units at El Dorado and run up past $400,000 for top-floor lakefront and large 2-bedroom resale condos. Active inventory ran 91 condo listings in the most recent monthly cut, with Gemini twin homes adding another 134 attached-housing options… a combined 225+ active attached listings inside Sun City.
Active Listings 225+ ▲ Verified |
Median List $220,000 → Stable |
Entry Price $58,000 → Most affordable |
Top of Range $435,000 ▲ Luxury resale |
Price / Sq Ft $165 to $260 ▲ Range |
Days on Market 67 days → Range |
Sale-to-List 96 to 98% → Healthy |
Active Communities 7+ verified → Verified ✅ |
Active Condo & Townhome Communities (Verified)
- El Dorado of Sun City Condominiums… 10330 W Thunderbird Blvd, Sun City, AZ 85351 ✅. Three-story 253-unit independent-living condo building completed 1986-1996, situated on the south shore of Viewpoint Lake. Studio to 2BR/2.5BA floor plans, 625 to 1,537 square feet. Monthly HOA includes 30 four-course meals per month, weekly housekeeping, chauffeured transportation, 24-hour security, fitness center, pool, and library. Entry under $60K, top units past $300K.
- Lakeshore Villas at Sun City… 10330 W Thunderbird Blvd vicinity, Sun City, AZ 85351 ✅. Lakeside condo community adjacent to El Dorado. Smaller building footprint, traditional condo ownership without the meal/service overlay. Strong appeal for buyers wanting lake access without independent-living service fees.
- Sevilla Sol Condominiums… near 99th Ave and Bell Rd, Sun City, AZ 85351 ✅. Resale-only 55+ condo community with clubhouse, pool, and community social calendar. Affordable entry-point Sun City lifestyle starting in the high $100,000s.
- Sun City Gemini Twin Homes (community-wide)… Phase 1, 2, and 3 throughout zip codes 85351 and 85373 ✅. Del Webb’s signature attached-twin format… 2BR/2BA, 1,200 to 1,800 square feet, 1-car garage or carport. 134 active listings in the most recent monthly cut, median list price $258,500.
- Lakeshore Estates Patio Homes… around 10626 W Thunderbird Blvd, Sun City, AZ 85351 ✅. HOA-maintained patio home cluster near Lakeview Recreation Center. Walkable to Viewpoint Lake and bowling.
- Sun City Country Club Estates… around 9433 N 107th Ave, Sun City, AZ 85351 ✅. Separate gated, non-RCSC enclave inside Sun City boundaries with country-club golf membership available. Higher price band ($350K to $700K+) than mainstream Sun City.
- Palm Brook Condominiums… around 12222 N Paradise Village Pkwy E vicinity, Sun City, AZ 85351 ✅. Patio-home-style condos near the Palm Brook Country Club golf course. Strong appeal for golfer buyers on a moderate budget.
What Sun City Residents Say
Sun City has one of the longest published-review track records of any 55+ community in the country, dating back to 1960. The following themes are anonymized aggregates from Niche resident reviews, 55places community reviews, regional neighborhood review sources, and Sun City Independent newspaper community letters… themes our agents hear consistently from buyers who chose Sun City over Sun City West, Sun City Grand, or Sun City Festival.
“The recreation centers are the reason we picked Sun City over Sun City West. Bell Center is a five-minute walk and we use it daily. Bowling, pickleball, the indoor pool… it’s an actual lifestyle, not just a brochure.”
“What sold us was the property tax bill. Coming from California where we paid $11,000 a year, our Sun City house tax is under $1,400. The no-school-district thing matters… we don’t have grandkids in K-12 so we’re not paying for what we don’t use.”
“Banner Boswell across the street is the real value. My husband had heart surgery there and the recovery was easier because I could walk back and forth to visit. That kind of access is why we bought in Sun City instead of Surprise.”
“We were nervous about the 55+ rule and the no-kids feel. After two years here it’s exactly the opposite of what we feared… grandkids visit constantly, every recreation center has a guest pass system, and the community is more social than where we lived in Wisconsin.”
Why Sun City Arizona Real Estate Matters in 2026
Sun City has been the gold-standard 55+ retirement community in the United States for 66 years, and the May 2026 buyer-favorable shift is the first meaningful pricing reset since 2010. Buyers who have waited for affordability to return to the original Del Webb community now have it. Sellers who have been on the sidelines watching prices climb need to understand that the negotiating leverage has shifted… and the next 12 to 18 months will likely see further inventory build before the cycle reverses.
Key drivers supporting Sun City Arizona Real Estate include:
- No school tax discount… property tax bills run roughly half of what comparable Glendale or Peoria homes pay, because Sun City sits in unorganized school district territory and pays no K-12 district tax.
- Banner Boswell Medical Center anchor… a 410-bed nationally ranked hospital (U.S. News #4 in Phoenix, #5 in Arizona) inside the community boundaries, with cardiac surgery and stroke certification at the highest national tier.
- Seven recreation centers, eight golf courses… resort-grade amenities included in a single RCSC annual fee (about $565 per person for 2026), which is well below comparable amenity-tier 55+ communities elsewhere in the country.
- Resale-only structural supply… no new construction inside the boundaries means buyers and sellers are working with a finite, geographically locked housing stock that has historically held value through full economic cycles.
- Strongest snowbird draw in the West Valley… Chicago, Seattle, Minneapolis, and Wisconsin lead the inbound migration data, with consistent half-year occupancy patterns supporting both seasonal rental income and steady resale activity.
- RCSC governance and Preservation Fee… the Recreation Centers of Sun City (RCSC) is a resident-governed nonprofit that funds amenity upkeep through a one-time Preservation Fee at every resale (about $5,500 in 2026). This creates a self-funded mechanism that prevents amenity decay.
- Banner Del E. Webb Medical Center 8 minutes away… the sister Banner hospital in adjacent Sun City West expands medical capacity for the entire 55+ corridor. Combined Banner footprint inside 10 minutes is unmatched in the West Valley.
- Sheriff’s Posse community policing… the volunteer-driven MCSO Sheriff’s Posse program (operating since 1969) adds patrol density above what any incorporated city of similar size could afford, which contributes directly to lower property crime rates inside the residential cores.
- Golf-cart legal community design… most internal Sun City streets are golf-cart legal, allowing residents to live an entirely car-optional lifestyle from recreation center to grocery store to medical appointment.
- Buyer-favorable May 2026 entry window… median sale price down 7.5 percent YoY, sale-to-list at 97 percent, and 6.8 months of supply all favor buyers who can secure 30-day close terms.
The Sun City buy decision is fundamentally different from a Surprise or Buckeye new-construction decision. You are buying access to 66 years of resident-built lifestyle infrastructure, a property tax discount that compounds across 15 to 25 years of retirement, and proximity to a top-five Arizona hospital. The community is structurally undervalued compared to newer master-planned 55+ alternatives… and the May 2026 pricing window gives buyers an entry point that did not exist 18 months ago. This is a strategic long-term Sun City Arizona real estate position, not a speculative trade.
May 2026… Buyer & Seller Takeaways
- Buyers: You finally have the first real Sun City Arizona real estate entry window in 5 years. Median sale price is down 7.5 percent YoY, sale-to-list is 97 percent, and 6.8 months of supply gives you negotiating leverage on price, closing date, and seller credits. Target $200K to $280K Gemini or condo, or $310K to $475K Phase 3 single-family if you want larger floor plans.
- Sellers: Price ahead of the market, not behind it. Homes priced 2 to 4 percent below recent comps are getting offers in 30 to 45 days. Homes priced at last-cycle peak are sitting 90+ days and absorbing multiple price cuts. Stage to highlight the recreation-center proximity and any golf or lake adjacency… those features anchor your price defense.
- Snowbird buyers: Lock financing now. May 2026 mortgage rates are stable in the low 6 percent range and seasonal supply will tighten by November as winter visitors return. The optimal Sun City close window is May through August.
- Investors and family buyers: Rare new-build resales on demolished original lots offer 30 to 50 percent premiums but trade infrequently. Standard Gemini twins make strong long-term rental properties for snowbird leasing… cap rates run 4 to 5 percent.
- Adult children buying for parents: Prioritize walking distance to Banner Boswell Medical Center. Phase 2 Bell Center homes within a half-mile radius of the hospital command premium resale demand from this exact buyer profile.
- Estate sellers and downsizers: Get a professional valuation before listing. Many original-Del-Webb homes have been undervalued by online estimators because the no-school-tax discount, golf-cart access, and RCSC amenity inclusion are not captured in algorithmic comps.
Frequently Asked Questions
The median sale price in Sun City in May 2026 is $260,000, down 7.5 percent year-over-year. Average sale price is $298,500 and price-per-square-foot is $182. Sale-to-list is running 97 percent, days on market 64, and inventory is 6.8 months… a clearly buyer-favorable market.
Sun City rates a C+ overall CrimeGrade with 51st-percentile US safety ranking. Violent crime risk is approximately 1 in 281 residents per year. The northwest portion of the community (Phase 3, near Lakeview and Marinette) consistently rates safer than the southern commercial-adjacent zones along Grand Avenue and Bell Road. Maricopa County Sheriff (MCSO District 3) provides primary policing.
Sun City is in unorganized school district territory and is NOT in any K-12 school district. Students who live in Sun City attend Peoria Unified School District (B-rated per ADE FY25) or Dysart Unified District (A-rated per ADE FY25) through Arizona open enrollment. Peoria Traditional School and Zuni Hills Elementary physically share Sun City addresses (both A-rated, 88.38 and 82.52 ADE points). This unique structure produces a substantial property tax discount.
Sun City uses zip codes 85351 (Phase 1 and Phase 2, eastern and central, anchored by Bell, Oakmont, and Sundial recreation centers) and 85373 (Phase 3, western, anchored by Lakeview, Marinette, and Mountain View). 85372 is a PO Box-only zip with no residential addresses.
No. Sun City was built between 1960 and 1978 and has zero new construction in 2026. There are no buildable lots remaining inside the boundaries. Buyers who want new construction in a 55+ format should look to Sun City Festival in Buckeye (Del Webb still actively selling) or Trilogy at Vistancia in Peoria (Shea Homes).
Banner Boswell Medical Center inside Sun City is the largest single employer (410 beds, about 2,200 staff). Banner Del E. Webb Medical Center in adjacent Sun City West is 8 minutes away. Other major employers within commute distance: Luke Air Force Base (22-28 min), Honeywell Aerospace Deer Valley (25 min), Westgate Entertainment District (18 min), Walmart Distribution Center Surprise (20 min), and downtown Phoenix (30 to 40 min via Loop 101 or US-60).
Sun City condos and Gemini twins range from $58,000 for studio condos at El Dorado to $435,000 for top-floor lakefront 2-bedroom units. Median list price across all attached housing is $220,000. Active inventory includes 91 traditional condo listings and 134 Gemini twin home listings… over 225 active attached options total. El Dorado of Sun City and Lakeshore Villas are the largest condo-only complexes.
Sun City is a HUD-compliant 55+ active adult community. At least one resident in each home must be age 55 or older, and no resident under age 19 may live there permanently. Younger buyers occasionally purchase as an investment and rent to age-qualified tenants, or buy in anticipation of their own 55+ status. Guest stays for grandchildren are permitted and common. The Recreation Centers of Sun City (RCSC) handles age verification at every resale.
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Sun City Business & Commercial Real Estate
Sun City’s commercial market is dominated by medical office space tied to Banner Boswell Medical Center, retail centers along Grand Avenue and Bell Road, and senior-services storefronts (pharmacies, banking, healthcare clinics, restaurants tailored to a 55+ resident base). The market sees moderate transaction volume with a healthy spread of single-tenant medical, multi-tenant retail strip, and small-bay industrial along the Grand Avenue corridor.
For commercial transactions and business sales, you need specialists… not residential agents handling commercial deals on the side. Here’s what’s actually moving in this market right now:
Office Lease Rates $22 to $32 NNN → Annual NNN range |
Retail Lease Rates $18 to $28 NNN → Annual NNN range |
Industrial Lease $0.85 to $1.20 SF/mo → Limited inventory |
Cap Rates Trading 6.0% to 7.5% → Recent sales |
Active Listings 85+ ▲ Lease + sale |
Total Inventory 2.4M SF → Across types |
For Sale Range $450K to $12M → Mixed |
Anchor Asset 410 beds → Banner Boswell |
Buying or Selling a Sun City Business?
Thinking about buying or selling a Sun City business… with or without the real estate? The 55+ resident base creates unique business value drivers… retail and service businesses with established Sun City customer bases trade at premiums to comparable West Valley businesses because of customer loyalty and recurring revenue stability. We have dedicated full-time business brokers who specialize in Arizona business transactions and know how to value, market, and close Sun City businesses at maximum value… with complete confidentiality from first conversation through closing day.
▶Talk to a Business Broker◀Buying or Selling a Sun City Commercial Building?
Thinking about acquiring or selling a Sun City commercial building? Medical office buildings adjacent to Banner Boswell trade at sub-7 percent cap rates because the hospital anchor produces stable physician-tenant demand. Retail strip centers along Grand Avenue and Bell Road command steady occupancy from senior-services tenants. We have dedicated full-time commercial real estate agents who cover this entire submarket. Don’t trust commercial property to a residential agent who handles it occasionally.
▶Talk to a Commercial Agent◀
Buying a Business, Fix & Flip, or Commercial Building in Sun City?
Visit 75BizLoans.com for fast, competitive financing on business acquisitions, commercial real estate, and investment properties in Sun City… from $100,000 to $50 million. Whether you’re acquiring a Sun City business, financing a fix-and-flip residential investment, BRRR strategy, multi-family apartment building, or purchasing a commercial property, 75BizLoans.com offers nationwide commercial lending with fast approvals and terms that actually close deals.
▶Get Funded at 75BizLoans.com◀Methodology & Sources
Coverage area: Sun City Arizona Real Estate across the entire Sun City CDP, zip codes 85351 and 85373, including all 7 recreation center zones (Bell, Marinette, Mountain View, Oakmont, Sundial, Lakeview, Fairway), 8 golf courses, and the Sun City Country Club Estates gated enclave.
Data sources: Monthly closed-sale and active-listing data is compiled from local sales records and verified across multiple area data sources before publication. Public records, builder sales centers, and city planning documents are used for new construction figures and address verification. School ratings are drawn from Arizona Department of Education state report cards, Niche, GreatSchools, and SchoolGrade. Crime data comes from CrimeGrade, AreaVibes, and FBI Uniform Crime Reports.
Update cadence: This report is rebuilt the moment new market data is released each month, typically between the 7th and the 10th. Reported figures reflect the most recent complete monthly cut available at publication. Figures presented as ranges reflect normal mid-month variation across data sources, so you always see realistic numbers… not cherry-picked ones.
Author: Compiled by Arizona Homes and Condos Realty. We intentionally do not list properties on this site… Arizona’s market changes too fast for static listing pages to remain accurate.
Here is what actually happens when you reach out. If you are a buyer, a dedicated full-time agent who specializes in your exact target area starts working on your behalf immediately… researching both on-market AND off-market opportunities. Today’s real estate moves so quickly that many of the best properties never reach the national websites at all. You need someone with local relationships pulling for you.
If you are a seller, a local dedicated full-time listing agent reaches out personally to discuss your goals, your timeline, and the details of your property… so we can position you for the strongest possible outcome.
Last updated: May 11, 2026.