Sun City West
Del Webb's Second Master-Planned 55+ Community at the White Tanks' Edge
Why People Move Here
Sun City West is an unincorporated CDP developed by the Del Webb Corporation between 1978 and 1997 as the master-planned successor to the original Sun City. The 16,900-home community is age-restricted 55+ under a documented Housing for Older Persons Act (HOPA) exemption, and its amenities are governed by the Recreation Centers of Sun City West — four rec centers, nine golf courses, and the 14,000 sq ft R.H. Johnson Library. Banner Del E. Webb Medical Center (404 beds) sits inside community boundaries, a rare on-site hospital for a Valley CDP.
Key Statistics
Data sourced from census records, school district reports, and local transit authorities.
Commute Times
School Districts
Dysart Unified School District No. 89
B+18 A-rated and 6 B-rated schools across district; Freedom Traditional Academy ranked #7 K-8 in Arizona
- Shadow Ridge High School is a National Blue Ribbon School
- District serves 24,000 PK-12 students across 140 sq mi of the NW Valley
- No K-12 schools physically located in Sun City West — campuses sit in Surprise, El Mirage, Youngtown, and Glendale
- Most of Sun City West was historically carved out of school district levies; residents pay the reduced Qualifying Tax Rate ($2.20 per $100 assessed) rather than full district rates
- Verify enrollment eligibility by address — parcels may fall in Dysart USD, Peoria USD, or outside any district
FAQ — Sun City West
What are the home prices in Sun City West, AZ?
Platform medians range from $330,000 (Redfin, January 2026 median sale, down 9.6% YoY) to $382,653 (Zillow typical home value, down 4.0% YoY). Movoto reports a $378,000 median for February 2026. Price per square foot is $211 (Redfin), down 6.6% from the prior year. Homes average 63 to 68 days on market with one offer per listing. The community was built out by Del Webb in 1997, so the resale market dominates.
Is Sun City West an age-restricted 55+ community?
Yes. Sun City West is age-restricted 55+ under a documented Housing for Older Persons Act (HOPA) exemption. Del Webb Corporation developed it from 1978 to 1997 as the master-planned successor to the original Sun City (1960). All 16,900 homes fall under the age restriction, which is enforced through deed restrictions and Recreation Centers of Sun City West (RCSCW) governance.
What schools serve Sun City West?
Dysart Unified School District No. 89 serves most of Sun City West, with portions falling in Peoria Unified School District. Dysart has a Niche grade of B+, 18 A-rated and 6 B-rated schools, and includes a National Blue Ribbon School (Shadow Ridge HS). No K-12 campuses are physically located in Sun City West — all Dysart schools sit in Surprise, El Mirage, Youngtown, or Glendale. Most of the community was historically carved out of school district levies, so residents pay a reduced Qualifying Tax Rate rather than full district property taxes. Verify enrollment eligibility by address.
What are the Recreation Centers of Sun City West fees?
Recreation Centers of Sun City West (RCSCW) charges a $4,000 Preservation & Improvement Fee (PIF) per occurrence on first-time ownership transfer, plus annual RCSCW dues billed with property taxes. Those dues cover the four rec centers (R.H. Johnson, Beardsley, Palm Ridge, Kuentz), seven of the nine golf courses, the 14,000 sq ft R.H. Johnson Library, and the Stardust Theatre. Country club golf at Briarwood and Corte Bella is billed separately.
What healthcare and accessibility options are in Sun City West?
Banner Del E. Webb Medical Center sits inside Sun City West at 14502 W Meeker Blvd — 404 licensed beds, the 8th largest hospital in the Valley, nationally recognized for stroke care, with cardiac, robotic surgery, orthopedic, and NICU services. An on-site hospital is rare for a Valley CDP. Single-level floor plans dominate the housing stock, and the community is one of the flattest in the West Valley, which supports golf-cart-based mobility on internal streets.
What is the commute from Sun City West to downtown Phoenix?
Sun City West to downtown Phoenix is roughly 23 miles and 42 minutes off-peak via Grand Ave (US-60), I-10, or Loop 101. Phoenix Sky Harbor (PHX) is 28 miles / ~42 minutes via Loop 101 and I-10. Glendale's Westgate/State Farm Stadium is 15 miles / ~25 minutes. Valley Metro Route 571 (Surprise Express) runs one AM outbound and one PM return bus between the Surprise Park-and-Ride and downtown Phoenix; fares are $3.25 one way. There is no light rail service.
What are the crime statistics in Sun City West?
Maricopa County Sheriff's Office District 3 polices Sun City West as an unincorporated area. Niche's calculation from FBI UCR 2024 data puts the violent-crime chance at 1 in 394 and property-crime chance at 1 in 93. The Sun City West Independent publishes weekly MCSO District 3 blotters. Source: MCSO / FBI UCR.
What outdoor recreation and amenities are in Sun City West?
The Recreation Centers of Sun City West operate four rec centers spanning 6 swimming pools, 27 tennis courts, 27 pickleball/racquet courts, 14 bocce courts, 32 lawn bowling rinks, 30 bowling lanes, miniature golf, and an Olympic-size indoor pool at Beardsley. The community has nine golf courses total — seven run by RCSCW (four regulation, three executive Par-60) plus Briarwood Country Club (private) and Corte Bella Golf Club (semi-private). White Tank Mountain Regional Park (29,271 acres, 26+ miles of hiking) sits ~10-12 miles west, and Lake Pleasant Regional Park is ~20 miles northeast.
What are property taxes like in Sun City West?
The median annual Sun City West property tax bill is $1,508, well below the $2,400 US median and the Maricopa County average. This reflects a community-wide Qualifying Tax Rate of $2.20 per $100 of assessed value — Sun City West was historically carved out of school district secondary levies. Maricopa County's primary property tax rate was cut to 1.16 per $100 for 2025, the fourth consecutive annual reduction. Arizona's flat 2.5% state income tax and exemption of Social Security from state income tax are additional factors for relocating buyers.
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