There's no master HOA in Sun City West. But there are 10 different fees and charges a buyer, seller, owner, or tenant might encounter — and they're confusing if you've never lived in an active-adult community before. Here's the full picture, with an honest note on each. Amounts reflect the 2025–2026 RCSCW fee schedule — see the notice below about July 1 changes.
The RCSCW fee schedule renews every July 1. Several fees are increasing for the 2026–2027 year, including the Asset Preservation Fee and the annual Recreation Card. The amounts shown below reflect the 2025–2026 schedule. Before writing or accepting an offer, confirm the current figures in the official resale disclosure packet or with RCSCW Member Services — or ask Lona or Billy and we'll pull the latest for you.
Paid by the buyer at closing. Funds long-term capital reserves for the recreation centers, golf courses, and amenities. Non-negotiable. Not part of the home price. Not a transfer tax. Buyers regularly forget to budget for this — add it to your closing costs from day one.
The recurring fee that funds Sun City West's amenity system. Charged per resident on the property title. For a couple, that's $1,196/year. In return, every resident gets full access to:
By comparison, Sun City Grand charges roughly $1,925 per household. The Villages charges $200+/month per household just for amenities. SCW's amenity-to-cost ratio is unmatched anywhere in the West Valley.
This is the part most agents miss. Most standalone single-family homes in Sun City West have $0 additional HOA beyond the Recreation Card. But three property types DO have their own HOAs with separate dues:
Each of these communities has its own CC&Rs governing landscaping, exterior changes, pets, parking, and rentals. Sub-HOA dues range widely — anywhere from a few dozen dollars per month up to $450/month in some subdivisions — depending on what the HOA covers (some bundle landscaping, water, exterior maintenance, even roof reserves; others cover very little). Always confirm the property type — and the actual HOA dues — before writing an offer. We help with this on every long-distance buyer call.
Maricopa County property tax for owner-occupied 55+ homes runs approximately 0.6% of assessed value annually. On a $400,000 home, that's about $2,400/year. Compare to Florida (~0.9%-1.5%), Texas (1.6%-2.2%), and the savings add up fast. Note: assessed value isn't always equal to sale price — Maricopa typically assesses at 80-100% of market.
Sun City West has two completely different school district tax situations depending on whether the home is in the older phases of the community or the newer expansion area. This is the part most buyers (and frankly, most out-of-area agents) get wrong:
Why this matters: Two SCW homes at the same sale price can have meaningfully different annual tax bills — purely because one is in an older phase and the other is in the expansion. Always confirm before you offer. We pull the actual tax record for every property we show — call Lona at (623) 203-6271 or Billy at (480) 297-3830 with the address and we'll tell you which zone it's in and what the actual taxes are.
Charged by the Recreation Centers of Sun City West (RCSCW) on every resale of a Sun City West property. Paid by the buyer at closing. Funds the administrative cost of transferring the recreation card and amenity privileges to the new owner. Separate from and in addition to the $5,400 Asset Preservation Fee — these two are the major one-time RCSCW fees you'll see on your closing settlement.
Charged to the seller when listing a Sun City West home. Provides the buyer with the official RCSCW disclosure documents — community CC&Rs, recent assessments, financial statements, and any current or pending special assessments. Standard practice on every Sun City West listing; budget for it as part of your seller closing costs.
If you're renting your Sun City West home to a tenant — or if you're a tenant renting one — the tenant needs an Activity Card to use the recreation centers, golf, and amenities. Pricing scales with lease length:
Important if you plan to rent your home seasonally. A snowbird tenant on a 4-month winter lease pays $420 for full RCSCW access. Owners staying year-round still pay their annual $598 separately.
Visitors who want to use Sun City West rec centers, golf, or amenities need a daily Guest Card. $6/day for guests 18 and older; $4/day for guests under 18. Useful to know if you're hosting family for a visit and they want to use the pools, fitness centers, or tennis courts. Resident hosts must accompany or escort guests in many facilities — check the RCSCW guest policy for specifics.
The Property Owners and Residents Association (PORA) is Sun City West's voluntary civic organization — separate from RCSCW. PORA handles consumer information, monitors local legislation and taxation, helps with property issues, and provides legal advisory services to its members. $15 single member · $25 household annually. Strictly voluntary, but the vast majority of long-time residents pay the dues because PORA is a strong voice for property owners on issues like tax policy and county zoning.