Overview
Sun City was built starting in 1960 by Del Webb — the man who literally invented the concept of active adult retirement communities. More than six decades later, Sun City and its neighbor Sun City West remain among the most sought-after retirement destinations in the United States. Together they house over 50,000 residents and offer an infrastructure of recreational, medical, and social amenities that most American cities can't match. For retirees relocating from California, the financial case is compelling: Arizona does not tax Social Security income, the flat 2.5% income tax is among the nation's lowest, and Sun City home prices — starting as low as $220K — represent extraordinary value compared to California retirement alternatives.
Why retirees choose Sun City
Sun City's value proposition is almost impossible to replicate: for $300,000, a retiree gets a 2-bedroom, 2-bathroom home with a covered patio and access to seven recreation centers, eight golf courses, lawn bowling, softball, tennis, pickleball, heated pools, arts and crafts studios, woodworking shops, and a full social calendar. The HOA community association fee is remarkably low for what it provides. Arizona's tax environment amplifies the financial benefit. Social Security is not taxed. The income tax rate is 2.5% flat. Property taxes in Maricopa County are among the lowest in the nation at 0.5–0.7% of assessed value. For a retiree moving from California, New York, or Illinois, the total tax savings can exceed $15,000–$25,000 per year.
Sun City vs. Sun City West vs. newer communities
Sun City (original, built 1960–1978) has the most established character and lowest prices but older homes. Sun City West (1978–2001) offers larger floor plans and somewhat newer construction. Sun City Grand in Surprise is the newest and most resort-style of the branded communities. Sun City Festival in Buckeye is the newest addition to the Del Webb brand. the local guide has helped dozens of clients navigate these distinctions to find the right fit for their lifestyle, budget, and desired home age and condition.
Healthcare access
Banner Del Webb Medical Center is located within Sun City and provides a full range of inpatient and outpatient services specifically geared to the active adult population. The Mayo Clinic Scottsdale campus is about 35 minutes east. Banner Health, Dignity Health, and HonorHealth all operate facilities within easy reach of Sun City.
Neighborhoods in Sun City & Sun City West
✓ Pros
- America's most iconic 55+ communities
- Extraordinary amenity infrastructure
- Home prices starting from $220K
- Arizona doesn't tax Social Security
- Strong medical facilities including Banner Del Webb
✗ Cons
- Original Sun City homes can be 40–60 years old
- Limited appeal for non-retirees (55+ rules)
- Less urban lifestyle than Scottsdale
- Can feel isolated without a car
Frequently Asked Questions
Can people under 55 live in Sun City?
No. At least one resident per household must be 55 or older, and no permanent residents under 19 are permitted. Occasional visiting grandchildren are allowed.
Does Arizona tax retirement income?
Arizona does not tax Social Security income. Other retirement income (pensions, 401k withdrawals) is subject to the 2.5% flat income tax. This is significantly lower than California, New York, Illinois, and most other states retirees move from.
What is the HOA fee in Sun City?
Sun City uses a Recreation Centers of Sun City (RCSC) model rather than a traditional HOA. The annual assessment is approximately $540–$600 per year — extremely low for the level of amenities provided.
the local guide's specialty in Sun City
Best Areas in Arizona to Live specializes in Sun City, Sun City West, and active adult communities throughout the Phoenix metro. She has helped dozens of out-of-state buyers purchase remotely and can guide you through the RCSC assessment and deed restrictions specific to these communities.