West Valley Community Guide · Surprise, AZ
The Grand (Sun City Grand)
Del Webb's flagship Surprise community — three golf courses, four full-service recreation centers, larger modern floor plans, and the most active social calendar in the West Valley.
Developer
Del Webb
Year Opened
1996 (built out 2005)
Total Homes
≈ 9,802 homes
Price Range
≈ $375,000 – $1.2M+ (early 2026)
A little history
The story of The Grand (Sun City Grand)
Sun City Grand opened in 1996 as Del Webb's next-generation active adult community, designed to expand on the original Sun City formula with larger homes, resort-style amenities, and golf-course living throughout.
Build-out completed in 2005 with nearly 9,800 single-family homes across more than 20 distinct neighborhoods, anchored by four recreation centers and the Cimarron, Granite Falls, and Desert Springs golf courses.
Today The Grand is widely considered the West Valley's benchmark 55+ community — the community buyers compare every other resort-style neighborhood against, and the one most often chosen by buyers relocating from out of state sight-unseen.
Lifestyle
What life looks like here
- Over 60 chartered clubs ranging from pickleball, cycling, and lawn bowling to fine art, computers, photography, woodworking, and quilting.
- Year-round outdoor concerts on the Village Green and seasonal lecture, theater, and dance series at Sonoran Plaza.
- Robust pickleball and tennis programs with league play, lessons, and tournaments most weeks of the year.
- Three fitness centers with classes, indoor and outdoor pools, walking tracks, and personal training.
- A walkable mixed-use core anchored by Surprise Marketplace — grocery, dining, banking, and medical within minutes of every home.
Recreation
Clubhouses & recreation centers
Palm Center (Welcome Center & Administration)
19726 N. Remington Dr., Surprise, AZ 85374The association's front door — welcome center, membership and administrative offices, standards office, lobby and patio. Lobby 8 a.m.–10 p.m. daily; offices 8 a.m.–4 p.m. Monday–Friday.
Sonoran Plaza
19753 N. Remington Dr., Surprise, AZ 85374Performing arts and event center — ballroom, conference rooms (Sagebrush, Mesquite, Palms, Palo Verde, Kiva), and the activities and ticket office. Building open 7 a.m.–10 p.m. daily.
Chaparral Center
19781 N. Remington Dr., Surprise, AZ 85374Village Center club building housing billiards and other chartered club spaces, with Grand Learning classrooms nearby. Open 7 a.m.–10 p.m. daily.
Village Center Fitness Center & Pools
19775 N. Remington Dr., Surprise, AZ 85374The main fitness center and pool complex serving the Village Center side of the community.
Cimarron Center
17100 W. Clearview Blvd., Surprise, AZ 85387The second amenity campus — lobby and ballrooms, fitness center, resident pool, and 22 pickleball courts reserved exclusively for Grand residents.
Golf
Golf courses & clubs
Granite Falls Golf Club (North & South)
36 holes · Designed by Greg Nash / Billy Casper
15949 W. Clearview Blvd., Surprise, AZ 85374A 36-hole facility with large undulating greens and rolling fairways — more Midwestern in feel than most Sonoran Desert golf. Two distinct 18s share one clubhouse.
Desert Springs Golf Club
18 holes · Designed by Greg Nash
19900 N. Remington Dr., Surprise, AZ 85374Walkable, player-friendly layout favored by residents for everyday rounds and league play.
Cimarron Golf Club
18 holes (public) · 6,809 yards · Designed by Greg Nash
17100 W. Clearview Blvd., Surprise, AZ 85387Opened January 2003 with water in play on most holes and distinctive palm groves. Voted 12th in Arizona's Top 25 Public Courses by GolfPass Golfers' Choice 2025 — anyone can book a tee time.
Looking for every phone number in one place? See the full West Valley directory →
Amenities
What's included
- 4 recreation centers · 3 fitness centers
- Indoor + outdoor pools and spas
- Pickleball, tennis, bocce, softball, lawn bowling
- Ballrooms, performing arts theater, library, billiards
- On-site grocery, dining, urgent care, and banking
- Walking and biking paths throughout the community
Home prices
Pricing tiers (early 2026)
Entry — attached & smaller patio homes
$375K – $475K
1,200–1,600 sq ft, 2 bed / 2 bath, low-maintenance lots. Best value for snowbirds and right-sizers.
Mid-tier — single-family detached
$475K – $650K
1,700–2,300 sq ft, 2–3 bed, often updated kitchens and 2-car garages. The core of the market.
Premium — golf course & expanded floor plans
$650K – $900K
2,300–3,000 sq ft on premium lots — golf course, view fence, or pool. Strong fit for full-time residents.
Luxury — custom & view lots
$900K – $1.2M+
3,000+ sq ft, designer finishes, oversized lots, casita options, panoramic views.
HOA / community assessment: Community assessment ≈ $1,860/year (covers all 4 rec centers, fitness, and clubs). Some sub-associations add ≈ $80–$150/month for front-yard landscaping or shared walls.
Pricing tiers are educational estimates compiled from MLS resale activity; not a guarantee of value. Ask Paulette for a live, address-specific CMA.
Market trends
The The Grand (Sun City Grand) market right now
Median sale price
≈ $535,000
Early-2026 resale median across all neighborhoods.
Price per sq ft
≈ $265 – $300
Golf-course and view lots carry a 10–15% premium.
Median days on market
40 – 60 days
Well-priced updated homes still move in under 30.
Inventory
2 – 3 months of supply
Balanced market with room to negotiate.
Cash buyers
≈ 50–60% of sales
Many buyers arrive with equity from a prior home sale.
Out-of-state demand
High
Midwest, Pacific Northwest, and Canadian buyers dominate.
The Grand is the West Valley's price leader among large 55+ communities. Because the housing stock is newer (1996–2005) and floor plans are bigger, it draws buyers who want move-in-ready rather than a project — and they pay for it, generally $150 to $180 more per square foot than Sun City West.
Values held up unusually well through the 2023–2025 rate cycle because so much of the buyer pool pays cash. Appreciation has been slow and steady rather than dramatic, with the largest gains concentrated in golf-course frontage, pool homes, and the Villa/casita floor plans that are hard to replicate.
The Grand's risk is the opposite of Sun City West's: sellers here often over-improve. A $90,000 kitchen does not always return $90,000 in a community where dozens of similar plans list every month. The winning strategy is targeted updating — flooring, paint, lighting, and outdoor living — priced against the last 90 days of genuinely comparable closings.
Market figures are educational estimates compiled from local MLS activity in early 2026 and change constantly. Ask Paulette for current, address-specific numbers.
Cost of living
What it actually costs to own here
Community assessment
≈ $1,860/yr
Covers all 4 rec centers, fitness, and clubs.
Sub-association dues
$0 – $150/mo
Only in certain neighborhoods; varies by street.
Property taxes
≈ 0.55% – 0.75% of value
City of Surprise + Maricopa County rates.
Typical utilities
≈ $200 – $380/mo
Larger homes and pools raise summer electric.
Homeowners insurance
≈ $1,000 – $1,800/yr
Newer construction often earns better rates.
Golf
Membership or pay-per-round
Granite Falls and Desert Springs offer resident rates.
Events & official links
Where residents go for what's on
Sun City Grand Community Association (SCGCAM)
Official events calendar, club directory, and resident services portal.
Surprise Recreation Campus & Spring Training
Home of Texas Rangers and Kansas City Royals spring training, two miles from The Grand's south gate.
Living here
What buyers should expect
- An active full-time population — roughly 70% of homes are primary residences, so the community feels lived-in year-round, not just in season.
- A walkable, golf-cart-friendly core. Many residents run errands, attend classes, and meet friends without ever starting the car.
- A welcoming culture for newcomers — monthly orientation socials and club open houses make it easy to plug in within the first 60 days.
- Newer systems than the older Sun Cities, but 20-year-old homes still need roof and HVAC review — do not skip the inspection because the house looks new.
- Higher carrying cost than Sun City West. Budget the $1,860 assessment plus any sub-association dues into your monthly number before you shop.
FAQ
Common buyer questions
- Is Sun City Grand strictly age-restricted?
- Yes. At least one resident in every home must be 55 or older, and no permanent residents may be under 19. Visiting grandchildren are welcome.
- Do I have to play golf to enjoy The Grand?
- Not at all. Roughly two-thirds of residents are not active golfers. The four rec centers, pickleball, fitness, and 60+ clubs are the real engine of the community.
- What are HOA fees at Sun City Grand in 2026?
- The community assessment runs about $1,860 per year and funds all four recreation centers, fitness facilities, clubs, common-area landscaping, and gated entries. Some sub-associations add roughly $80–$150 per month for front-yard landscaping or shared walls.
- What is the average home price in The Grand?
- The early-2026 median resale price is roughly $535,000, with entry-level attached homes near $375,000 and custom or golf-course estates above $1 million.
- Should I buy in The Grand or Corte Bella?
- The Grand is far larger with more clubs, more amenities, and more inventory to choose from. Corte Bella is a smaller private country-club community with a gated, quieter feel and a single Greg Nash championship course. Choose The Grand for variety and social breadth; choose Corte Bella for intimacy and club culture.
Request a private tour