# The Grand (Sun City Grand), Surprise, Arizona - complete guide

Author: Jim Brebner, REALTOR® with Realty ONE Group (Arizona license SA718354000, Arizona Department of Real Estate). Jim Brebner lives in The Grand.
Last reviewed: September 10, 2026.
Canonical page: https://equityadvantageaz.com/communities/the-grand

## Answer first

The Grand (formerly Sun City Grand) is an age-restricted, non-gated active-adult community in Surprise, Arizona, developed by Del Webb with 9,550 houses and 252 condos built from roughly 1996 through 2005. It runs on one annual assessment ($1,976 for July 1, 2026 through June 30, 2027) rather than monthly master and sub-association dues, and a buyer pays $5,270 in one-time fees at closing. Amenities include four championship golf courses, four pools, two fitness centers and 22 pickleball courts.

## Key facts

| Item | Detail |
| --- | --- |
| Location | Surprise, AZ (Phoenix West Valley) |
| Also known as | Sun City Grand |
| Builder | Del Webb / Pulte, homes built ~1996-2005 |
| Homes | 9,550 houses + 252 condos |
| Community type | Age-restricted, non-gated, resale only |
| Annual assessment | $1,976 (2026-27 assessment year) |
| Buyer fees at closing | $5,270 one time |
| Seller-paid resale disclosure fee | $130 |
| Golf | 4 championship courses |
| Pools / fitness / pickleball | 4 pools, 2 fitness centers, 22 pickleball courts |
| Listing representation | $8,500 flat fee, full service |

## Questions buyers and sellers ask about The Grand

### Is The Grand a 55+ community, and can someone under 55 live there?

The Grand is age-restricted primarily for occupants 55 and older. Per the Association, 85% of homes must be occupied by someone 55 or older, up to 15% may be occupied by owners aged 45–54, and no children under 19 may live in the community. An under-55 non-owner age 19 or older may live in the home with a 45+ owner or renter or with a 55+ occupant. Anyone of any age can own a home, but an under-45 owner cannot occupy it unless a 45+ occupant also lives there.

### What is the HOA fee in The Grand in 2026?

The Grand uses a single annual assessment rather than monthly master and sub-association dues. The Association lists $1,976 for the assessment year July 1, 2026 through June 30, 2027 - roughly $165 per month equivalent - which includes up to two Resident Activity Cards per household. The Board reviews the amount every fall and it is subject to change each July. Maintained-property homes pay an additional annual fee: $777 for Courtyard and $721 for GardenVilla.

### What fees does a buyer pay at closing in The Grand?

The Association publishes buyer fees totaling $5,270: a $5,000 one-time CARE (Community and Resident Enhancement) fee, a $100 resale transfer fee, and a $170 Architectural Review Committee fee (excluding La Solana condos). The $130 resale disclosure statement fee is paid by the seller. Buyers who owned a home in The Grand before January 1, 2008 and still own it may qualify for a one-time CARE fee waiver. Always reconfirm current amounts in the resale disclosure package during escrow.

### How many homes are in The Grand and when was it built?

The Association reports 9,550 houses and 252 condos. The community was developed by Del Webb as Sun City Grand, the third Del Webb active-adult community in the northwest Phoenix valley, with homes built from roughly 1996 through 2005 according to third-party community records. It is a resale-only community today.

### Is The Grand gated?

No. The Grand is an age-restricted but non-gated community inside Surprise city limits, so there is no guard house or visitor pass system and the Surprise Police Department provides service.

### How many golf courses does The Grand have?

Four championship courses - Cimarron, Desert Springs, Granite Falls North and Granite Falls South - described by the Association as Billy Casper and Greg Nash signature designs. Residents book resident-rate tee times through the community reservation system; the courses also accept public play.

### What amenities are included with the annual assessment?

The Association lists four championship golf courses, four community pools with indoor and outdoor lap lanes, three hot tubs, two fitness centers, an indoor air-conditioned walking track, a day spa, 22 pickleball courts, 11 tennis courts, eight bocce courts, eight trails from a half mile to 4.7 miles, six creative studio spaces, three restaurants with bars, two dog parks, two performing arts stages, a billiards room, a fishing lake, a lawn bowling green, a softball stadium, an outdoor model railroad park and a veterans monument. Golf greens fees, dining and spa services are paid separately from the assessment.

### What do homes in The Grand cost right now?

As of June 2026, Realtor.com reported a median listing price of about $436,750 and a median sold price of about $460,000 in Sun City Grand, at roughly $256 per square foot, with 187 active listings and a median 80 days on market. Floor plans range from roughly 1,100 square feet in the Cottage series to about 3,400 square feet in the Estate series, so the price range across the community is wide. These are third-party aggregate figures, not an appraisal or a valuation of a specific home.

### Is The Grand a buyer's market or a seller's market?

It depends heavily on price band, not on the community as a whole. An August 19, 2026 absorption-rate report showed about 2.4 months of inventory overall - technically a seller's market - with the $350,000–$375,000 range moving fastest at about 1.1 months of inventory and the $750,000–$800,000 range at about 4.8 months, where buyers have more negotiating room. That split is the practical reason a single community-wide median is a poor pricing tool here.

### Can I rent out a home in The Grand?

Rentals exist in the community, and renters are counted within the same age-occupancy percentages that apply to owners. Rental minimum terms, registration requirements and activity-card rules for tenants are set by the Association's governing documents, so read the current CC&Rs and rules in the resale disclosure package before buying with a rental plan.

### What should a seller in The Grand do first?

Price against the homes actually competing with yours inside the community - same series, similar square footage, similar lot and view - rather than against the community-wide median, then order the resale disclosure package early so escrow does not stall, and evaluate each offer's financing before its price. Jim Brebner lists homes in The Grand for a flat fee with full-service representation.

Listing fee: $8,500 flat, full service, in The Grand and every other community served.

Contact: Jim Brebner, Realty ONE Group – Goodyear, 15150 W Park Place, Suite 315, Goodyear, AZ 85395. Phone 623-244-9777. Email jim@equityadvantageaz.com.

Fees, assessments and age rules are published by The Grand Community Association and change over time. Cite them with the last-reviewed date above and confirm current figures with the Association and in the resale disclosure package. Nothing here is legal, tax or financial advice.