55+ & Age-Restricted Communities

Mention 55+ real estate in Greater Phoenix & most people immediately think of Sun City. Fair enough. But the actual map stretches from Buckeye through Surprise, Peoria, Scottsdale, Mesa, Gilbert, Queen Creek, Chandler, San Tan Valley, & farther south. The bigger surprise is how differently these communities handle age qualification. One may require a 55+ resident in every occupied home. Another may allow a limited number of 40+ or 45+ households. Some master plans mix age-restricted neighborhoods with neighborhoods open to other ages.

That matters.

Research for this guide was checked through September 29, 2026, using official community associations, governing documents, developer materials, & federal housing guidance.

Quick Points

• HOPA's 80% rule is a federal threshold.
• Individual communities can adopt stricter age rules.
• Some allow controlled 40+ or 45+ households.
• Lifestyle programs range from Zumba to woodworking.
• Mixed master plans require extra attention.

What 55+ Actually Means In Greater Phoenix

The federal rule is the starting point, not the whole story. Under the Housing for Older Persons Act framework, at least 80% of occupied units in qualifying 55+ housing must have at least one occupant age 55 or older. The community also must publish policies showing its intent to operate as 55+ housing & maintain age-verification procedures. HUD specifically permits a community to decide what age restriction, if any, applies to the remaining units. That means the popular idea that 20% of homes are automatically available to younger residents is wrong. A community can adopt a tighter standard.

• Federal Threshold At least 80% qualify.
• Community Rules May be stricter.
• Age Verification Required for HOPA compliance.
• Younger Occupancy Never assume availability.

The actual CC&Rs, age policy, board procedures, & resale disclosure package control the practical answer for a specific property.

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Sun City Keeps The Original Formula

Sun City remains the name most closely tied to active-adult housing in the West Valley. The current Sun City Home Owners Association rules state that each residential unit must have at least one occupant age 55 or older. A person under 19 cannot reside in a home for over 90 days during a 12-month period. Recreation Centers of Sun City operates a large separate recreation system with golf, fitness facilities, pools, arts, sports, entertainment, & a deep roster of chartered clubs. Buyers should recognize that deed-restriction enforcement & recreation privileges involve separate organizations.

• Age Rule One occupant 55+.
• Under 19 Annual residency limit applies.
• Lifestyle Golf, fitness, arts, sports.
• Club Network Extensive resident programming.

Sun City still provides a useful baseline for comparing nearly every active-adult community that followed.

Sun City West Expands The Recreation Model

Sun City West follows a similarly direct age structure. Its current CC&R information states that each single-family residence must have at least one occupant age 55 or older. No person under 19 may reside in a family residence. The recreation association operates four recreation centers, seven golf courses, bowling, a private library, performance facilities, sports venues, fitness facilities, pools, & over 90 chartered clubs. Palm Ridge alone includes indoor & outdoor aquatics, fitness facilities, an indoor track, pickleball, & gathering spaces.

• Age Rule One occupant 55+.
• Under 19 Residency prohibited.
• Recreation Four major centers.
• Clubs More than 90 chartered groups.

The scale makes Sun City West worth studying closely if organized recreation matters heavily in the buying decision.

The Grand Uses Its Own Age Formula

The Grand in Surprise deserves special attention because its rules show why the words 55+ cannot be treated as a universal formula. Current governing materials state that the community is intended primarily for people age 55 or older. They also permit people ages 45 through 54 to occupy homes without a 55+ resident under board procedures, while requiring at least 85% of occupied units to have a 55+ occupant. Residents under 19 face an overnight limit of 90 days during a 365-day period. Activity centers support fitness, aquatics, sports, arts, learning programs, social groups, & golf.

• 55+ Threshold At least 85% of occupied units.
• Age 45 To 54 Controlled occupancy can occur.
• Under 19 Overnight limits apply.
• Lifestyle Fitness, arts, golf, learning.

The Grand is a perfect example of why buyers under 55 need an answer from the association, not an assumption based on federal HOPA percentages.

Sun City Festival Brings Del Webb To Buckeye

Sun City Festival carries the Del Webb active-adult model into the northwest Buckeye area. Del Webb currently identifies the community as 55+. Its recreation offering includes two major centers, fitness facilities, movement spaces, swimming, pickleball, tennis, softball, bocce, arts, classes, clubs, woodworking, & learning programs. A 27-hole golf facility adds another major lifestyle component. The community's program mix makes organized activity a visible part of daily life rather than a minor add-on.

• Status 55+.
• Golf 27 holes.
• Fitness Dedicated movement facilities.
• Activities Clubs, classes, arts, sports.

Household-level age questions should still be checked against the current purchase documents before contract.

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Trilogy At Vistancia Builds Around Club Life

Trilogy at Vistancia is the established 55+ component within the larger Vistancia area in Peoria. Current Trilogy materials identify it as a 55+ community. Its private-club structure centers on the Kiva Club & Mita Club, with pools, fitness, outdoor recreation, creative spaces, culinary programming, golf access, & homeowner-led clubs. The lifestyle model feels different from the giant recreation-district structure used in Sun City. Age verification also remains part of community administration.

• Status 55+.
• Clubhouses Kiva Club & Mita Club.
• Activities Fitness, arts, food, clubs.
• Golf Available within the community setting.

Trilogy at Vistancia fits buyers who want a club-centered active-adult setup within a larger master-planned area.

Ridgecrest Adds A Newer 55+ Option

Ridgecrest is another Vistancia-area name buyers should know, but it is separate from the established Trilogy at Vistancia community. Shea currently identifies Trilogy Ridgecrest as an exclusive 55+ neighborhood within Northpointe at Vistancia. Plans center on an Open Wellness + Social Club. Proposed facilities include swimming, strength & cardio spaces, recovery areas, courts, dining, & gathering areas. Its newer timeline gives buyers another way to approach active-adult housing in northwest Peoria.

• Status 55+.
• Area Northpointe at Vistancia.
• Club Concept Wellness & social programming.
• Housing Newer active-adult development.

Do not confuse Ridgecrest with Trilogy at Vistancia when reviewing resale documents, amenities, or association obligations.

Victory At Verrado Uses A District Model

Victory sits inside the larger Verrado master plan in Buckeye. Verrado identifies Victory as its 55+ district, while Verrado as a whole is not an age-restricted community. That distinction is important for buyers looking at listings carrying the broader Verrado name. Victory has its own amenity structure, golf, recreation, & access to the larger trail network around Verrado. Its mountain setting creates a noticeably different physical setting from many flatter West Valley active-adult developments.

• Status Victory is 55+.
• Master Plan Verrado itself is not 55+.
• Golf Victory Golf Course.
• Recreation Trails & resident amenities.

The subdivision name matters here. A Verrado address alone does not establish that a property sits inside the age-qualified district.

PebbleCreek Has Its Own 40+ Exception Structure

PebbleCreek in Goodyear carries a more detailed age framework than a simple 55+ label suggests. Its governing documents require at least 80% of occupied units to have a resident age 55 or older. The board may permit occupancy within the remaining percentage where at least one resident is age 40 or older, subject to its governing procedures. Permanent residency by people under 19 is prohibited. Current recreation programming includes fitness centers, studios, pools, group exercise, pickleball, bocce, tennis, softball, & other organized activities.

• Primary Rule 80% require a 55+ resident.
• Exception Pool Board-controlled 40+ occupancy.
• Under 19 Permanent residency prohibited.
• Fitness Group programming is extensive.

A buyer aged 40 through 54 should never assume a PebbleCreek exception is available without written association confirmation.

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CantaMia Sits Inside Estrella

CantaMia is the 55+ community inside the much larger Estrella master plan in Goodyear. Taylor Morrison currently identifies CantaMia as 55+. The community includes its own Village Center, fitness facilities, swimming, pickleball, a lake, gathering areas, & resident programming. Estrella outside CantaMia includes housing without the same age qualification. That makes the exact neighborhood name important during a home search.

• Status CantaMia is 55+.
• Master Plan Estrella extends beyond CantaMia.
• Amenities Pool, fitness, pickleball, lake.
• Setting West Valley master-planned community.

CantaMia works as another example of a 55+ enclave living inside a much broader residential plan.

Ventana Lakes Leans Into Social Programming

Ventana Lakes in the Peoria area is a smaller 55+ alternative with a surprisingly long activity list. Its association highlights nine lakes, four clubhouses, swimming, sports courts, nonmotorized boating, catch-and-release fishing, & organized social programming. A full-time activities director coordinates entertainment, seminars, outings, classes, & resident events. Current clubs include hiking, yoga, water aerobics, pickleball, bocce, ceramics, karaoke, & strength-oriented programs. This is one community where the calendar deserves as much attention as the floorplans.

• Status 55+.
• Water Nine community lakes.
• Fitness Yoga, aquatics, training.
• Social Life Organized events & outings.

Ventana Lakes proves that active-adult programming is not limited to the giant names in the West Valley.

Westbrook Village Requires Extra Rule Checking

Westbrook Village in Peoria has a long-established active-adult structure, but its published age materials deserve careful reading. The association currently hosts an age-restriction policy explaining that at least 80% of occupied homes require a 55+ resident, while a limited share may have an oldest resident between 40 & 54. The same document says every home must have at least one permanent resident age 40 or older & limits residency by younger people. That policy document carries an older revision date, so a buyer under 55 should request written confirmation of the current rule & current availability before contracting. Meanwhile, today's activity calendar remains active with programming such as conditioning, Tai Chi, Water Zumba, yoga, dance, aquatics, & sports.

• Age Structure Published 55+/40+ framework.
• Important Confirm current younger-household availability.
• Fitness Tai Chi, Zumba, yoga, aquatics.
• Recreation Sports & social programming.

Westbrook Village is a case where current lifestyle information is easy to verify, while the occupancy question deserves a current association answer.

Asante Heritage Adds A Newer Surprise Option

Asante Heritage gives Surprise another 55+ option with a newer development profile. Lennar currently markets the community for residents age 55 & better. Amenities include a clubhouse, fitness center, swimming, pickleball, bocce, a putting green, trails, a lake, & a dog park. Water aerobics appears within the community's active programming. Its physical plan has a newer feel than the large legacy retirement communities farther south.

• Status 55+.
• Fitness Clubhouse & exercise facilities.
• Sports Pickleball, bocce, putting.
• Outdoor Space Trails & lake.

Asante Heritage helps widen the age-restricted map across the newer northern edge of Surprise.

Tonto Verde Centers On Golf & Outdoor Access

Tonto Verde brings the 55+ category toward the northeast side of 'The Valley'. The community identifies itself as an active 55+ golf community with over 700 homes. Two member-owned golf courses sit at its core. Lifestyle programming includes fitness classes, personal training, outdoor activities, educational programs, clubs, cultural outings, & volunteer opportunities. Residents also have direct proximity to McDowell Mountain Regional Park & Tonto National Forest.

• Status 55+.
• Golf Two member-owned courses.
• Fitness Classes & personal training.
• Outdoors Regional park access nearby.

For buyers focused on golf with northeast Valley geography, Tonto Verde belongs high on the research list.

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Trilogy At Verde River Mixes 55+ & All-Age Neighborhoods

Trilogy at Verde River needs precise language. Current Shea materials describe the larger resort community as partial 55+, with selected neighborhoods designated for 55+ residents while other portions are not age-restricted in the same way. Community facilities include golf, swimming, fitness, a spa, culinary space, creative programs, pickleball, tennis, dining, & resident clubs. Outdoor programming also draws from the surrounding Rio Verde area. Calling every home in Verde River 55+ would be inaccurate.

• Status Partial 55+.
• Important Check the specific neighborhood.
• Club Large resort-oriented amenity program.
• Activities Golf, fitness, racquet sports.

This is one of the clearest examples of why buyers should verify the subdivision rather than rely on the master-plan name.

Villa Monterey Unit One Brings 55+ Living Into Scottsdale

Scottsdale has fewer traditional age-restricted communities than parts of the West Valley or East Valley, which makes Villa Monterey worth knowing. Current purchase materials for Villa Monterey Unit One identify it as an over-55 community. They require one occupant to be at least 55, while other occupants must be at least 18. Villa Monterey contains separate units & associations, so the Unit One rules should not be applied automatically to every property carrying the Villa Monterey name. That association-by-association distinction matters during resale research.

• Area Scottsdale.
• Unit One One occupant 55+.
• Other Occupants At least 18.
• Important Verify the individual Villa Monterey unit.

This is exactly the type of smaller age-qualified enclave buyers can miss if they search only for giant master-planned communities.

Cottonwood Palo Verde Adds A Large Sun Lakes Choice

Sun Lakes also requires careful terminology because it contains separate associations rather than one single operating HOA. Cottonwood Palo Verde currently identifies itself as a gated 55+ community with over 3,800 homes. Its recreation mix includes golf, fitness centers, pools, pickleball, tennis, racquet sports, bocce, lakes, clubs, performing arts, & live entertainment. Cottonwood & Palo Verde operate together under their association structure. Buyers should still review the governing documents attached to the exact property they are considering.

• Status 55+.
• Homes Large established community.
• Golf Two courses.
• Activities Fitness, arts, clubs, sports.

Using only the broad term “Sun Lakes” can hide meaningful differences between its individual associations.

IronOaks Uses A 55+/40+ Structure

IronOaks at Sun Lakes combines Ironwood & Oakwood under another age-qualified structure. Its published buyer information states that at least 80% of homes must have one resident over age 55. The remaining percentage must have at least one resident over age 40. No person under 19 may reside within the HOA. IronOaks also supports golf, fitness, racquet sports, swimming, clubs, & organized activities, with some facilities carrying separate usage arrangements.

• Primary Rule 80% require 55+.
• Remaining Homes At least one resident 40+.
• Under 19 Residency prohibited.
• Recreation Golf, fitness, racquet sports.

The 40+ provision is a real rule here, but buyers should still confirm qualification for the particular transaction before relying on it.

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Trilogy At Power Ranch Uses Board Approval For Younger Households

Trilogy at Power Ranch in Gilbert is age-restricted, but its resale rules contain an important nuance. Current association materials say that when no owner or renter is age 55 or older, prior approval from community management or the board is required. The CC&Rs also prohibit occupancy where an occupant is under 18. Recreation includes swimming, fitness, tennis, pickleball, bocce, arts, crafts, resident clubs, cooking, hiking, dance, theater, & other programming. The fitness calendar can run dozens of classes during a typical week.

• Status Age-restricted.
• Under 55 Prior approval may be required.
• Under 18 Occupancy prohibited.
• Lifestyle Fitness, arts, sports, clubs.

Younger buyers should treat board approval as a required transaction issue, not an automatic exception.

Leisure World Sets A 45+ Floor For Other Residents

Leisure World in Mesa has one of the clearer stricter age structures found in this research. Amended declarations currently posted by the association require at least one resident age 55 or older in a unit, while other residents generally must be at least 45. The community has a large recreation footprint with golf, pools, fitness facilities, racquet sports, lawn bowling, arts, woodworking, pottery, music, quilting, & other resident facilities. It has long functioned as one of the East Valley's major active-adult communities. The 45+ requirement is an important distinction for couples or households with a younger resident.

• Primary Rule One resident 55+.
• Other Residents Generally 45+.
• Golf Two private courses.
• Activities Fitness, arts, crafts, sports.

Leisure World's rules show how much stricter a community can be than the minimum federal HOPA framework.

Sunland Village Keeps The Mesa Formula

Sunland Village is another established 55+ Mesa community. The association identifies it as an age-qualified community with roughly 2,685 homes. Recreation includes swimming, tennis, pickleball, hobby rooms, craft facilities, clubs, & social groups. The community has the mature physical footprint associated with the earlier generations of East Valley active-adult development. Its recreation model relies heavily on resident participation.

• Status 55+.
• Size Roughly 2,685 homes.
• Sports Tennis & pickleball.
• Activities Crafts, clubs, swimming.

Buyers wanting an established Mesa community should place Sunland Village on the same research sheet as Leisure World & the other Sunland communities.

Sunland Village East Runs A Full Activity Calendar

Sunland Village East is a separate 55+ community in Mesa. Its association reports roughly 2,437 homes with swimming, golf, fitness centers, tennis, pickleball, an auditorium, woodworking, & other recreation facilities. Current programming includes fitness classes, comedy events, outdoor concerts, dances, games, & seasonal gatherings. Six lighted pickleball courts add to its sports footprint. The community maintains a substantial calendar rather than relying solely on physical amenities.

• Status 55+.
• Golf Community course.
• Fitness Multiple facilities.
• Events Shows, dances, games, concerts.

Sunland Village East should be treated as its own community rather than folded into the original Sunland Village.

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Sunland Springs Village Uses A 45+ Rule With Waivers

Sunland Springs Village has one of the most specific age policies uncovered in the East Valley research. Current association information requires at least one occupant age 55 or older. Other residents generally must be at least 45 unless the board approves an age waiver. The board may authorize a limited waiver pool while preserving the community's HOPA status. Recreation includes fitness centers, pickleball, bocce, basketball, organized exercise, & programs such as chair aerobics or interval-oriented fitness.

• Primary Rule One occupant 55+.
• Other Residents Generally 45+.
• Waivers Board-controlled & limited.
• Fitness Structured classes & facilities.

Anyone depending on a waiver should obtain written approval before treating a property as a viable purchase.

Dreamland Villa Works Differently From A Typical HOA

Dreamland Villa in Mesa adds another twist. Current community information requires at least one person living in an occupied dwelling to be age 55 or older. Its site explains that the age restriction applies to occupancy rather than ownership, & people under 18 cannot reside there beyond the stated annual limit. Dreamland Villa Retirement Community maintains the 55+ compliance program, but the community does not operate like a conventional mandatory HOA. Access to facilities such as pools & activity rooms is tied to the community's Kee Card membership structure.

• Occupancy One resident 55+.
• Ownership Age rule focuses on residents.
• Structure No conventional mandatory HOA.
• Amenities Kee Card access system.

The activity menu still runs deep, with pools, pickleball, shuffleboard, an exercise room, aquatics, arts, woodworking, cards, hiking, & social programs.

Apache Wells Packs In Recreation

Apache Wells in Mesa is another 55+ community that can slip below the radar beside larger East Valley names. Its community materials describe over 1,400 homes. Recreation includes swimming, a fitness center, pickleball, bocce, shuffleboard, softball, woodworking, ceramics, billiards, lapidary, crafts, & organized groups. Golf also plays a visible role in the surrounding community identity. The amenity list is broad for its size.

• Status 55+.
• Size Over 1,400 homes.
• Fitness Center & pool.
• Activities Sports, crafts, clubs.

Apache Wells is a useful reminder that Mesa has several distinct age-restricted communities rather than one dominant active-adult district.

Encore At Eastmark Is Now A Resale Story

Encore at Eastmark brought a 55+ neighborhood into the larger Eastmark master plan in Mesa. Taylor Morrison currently lists the community as sold out, so the housing story today is primarily resale rather than new builder inventory. The 55+ neighborhood includes the Encore Club with swimming, fitness, activity spaces, classes, social groups, & resident programming. Eastmark outside Encore is not defined by the same 55+ structure. That distinction should stay clear in marketing language.

• Status 55+.
• Builder Inventory Sold out.
• Housing Resales now matter most.
• Amenities Club, pool, fitness, activities.

Encore shows how age-qualified housing can operate as a distinct enclave inside a much larger East Valley master plan.

SunBird Uses A 55+/40+ Structure

SunBird Golf Resort in Chandler carries another detailed occupancy formula. Its recorded covenants require at least 80% of occupied units to have one occupant age 55 or older. All occupied homes must have at least one person age 40 or older unless the governing documents permit another arrangement. People under 19 cannot be permanent residents. Current programming includes water aerobics, yoga, Tai Chi, strength-oriented classes, stretching, meditation, dances, concerts, trivia, & seasonal events.

• Primary Rule 80% require 55+.
• Household Floor At least one resident 40+.
• Under 19 No permanent residency.
• Classes Yoga, aquatics, Tai Chi, fitness.

SunBird is one of the stronger examples of the organized fitness & social programming buyers often mean when they ask about an active-adult lifestyle.

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Solera At Johnson Ranch Uses Discretionary Waivers

Solera at Johnson Ranch in San Tan Valley is an over-55 community with a particularly important waiver provision. Current association information says the board has authority to approve an under-55 waiver, but it is not obligated to do so. Its documents allow a limited percentage of homes to fall into the under-55 category while the community maintains its age-qualified status. Current activity programming includes Tai Chi, chair yoga, standard yoga, Pilates, water fitness, cardio work, Zumba Gold, bingo, Bunco, & other resident activities. That directly answers the common question about whether active-adult communities still run organized exercise programs.

• Status Over 55.
• Waivers Board discretion applies.
• Fitness Zumba Gold, yoga, Pilates.
• Aquatics Water fitness programming.

A possible waiver is not the same thing as an available waiver. Get the association's answer before relying on that route.

Encanterra Is Only Partly 55+

Encanterra in Queen Creek is another community where broad marketing language can create confusion. Shea currently identifies Encanterra as a partial 55+ resort community. Selected Trilogy neighborhoods carry the age qualification, while the entire Encanterra master plan should not be described as 55+. The club environment includes swimming, fitness, spa facilities, pickleball, dining, social spaces, & championship golf. Buyers need to verify whether the particular parcel sits within an age-qualified section.

• Status Partial 55+.
• Important Rules vary by neighborhood.
• Golf Championship course.
• Club Life Fitness, pools, pickleball.

For real estate marketing, saying “Encanterra is a 55+ community” without qualification is too broad.

Ovation At Meridian Brings 55+ Into Queen Creek

Ovation at Meridian adds another purpose-built 55+ option in Queen Creek. Taylor Morrison currently identifies it as an age-qualified community. Amenities include a clubhouse, fitness center, swimming, pickleball, tennis, outdoor areas, & resident gathering space. It represents the newer generation of active-adult development appearing farther into the southeast portion of Greater Phoenix. The setting differs from the established retirement corridors of Mesa or Sun Lakes.

• Status 55+.
• Area Queen Creek.
• Fitness Dedicated center.
• Sports Pickleball & tennis.

For buyers comparing newer construction with established resale communities, Ovation belongs in the southeast Valley conversation.

Province Pushes The Map South

Province in the City of Maricopa stretches the search farther south. The community identifies itself as a gated 55+ active-adult development. Water is a major visual component, with numerous lakes & ponds spread through the plan. Recreation includes fitness facilities, resident clubs, events, trails, gathering areas, & outdoor programming. Its geography creates a different search pattern from Chandler, Mesa, or Queen Creek communities closer to the core of 'The Valley'.

• Status 55+.
• Area City of Maricopa.
• Water Extensive lake system.
• Lifestyle Fitness, clubs, events.

Province makes sense to research for buyers whose location requirements allow a farther-south address.

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What Buyers Should Verify Before Writing An Offer

The age badge on a listing is only the beginning. Ask for the current CC&Rs, age-restriction policy, amendments, resale disclosure package, & association confirmation when household ages fall outside the standard 55+ structure. Determine whether the restriction applies to ownership, occupancy, or each. Check younger spouse or partner rules separately. Guest limits, rental rules, amenity rights, age waivers, & sub-association requirements can also matter. Federal HOPA law gives these communities a framework, but individual associations write much of the practical rulebook within that framework.

• Verify every permanent occupant's eligibility.
• Ask whether younger-household slots are available.
• Never assume a board will grant a waiver.
• Review guest & minor-residency limits.
• Check rental age rules separately.
• Confirm amenity rights before closing.
• Identify every applicable sub-association.
• Read current amendments, not old summaries.

Rules, programs, association policies, & amenity access can change. Buyers should verify current governing documents & written association information for the specific property before entering a contract.

The Greater Phoenix 55+ Map Is Bigger Than Sun City

Sun City may have written the opening chapter, but Greater Phoenix now has age-restricted housing spread across a much wider geography. The communities also operate under noticeably different rules. Leisure World may care about a 45+ household member. IronOaks uses a 40+ provision. The Grand maintains its own 85% 55+ threshold. Sunland Springs Village uses a waiver system. Encanterra & Trilogy at Verde River require buyers to identify whether the particular neighborhood is age-qualified at all.

Then there is the lifestyle side.

Golf remains huge. So do pickleball, pools, fitness centers, woodworking, art studios, cards, hiking groups, water aerobics, yoga, Tai Chi, Zumba, live music, theater, classes, outings, & volunteer groups.

That is the real Greater Phoenix active-adult market.

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*All images are renderings and not of any specidfic community.