Festival has a different cost structure than older Sun Cities — a lower base HOA ($145/mo vs. $500+ at SCW), but with a unique CFD tax (Community Facilities District) that funds Buckeye's infrastructure in Festival Ranch. Here's every fee you'll encounter, broken down by when you pay it and to whom.
The Sun City Festival HOA fee covers everything you actually use — the Sage Recreation Center (31,000 sqft with fitness center, pools, courts, ballroom), the Saguaro Recreation Center, common-area landscaping, the 27-hole Copper Canyon golf course operations, and all social club support. Compared to Sun City West ($598/year per person Recreation Card), Festival's flat $145/month per household is substantially less.
Billed: Typically quarterly (~$435/quarter). Assessment rates are reviewed annually; increases (when needed) take effect January 1.
This is the fee unique to Sun City Festival that buyers from other Del Webbs aren't used to. The Town of Buckeye assesses a one-time $3,500–$4,000 infrastructure fee per lot in Festival Ranch (which includes Sun City Festival) — it funds the streets, water, and utilities the city built when the master plan was developed.
Most homeowners amortize it over ~20 years through their property tax bill (works out to roughly $175–$200/year added to your tax bill). On a resale, the remaining CFD balance is one of the items we negotiate — sometimes the seller pays it off in full (look for "CFD paid in full" in the MLS), and sometimes the buyer assumes the balance.
Always ask before you write an offer — we make sure clients know exactly where the CFD stands before signing.
Maricopa County property tax in Buckeye runs around 0.6% of assessed value per year. On a $420,000 home that's about $2,520/year (~$210/month). The CFD tax (above) is billed on the same statement as a separate line item.
Arizona's Senior Property Tax Freeze (Senior Valuation Protection) is available if you're 65+ and meet income limits — it locks your home's valuation so future tax increases are based on the rate, not the property value. Worth applying for in your first eligible year.
Most Sun City Festival homes have only the master HOA — no sub-association. A few specific configurations (paired/duplex products, certain garden-style condos) may have an additional sub-HOA covering exterior maintenance or shared driveways. We'll confirm zero/non-zero before you offer on any specific home.
A one-time contribution to the HOA's reserve fund, due from the buyer at closing on a resale home. New construction has a similar but different builder-side fee.
Administrative fee to transfer the HOA membership and access cards from the seller to the buyer. Standard Del Webb fee, charged by FirstService Residential (the management company).
The HOA charges this to prepare and deliver the disclosure packet to a buyer — CC&Rs, financials, current assessments, pending litigation, etc. Normally paid by the seller, but it's a negotiable item.
Standard title insurance, escrow fees, recording fees, and lender fees — typical for any Arizona home purchase. Highly variable based on purchase price, lender, and which title company you use. We typically recommend specific Buckeye-area title companies that know the CFD reporting requirements.
If a seller wants to make their home more attractive, they can pay off the remaining CFD balance at closing — and then the listing shows "CFD paid in full." This is purely optional and varies by transaction. If not paid off, the buyer assumes the remaining amortization on their property tax bill going forward.
The 27-hole Copper Canyon golf course is owned by the HOA and managed by Troon Golf. Residents can pay per-round at preferred rates, or buy an annual membership. Specific rates vary year-to-year — see our golf page for current pricing.
The Del Webb HOA confirms that most activities are included in your monthly assessment, but certain instructor-led fitness classes, ceramics studio firings, woodshop materials, and similar consumable-based activities have nominal per-class or per-use charges (typically $3–$15).
The on-site restaurant at the Falls clubhouse (overlooking the golf course) and grab-and-go café — both open to residents and the general public. No membership required; you just pay for what you order. Residents do get certain happy hour and event pricing.