Sun City, AZ 55+ rental management · plans from $75/mo
Sun City property management for 55+ rental homes
Property Plus USA (also known as AZ Property Experts) manages single-family rental homes in Sun City, the age-restricted community in unincorporated Maricopa County. We are a Chandler-based property management company serving the Phoenix metro, with Designated Broker Kirsten Shafer (Arizona broker license BR535992000).
Renting in Sun City works differently from most of the Valley. Age rules, the Sun City Home Owners Association (SCHOA) deed restrictions and the Recreation Centers of Sun City (RCSC) all affect who can live in your home and what it costs to own. Updated October 2026.
What we do for Sun City owners
We handle the day-to-day work of renting a Sun City home: a rental pricing analysis, marketing (including the ARMLS listing service used across the Phoenix area), tenant screening, leasing, online rent collection, maintenance coordination with 24/7 emergency response, move-in and move-out inspections, and HOA registration help. Owners get monthly and year-end statements and ACH deposits through the Rentvine owner portal. If an eviction is needed, we handle it through counsel.
Every plan has a $500 leasing fee. Monthly plans start at a $75 flat fee. See the pricing page for what each plan includes, or read more on our owner services page.
Sun City rental snapshot
- Population: 39,931 at the 2020 Census, up from 37,499 in 2010 (Census QuickFacts). Sun City is a census-designated place, so the Census Bureau does not publish annual city-style estimates for it.
- Age: 74.7% of residents are 65 or older (Census QuickFacts).
- Ownership: 84.2% of occupied homes are owner-occupied (American Community Survey, 2020–2024).
- Rent level: median gross rent was $1,569 in the Census Bureau’s 2020–2024 American Community Survey. It covers all rental types, so we price each home from current comparables.
- Water: EPCOR’s Sun City water system serves Sun City, Youngtown and part of Peoria.
Local rules Sun City owners should know
Age restrictions
The SCHOA deed restrictions (CC&Rs) require at least one occupant of each home to be 55 or older, and no one under 19 may live in a home for more than 90 days. Maricopa County’s Senior Citizen overlay zoning has similar rules. These rules apply to tenants exactly as they apply to owners, so we screen every applicant for age eligibility. Federal and Arizona fair housing law allow qualifying 55+ communities to limit occupancy this way.
SCHOA leasing requirements
Section 13 of the SCHOA CC&Rs requires owners to tell a tenant in writing that the home is subject to the deed restrictions and to get the tenant’s written agreement to follow them. The owner must give SCHOA a copy of that agreement on request, and enforcement costs are charged to the owner. SCHOA also offers a tenant registration form. Arizona law (A.R.S. 33-1806.01) lets an age-restricted association ask for a tenant’s government-issued photo ID to confirm age.
Recreation Centers of Sun City
Every Sun City owner pays the RCSC annual assessment, $680 per property in 2026, whether or not the owner lives there. RCSC bylaws tie full member status to owner-occupancy as a primary Arizona residence. Tenants who want to use the recreation centers, golf courses and clubs buy a Privilege Card: $340 per person per year, or $75 per person per month for 30, 60 or 90-day cards (RCSC fee sheet, effective January 1, 2026). To qualify, the tenant must be at least 19, at least one occupant must be 55 or older, the home must be the tenant’s primary Arizona residence for the card period, and the owner’s RCSC account must be current.
Short-term rentals, registration and tax
Sun City is unincorporated, so county rules apply. We found no Maricopa County short-term rental permit as of October 2026, but the age rules still apply to every occupant, so guests under 19 cannot stay more than 90 days. Stays under 30 days need a state TPT license. All rentals must be registered with the Maricopa County Assessor (A.R.S. 33-1902), and since January 1, 2025, long-term residential rentals of 30 days or more are not subject to rental TPT anywhere in Arizona, per the Arizona Department of Revenue. This is general information, not legal advice.
Sun City neighborhoods and communities
Del Webb opened Sun City in 1960. Its homes, duplexes and condominiums are spread around recreation centers and golf courses on both sides of Grand Avenue (US 60), with Loop 101 nearby.
- Single-family homes: covered by the SCHOA CC&Rs described above.
- Condominiums and patio homes: each has its own association and CC&Rs, which can add leasing rules and fees.
- Rancho Estates, Dawn Lake and Viewpoint Lake: areas with their own CC&Rs that SCHOA also oversees.
Sun City is separate from Sun City West and Sun City Grand, which have their own associations and recreation rules.
Flat fee or percentage: choosing a plan for your Sun City rental
The right plan depends on your rent level, how hands-on you want to be, and how much risk you want to carry.
- Basic, $75 a month flat. The fee stays the same as rent rises. Lease renewals are $199, file setup is $199, and a $200 realtor commission applies. Includes a 6-month lease guarantee.
- Traditional, 8% of monthly rent ($89 minimum). No marketing fee, no realtor commission and no file setup fee. Renewals are $150. Includes a 6-month lease guarantee.
- Property Plus, 10% of monthly rent ($125 minimum). No marketing, renewal or file setup fees. When we place the tenant, it adds landlord protection up to $50,000 (tenant vandalism up to $50,000, theft up to $25,000, lost rent during an eviction up to 2.5 months, tenant skip up to 2 months, service-animal damage, and wrongful-eviction lawsuit defense), plus two interior and two drive-by HomeCare Checks a year.
A flat fee can make sense for higher-rent homes because the cost does not grow with the rent. Owners who live out of state or want fewer surprise costs may prefer Property Plus for the protection and inspections. Because tenant pools in a 55+ community are smaller, the Property Plus plan’s lost-rent and tenant-skip coverage is worth a look. Compare the details on our pricing page.
We also manage in nearby Peoria, Surprise and El Mirage.
Get a free rental analysis for your Sun City home
Call 480-586-3700 (Monday to Friday, 9 to 5) or contact us online for a free rental analysis. We will look at your Sun City home, its HOA rules and current comparable rentals, then recommend a rent and a plan.
Frequently asked questions
Property Plus USA manages single-family rental homes in Sun City, including age-eligibility screening and SCHOA tenant paperwork. Call 480-586-3700 for a free rental analysis.
Only if at least one other occupant is 55 or older. The SCHOA CC&Rs require one occupant of each home to be 55 or older, and no one under 19 may live there more than 90 days.
Yes, by buying an RCSC Privilege Card: $340 per person per year or $75 per person per month for 30, 60 or 90-day cards (2026 fees). At least one occupant must be 55 or older, and the owner’s RCSC account must be current.
Yes. The RCSC annual assessment, $680 per property in 2026, is owed whether or not the owner lives in the home.
Section 13 of the SCHOA CC&Rs requires you to tell the tenant in writing that the deed restrictions apply and to get the tenant’s signed agreement to follow them, which you must provide to SCHOA on request.
Sun City is unincorporated, and we found no Maricopa County short-term rental permit as of October 2026. A state TPT license, county rental registration and the age rules still apply to every stay.
Plans start at $75 a month flat (Basic), or 8% of monthly rent with an $89 minimum (Traditional), or 10% with a $125 minimum (Property Plus). Every plan has a $500 leasing fee.
When Property Plus USA places the tenant, the Property Plus plan includes landlord protection up to $50,000: tenant vandalism up to $50,000, theft up to $25,000, lost rent during an eviction up to 2.5 months, tenant skip up to 2 months, service-animal damage and wrongful-eviction lawsuit defense.
No. Arizona eliminated city transaction privilege tax on residential rentals of 30 days or more effective January 1, 2025, according to the Arizona Department of Revenue. Short-term stays under 30 days are still taxable and need a TPT license.
Yes. A.R.S. 33-1902 requires owners of residential rental property to keep their contact and parcel information on file with the Maricopa County Assessor and update it within 10 days of a change. Owners who live outside Arizona must also name an in-state statutory agent.
Only if the community’s declaration (CC&Rs) prohibits or limits rentals. Under A.R.S. 33-1806.01 an HOA can ask for tenant names, contact details, lease dates and vehicle information and charge up to $25 per new tenancy, but it cannot require copies of the lease, application or credit report. In age-restricted communities, the association may also request a government photo ID confirming the tenant’s age.
Up to one and a half months’ rent under A.R.S. 33-1321. The deposit, minus itemized deductions, must be returned within 14 days (excluding weekends and holidays) after the tenancy ends and the tenant asks for it.
Areas We Serve
Property Plus USA manages rental homes across the Phoenix metro and Pinal County, including Ahwatukee, Anthem, Apache Junction, Avondale, Buckeye, Casa Grande, Cave Creek, Chandler, Coolidge, El Mirage, Eloy, Florence, Fountain Hills, Gilbert, Glendale, Gold Canyon, Goodyear, Laveen, Litchfield Park, Maricopa, Mesa, Paradise Valley, Peoria, Phoenix, Queen Creek, San Tan Valley, Scottsdale, Surprise, Tempe, Tolleson.