55+ Condos and Townhomes in the East Valley

East Valley 55+ condos, townhomes and patio homes sell for less than most detached homes. On Nov 6, 2026 there were 129 active age-restricted attached homes, most in Fountain of the Sun, Sunland Springs Village, Leisure World and Apache Wells. Before you write an offer, find out whether the home is a condominium or a planned community lot.

I am Terry Day, REALTOR with DeLex Realty. When buyers ask me about attached 55+ homes on the east side of the Valley, they usually want three answers: what they would actually own, which communities have homes for sale right now, and what paperwork comes with a resale. This page answers those three questions for the East Valley.

If you want the broader lock-and-leave picture, including summer care for snowbirds and the villa and condo sections inside Sunland Village and Sunland Village East, read my guide to 55+ condos and lock-and-leave homes around Phoenix. This page stays with the East Valley and with ownership types.

What is for sale right now

I pulled age-restricted East Valley attached homes from ARMLS: listings marked townhouse, patio home, twin home, or condo and apartment style. On Nov 6, 2026, 129 were active, listed from $89,000 to $550,000.

Source: ARMLS data compiled by Terry Day, DeLex Realty. ARMLS® COPYRIGHT 2026. Information deemed reliable but not guaranteed.

See the 129 attached 55+ homes

That button shows the age-restricted East Valley attached homes (townhouse, patio home, twin home and condo styles) that were active on Nov 6, 2026. The list thins as homes sell, so call Terry for an updated one.

One gap: the listing data behind this site carries almost no Sun Lakes homes. If Sun Lakes is on your list, call me at 602-483-4665 and I will pull current listings directly. My Sun Lakes 55+ homes page has more on the community.

Condo, townhome, patio home: what you actually own

The words on a listing describe how a home looks. They do not tell you how it is owned. In Arizona, an attached home in a 55+ community usually falls under one of two legal setups.

Condominium. Under A.R.S. 33-1202, a condominium is real estate where some portions are set aside for separate ownership and the rest is owned in common by the unit owners. You own your unit. Everything that is not a unit is a common element, and every owner holds an undivided share of it. Some common elements, such as an assigned carport or a patio, can be limited common elements, which the declaration reserves for one or a few units. The declaration and plat decide where your unit's boundaries sit, which matters when a roof, wall or pipe needs work.

Planned community. Under A.R.S. 33-1802, a planned community is a development where an owners' association owns, operates or maintains common property, and the owners of separate lots must be members and pay assessments. Condominiums are expressly left out of that definition. Many townhouses, patio homes and twin homes sit on their own lots under this setup, so you own the lot and the structure on it, and the association handles what the declaration assigns to it.

Why the label misleads. An MLS listing can call a home a townhouse when it is legally a condominium unit, and a patio home can be a lot in a planned community. In the 129 active listings, townhouse (69) and patio home (42) were the most common styles, but those are style labels. I check the recorded declaration and the legal description on every attached home before you make an offer.

East Valley 55+ communities with attached homes

The counts above come from MLS listings, not from community brochures. Several of these associations are made up of separate sections, each with its own documents, so read the paperwork for the exact section you are buying into.

Fountain of the Sun (Mesa). The most active listings in this search on Nov 6, with 31 attached homes for sale. See my Fountain of the Sun homes page for the community overview.

Sunland Springs Village (Mesa). 15 active attached homes on Nov 6. More on the community at Sunland Springs Village homes for sale.

Leisure World (Mesa). The Leisure World Community Association describes a gated community with guard houses at its entrances, two private golf courses and homes that range from condominiums to larger golf course homes. 14 attached homes were active on Nov 6. See Leisure World homes for sale.

Apache Wells (Mesa). 12 active attached homes on Nov 6. More on the community at Apache Wells.

Sunland Village East and Sunland Village (Mesa). 8 and 3 active attached homes on Nov 6. Both have condo and villa sections with their own documents, which my lock-and-leave guide covers. Community pages: Sunland Village.

Sun Lakes (south of Chandler). Sun Lakes is divided into several country club areas under separate homeowner associations, so one area's rules do not carry over to the next. Call Terry for current Sun Lakes attached listings.

For age rules, rentals, guests and pets, check the CC&Rs and rules for the exact association. I do not state those rules here because they differ by section and change over time.

HOA resale documents, by law

Arizona sets out what a buyer receives on a resale. A.R.S. 33-1260 covers condominiums and A.R.S. 33-1806 covers planned communities. The two lists are very similar. In associations with 50 or more homes, the seller notifies the association of the accepted offer, and the association has ten days to deliver the package. In smaller associations, the seller delivers it within ten days of accepting the offer.

The package includes:

• The bylaws, rules, declaration and plat
• Minutes from the last three open board meetings
• The current operating budget and the latest annual audit, review or compilation
• The most recent reserve study, if the association has one
• A dated disclosure statement: assessments and their schedule, approved special assessments, unpaid liens, transfer fees, the latest income and expense statement, and any unresolved violations on the home
• A summary of pending lawsuits involving the association
• Whether the developer still controls the association

For condominiums, 33-1260 adds insurance information, including coverage limits and deductibles, and any known material defects in the common elements that a buyer could be charged to repair. That is a major reason the condo-or-planned-community question matters: on a condo, the master policy and its deductible decide what you would insure yourself.

Long reports can be summarized, and you can ask for the full version, which must be provided within ten days. The statutes also limit what the association may charge for the package. My checklist of 55+ HOA documents to review walks through how I read each one with buyers.

Buyers weighing attached homes against detached ones can also look at lower-priced East Valley 55+ homes and single-level East Valley 55+ homes. For a wider view, see the Arizona 55+ living hub.

Questions people ask

What is the difference between a condo and a townhome in Arizona?
"Townhome" usually describes the building style. "Condominium" is a legal form of ownership: you own your unit, and all unit owners share an undivided interest in the common elements. A townhouse can be either a condo unit or a lot in a planned community. The recorded declaration tells you which.

Which East Valley 55+ communities have the most attached homes for sale right now?
On Nov 6, 2026, Fountain of the Sun led with 31 active attached homes, followed by Sunland Springs Village (15), Leisure World (14) and Apache Wells (12).

What HOA documents do I get when I buy a resale condo or townhome?
Arizona law spells out a resale disclosure package: A.R.S. 33-1260 for condominiums and A.R.S. 33-1806 for planned communities. Both include the governing documents, budget, reserve study if any, recent minutes and a dated disclosure statement. In associations with 50 or more homes, the association delivers it within ten days of being notified.

Are there condos and townhomes for sale in Sun Lakes?
Sun Lakes is split into several country club associations, and the listing data on this site carries very few Sun Lakes homes. Call Terry at 602-483-4665 for current Sun Lakes attached listings.

How do I see the attached 55+ homes for sale now?
Use the listings button on this page. It shows the 129 age-restricted East Valley attached homes that were active on Nov 6, 2026. That list thins as homes sell, so call Terry for an updated one.