2025 Cottonwood annual duesmaster association · Cottonwood neighborhood homes
$1,754 per year for Cottonwood homesSource
Community profile
Cottonwood Palo Verde at Sun Lakes
Sun Lakes, AZ 85248 · Scottsdale and the East Valley
Last checked
What this profile can answer today
- Price signal
- Not verified
- Check current listings
- Recurring costs
- 2025 dues: Cottonwood $1,754 per year; Palo Verde $2,379 per year (includes gate and road maintenance)
- Plus 3 sourced charge layers
- Age rule
- The association states Cottonwood Palo Verde is a 55 and older community under Arizona and federal fair housing law
- Published by operator
- Open questions
- 5 fields still unverified
- current price range, sales or inventory status, pet policy, and 2 more
What this community is
Cottonwood Palo Verde at Sun Lakes in Sun Lakes lists Single-family homes. Several community rules are still being checked.
- Operator
- Cottonwood Palo Verde Homeowners Association (Sun Lakes HOA #2)
- Community type
- active adult
- Research status
- Public community profile
Quick facts
View all fieldsScan the decision fields first
These fields summarize what is known, what is sourced, and what still needs verification before the full evidence table.
- Price range
- Current published price range not yet verified
- Checked, still not confirmed
- HOA / POA
- 2025 dues: Cottonwood $1,754 per year; Palo Verde $2,379 per year (includes gate and road maintenance)
- Published by operator
- Recurring charges
- 3 layers
- Listed separately below
- Housing
- Single-family homes across two country club neighborhoods (Cottonwood and Palo Verde)
- Published by operator
- Age policy
- The association states Cottonwood Palo Verde is a 55 and older community under Arizona and federal fair housing law
- Published by operator
- Rules coverage
- 1 decision rule
- Golf, pets, rentals, and guests
- Community photos
- Aerial view on file
- Public-domain USDA aerial. No stock or generated substitute
Cottonwood Palo Verde at Sun Lakes: costs, housing, and rules
This profile in Sun Lakes, AZ records the age rule as marketed as 55+, housing as single-family homes, and HOA published without one all-in amount. The full published wording and every source stay on the profile below. Sources remain attached. Missing, disputed, or outdated amounts are not treated as $0. Confirm eligibility, rules, availability, and costs before deciding.
Sources checked Sep 2, 2026.
Price, dues, and every separate charge
Current price rangeCurrent published price range not yet verified
Not verifiedHOA / POA dues2025 dues: Cottonwood $1,754 per year; Palo Verde $2,379 per year (includes gate and road maintenance)
Published by operatorThe two neighborhoods share one HOA but pay different assessment amounts; Palo Verde's figure includes gated-entry and road maintenance that Cottonwood's does not. A 2024 to 2025 Capital Contribution Fee of $5,000 applies to purchases, and a 2025 special assessment of $635 funded a Cottonwood pool project.
Fees
Fees as of
Every recurring charge is listed separately with its source and the date it was checked. An amount that is not published is shown as not published, never as $0.
| Charge | Amount and frequency | Applies to | Status | Source | Verified |
|---|---|---|---|---|---|
| HOA / POA duesAssociation | 2025 dues: Cottonwood $1,754 per year; Palo Verde $2,379 per year (includes gate and road maintenance) | The two neighborhoods share one HOA but pay different assessment amounts; Palo Verde's figure includes gated-entry and road maintenance that Cottonwood's does not. A 2024 to 2025 Capital Contribution Fee of $5,000 applies to purchases, and a 2025 special assessment of $635 funded a Cottonwood pool project. | Published | Association History | |
| 2025 Cottonwood annual duesMaster association | $1,754 a year$1,754 per year for Cottonwood homes | Cottonwood neighborhood homes | Published | Association History | |
| 2025 Palo Verde annual duesMaster association | $2,379 a year$2,379 per year for Palo Verde homes, including gate and road maintenance | Palo Verde neighborhood homes | Published | Association History | |
| Capital Contribution FeeOther recurring | $5,000 Capital Contribution Fee, in effect for 2024 and 2025, paid at purchase | Home purchasers, one-time fee | Published | Association History | |
| One-time fees (transfer, capital contribution, application)One-time | Not published as of Sep 2, 2026 | Purchase or transfer; ask the association for the current schedule | Unverified | No source attached |
Recurring charges
A charge may apply only to a certain home, association, district, club, or service, so we list each one separately.
2025 Palo Verde annual duesmaster association · Palo Verde neighborhood homes
$2,379 per year for Palo Verde homes, including gate and road maintenanceSource
Capital Contribution Feeother · Home purchasers, one-time fee
$5,000 Capital Contribution Fee, in effect for 2024 and 2025, paid at purchaseSource
Evidence-triggered email
Tell me when fees or rules change here
One email when a sourced fee, rule, or verification date on the Cottonwood Palo Verde at Sun Lakes profile changes. Nothing else, and never a sales handoff.
Age policy, housing, and daily-use rules
Age policy or published age marketingThe association states Cottonwood Palo Verde is a 55 and older community under Arizona and federal fair housing law
Published by operatorExact association homepage language. It does not establish HOPA compliance for a particular household or every occupancy exception.
Current sales / inventory statusCurrent sales and inventory status not yet verified
Not verifiedHousing typesSingle-family homes across two country club neighborhoods (Cottonwood and Palo Verde)
Published by operatorThe association describes two country clubs operating as one HOA; the homepage does not enumerate unit counts or product mix by neighborhood.
Golf policyGolf is association-listed among community offerings; course access, membership, and rates are not detailed on the homepage
Published by operatorPet policyPet policy not publicly verified
Not verifiedRental policyRental policy not publicly verified
Not verifiedGuest policyGuest policy not publicly verified
Not verifiedQuestions
Frequently asked questions
Each answer names its source and the date it was checked. A field that no source publishes is reported as not published, never as $0.
What are the HOA or POA dues at Cottonwood Palo Verde at Sun Lakes?
2025 dues: Cottonwood $1,754 per year; Palo Verde $2,379 per year (includes gate and road maintenance). Published by operator, checked Sep 2, 2026.
Does Cottonwood Palo Verde at Sun Lakes have a CDD or special district charge?
Not published as of Sep 2, 2026. No CDD or special district charge appears in the sources checked for this profile, which is not confirmation that none applies. Ask for the current district assessment before buying.
What is the age policy at Cottonwood Palo Verde at Sun Lakes, and is the 80/20 rule documented?
The association states Cottonwood Palo Verde is a 55 and older community under Arizona and federal fair housing law. Exact association homepage language. It does not establish HOPA compliance for a particular household or every occupancy exception. Published by operator, checked Sep 2, 2026. Whether the 80 percent occupancy rule is documented is not published as of Sep 2, 2026.
Can a home at Cottonwood Palo Verde at Sun Lakes be rented out?
Not published as of Sep 2, 2026. Rental policy not publicly verified. Confirm the rental policy directly with the association or listing representative.
Are pets allowed at Cottonwood Palo Verde at Sun Lakes?
Not published as of Sep 2, 2026. Pet policy not publicly verified. Confirm the pet policy directly with the association or listing representative.
Is golf included at Cottonwood Palo Verde at Sun Lakes, and what are the club fees?
Golf is association-listed among community offerings; course access, membership, and rates are not detailed on the homepage. Published by operator, checked Sep 2, 2026. Club and golf fee amounts: not published as of Sep 2, 2026.
What is the guest policy at Cottonwood Palo Verde at Sun Lakes?
Not published as of Sep 2, 2026. Guest policy not publicly verified. Confirm the guest policy directly with the association or listing representative.
What the sources list, and what we can publish
Amenities listed by the sources
- Golf
- Pickleball
- Tennis
- Swimming pools
- Fitness facilities
- Dining venues
- Live music and entertainment
- Theater programming
- Clubs and organizations
A listed amenity does not necessarily mean access or membership is included in the fee.
Community photos
See the place, with the source attached
Every image names where it came from and when. Aerials are public-domain government imagery of this parcel. Street View and Google Maps photos are shown live from Google and are never stored by 55NearMe.
Do you represent Cottonwood Palo Verde at Sun Lakes, or live there? Add rights-cleared photos of the clubhouse, homes, and amenities
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Decision paths
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Guides matched to this profile
- How to estimate the total monthly cost of a 55+ community
Use this before comparing homes because at least one cost, fee, or price field still needs property-level confirmation.
- How HOA, POA, club, CDD, and golf fees differ
This profile separates association, club, district, golf, and service charges instead of treating HOA as the whole cost.
- New construction vs resale in a 55+ community
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- Questions to ask before buying in an active-adult community
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- Active adult community vs senior living: what is the difference?
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Sources
Last checked Sep 2, 2026Sources and dates
- Cottonwood Palo Verde at Sun LakesCottonwood Palo Verde Homeowners Association · retrieved Sep 2, 2026View source
- Association HistoryCottonwood Palo Verde Homeowners Association · retrieved Sep 2, 2026View source
- 2024 U.S. Gazetteer Files: ZIP Code Tabulation Areas (ZCTAs): ZCTA 85248 internal pointU.S. Census Bureau · retrieved Sep 2, 2026View source
Reviews and rankings
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