Westbrook Village

Westbrook Village at a glance

Westbrook Village is a master-planned active-adult community in Peoria, Arizona, developed by Universal Development and Construction (UDC) from the early 1980s through the mid-1990s. It spans about two square miles and nearly 4,000 homes.

Unlike traditional 55-only communities, Westbrook Village uses a progressive age-qualification structure with thresholds as low as 40-plus, attracting younger retirees and semi-active professionals alongside more traditional retirees.

The community centers on two member-owned 18-hole golf courses (The Lakes and The Vistas), two full recreation centers, a Fine Arts Learning Center, and over 70 chartered clubs — all governed by the Westbrook Village Association (WVA) alongside various sub-associations.

Why people choose Westbrook Village

Westbrook Village combines resort-style recreational infrastructure with the stability of an established neighborhood. Situated in Peoria, it benefits from mature landscaping, towering shade trees, and a central location minutes from major retail, dining, and healthcare — unlike newer developments on the metro fringe.

At about two square miles with just under 4,000 homes, the community is large enough to support over 70 chartered clubs, active sports leagues, and artistic studios, yet intimate enough for genuine neighborly connection. Its progressive age-qualification structure, with thresholds as low as 40-plus, welcomes a dynamic mix of active adults who want an engaging, golf-oriented lifestyle while staying professionally or socially active in greater Phoenix.

Historical Evolution & Scale

Development began in the early 1980s under Universal Development and Construction (UDC), which centered its vision on residential neighborhoods integrated with championship-caliber golf and extensive recreational complexes. Construction continued through the 1980s into the mid-1990s, producing a varied architectural mix rather than the uniformity of a single-builder community. Today the community comprises nearly 4,000 homes, housing both year-round residents and seasonal snowbirds.

Governance & Age Qualification

Community-wide standards, architectural integrity, and common-area maintenance are governed by the Westbrook Village Association (WVA), the master homeowners association, with a dedicated administrative staff and an elected board of directors. Various neighborhoods and condominium complexes also operate under distinct sub-associations or condo boards managing specific building exteriors, roofs, or gated entries. Homeowners are subject to both master CC&Rs and applicable sub-association bylaws.

Westbrook Village's age-qualification structure is uniquely flexible compared with traditional 55-only communities, featuring thresholds as low as 40-plus. Buyers must verify that at least one resident meets the governing age threshold set by the master association and any applicable sub-association declaration.

Recreation, fitness and amenities

Golf and how access works

Clubs, Events, and Lifestyle

Over 70 chartered clubs and interest groups drive an unusually deep level of community engagement. Fine and performing arts groups include a ceramics club, pottery guild, stained glass studio, sewing and quilting groups, and community theater. Fitness offerings include Zumba Gold, low-impact aerobics, yoga, water aerobics, and core conditioning.

Sports and outdoor groups include the Westbrook Village Pickleball Club, tennis leagues, men's and women's golf associations, hiking clubs, and cycling groups, alongside card, board, and social clubs like duplicate bridge, poker, Mahjong, billiards, and book discussion groups.

The social calendar includes resident-produced theatrical revues in the Vistas ballroom, holiday galas, arts and crafts fairs from the Fine Arts Learning Center, outdoor concerts, and charity golf tournaments.

Homes, floor plans and housing stock

Housing spans construction eras from 1983 through the mid-1990s under UDC, producing a varied architectural mix rather than single-builder uniformity.

Individual property valuations vary based on square footage, lot position relative to golf course fairways, interior renovation status, and specific sub-association governance.

Fees, dues and assessments

Before closing, request and review the association estoppel letter detailing all outstanding master assessments, sub-association dues, capital contribution fees, and transfer charges.

Market context

As of June 30, 2026. Figures move; for live numbers on a specific street or floor plan, see our market trends dashboard.

Data source: Zillow Home Values Index (ZHVI) for Westbrook Village, Peoria, AZ (Neighborhood ID: 811073).

Aggregate figures cover diverse property types — single-family detached, patio homes, and condominiums — so individual valuations vary widely by square footage, lot position, renovation status, and sub-association governance.

Buyers and sellers should obtain a customized comparative market analysis from licensed real estate professionals for precise property pricing.

Living here day to day

Everyday Shopping, Dining, Services, and Nearby Attractions

Arrowhead Towne Center Mall sits within two miles, with major department stores and national retailers. The adjacent P83 Entertainment District offers over 159 retail stores, diverse dining, and a 14-screen Harkins Theatres cinema.

The Peoria Sports Complex, minutes away, is the official Spring Training home of the San Diego Padres and Seattle Mariners. The Arizona Broadway Theatre offers year-round professional dinner theater, and the Martin Auto Museum showcases classic and exotic automobiles.

Regional outdoor recreation includes Lake Pleasant Regional Park for boating, fishing, and camping, and White Tank Regional Park with over 30 miles of hiking and biking trails and the Bruce Libke Environmental Education Center.

Health, Public Safety, and Mobility

Banner Del E. Webb Medical Center, at 14502 W. Meeker Blvd. in Sun City West, sits immediately adjacent and offers advanced emergency services, cardiac care, orthopedic surgery, and outpatient rehab. Additional physical therapy providers and specialty clinics operate nearby.

Municipal public safety comes from the Peoria Police Department and Peoria Fire-Medical Department. At the community level, the Westbrook Village Posse — a volunteer resident organization based at the Fine Arts Learning Center — conducts neighborhood patrols, vacation watch, event traffic control, and liaises with municipal law enforcement.

Who Westbrook Village fits, and who should compare alternatives

Westbrook Village is a strong fit for

• Active adults and younger retirees seeking an engaging, resort-style community with age thresholds as low as 40-plus.
• Golf enthusiasts wanting immediate access to two 18-hole regulation courses under a member-owned model.
• Socially engaged residents looking for over 70 chartered clubs, art studios, and community ballrooms.
• Value-conscious buyers seeking economical master association dues (~$819/year) with mature landscaping and a central Peoria location.

Consider comparing other communities if

• Families with school-age children needing onsite K-12 schools should explore broader Peoria master-planned developments.
• Buyers wanting a strictly 55+ exclusive community without 40-plus provisions should compare neighboring Sun City or Sun City West.
• Buyers seeking ultra-luxury custom estate lots or guard-gated country club communities should look at high-end Scottsdale or North Peoria alternatives.

Compare Westbrook Village side by side with other West Valley communities.

Buying in Westbrook Village: due diligence checklist

• Verify age qualification status: confirm at least one intended resident meets the master association's age restriction, which may vary by sub-association (as low as 40-plus or 55+).
• Audit master versus sub-association assessments to determine if the property carries supplementary monthly fees beyond the ~$819/year master fee.
• Inspect governing documents (CC&Rs) covering architectural control, pet policies, and leasing/rental restrictions.
• Evaluate golf club membership and transfer terms to clarify whether any equity membership or playing rights transfer with the property title.
• Request comprehensive estoppel accounting to ensure all capital improvement fees, transfer charges, and outstanding balances are accounted for during escrow.

More on the process in our buyer resources.

Selling in Westbrook Village

• Highlight outdoor living spaces, shaded patios, and low-water desert landscaping that appeal to full-time and seasonal residents alike.
• Disclose association and golf details transparently — keep organized records of master dues, sub-association fees, and golf club access credentials.
• Present modernized kitchens, updated bathrooms, and neutral interior palettes, which draw strong buyer interest in the Peoria market.
• Partner with agents who know the neighborhood specifics — Kevin & Annette Wurgler, eXp Realty — for targeted marketing and professional photography.

More on preparation and pricing in our seller resources.

Kevin & Annette's insight

We point buyers toward Westbrook Village when they want golf and an active social calendar but don't want to commit to a strict 55-and-over rule — the 40-plus threshold option here is fairly rare in the West Valley. The member-owned golf club structure is also a real advantage: residents bought both courses outright back in 1994, which tends to mean steadier course maintenance and clearer resident priority than developer-run clubs. The one thing we always walk buyers through carefully is the two-tier fee structure — the master HOA fee is genuinely inexpensive, but sub-association and condo fees vary a lot, so we insist on seeing the estoppel letter before anyone gets attached to a specific home.

Agent opinion based on our direct experience in this market. Community facts above reflect published association and operator information; fees, rules and golf privileges are confirmed in writing during each transaction.

Key contacts and official offices

Westbrook Village FAQs

Is Westbrook Village strictly a 55+ community?

No. It uses a progressive age-qualification structure with thresholds as low as 40-plus, depending on the master association and applicable sub-association bylaws — making it more flexible than traditional 55-only communities.

Who owns the golf courses?

Residents do. Homeowners formed the Westbrook Village Golf Club (WBVGC) in November 1994 and purchased The Lakes and The Vistas courses from the original developer.

How large is Westbrook Village?

About two square miles with nearly 4,000 residential units.

What recreation centers are available?

The Lakes Recreation Center and The Vistas Recreation Center, both open daily 5:30 AM to 10:00 PM, plus the Fine Arts Learning Center for creative arts and lifelong learning.

What's the Westbrook Village Posse?

A volunteer resident security and assistance organization based at the Fine Arts Learning Center that patrols the neighborhood, offers vacation watch, and assists with event traffic control.

Are there separate fees beyond the master HOA?

Yes, potentially. Sub-associations, townhome complexes, and condo communities carry their own monthly assessments in addition to the ~$819/year master association fee.

What kind of housing is available?

Single-family detached homes, patio/courtyard homes, and townhouses/condominiums built between 1983 and the mid-1990s.

What's the nearest hospital?

Banner Del E. Webb Medical Center, immediately adjacent in Sun City West at 14502 W. Meeker Blvd.

Next steps

Read our buyer resources or seller resources, browse our market insights, or contact Kevin and Annette about Westbrook Village specifically.

Last reviewed: August 7, 2026.