Westbrook Village

Independent Assessment

The detail most worth getting precisely right here is the age-restriction structure, which was independently corroborated: Westbrook Village's own published age-restriction Q&A confirms the community operates under HOPA's 80/20 framework, with a documented 40-year-old alternate qualifying age for the allowed 20% share of units, rather than the more common approach of simply allowing any under-55 resident within that 20% without a defined floor. That is a genuine, sourced distinguishing fact — most 55+ HOPA communities don't publish a specific alternate age threshold for their 20% allowance the way Westbrook Village does — but it does not change the community's fundamental legal classification as an age-restricted 55+ community; it only affects who may qualify within the minority share of units.

Who May Find This Community Appealing

Golfers who want two full 18-hole courses and two separate recreation centers at a modest annual association cost, and buyers who want an open, well-established, large Peoria community with a wide range of home types and price points, are the best fit for Westbrook Village.

Homes, Builders & Development History

Robson Communities built Westbrook Village in phases from the early 1980s through the mid-1990s, ultimately delivering approximately 3,910 homes across 44-47 individually named enclaves organized around the Lakes and Vistas golf courses and their respective recreation centers. Home types include single-family detached homes, patio homes, and condominiums, generally ranging from roughly 1,000 to 2,578 square feet. There is no active new-construction program; the community has been fully resale for years.

Current Pricing & Market Positioning

As of the last update, resale pricing is commonly reported in the roughly $265,000-$530,000+ range, with a recent reported median list price around $373,000 and a median sale price near $410,000. Pricing varies significantly across Westbrook Village's 44-47 enclaves depending on home type, lake or golf-course frontage, and lot size; buyers should compare recent closed sales for the specific enclave rather than treating any single quoted figure as representative of the whole community.

New Construction vs. Resale Considerations

There is no new-construction inventory in Westbrook Village — Robson's build-out finished in the mid-1990s, and the community has been fully resale since. Buyers should budget for a full independent inspection and confirm any sub-association fee for the specific enclave, condo, or patio home under consideration.

Taxes, Insurance & Special Assessments

Homes in Westbrook Village are subject to Peoria and Maricopa County property tax, assessed and billed at the county level; buyers should confirm the current rate and a specific home's assessed value directly with the Maricopa County Assessor. Given the community's early-1980s-to-mid-1990s construction era, buyers should expect insurance underwriting to look at roof age and system condition for older sections.

Community Layout & Lifestyle

Westbrook Village's lifestyle is organized around its two sides — the Lakes and the Vistas — each with its own golf course and recreation center, giving residents a choice of hub depending on which of the 44-47 enclaves they live in while retaining access to both sides' amenities as Westbrook Village Association members. The community's scale and age mean an established mix of home types, from detached single-family homes to lower-maintenance patio homes and condos, spread across a genuinely large footprint for a Peoria 55+ community.

Shopping, Healthcare & Airport Access

Westbrook Village sits in Peoria, Arizona, in the North Valley near Loop 101, with 19251 N. Westbrook Parkway as the address of its Lakes Recreation Center. The Loop 101 corridor gives residents ready access to the broader West Valley, including the P83 entertainment district and Peoria's retail and dining corridor, without the more remote feel of some outer-ring communities.

Age Qualification & Material Ownership Restrictions

Westbrook Village qualifies as age-restricted under the federal Housing for Older Persons Act's 80/20 rule: at least one resident must be 55 or older as the permanent occupant in at least 80% of occupied homes, while the remaining 20% may have a qualifying resident as young as 40, per the community's own published age-restriction guidance. This is why some secondary sources describe Westbrook Village generically as a '40+' community, even though its overall HOPA compliance structure functions the same way as most 55+ age-restricted communities. Buyers should confirm current occupancy-verification procedures directly with the Westbrook Village Association.

Tradeoffs & Limitations

Westbrook Village is not gated, and buyers who specifically want a guarded perimeter should look elsewhere in the Peoria/Sun City corridor. Homes date primarily from the early 1980s through the mid-1990s, so buyers should budget for age-appropriate system updates. Golf at Westbrook Village works differently than at some other communities — buyers should confirm current golf-access and fee terms separately from the association dues rather than assume course access is bundled into the HOA fee.

Comparison With Nearby Communities

Within Peoria's 55+ market, Westbrook Village is most often compared to Ventana Lakes, a similarly priced nearby community that trades Westbrook's two golf courses for a distinctive 9-to-10-lake waterfront setting and no on-site golf. Golfers tend to lean toward Westbrook Village; buyers who don't golf and want a lower HOA fee with a lake-centered setting tend toward Ventana Lakes. Both sit at a meaningfully lower price point than the gated, newer communities further west in Surprise and Buckeye.

Current Listings

A connected local agent can provide current available resale inventory and recent closed comparables for the specific enclave of interest within Westbrook Village.

Is Westbrook Village age-restricted?

Yes, under the federal HOPA 80/20 rule: at least one resident must be 55 or older in at least 80% of occupied homes, while the remaining 20% may have a qualifying resident as young as 40 — which is why it is sometimes described as a '40+' community.

Is Westbrook Village gated?

No. Westbrook Village is an open, non-gated community spread across roughly two square miles in Peoria.

Does Westbrook Village have golf?

Yes — two 18-hole courses, the Lakes Course and the Vistas Course, each associated with its own recreation center. Golf access and fees work separately from the HOA dues.

How is Westbrook Village different from Ventana Lakes nearby?

Westbrook Village offers two golf courses and two recreation centers across a larger, ~3,910-home footprint. Ventana Lakes, a few miles away in Peoria, has no on-site golf but is built around a distinctive multi-lake system and generally carries a lower HOA fee.