Sun City Texas, Kissing Tree, Trilogy at Rough Hollow — real HOA math, the Texas property tax truth (no income tax but high property taxes), the 2026 senior school freeze that saves thousands, and what nobody tells you before you visit the model homes.
Texas has no state income tax. Full stop. For a retired couple with $120,000 in annual retirement income moving from New Jersey, Illinois, or California, this represents $5,000–$12,000 in immediate annual savings on income taxes alone. The Austin-San Antonio corridor adds natural beauty, world-class healthcare, an airport with direct flights to anywhere, and a 55+ community market that has grown faster than almost any other in the country over the past decade.
But the picture is more nuanced than the "no income tax" headline suggests. Texas property taxes are among the highest in the country — effective rates of 2.0–2.5% are common, meaning a $500,000 home that costs $1,200/year to own in South Carolina costs $10,000–$12,500 in Texas before exemptions. Understanding the senior exemptions — particularly the landmark 2025–2026 school tax freeze that locks your school taxes permanently at age 65 — is the difference between an informed purchase and an expensive surprise.
A $500,000 home in Williamson County (Georgetown / Sun City Texas) — what a 65+ buyer actually pays vs what they would pay as a second-home owner, and what that looks like vs New Jersey.
Sun City Texas has three golf courses — Legacy Hills, White Wing, and Cowan Creek. None are included in the base HOA. Optional golf plans add $1,500–$3,500/year. The brochure leads with three courses; the fee structure is buried.
As of 2025–2026, Texas 65+ homeowners get $200,000 combined school tax exemptions plus a freeze that locks school taxes permanently. For a $500K Sun City home, this saves approximately $2,000–$3,500/year vs what younger buyers pay — and it never goes up.
Kissing Tree in San Marcos sits 30 miles from Austin and 45 miles from San Antonio. Buyers who want both cities accessible from one community — for family, healthcare, and airports — often land here and stay.
The no-income-tax headline is real and meaningful. But Texas property taxes are among the highest in the country. A $500K Georgetown home pays ~$6,000–$7,500/year with all 65+ exemptions. The net picture depends entirely on your income profile.
Many newer developments in the Austin area sit within Municipal Utility Districts (MUDs) that charge an additional $1,500–$3,500/year on top of regular property taxes. Rough Hollow and Sweetwater area communities have MUD taxes that buyers frequently miss in their budget calculations.
Sun City Texas is 25+ years old with an enormous resale market. New construction from Del Webb continues. Resale homes from the late 1990s and early 2000s are reaching renovation age — HVAC, roofs, and kitchens need budgeting. The $300K entry point has aging systems that buyers from newer-construction markets sometimes underestimate.
| Community | HOA/Mo | Homes | Golf | Location | Price Range |
|---|---|---|---|---|---|
| Sun City Texas | ~$100 | ~9,500 | 3 courses (extra) | Georgetown | $300K–$700K |
| Kissing Tree | ~$263 | 3,200 planned | Yes (on-site) | San Marcos | $350K–$700K |
| Trilogy Rough Hollow | $350–$450 | ~750 | Nearby | Lakeway | $600K–$1.5M+ |
| Del Webb Sweetwater | TBD | Active build | No | Austin / Bee Cave | $400K–$700K |
| Villas at Kissing Tree | $255 | Active build | Shared w/KT | San Marcos | $270K–$450K |
| Amante at Rough Hollow | $300–$400 | Smaller enclave | Nearby | Lakeway | $550K–$900K |
We can run your specific Texas tax scenario — income profile, home price, and community — before you book a flight to Georgetown or San Marcos.
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