Del Webb Mallory Creek, Brunswick Forest, St. James Plantation, and Compass Pointe are all in Brunswick County. Here is exactly what you will pay — and how to reduce it.
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Talk to a Specialist →Brunswick County’s ad valorem (property) tax rate for fiscal year 2025–2026 is $0.3420 per $100 of assessed value. North Carolina assesses residential property at 100% of market value — unlike Tennessee (25% of market value) or some other states. The county rate alone produces an effective rate of 0.342% of market value before any municipal additions.
Most Brunswick County 55+ communities also fall within a municipal jurisdiction — Leland, Southport, or unincorporated Brunswick County. Municipal rates add to the county base. The combined effective rate for most Leland communities (Del Webb Mallory Creek, Brunswick Forest, Compass Pointe) runs approximately 0.50–0.60% of market value after all layers.
Del Webb Riverlights and The Village at Motts Landing are in New Hanover County. Every other Wilmington 55+ community we cover is in Brunswick County. The difference on a comparable home is meaningful and compounds over time.
| County | County Rate | Combined Eff. Rate (est.) | Annual Tax — $500K | Communities |
|---|---|---|---|---|
| Brunswick County | $0.3420/$100 | ~0.50–0.60% | ~$2,500–$3,000 | Mallory Creek, Brunswick Forest, St. James, Compass Pointe |
| New Hanover County | Higher base | ~0.55–0.70% | ~$2,750–$3,500 | Del Webb Riverlights, Village at Motts Landing |
The gap is approximately $250–$500/year on a $500K home. Over 20 years without appreciation that is $5,000–$10,000. With typical appreciation compounding the assessed value, the cumulative Brunswick County advantage is $15,000–$25,000.
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North Carolina provides a property tax exclusion for homeowners 65 and older with income at or below $38,800 (2026). The exclusion removes the greater of $25,000 or 50% of appraised value from taxation. On a $500,000 Brunswick County home, 50% is $250,000 — meaning $250,000 is excluded from the taxable value.
File Form AV-9 with the Brunswick County Tax Office by June 1 of the first year you want the exclusion to apply. The exclusion does not require annual reapplication once approved — it continues as long as you meet the age and income requirements and own the home as your primary residence.
Tell us your target purchase price and we will calculate your annual bill with and without the homestead exclusion.
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