Same brand. Different counties. Resale vs new construction. Here is every real difference — with 20-year tax math.
Most buyers researching Wilmington Del Webb communities eventually face this comparison. The two communities share a builder, a brand standard, and a 55+ focus. Everything else differs — and the differences are meaningful enough that choosing wrong is a $30,000–$50,000 mistake over a 20-year retirement.
| Factor | Del Webb Riverlights | Del Webb Mallory Creek |
|---|---|---|
| County | New Hanover | Brunswick (lower tax rate) |
| Construction status | Resale only — sold out since 2024 | Active new construction |
| Price range | $400K–$700K (resale market) | $400K+ (new from builder) |
| Annual property tax est. ($500K home) | ~$2,750–$3,500/yr | ~$1,710–$2,500/yr |
| HOA | ~$255/mo | <$300/mo — includes internet |
| Setting | Cape Fear River — 1,400-acre Riverlights master plan | Leland — Mallory Creek master plan |
| To Wrightsville Beach | ~15 min | ~25 min |
| To downtown Wilmington | ~10 min | ~15 min |
| Builder warranty | No — resale | Yes — full PulteGroup warranty |
| Floor plan customization | No — existing homes only | Yes — design center selections |
| 100% single-story | No — mix | Yes — all ranch plans |
| Flood insurance risk | Some lots in FEMA flood zones — verify | Inland Leland — lower flood risk |
| Social infrastructure | Established — 8+ years of community culture | Building — opened late 2024 |
Buyers who specifically want the Cape Fear River setting, the established Riverlights master community character, proximity to Wrightsville Beach at 15 minutes, and an active social calendar from day one. Also buyers who are comfortable with resale pricing and potential deferred maintenance on an 8–14 year old home.
Buyers who want new construction with full PulteGroup warranty, 100% single-story ranch floor plans, the ability to customize finishes at the design center, Brunswick County’s lower tax rate, and HOA that includes internet. Also buyers whose budget is tighter — the lower annual property tax compounds meaningfully over 20 years.
There is no universally correct answer. The buyer who picks Riverlights is paying a location premium for the river setting and beach proximity — and that premium is real and defensible if those things matter to their daily retirement life. The buyer who picks Mallory Creek is making a financial optimization — lower taxes, new construction, lower flood risk — at the cost of 10 extra minutes to the beach and starting a community culture rather than joining an established one. Know which buyer you are before you tour either community.
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