What six Nashville-area 55+ communities actually cost per year — HOA, county property tax, insurance, and utilities — once you account for Tennessee's zero state income tax.
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Talk to a Specialist →Nashville's 55+ market spans four counties and a wide price range — from StoneBridge in Rutherford County at $300K–$500K to Del Webb Southern Springs in Williamson/Maury County at $620K–$850K. HOA fees, county property tax rates, and insurance all move together depending on where you buy. The figures below are estimated all-in annual housing costs, excluding mortgage payments, based on a representative home price in each community.
| Community | County | Home Price Used | HOA (mo.) | Property Tax (yr) | Total Annual (ex-mortgage) |
|---|---|---|---|---|---|
| StoneBridge | Rutherford | $400,000 | ~$125–$180 | ~$2,000–$2,400 | ~$7,280–$10,440 |
| Groves Reserve | Wilson | $430,000 | ~$120–$175 | ~$2,365–$2,795 | ~$7,705–$10,955 |
| Durham Farms | Sumner | $450,000 | ~$150–$210 | ~$2,475–$2,925 | ~$8,235–$11,625 |
| Del Webb Barton Village | Wilson | $470,000 | ~$175–$225 | ~$2,590–$3,055 | ~$8,770–$12,155 |
| Del Webb Lake Providence | Wilson | $550,000 | ~$185–$225 | ~$3,025–$3,575 | ~$9,445–$12,875 |
| Del Webb Southern Springs | Williamson/Maury | $700,000 | ~$200–$260 | ~$4,550–$5,250 | ~$11,450–$15,270 |
StoneBridge carries the lowest all-in cost of the communities covered here, reflecting both Rutherford County's lower effective property tax rate (~0.50–0.60%) and a lower entry price point. Groves Reserve, in Wilson County, runs the lowest HOA in the Mount Juliet market — $120–$175/month versus $185–$225/month at the larger, more amenity-heavy Del Webb Lake Providence a few miles away. Del Webb Southern Springs, the only community in Williamson/Maury County, carries the highest cost on every line item, driven by both a higher home price range and Williamson County's higher effective property tax rate (~0.65–0.75%). Utilities across all six communities run roughly $200–$300/month, billed through the Tennessee Valley Authority (TVA), and none of these communities carry a Florida-style CDD assessment.
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Tennessee eliminated its Hall Tax in 2021, so there is now zero state income tax on any income — IRA withdrawals, pension income, Social Security, dividends, and capital gains are all untaxed at the state level. That is the single largest line item missing from every table above, and it is worth more to most retirees than any HOA or property tax difference between communities.
On top of that, Tennessee counties offer a property tax freeze for homeowners 65 and older who fall under a county-specific income threshold. Once enrolled, the tax bill is frozen at the base-year amount — rising assessed values no longer increase what you owe. The 2026 income limits vary by county: Wilson County (Del Webb Lake Providence, Barton Village, Groves Reserve) is $63,470; Williamson County (Del Webb Southern Springs) is $67,460, the highest in the state; Rutherford County (StoneBridge) is $61,920; and Sumner County (Durham Farms) is $47,000, notably lower than the others. A retirement income profile in the $50K–$65K range may qualify for the freeze in Wilson, Williamson, or Rutherford County but not in Sumner County — which is a real budgeting difference between otherwise comparable communities.
HOA fees, property tax rates, and freeze income limits change year to year and several of these communities (Barton Village, StoneBridge) are still in active construction. Treat every dollar figure on this page as a planning estimate, not a quote. Confirm current HOA dues with each community's sales office and confirm current tax rates and freeze eligibility with the relevant county Trustee's office (Wilson, Williamson, Rutherford, or Sumner) before finalizing a budget.
None of these six numbers exist in isolation — the right community depends on how much home price, HOA amenity level, and county tax exposure you are willing to trade against each other, and whether your income profile clears the freeze threshold in the county you are considering. A buyer choosing between Del Webb Lake Providence and Groves Reserve, for example, is really choosing between a larger clubhouse and amenity package versus $600–$1,200 a year in HOA savings — both sit in the same Wilson County tax and freeze environment. A buyer looking at Durham Farms versus StoneBridge is weighing a $50,000 higher home price and a lower freeze threshold against Sumner County's location advantages. Start with the hub page below for the full picture on each community, or reach out and we can run the numbers against your specific income and target price.
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