HOA + working capital fee + golf + property taxes + insurance. Four buyer scenarios. The numbers nobody hands you at the model home.
Sun City Texas' $100/month HOA is one of the lowest in any major 55+ community in the country. It is also the number most likely to set buyer expectations incorrectly. The true annual cost of owning a Sun City home — including all the fees, taxes, insurance, and optional costs that do not appear in the marketing — varies by $6,000–$8,000 between a non-golf primary resident and a golf-serious couple in Sun City North. This guide works through four real scenarios.
All new purchases — both new construction and resale — at Sun City Texas pay a working capital fee of $650 at closing. This is separate from HOA dues and from standard closing costs. It does not appear on listing sheets and is often not raised in buyer conversations until the closing disclosure is reviewed. Budget for it explicitly.
Scenario D illustrates the cost of not establishing Texas legal residence. The difference between Scenario A and D ($5,000–$7,200/year) is entirely driven by property tax exemptions. Buyers who purchase Sun City as a second home and maintain legal domicile in another state pay this premium every year — a cost that compounds to $50,000–$72,000 over 10 years.
Seven Sun City neighborhoods (14a, 24a, 25, 30, 24B1, 24B2, 33) are designated Garden Homes with a mandatory landscaping maintenance program. If you purchase in one of these sections, add approximately $1,700/year to the HOA equivalent. Your standard $1,200 HOA becomes approximately $2,900/year. These neighborhoods are clearly identified on the Sun City community map — verify before purchasing in any section you are unfamiliar with.
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