Two Del Webb communities in two no-income-tax states — Georgetown TX vs Land O' Lakes FL, Hill Country vs Tampa corridor, and the insurance cost that changes the comparison
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Talk to a Specialist →Sun City Texas and Del Webb at Bexley in Land O' Lakes (north of Tampa, FL) share the same builder and similar active adult formulas. Both states have no income tax. The comparison comes down to property taxes, homeowners insurance, climate preference, and proximity to Gulf Coast vs Hill Country.
| Category | Sun City Texas (Georgetown) | Del Webb at Bexley (Land O' Lakes FL) |
|---|---|---|
| State income tax | None | None |
| Property tax ($500K, 65+ primary) | ~$4,800–$6,500/yr | ~$3,500–$5,500/yr (FL Save Our Homes helps established owners) |
| Homeowners insurance | ~$1,800–$2,800/yr | ~$5,000–$10,000+/yr (hurricane exposure, Pasco Co.) |
| True annual insurance difference | ~$3,000–$7,000/yr LESS than FL | |
| HOA | ~$100/mo | ~$200–$280/mo (Bexley HOA) |
| Golf | 3 courses on-site (extra cost) | None on-site at Bexley |
| Gulf Coast access | No | 50–60 min to Gulf beaches |
| Hurricane risk | None | Tampa Bay area — significant storm surge risk in major events |
| Tampa proximity | N/A | 30–40 min to Tampa |
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Both states have no income tax, so the usual first comparison is irrelevant. Property taxes are similar. The diverging variable is homeowners insurance. Pasco County (Land O' Lakes) north of Tampa has seen homeowners insurance rates escalate dramatically since 2020 — many buyers are paying $5,000–$10,000/year on $500K homes, with policies that exclude or significantly limit hurricane coverage in the storm surge zone.
Sun City Texas buyers pay $1,800–$2,800/year for comparable coverage with hail as the primary risk driver. The $3,000–$7,000/year insurance difference accumulates to $30,000–$70,000 over 10 years — in Texas' favor, entirely from the no-hurricane premium.
Bexley is the right choice for buyers who want Gulf Coast beach access within an hour, prefer Florida's flat terrain and warm winters, have family in the Tampa area, and are comfortable with Florida's insurance market. Sun City Texas is the right choice for buyers who want 54 holes of golf, the lowest HOA in the 55+ market, no hurricane risk, and Hill Country terrain. Both are good Del Webb communities — the choice is really about which state and lifestyle fits your vision of retirement.
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