Two of the largest Del Webb communities in the country — Texas Hill Country vs South Carolina Lowcountry, no income tax vs ultra-low property tax, and who should choose which
Sun City Texas (Georgetown, TX) and Sun City Hilton Head (Bluffton, SC) are the two largest Sun City communities east of Arizona. Both are built by Del Webb to similar quality and amenity standards. Both are genuinely massive — roughly 9,500 homes each. Beyond the shared builder and scale, they represent very different value propositions.
| Category | Sun City Texas | Sun City Hilton Head |
|---|---|---|
| HOA / Month | ~$100 ($1,200/yr) | $224–$295 ($2,688–$3,540/yr) |
| State income tax | None — TX has no income tax | SC: SS exempt, $30K couple deduction |
| Property tax ($500K, 65+ primary) | ~$4,800–$6,500/yr | ~$1,000–$1,400/yr |
| Total tax advantage | Wins for high-income retirees | Wins for most property tax situations |
| Golf — 54 holes on-site | Yes (3 courses, extra cost) | Yes (3 courses, extra cost) |
| Beach access | No coast — inland Texas | 20–30 min to Hilton Head Island |
| Climate | Hot dry summers (100°F+), mild winters | Milder — Jan avg 50°F, humid summers |
| Community age | Est. 1995 | Est. 1995 |
| Resale fees | $650 working capital (only) | $5,285+ on $450K purchase |
| Healthcare | Austin metro — Dell Seton, St. David's | Savannah 35 min — Memorial Health |
| Airport | AUS — 40–50 min from Georgetown | SAV 35 min; HHH small local |
The comparison hinges on income. For a couple with $200,000 in annual retirement income, Texas' no-income-tax advantage saves approximately $10,000–$14,000/year versus SC's income tax (after deductions). But SC's property taxes save approximately $3,400–$5,100/year versus Texas. The net Texas advantage for this income profile: approximately $4,900–$8,900/year.
For a couple with $60,000 in annual retirement income (mostly Social Security), SC exempts Social Security entirely and the income tax advantage is minimal. But SC saves $3,400–$5,100/year on property taxes. Net SC advantage for this profile: approximately $3,400–$5,100/year.
The crossover point where TX and SC break even on total tax burden is roughly $120,000–$150,000 in annual retirement income. Above that, Texas wins on total taxes. Below that, SC wins. Run your specific numbers.
Sun City Hilton Head has beach access and coastal SC aesthetics. Sun City Texas has Texas Hill Country, no income tax, and a state that consistently grows its economy and population. The climate comparison favors Hilton Head for most Northern buyers — the SC coastal climate is milder and less extreme than Central Texas summers. But Austin's cultural ecosystem and Texas' economic energy appeal to buyers who want more than community life. These are real lifestyle differences that no tax comparison can adjudicate.
Tell us your income profile and retirement goals — we'll compare the full tax picture for both states.
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