True Cost of Del Webb Lake Providence

All-In Annual Cost — $550,000 Home, Primary Residence, Wilson County

Component	Monthly (est.)	Annual (est.)	Notes
HOA	~$185–$225/mo	~$2,220–$2,700/yr	Covers The Club, all amenities — verify current rate
Wilson County property tax (primary)	~$252–$297/mo	~$3,025–$3,575/yr	After standard exemptions; effective ~0.55–0.65%
Homeowners insurance	~$150–$250/mo	~$1,800–$3,000/yr	Middle Tennessee inland — no hurricane exposure
Utilities	~$200–$300/mo	~$2,400–$3,600/yr	TVA electricity rates — generally moderate
State income tax	$0	$0	Tennessee — zero on all income including IRA, SS, pension
Total Annual Housing Cost (ex-mortgage)	~$9,445–$12,875/yr · ~$787–$1,073/mo

Wilson County tax freeze income limit: $63,470 (2026). Buyers at or below this threshold can freeze their property tax bill — assessed value increases no longer raise the bill. This is structurally more powerful than Florida’s Save Our Homes 3% cap for qualifying buyers. File with the Wilson County Trustee’s office annually to maintain the freeze.

The Tennessee Advantage: Zero Income Tax + Low Property Tax + Tax Freeze

Tennessee eliminated its Hall Tax in 2021 — zero state income tax on all income. Combined with property tax rates well below the national average and a county-level tax freeze for 65+ homeowners, the total annual tax burden for Nashville retirees is among the lowest of any major metro we cover. Compare to: Florida has zero income tax but adds CDD fees and higher insurance. Texas has zero income tax but property tax effective rates of 2–2.5%. New Jersey has income tax plus property taxes of 1.5–2.8%. Tennessee wins on the combined total in most scenarios.

Del Webb Lake Providence →TN Tax Freeze →TN vs FL vs TX Taxes →

All-In Annual Cost — $550,000 Home, Primary Residence, Wilson County

The Tennessee Advantage: Zero Income Tax + Low Property Tax + Tax Freeze

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