Most buyers touring Del Webb communities in Indianapolis end up comparing these three: Vandalia in Plainfield (the most affordable option), Kimblewick in Westfield (new construction in Hamilton County), and Britton Falls in Fishers (the established market leader). They're all Del Webb, all age-restricted 55+, all charging similar HOA fees, and all in the Indianapolis suburban orbit. The differences are real — and they matter more than the brochures suggest.
The Snapshot Comparison
| Factor | Vandalia | Kimblewick | Britton Falls |
|---|---|---|---|
| Location | Plainfield | Westfield | Fishers |
| County | Hendricks | Hamilton | Hamilton |
| Total Homes | 475 | 500+ | 1,050 |
| Status | Active selling | Active selling | Resale only |
| Price Range | $260K–$420K | $343K+ | $300K–$600K+ |
| HOA/Month | ~$265 | ~$265 | ~$265 |
| County Income Tax | 1.5% (Hendricks) | 1.1% (Hamilton) | 1.1% (Hamilton) |
| Property Tax Rate | ~0.90% | ~1.10% | ~1.10% |
| New Construction Available | Yes | Yes | No |
| Amenity Campus Scale | Full Del Webb | Full Del Webb + 13K clubhouse | Full Del Webb — most mature |
| Special Perks | Plainfield Aquatic Center membership | Grand Park corridor access | 20+ years social infrastructure |
The Annual Cost Comparison at $380,000
Same purchase price, three communities. The differences come from county tax rates — property and income — not HOA fees, which are identical across all three Del Webb campuses.
| Cost Category | Vandalia (Hendricks) | Kimblewick (Hamilton) | Britton Falls (Hamilton) |
|---|---|---|---|
| Property Tax (after homestead) | ~$1,680 | ~$2,050 | ~$2,050 |
| HOA Fee | $3,180 | $3,180 | $3,180 |
| Homeowner's Insurance | ~$2,000 | ~$2,000 | ~$2,000 |
| Annual Non-Mortgage Cost | ~$6,860 | ~$7,230 | ~$7,230 |
The County Income Tax Math: Annual and 20-Year
| Scenario | Vandalia (Hendricks 1.5%) | Kimblewick/Britton Falls (Hamilton 1.1%) | Annual Difference |
|---|---|---|---|
| $40K taxable IRA income | $600 | $440 | $160 more in Hendricks |
| $70K taxable IRA income | $1,050 | $770 | $280 more in Hendricks |
| $100K taxable IRA income | $1,500 | $1,100 | $400 more in Hendricks |
| $0 taxable IRA (SS only) | $0 | $0 | No difference (SS exempt) |
The county income tax difference matters most for buyers drawing heavily from IRAs, pensions, or 401(k)s in retirement. For buyers living primarily on Social Security (fully exempt in Indiana at state and county level), the income tax difference is zero, and Vandalia's lower property tax rate becomes the dominant factor.
New Construction vs. Resale: The Britton Falls Difference
Britton Falls is a resale-only community. Vandalia and Kimblewick both offer new construction. For most buyers, this is the most practically significant difference — not the county tax math.
New construction means: choose your floor plan, lot, and finishes. Builder warranty (typically 1-year workmanship, 2-year mechanical, 10-year structural). No deferred maintenance. No unknowns about what previous owners did or didn't maintain. The trade-off: active construction phases mean construction traffic, noise, and a community that's still forming its social identity.
Britton Falls resale means: see exactly what you're buying before you commit. Established social infrastructure — clubs, programming, neighbor relationships — that new construction communities won't have for years. The trade-off: you're buying a 10–20 year old home with a maintenance history, and you get whatever floor plan is available in the resale market.
The Location Divide: Who Lives Where
Vandalia buyers are typically either (a) already in Hendricks County or west Indianapolis and don't want to move north, or (b) maximizing price — the west-side corridor is meaningfully more affordable per square foot than Hamilton County. Plainfield's location near Indianapolis International Airport is also meaningful for buyers who travel frequently or have family elsewhere they visit.
Kimblewick buyers are typically new-construction seekers who want Hamilton County's tax environment and the emerging Westfield corridor (Grand Park, US-31 development). They're making a longer-term bet that Westfield's commercial development will continue maturing.
Britton Falls buyers want the proved product — the community that's been running for 20 years, where the clubs are organized, the neighborhood is established, and there's no uncertainty about what the finished result looks like.
Choose Vandalia if…
West-side location matters. You want the most affordable new Del Webb construction. Your income is primarily Social Security (income tax difference minimal). You value airport proximity. Or you're already in Hendricks County.
Choose Kimblewick if…
You want new construction in Hamilton County. You're drawn to Westfield's growing corridor. You want to choose your floor plan and lot. And you're patient with active construction phases.
Choose Britton Falls if…
You want a proven, established community with 20 years of social infrastructure. You're comfortable buying resale. You want Fishers's location (closer to Carmel, downtown Indy). And you want the largest Del Webb campus in the metro.
Still Deciding? A Specialist Can Help.
The right community depends on which county your life is anchored to, whether you want new construction, and your specific tax profile. We can connect you with an agent who's toured buyers through all three and can speak to current inventory.
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Indianapolis 55+ Community Guide · Vandalia Community Profile · Kimblewick Community Profile · Britton Falls Community Profile · All Five Del Webb Communities Compared