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Leland, NC · Brunswick County · PulteGroup · 55+ · New Construction

Del Webb at Mallory Creek

Del Webb’s new construction replacement for Riverlights — Mallory Creek in Leland brings fresh product to the Wilmington market with Brunswick County’s significantly lower tax rate (~0.50% vs New Hanover’s ~0.60%) and comparable amenity package.

~800Homes
~$240/moHOA / Month
$350K–$600KPrice Range
~0.50%Brunswick Co. Tax
OverviewAmenitiesTrue CostWilmington Hub

Overview

Del Webb at Mallory Creek is PulteGroup’s answer to Riverlights reaching sellout — a new construction Del Webb community in Leland, just across the Cape Fear Memorial Bridge from Wilmington. The Brunswick County location is the headline financial difference: at ~0.50% effective tax rate, Mallory Creek saves approximately $450–$600/year in property tax vs an equivalent Riverlights home in New Hanover County.

Leland has grown significantly — the Leland corridor now has Target, Costco, major grocery chains, and a strong restaurant base. It no longer feels like a compromise vs Wilmington proper. Downtown Wilmington is 15 minutes. Wrightsville Beach is 25 minutes. Brunswick County beaches (Holden Beach, Oak Island, Ocean Isle) are 30–45 minutes.

Brunswick County Property Tax — NC 65+ Homestead ExclusionBrunswick County effective tax rate is approximately ~0.50%. NC residents 65+ with income under the threshold can file Form AV-9 with Brunswick County Tax Administration to reduce taxable assessed value. The exclusion saves $300–$800/year for qualifying buyers. File annually — it does not renew automatically.
NC Coastal Insurance — the cost that shocks buyers from inland marketsHomeowners insurance in coastal Brunswick and New Hanover counties runs $2,400–$5,000+/year depending on distance from the water, home value, and wind/hail coverage. This is 2–4x higher than NC inland markets like Charlotte or Raleigh-Durham. Factor it as $200–$420/month when calculating all-in carrying cost. Buyers from Florida will recognize this pattern; buyers from the Midwest or Northeast often don’t.

Amenities

Resort clubhouse with indoor and outdoor pools
Fitness center
Tennis and pickleball courts
Bocce ball
Walking and biking trails
Community gathering spaces
Lifestyle director
Lawn care included in HOA

True Monthly Cost

All-in monthly cost — $450K Del Webb at Mallory Creek home

HOA fee~$240/mo
Brunswick Co. property tax (~0.50%)~$188/mo
Homeowners insurance (coastal NC)~$200–$420/mo
Utilities (NC — mild winters)~$150–$200/mo
Total monthly carrying cost (excl. mortgage)~$778–$1048/mo

Right For / Not Right For

Good fit if you:

  • Want new Del Webb construction — Riverlights is sold out
  • Want Brunswick County’s lower tax rate
  • Want comparable amenities to Riverlights at slightly lower price point
  • Comfortable with Leland location vs Wilmington city address

Not right if you:

  • Want water views or direct Cape Fear River access (Riverlights has it)
  • Must have New Hanover County hospitals proximity
  • Want walkable Wilmington downtown access

Questions About Del Webb at Mallory Creek?

We can run your Brunswick County tax estimate and coastal insurance reality check before you tour.

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