Del Webb Southern Springs

What Del Webb Southern Springs Is

Del Webb Southern Springs is PulteGroup's newest and highest-price-tier active adult community in Middle Tennessee, located in Spring Hill — one of the fastest-growing and most consistently well-ranked cities in Tennessee. Homes run from the mid-$600s to mid-$800s, placing Southern Springs above Del Webb Lake Providence in the Del Webb hierarchy and at roughly double the entry price of Del Webb Barton Village.

The Spring Hill location in Williamson/Maury County delivers the I-65 corridor convenience — Franklin, Brentwood, and South Nashville are all within 20–30 minutes. The trade-off is Williamson County's higher effective property tax rate (approximately 0.65–0.75% vs Wilson County's 0.55–0.65%), which translates to roughly $700–$1,200 more per year on a comparable home.

The Williamson County Freeze — The Decisive Financial Factor

The offset to Williamson County's higher tax rate is its freeze income threshold: $67,460 — the highest in Tennessee. For buyers with combined household income between $63,471 and $67,460, Southern Springs is the only Nashville-area 55+ community where the freeze is accessible. Buyers in this income band who choose Wilson County communities (Lake Providence, Barton Village) would not qualify for the freeze — meaning their Williamson County tax bill, once frozen, can end up lower in year 10 or year 15 than a growing Wilson County bill.

For buyers above $67,460, the calculation inverts — no freeze applies and Williamson County's higher starting rate grows uncapped. These buyers should compare total 20-year costs carefully against Wilson County alternatives before committing to Southern Springs.

True Annual Cost — $700,000 Home, Primary Residence

Component	Monthly (est.)	Annual (est.)	Notes
HOA	~$200–$260/mo	~$2,400–$3,120/yr	Verify current rate with Del Webb sales office
Williamson County property tax	~$380–$437/mo	~$4,550–$5,250/yr	Effective ~0.65–0.75%; higher than Wilson County
Homeowners insurance	~$175–$275/mo	~$2,100–$3,300/yr	Middle Tennessee inland — no hurricane exposure
Utilities	~$200–$300/mo	~$2,400–$3,600/yr	Tennessee Valley Authority rates
State income tax	$0	$0	Tennessee — zero on all income
TOTAL (ex-mortgage)		~$11,450–$15,270/yr

Who Southern Springs Is Right For

Good fit if you:

Want the newest, premium-tier Del Webb construction in Tennessee
Have combined income at or below $67,460 — the Williamson County freeze gives you the highest TN freeze limit
Want the Spring Hill / I-65 corridor location near Franklin and South Nashville
Are converting high equity (Westchester, Fairfield County, Long Island) and want the top Del Webb tier

Not right if you:

Have income above $67,460 — no freeze applies and Williamson County's higher rate will grow uncapped
Want the 15-acre lake and established social calendar (→ Del Webb Lake Providence)
Are price-sensitive — Southern Springs is $150,000–$250,000+ above comparable Lake Providence homes
Want BNA airport within 20 minutes — Spring Hill is 35–40 minutes from BNA

Lake Providence vs Southern Springs →True Cost: Southern Springs →Williamson County Tax Guide →TN Tax Freeze Explained →