Williamson County vs Wilson County — the tax math, the price gap, and the straight verdict
| Factor | Del Webb Southern Springs | Del Webb Lake Providence | Del Webb Barton Village | StoneBridge |
|---|---|---|---|---|
| Price Range | $620K–$850K | $390K–$965K | $350K–$600K | $300K–$500K |
| County | Williamson/Maury | Wilson | Wilson | Rutherford |
| Est. annual tax — $600K home | ~$3,900–$4,500 | ~$3,300–$3,900 | ~$3,300–$3,900 | ~$3,000–$3,600 |
| Tax freeze income limit | $67,460 — highest in TN | $63,470 | $63,470 | $61,920 |
| Construction status | Newer — active phases | Established — 15+ yrs | Active construction | Active construction |
| 15-acre lake | No | Yes — community centerpiece | No | No |
| Indoor pool + walking track | Yes | Yes | TBD — verify with sales | TBD — verify with sales |
| Social calendar | Building — newer community | 80+ clubs, established | Early stage | Early stage |
| BNA airport | ~40 min | ~20 min | ~25 min | ~25 min |
| HOA/mo (est.) | ~$200–$260 | ~$185–$225 | ~$175–$225 | ~$125–$180 |
Southern Springs is the right answer for a specific buyer: high equity, wants the newest Del Webb product in Tennessee, and has combined household income at or below $67,460 — the Williamson County freeze threshold that is the highest in the state. For this buyer, the higher Williamson County tax rate is manageable once the freeze locks it in, and the premium construction justifies the price premium over Lake Providence.
For everyone else the math runs the other direction. Lake Providence has the 15-acre lake, 20-minute BNA access, an established social calendar that Southern Springs is still building, and $150,000–$250,000 lower purchase prices on comparable square footage. Barton Village delivers the Del Webb brand and Wilson County freeze at entry prices $200,000–$400,000 below Southern Springs. StoneBridge delivers the lowest annual cost in the Nashville market at prices that convert almost any Northern equity position.
The buyers for whom Southern Springs is wrong: income above $67,460 (no freeze, and Williamson County's higher rate grows uncapped), buyers who specifically want the lake, and buyers comparing total 20-year costs rather than purchase price alone.
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