Del Webb The Woodlands
The Woodlands, TX

What Del Webb The Woodlands Is

Del Webb The Woodlands opened in 2016 on a 200-acre gated site in Montgomery County — physically close to The Woodlands but legally and administratively separate from it. At buildout the community contains 550 single-family homes. All construction was completed by 2022, making this a fully resale market today with genuine price history and no active construction disruption.

The centerpiece amenity is The Lodge — a 14,000-square-foot clubhouse with a fitness center, indoor and outdoor pools, hot tubs, and social rooms. Courts for pickleball, tennis, and bocce ball are available, as are walking trails that wind through the community. Del Webb's lifestyle programming — an active calendar of clubs, events, and activities — runs year-round. The community is managed by Inframark under the Del Webb HOA structure.

HOA Fees and What They Cover

The confirmed HOA fee is $154 per month ($1,848 per year). This covers maintenance and operation of The Lodge, the indoor and outdoor pools, all amenity facilities, common area landscaping, and gated entry. It does not cover front lawn care — residents maintain their own lawns, which is an important distinction when comparing to Village at Tuscan Lakes or Heritage Grand at Cinco Ranch, where lawn care is included. At $154 per month, the fee is notably lower than Chambers Creek ($237.50/month) and about in line with Bonterra at Woodforest ($236/month) — but the amenity packages differ significantly.

Property Tax Structure

Del Webb The Woodlands sits in Montgomery County but outside The Woodlands Township boundary — meaning no Township tax of $0.1714 per $100 applies. The relevant tax components are the Montgomery County rate, a MUD rate (the community was built 2015–2022, so bonds are partially active), and the Conroe ISD school rate. The official 2025 Woodlands tax sheet from The Woodlands Land Development Company shows nearby Woodlands communities running combined rates of $1.72–$1.91 per $100. Del Webb The Woodlands, without the Township rate, runs somewhat lower — but verify the exact rate for any specific Del Webb address through the Montgomery County CAD at mcad-tx.org, because MUD assignments vary within the development.

The No-Township Access Tradeoff in Practice

Being outside The Woodlands Township has a financial upside — no Township tax — and a lifestyle downside. Residents who want to use The Woodlands Town Center, Market Street, the Waterway, or the Township's parks and recreation facilities are welcome to do so as members of the general public. But they are not Township residents with priority or subsidized access. The 50-plus miles of Township-maintained trails are not available to Del Webb residents as a part of their HOA or tax structure.

For residents whose primary community anchor is The Lodge and Del Webb's own amenity set — which is genuinely good — this distinction matters little in daily life. For buyers who specifically want to feel embedded in The Woodlands master community, this is a real limitation.

Resale Market Reality

Del Webb The Woodlands is fully built and resale-only. Homes range from the low $300,000s to $600,000-plus depending on size, lot position, and upgrade level. Price history since 2016 is available and searchable through the Montgomery County CAD and HAR. The community's fully realized amenity base (no construction phase incomplete), stable governance (HOA transitioning toward homeowner control), and proximity to The Woodlands' exceptional medical and retail infrastructure make it a well-regarded option for the north corridor.

One resident and Realtor who lives in the community describes it as designed for "connection, wellness, and fun" with a full calendar of events, exercise classes, and social programming. The community has a reputation for genuine neighbor engagement — smaller than Chambers Creek (3,400 homes) and more socially cohesive as a result.

65+ School Tax Freeze — Conroe ISD

Del Webb The Woodlands is zoned to Conroe ISD. The Texas 65-and-older school tax freeze applies to the Conroe ISD portion of the tax bill ($0.9496 per $100) — the single largest component. On a $400,000 home, that portion runs approximately $3,798 per year before the freeze. Once frozen, it cannot increase regardless of future rate changes or appraisal growth. File with the Montgomery County Appraisal District at mcad-tx.org immediately upon turning 65 or establishing the homestead.