Sumner County vs Wilson County — the freeze income limit difference that changes the math
| Factor | Durham Farms | Del Webb Lake Providence | Del Webb Barton Village | Groves Reserve |
|---|---|---|---|---|
| Type | Master plan — 55+ section | Fully age-restricted | Fully age-restricted | Fully age-restricted |
| Price Range | $350K–$600K | $390K–$965K | $350K–$600K | $350K–$550K |
| County | Sumner | Wilson | Wilson | Wilson |
| Est. annual tax — $450K home | ~$2,475–$2,925 | ~$2,475–$2,925 | ~$2,475–$2,925 | ~$2,475–$2,925 |
| Tax freeze income limit | $47,000 — lowest in Nashville metro | $63,470 | $63,470 | $63,470 |
| Lake access | Old Hickory Lake — minutes away | 15-acre lake within community | No | No |
| Builder | Multiple builders | PulteGroup / Del Webb | PulteGroup / Del Webb | Various |
| Social calendar | Community-wide + 55+ section | 80+ clubs, established | Early stage — building | Modest |
| BNA airport | ~30 min | ~20 min | ~25 min | ~20 min |
| HOA/mo (est.) | ~$150–$210 | ~$185–$225 | ~$175–$225 | ~$120–$175 |
The most important number on this page is $47,000 — Sumner County's property tax freeze income limit. Wilson County's limit is $63,470. For buyers with combined household income between $47,001 and $63,470, choosing Durham Farms over a Wilson County community means accepting an uncapped property tax trajectory in a market where Sumner County values have been appreciating. Over 20 years at 5% annual appreciation, that gap compounds into a meaningful cost difference.
If your household income is below $47,000, the Sumner County freeze is accessible and this concern disappears — Durham Farms becomes a straightforward choice for buyers who value Old Hickory Lake proximity and Hendersonville's small-city character over Mount Juliet's suburban Del Webb infrastructure.
The lake comparison requires clarity: Durham Farms puts you minutes from Old Hickory Lake — boating, fishing, lakefront parks, and waterfront dining in Hendersonville. Del Webb Lake Providence puts a 15-acre stocked lake inside the community gates. Both are genuine lake experiences. They serve different retirement visions: daily access to a major reservoir vs a community centerpiece that is always there when you walk outside.
The other honest variable: Durham Farms is not HOPA-certified age-restricted across the entire master plan. Buyers who specifically need fully age-restricted housing — for estate planning, lending, or personal preference — should verify the 55+ section's specific HOPA status before making an offer.
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