Georgetown, TX · Del Webb / PulteGroup · ~9,500 homes · 5,400 acres · The largest 55+ community in Texas — and the one with the most research questions buyers can't find answers to anywhere else
Sun City Texas opened in 1995 and has grown to nearly 9,500 homes across 5,400 acres in Georgetown, about 30 miles north of Austin on the I-35 corridor. It was the first Del Webb community built in Texas and remains the dominant 55+ community in the state by size, search volume, and resale market depth. It is directly comparable in scale to Sun City Summerlin in Las Vegas and Sun City Hilton Head in South Carolina — meaning it is genuinely the scale of a small city, with all the advantages and tradeoffs that implies.
What makes Sun City Texas research difficult is the gap between what marketing materials show and what buyers actually need to know before purchasing. The HOA fee is genuinely low. The amenities are genuinely extensive. But the golf cost structure, the working capital fee at closing, the property tax picture before and after the 65+ exemptions, and the condition realities of a 25-year-old community are almost never discussed in the same place. This guide puts all of it together.
Sun City Texas HOA dues are approximately $1,200 per year — roughly $100/month — making it one of the lowest HOA rates of any major 55+ community in the country. The dues cover maintenance of all common areas and amenities, master insurance, and reserves. What they do not cover:
| Fee Component | Amount | Notes |
|---|---|---|
| Annual HOA dues | ~$1,200/yr (~$100/mo) | Covers amenities, common areas, reserves |
| Working capital fee (closing) | $650 one-time | Applies to all purchases — new and resale |
| Garden Home lawn program (if applicable) | ~$1,700/yr | Only 7 specific neighborhoods; not universal |
| Golf (optional) | $1,500–$3,500/yr | Not included; separate plan required |
Sun City Texas has three golf courses: Legacy Hills Golf Club, White Wing Golf Club, and Cowan Creek Golf Club. All three are owned by the community. None are included in the HOA. Residents who want to play purchase a separate annual golf membership or pay per round.
This is the same structure as Sun City Hilton Head and Sun City Summerlin — the community leads with golf as a headline amenity, but the cost is additive. A couple who each play twice a week year-round should budget $3,000–$4,500/year in golf costs on top of the base HOA. That raises the effective monthly HOA equivalent to $350–$475/month for an active golf household — dramatically different from the $100/month figure in the marketing.
| Golf Plan Type | Est. Annual Cost | Best For |
|---|---|---|
| Single player — limited access | ~$1,500–$1,800/yr | Occasional golfer, 1–2 rounds/week |
| Single player — full access | ~$2,200–$2,800/yr | Regular golfer, 3–4 rounds/week |
| Couple — full access | ~$3,500–$4,500/yr | Both residents play regularly |
Sun City Texas sits in Williamson County. Georgetown has its own city tax rate. The combined effective tax rate before exemptions runs approximately 1.8–2.1% of assessed value — among the higher rates in the Austin metro. What saves 65+ primary residents significantly is the stacked exemption structure, including the landmark 2025–2026 school tax freeze.
| Exemption | Value (2026) | How to File |
|---|---|---|
| Standard homestead exemption | $140,000 off assessed value | Form 50-114, Williamson CAD, by April 30 |
| Over-65 additional exemption | $60,000 additional (school district) | Same form — check Over-65 box |
| Combined school tax exemption | $200,000 total off school taxable value | Eliminates school taxes on homes under $200K assessed |
| School tax freeze | Locks school tax amount at year you turn 65 | Automatic once over-65 exemption is filed |
| City of Georgetown over-65 exemption | 20% of appraised value (city taxes only) | File with Williamson CAD |
Appraised value: $450,000. Minus $140,000 homestead = $310,000 for most taxes. Minus $200,000 school exemption = $250,000 school taxable (or fully eliminated if under $200K). School tax freeze locks the school portion permanently at the amount you pay in your qualifying year. Estimated annual tax after all 65+ exemptions: approximately $4,800–$6,500/year. Same home without exemptions: approximately $8,500–$9,500/year. The exemptions save approximately $3,000–$4,500/year — permanently, as long as you are a primary resident.
| Scenario | HOA | Golf | Property Tax | Insurance | Total/Year |
|---|---|---|---|---|---|
| Non-golf couple, 65+, $400K home | $1,200 | $0 | ~$4,500 | ~$2,000 | ~$7,700 |
| Single golfer, 65+, $400K home | $1,200 | ~$2,500 | ~$4,500 | ~$2,000 | ~$10,200 |
| Golf couple, 65+, $500K home | $1,200 | ~$4,200 | ~$5,800 | ~$2,400 | ~$13,600 |
| Second home buyer (no exemptions), $450K | $1,200 | $0 | ~$9,000 | ~$2,800 | ~$13,000 |
Estimates based on 2025–2026 Williamson County rates. Property tax figures assume all eligible 65+ exemptions filed. Insurance estimates vary by home age and coverage level. Verify current rates with county appraisal district.
Sun City Texas opened in 1995. The oldest homes are now approximately 25–30 years old. Buyers entering the resale market — particularly at the $300K–$400K entry price point — are purchasing homes built in the late 1990s and early 2000s. Key systems to evaluate carefully on any resale home:
New construction from Del Webb continues on the western edge of the community. Buyers who want modern finishes without renovation costs should compare new construction pricing (starting ~$340K) against fully renovated resale homes, factoring in the working capital fee on both.
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