SE Michigan's newest resort-style 55+ community. New construction pricing, what's included in the $340/month HOA, Oakland County property tax math, and whether the Kensington Metropark location lives up to the marketing.
Kensington Ridge by Del Webb opened in spring 2023 as the first major new resort-style 55+ community in SE Michigan in years. Located in Milford Township along Milford Road just north of I-96, it offers Del Webb's current GenYou™ floor plan collection — which means the open-concept designs, taller ceilings, larger island kitchens, and smart home features that weren't available in earlier Del Webb builds like Bridgewater in Brownstown.
The flagship amenity is The Lake House — a 16,800-square-foot clubhouse built on the shore of a 43-acre no-wake lake. The indoor heated pool, golf simulator, and fitness center are notable, but the real draw is adjacency to Kensington Metropark, which covers more than 4,300 acres of wooded terrain with trails, a swimming beach, and a golf course accessible by walking path from the community.
Kensington Ridge's HOA fee (~$340/month) includes internet service, which most Detroit-area 55+ communities don't bundle. That's roughly $60–$80/month in real value that doesn't appear in side-by-side HOA comparisons. Effective net HOA for cable/internet-paying households: closer to $260–$280/month. Factor this in when comparing to Bridgewater's ~$250/month fee.
Three series with lot sizes from 35 to 55 feet wide. All single-family detached ranch homes with optional second-story additions. Prices current as of early 2025; builder adjusts periodically based on phase and demand.
| Series | Bedrooms | Baths | Sq Ft Range | Lot Width | Notes |
|---|---|---|---|---|---|
| Cottage Series | 2–4 | 2–3 | 1,310–1,890 | 35-ft | Smallest homes, entry price point, option to add 2nd floor |
| Retreat Series | 2–4 | 2–3 | 1,780–2,380 | 45-ft | Mid-range; versatile flex spaces, popular with couples |
| Scenic Series | 2–4 | 2–3 | 2,150–2,900 | 55-ft | Largest, 3-car garage option, built for entertaining |
Oakland County carries an effective rate of approximately 1.36%, but Milford Township sits near the lower end of Oakland's range. The critical factor for new construction buyers: when you buy new from Del Webb, the taxable value starts at the SEV (50% of purchase price) with no Proposal A cap suppression. You don't benefit from accumulated cap savings like a resale buyer might, but you also don't face the uncapping reset problem.
Millage rates in Milford Township vary by school district and special assessment district. The estimate above uses a representative homestead rate; the actual rate on your lot depends on whether you fall within Huron Valley Schools or another district, and any community facility special assessments. Use the Michigan Treasury Property Tax Estimator (treas-secure.state.mi.us/ptestimator) with your specific township and school district before finalizing your offer. A 2-mill difference on a $680,000 home is ~$680/year.
At a $5,000+/month total cost, Kensington Ridge is a premium choice that only works if income is sufficient. Michigan's 2026 full pension and retirement income exemption means that a couple with $120,000/year in pension and Social Security income will pay minimal state income tax. This is a material advantage over Ohio (2.75% flat on pensions), Illinois (which exempts retirement but has higher property taxes), and many other Midwest alternatives.
A specialist who knows the Oakland County millage structure and Del Webb's current phase pricing can help you avoid overpaying on options and taxes.
Talk to a Michigan 55+ Specialist