Del Webb's flagship Texas community. 7,500+ homes, 3 golf courses, 100+ clubs, no state income tax, and a property tax freeze that locks your school bill the day you turn 65.
Talk to a Sun City ExpertSun City Texas is a Del Webb (PulteGroup) master-planned community in northwest Georgetown, Williamson County, anchored directly off I-35 about 35 miles north of Austin. It opened in 1996 as the first Del Webb community in Texas and has grown every year since. The final buildout — approved by Georgetown — is 10,550 homes housing roughly 18,500 residents.
The scale matters. Sun City has three championship 18-hole golf courses (Legacy Hills designed by Billy Casper and Greg Nash, White Wing, and Cowan Creek), four fitness centers with indoor pools, eight outdoor pools, a 9-mile trail network around the lake, 86,000+ square feet of indoor amenity space, a grand ballroom, over 50 hobby studios and craft rooms, tennis and pickleball courts, softball, bocce, horseshoe pits, and a dog park. Nothing in Central Texas competes at this size.
Del Webb currently offers 11 single-family floor plans across three collections. Prices from $231,000. Homes range from 2-bed/2-bath starter plans to 4-bed designs. All single-story. Standard two-car garage. Delivery 6–14 months depending on plan and lot.
Resale homes from the mid-$200,000s. Wide range of vintages from 1996 through present. Older homes have mature landscaping and larger lots; newer phases have updated floor plans. 30–90 day closings typical.
Several sections allow custom or semi-custom builds. Lot sizes are larger, architecture breaks from the standard Del Webb catalog, and prices run $500K–$900K+. For buyers who want Sun City amenities without the production-home feel.
A limited number of attached homes (duplexes) exist in Sun City — most are older resale stock. True villa-style attached products are limited; Sun City is overwhelmingly single-family.
| Cost Category | Entry ($270K Home) | Mid ($400K Home) | Premium ($650K Home) |
|---|---|---|---|
| Mortgage (20% down, 7%) | $1,440 | $2,130 | $3,470 |
| HOA (amenities) | $100 | $100 | $100 |
| Property Tax (est. 65+) | ~$265 | ~$320 | ~$450 |
| Homeowners Insurance | ~$150 | ~$210 | ~$320 |
| Golf (optional — cart fees) | $0–$200 | $0–$200 | $0–$200 |
| Estimated All-In Monthly | ~$1,955–$2,155 | ~$2,760–$2,960 | ~$4,340–$4,540 |
Property tax estimates assume 65+ homestead + over-65 school freeze filed. Actual bill depends on assessed value, exemptions filed, and taxing entity rates. Verify all figures before closing.
Georgetown ISD's 2025-26 tax rate is $1.0506 per $100 of assessed value — the largest component of your Williamson County tax bill. Under Texas law, once you are 65 or older and file the over-65 homestead exemption with Williamson CAD, your Georgetown ISD tax amount is permanently frozen. Property values rising 30% over the next decade do not affect this number. The City of Georgetown also freezes city taxes at 65 under a 2004 voter-approved initiative.
On a $350,000 assessed home, the over-65 school exemption ($10,000 off assessed value) plus the freeze means your school tax bill stays around $2,000/year indefinitely — versus a non-65 neighbor who could see that same bill climb to $2,600+ over 10 years. The Williamson County $125,000 over-65 exemption further reduces the county portion to near zero on most Sun City homes.
All three courses — Legacy Hills, White Wing, and Cowan Creek — are owned by the Sun City community, not a separate golf management company. Residents pay greens fees and cart fees but no mandatory golf membership. Rates vary by course and season; residents pay less than guest rates. If you do not golf, the HOA covers non-golfers equally — no hidden golf surcharge buried in the HOA structure.
Georgetown has two hospitals in or near city limits: Baylor Scott & White Georgetown and St. David's Georgetown Hospital. For specialty care, the Dell Seton Medical Center at UT and other Austin academic medical centers are 35–40 miles south. Ascension Seton and other Austin systems have outpatient clinics closer. Sun City residents on Medicare Advantage should confirm network coverage with providers before closing, as Texas Medicare Advantage networks vary significantly by insurer.
Sun City is not walkable to retail or dining. The nearest grocery or restaurant requires a car. The community is self-contained and car-dependent for anything outside the gate, including Georgetown Square. It is also not architecturally diverse — the Del Webb production-home aesthetic is uniform by design, which some buyers love (predictable maintenance, consistent values) and others find limiting. If you want architectural variety or urban walkability, look elsewhere in Central Texas.
We connect buyers with local agents who know which Sun City sections hold value, how resale pricing differs from new construction, and how to handle the 65+ exemption filing at closing.
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