Every cost category broken down: HOA, property taxes (before and after the 65+ freeze), insurance, golf, and 10-year projection. The math that makes or breaks the decision.
Sun City Georgetown's HOA fee is $100 per month ($1,200/year) — among the lowest per-dollar-of-amenity ratios in any comparably sized 55+ community in the country. This covers access to all three golf courses (greens fees separate), four fitness centers, eight pools, the 86,000 sq ft Village Center, all trails, courts, and club facilities. It does not cover exterior home maintenance or lawn care — residents are responsible for their own yards.
The HOA is resident-governed with an elected board. Reserve funding and budget transparency vary; request the current reserve study and three years of financials before closing. As of recent reporting, the HOA is financially stable, but always verify independently.
Williamson County property taxes in Georgetown combine several taxing entities. The Georgetown ISD rate of $1.0506 per $100 is the largest component. For residents 65 and older who file the over-65 homestead exemption, this rate applies to a reduced assessed value AND is permanently frozen at the first-year amount.
| Home Value | Non-65 Annual Tax (est.) | 65+ Annual Tax (est.) | Annual Savings |
|---|---|---|---|
| $270,000 | ~$4,200 | ~$2,900 | ~$1,300 |
| $350,000 | ~$5,500 | ~$3,400 | ~$2,100 |
| $450,000 | ~$7,200 | ~$4,200 | ~$3,000 |
| $650,000 | ~$10,500 | ~$5,800 | ~$4,700 |
Estimates assume homestead + over-65 exemptions filed including $140K statewide homestead, $10K school over-65, and $125K Williamson County over-65. School portion frozen at year-1 amount. Actual bills depend on assessed value and any future rate changes. Verify with WCAD before closing.
Without the over-65 freeze, a Georgetown home appreciating at 4%/year would see taxable value rise ~48% over 10 years, increasing the tax bill proportionally. With the freeze, the school district portion — roughly 55–60% of the total bill — is locked. Only the city and county portions can grow, and they are already reduced by generous senior exemptions. The realistic 10-year tax savings for a $400,000 home buyer who files the freeze promptly: approximately $18,000–$25,000 versus a non-exempt owner in the same home.
All three courses charge greens fees and cart fees for play. Resident rates are lower than guest rates. Approximate resident rates: $25–$55 for greens fees depending on course and season, plus $15–$20 for cart. A resident playing twice per week might spend $150–$250 per month on golf. Annual golf memberships are also available and worth comparing for regular players. If you do not play golf, there is no hidden golf assessment in the HOA — the $100/month covers you regardless.
Central Texas homeowners insurance is significantly cheaper than coastal Florida or Gulf states. Sun City Georgetown properties do not face hurricane or wind/hail surcharges at the scale common in Houston or along the Gulf Coast. Typical Sun City homeowners insurance: $150–$350/month depending on home size, coverage level, and insurer. No flood insurance required for most Sun City homes — verify your specific lot's FEMA flood zone before closing.
$270K home, paid cash. No mortgage. Includes HOA ($100), taxes (~$240/mo after freeze), insurance (~$150), and club activities (~$100 avg).
$380K home, 20% down, 7% rate. Mortgage ~$2,030, HOA $100, taxes ~$290, insurance ~$190. Occasional golf adds $100–$200.
$600K home, 20% down, 7% rate. Mortgage ~$3,200, HOA $100, taxes ~$420, insurance ~$300, golf membership or frequent fees ~$200+.
Utility costs average $150–$250/month depending on home size and summer AC usage (Central Texas summers are hot — budget for July/August cooling costs). HOA special assessments, while not currently scheduled, are always possible in a community this large; the reserve study is your only protection. Landscaping: Sun City residents maintain their own yards; budget $100–$200/month for professional service or your own time. Any future Georgetown ISD bond elections could affect the school portion of the property tax — the freeze caps your personal bill but rate changes can affect your base year amount at initial filing.
Home price, down payment, age at purchase, and timing of filing all change your actual all-in cost. We connect buyers with local agents who do this math for real Sun City buyers every week.
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