Ryan Homes 55+ community with 144 single-family homes, 7 floor plans ranging 1,153–1,694 sq ft. HOA covers lawn maintenance. BBQ area, picnic space, fire pit. Less than 10 minutes from Downtown Spartanburg. The entry-level new construction alternative in the Upstate SC market.
Olivia Springs is Ryan Homes' entry-level new construction 55+ offering in the Spartanburg market — smaller footprints than Blaize Ridge, lower price points than Del Webb Greenville, and a simpler amenity package (outdoor gathering space rather than a resort clubhouse) that keeps HOA fees lean. For buyers who want new construction warranties and energy-efficient systems without paying for amenities they won't use, this community represents the most affordable new construction entry point in the Upstate SC 55+ market.
The location close to Downtown Spartanburg gives residents access to the city's hospital system, retail, and a growing restaurant scene at Spartanburg's own Morgan Square. Spartanburg is not Greenville in terms of national profile, but it has developed significantly and has its own authentic city character that residents who know it tend to value highly.
2 bed / 2 bath. Entry-level. ~1,153 sq ft. Most affordable base price.
2 bed / 2 bath with open kitchen-living. ~1,200–1,300 sq ft.
2 bed / 2 bath + den option. ~1,300 sq ft. Popular middle plan.
3 bed / 2 bath. Guest room capacity. ~1,400 sq ft.
3 bed / 2 bath with flex space. ~1,500 sq ft.
3 bed / 2 bath, larger master suite. ~1,600 sq ft.
Largest plan. 3 bed / 2 bath. ~1,694 sq ft. Sunroom or patio upgrade options.
| Cost Component | Monthly (Low) | Monthly (High) | Notes |
|---|---|---|---|
| HOA Fee | $100 | $175 | Covers lawn maintenance, outdoor amenity areas. No resort pool = lower overhead. Verify with Ryan Homes. |
| Property Tax (65+, $260K) | $35 | $70 | Spartanburg County; SC 4% = $10,400 assessed; $50K homestead credit leaves very low taxable value. |
| Homeowner's Insurance | $65 | $100 | New Ryan Homes construction; energy-efficient, lower risk profile. |
| Estimated All-In Monthly | $200 | $345 | Lowest range of any new construction community in the Upstate SC market. Excl. mortgage. |
Del Webb Greenville starts around $375,000 with HOA fees estimated at $300–$400/month. Olivia Springs starts significantly lower — price not published, but Ryan Homes entry-level Spartanburg area communities have started in the $240,000–$270,000 range — with HOA estimated at $100–$175/month. The 10-year non-mortgage carrying cost difference can exceed $25,000. Del Webb delivers a resort amenity package, lifestyle director, and a larger social community. Olivia Springs delivers new construction, lawn care, and a small-community feel at a fraction of the total cost. For buyers on fixed income where monthly carry matters above all else, Olivia Springs deserves serious attention.
Get a side-by-side comparison of Olivia Springs, North Springs, and Ravines at Woodridge — with current pricing and the complete tax picture.
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