23 active adult communities across six counties. HOA fees from $135 to $500/month. Property taxes that swing by $3,000/year depending on which suburb you pick. Here's the math.
Indiana exempts Social Security from state income tax and taxes other retirement income at just 3.0% flat — one of the lowest rates in the country. Property taxes are capped at 1% of assessed value for homesteads. On paper, that sounds like a retiree's dream. The catch: Indiana adds county income taxes on top of the state rate, and Hamilton County — where most of the largest 55+ communities sit — runs 1.1% county rate on top of the 3.0% state rate. That 4.1% combined rate on pension/IRA income matters if you're drawing from a 401(k).
The other surprise is the Del Webb dominance. Four Del Webb communities anchor the market: Britton Falls (1,050 homes, the established giant), Kimblewick (500+ homes, Westfield's resort-tier option), Finch Creek (675 homes, Noblesville, opened 2025), and Sagebriar (524 homes, Greenwood, opened 2025). Understanding what each actually costs — HOA, taxes, insurance, utilities — is why you're here.
Home to Britton Falls, Kimblewick, Finch Creek, Merion, Courtyards of Carmel, Bridlewood Reserve, Fairmont at Whelchel Springs. Effective property tax ~1.10%. County income tax 1.1%. Best school district reputation in the metro. Highest home prices.
Home to Vandalia by Del Webb (Plainfield) and Stoney Meadow/Regency Reserve (Avon). Effective property tax ~0.90%. County income tax 1.5%. Lower home prices than Hamilton. Direct access to Indianapolis International Airport — 10 minutes from Vandalia.
Home to Sagebriar by Del Webb (Greenwood) and Morningside Bellshire (Bargersville). Effective property tax ~0.95%. County income tax 1.2%. Fast-growing south corridor. 20 minutes to downtown Indianapolis via I-65.
Home to Village at New Bethel, The Enclave at Lyster Lane, White Oak Farms. Highest county income tax in the metro at 2.02% — a material difference vs. suburban counties. Effective property tax ~1.19%. Most affordable home prices in the 55+ segment.
Home to Gatherings at Aurora (McCordsville). Effective property tax ~0.85%. County income tax 1.0% — the lowest in the immediate metro. Growing rapidly as McCordsville expands eastward. 30 minutes northeast of downtown.
Comparing three representative scenarios at a $400,000 home price, 20% down, 6.75% 30-year fixed, with homestead deduction applied. Property tax based on county effective rates. HOA estimates based on community type.
Estimates based on publicly available HOA data and county tax records. Verify current HOA dues and tax rates before purchase. Indiana's 1% homestead cap may lower actual property tax in some scenarios.
The largest and most established 55+ community in the metro. Full-time Activities Director, resort clubhouse, lawn care and snow removal in HOA. Hamilton Town Center is 3 miles away.
Indiana's first Lennar 55+ community. 180 acres, six lakes, 9,000 sq ft Retreat clubhouse with fitness center, yoga studio, and on-site Lifestyle Director. Lakefront lots carry $150K–$300K premiums over interior sites.
13,000 sq ft Carriage House clubhouse with indoor heated pool and spa. Ten floor plans. Located off 151st Street near Grand Park sports campus.
Part of a 514-acre master-planned development. 15,000 sq ft clubhouse with indoor lap pool. Adjacent to Mojo Up Sports Complex and minutes from Sagamore Golf Club.
Only gated 55+ community of this scale in Marion County. Significant price advantage over Hamilton County alternatives. 2.02% Marion County income tax matters for IRA drawers.
Del Webb's value play in the metro. HOA covers lawn, snow, and membership to the Plainfield Aquatic and Recreation Center — a public facility worth ~$500/year on its own. Direct access to the Vandalia Rail Trail.
South corridor's answer to the Noblesville/Westfield boom. 15,000 sq ft clubhouse, fishing pond with pier, pickleball courts, dog parks. Less than 5 minutes from two I-65 ramps.
Age-targeted (not age-restricted — no 80/20 rule applies). Mix of new and resale homes. Strong lifestyle programming in a growing Noblesville corridor.
Johnson County's luxury 55+ entry. Higher price points reflect larger lots and more custom finishes than a typical builder community. Bargersville is one of Indiana's fastest-growing towns.
Boutique Epcon community near the Monon Trail and Carmel's Arts & Design District. Private courtyard patios on every home. The highest price-per-square-foot in the 55+ market here.
Attached homes (condos/villas) — lower exterior maintenance responsibility, typically higher HOA fees. Good option for buyers who want to lock and leave.
Hancock County's 1.0% county income tax is the lowest in the metro — a meaningful advantage if you're drawing from a taxable retirement account. 30 minutes northeast of downtown.
Brand-new community and the most affordable new-construction 55+ option in the metro. Avon's location puts you within 15 minutes of Indianapolis International Airport.
Gated community in Hamilton County. Intimate scale compared to the large Del Webb communities. One of only two gated options in the broader metro area.
Age-targeted sibling to Courtyards of Carmel at 146th & Towne Road. Same Epcon courtyard ranch design, no formal age restriction but lifestyle designed for 55+. Adjacent to planned Towne West development.
Small gated community in Avon with an intimate, neighborhood feel. West-side location is convenient if your ties are to IU Health Methodist or the airport corridor.
New construction on Foxley Park Lane. Mid-tier price point between Stoney Meadow and Vandalia. Smaller social ecosystem than the Del Webb communities — best fit if you want new build without resort-scale amenities.
Brand-new Epcon + Davis Homes community. Construction began early 2026. Single-floor ranch designs with private garden courtyards. Pre-construction purchase carries standard risks — verify all HOA and amenity specifics before contract.
Small new-construction community in Indianapolis. Most affordable entry point among age-restricted new builds in the metro.
Established resale community in Indianapolis. Lower price point than suburban alternatives; Marion County taxes and income taxes are higher trade-off to consider.
Age-targeted (not age-restricted). Small, intimate community in prime Carmel location. Attached homes designed for active adults.
Built 1999–2000. The metro's most affordable 55+ entry point — paired patio homes with HOA-managed lawn and snow removal. 25-year-old homes need due diligence on HVAC, roof, and HOA reserves before purchase.
Epcon's Zionsville development near Russell Lake. The Reserve at Russell Oaks tier offers limited home sites with private lake access. Boone County (not in our five-county standard) — verify tax rates before comparing.
Indiana's constitution limits property tax on your primary residence to 1% of gross assessed value. On a $400,000 home with a 60% assessed value ratio ($240,000 assessed), your absolute tax ceiling is $2,400/year before exemptions. In practice, Hamilton County homeowners with homestead exemptions often pay well below that ceiling.
Indiana's homestead standard deduction is the lesser of 60% of assessed value or $48,000 (2025). The supplemental deduction then takes 37.5% off the first $600,000 in remaining assessed value. Stack these and a $400,000 home can see its taxable base drop to $90,000–$100,000 — dramatically below market value.
Indiana's 2025 Senate Enrolled Act 1 converted the old Over-65 Deduction into a $150 flat credit — simpler and more accessible than before. No more assessed value cap on eligibility. Income limits: AGI under $60,000 (single) or $70,000 (joint). Adjusted annually for Social Security COLA going forward.
Separate from the credit: if you're 65+ and your AGI is under $60,000/$70,000, your property tax cannot increase by more than 2% per year on your homestead. This protects against sharp assessment increases. Apply with your county auditor by January 15 of the applicable year.
| County | Effective Property Tax Rate | State Income Tax | County Income Tax | Combined Income Rate |
|---|---|---|---|---|
| Hamilton | ~1.10% | 3.0% | 1.1% | 4.1% |
| Hendricks | ~0.90% | 3.0% | 1.5% | 4.5% |
| Johnson | ~0.95% | 3.0% | 1.2% | 4.2% |
| Marion | ~1.19% | 3.0% | 2.02% | 5.02% |
| Hancock | ~0.85% | 3.0% | 1.0% | 4.0% |
Social Security income is fully exempt from Indiana state and county income tax. IRA/pension income is taxable at the combined rate. Rates reflect 2024–2025 DLGF data; verify current rates with your county auditor.
All-in monthly carrying costs across every community in the metro, plus 10-year projections by price tier. The single most useful page on this site.
All five Del Webb communities — Britton Falls, Kimblewick, Vandalia, Finch Creek, Sagebriar — compared on price, HOA, amenities, and county tax structure.
HOA, Hamilton County property tax, insurance, and Indiana income tax overlay at three price points.
Westfield Hamilton County pricing at $375K, $460K, and $560K — with the full homestead deduction math worked out.
The Hendricks vs. Hamilton County tax trade-off, named explicitly. Property tax savings vs. income tax cost across five retirement income scenarios.
1,050 homes, 20+ years of resale data, and seven things the sales center won't bring up first.
Age-targeted vs. age-restricted. Johnson County's middle-tier income tax. The thin resale market at the $700K tier.
Homestead deduction, Over-65 Credit, circuit breaker protection — with actual dollar examples on $350K, $450K, and $550K homes.
Social Security is exempt. Your 401(k) is not. What the combined state + county rate actually costs on $40K, $60K, $80K, and $100K incomes.
Picking the right Del Webb: price, HOA, county tax structure, and commute differences across the three biggest Del Webb communities.
The property tax case is real (~$7K–$9K/year savings on a $400K home). The income tax case is more complicated than the headlines suggest.