Del Webb's resort-tier community in Westfield's fastest-growing corridor. 500+ homes, 13,000 sq ft Carriage House clubhouse, indoor heated pool. Ten floor plans from $343K. Here's what it actually costs to live here.
Kimblewick launched in 2020 and its Carriage House clubhouse opened in 2023 — which means buyers entering now get a fully operational resort amenity center, not a future promise. That's a meaningful distinction from some newer communities that are selling homes before construction of their clubhouse is complete.
The Westfield location places Kimblewick adjacent to Grand Park — one of the country's largest youth sports campuses, which doubles as an economic anchor that has driven significant retail, dining, and medical investment along the 161st Street corridor. This is Westfield's growth center, and it's happening now.
Nearby medical access includes St. Vincent Carmel Hospital and IU Health North — both within 20 minutes. The planned Towne West development at Meridian and Michigan Road will add a grocery anchor and medical offices adjacent to the 146th Street corridor.
New construction at $475,000 with 20% down ($95K), $380K financed at 6.75% 30-year fixed. Hamilton County homestead deduction applied to property tax.
| Cost Category | Monthly Estimate | Annual Total | Notes |
|---|---|---|---|
| Mortgage P&I | $2,466 | $29,592 | $380K at 6.75%, 30yr |
| Property Tax | ~$262 | ~$3,145 | $475K × ~60% assessed × 1.10% |
| HOA Dues | ~$280–$320 | ~$3,360–$3,840 | Lawn, snow, Carriage House membership |
| Homeowners Insurance | ~$145 | ~$1,740 | New construction, higher value |
| Utilities | ~$180 | ~$2,160 | Gas, electric, internet |
| Total All-In Monthly | ~$3,333–$3,373 | ~$40,000–$40,477 |
New construction buyers should also budget for lot premiums ($0–$50K+ depending on location), design center upgrades (can add $30K–$100K+), and landscaping (often not included in base price). Verify all fees with the Del Webb sales team at Kimblewick.
| Factor | Kimblewick | Britton Falls |
|---|---|---|
| Location | Westfield (Hamilton Co.) | Fishers (Hamilton Co.) |
| Community Size | 500+ homes | 1,050 homes |
| Construction Status | New construction available | Resale only |
| Clubhouse Size | 13,000 sq ft (Carriage House) | Resort clubhouse |
| Indoor Pool | Yes — heated lap pool + spa | Yes |
| Starting Price | $343K+ (new construction) | $340K+ (resale) |
| Price with Upgrades | $400K–$600K+ typical | $350K–$600K |
| Property Tax Rate | ~1.10% (Hamilton Co.) | ~1.10% (Hamilton Co.) |
| Grand Park Proximity | Minutes away | Farther east |
| Community Age | Active construction | Mature community |
Kimblewick offers Del Webb's GenYou™ collection — 10 floor plans across three price/size tiers, all single-story ranch designs. Floor plan sizes run approximately 1,502 to 2,754 square feet, with options for 2–3 bedrooms and 2–4 bathrooms. Attached two and three-car garages are available depending on the plan.
The design center upgrades that add the most resale value are typically: gourmet kitchen packages, owner's suite bath upgrades, extended garages, and covered patio additions. The base-plan homes are livable, but most buyers customize significantly.
Hamilton County adds 1.1% county income tax on top of Indiana's 3.0% state rate. On $50,000 in IRA/pension withdrawals, that's $2,050 per year in state + county income tax. On $80,000 in IRA withdrawals, it's $3,280. Social Security is exempt from both the state and county rates. Military retirement is fully exempt from Indiana income tax at any age.
If most of your retirement income is Social Security and a small pension, the Hamilton County rate is manageable. If you're drawing heavily from a traditional 401(k) or IRA, the county rate stacks up. Hancock County (home to Gatherings at Aurora) runs 1.0% county rate — 0.1% lower than Hamilton — which is a modest difference at typical retirement income levels but worth knowing.