Del Webb's west-side community in Plainfield. 475 homes, 7,000 sq ft clubhouse, direct Vandalia Rail Trail access, and an HOA that includes membership to the Plainfield Aquatic and Recreation Center — a public facility most Del Webb communities would charge extra for.
Vandalia by Del Webb doesn't have the brand-new Carriage House clubhouse of Kimblewick or the resort scale of Britton Falls's 1,050 homes. What it has is a 7,000 sq ft community clubhouse, an established resale market with prices starting well below the Hamilton County norm, and a location in Plainfield that has two things the north suburbs don't: direct access to the Vandalia Rail Trail and ten minutes to Indianapolis International Airport.
If you're flying frequently to visit family, living under the flight path in Plainfield means shorter drives in both directions. Methodist Hospital of Indiana is approximately one mile from the community entrance — closer than most 55+ communities in the metro can claim to a major hospital.
The Plainfield Richard Carlucci Recreation and Aquatic Center is a public facility that normally charges separate membership fees. Vandalia's HOA includes access — effectively bundling a community amenity that would otherwise require a separate annual membership. If you're comparing Vandalia's HOA fee to a community that doesn't include something like this, adjust the comparison accordingly. An equivalent stand-alone gym and aquatic center membership in the Indy area typically costs $400–$600/year.
Resale at $365,000, 20% down ($73K), $292K financed at 6.75% 30-year fixed. Hendricks County homestead deduction applied.
| Cost Category | Monthly Estimate | Annual Total |
|---|---|---|
| Mortgage P&I ($292K at 6.75%, 30yr) | $1,895 | $22,740 |
| Property Tax ($365K × ~60% assessed × 0.90%) ÷ 12 | ~$165 | ~$1,971 |
| HOA (lawn, snow, club, Plainfield Rec Center) | ~$230 | ~$2,760 |
| Homeowners Insurance | ~$110 | ~$1,320 |
| Utilities | ~$170 | ~$2,040 |
| Total All-In Monthly Housing Cost | ~$2,570 | ~$30,831 |
Vandalia offers approximately $440/month lower all-in cost at this price point vs. a comparable Kimblewick home — primarily driven by lower home price and lower county property tax rate. Hendricks County income tax (1.5%) runs slightly higher than Hamilton County (1.1%), which partially offsets property tax savings for heavy IRA drawers.
Property tax: ~0.90% effective rate. County income tax: 1.5% (on top of 3.0% state). Combined income rate: 4.5%. Lower property taxes than Hamilton but higher income tax rate. Best if your income is mostly Social Security (exempt) with modest IRA draws.
Property tax: ~1.10% effective rate. County income tax: 1.1% (on top of 3.0% state). Combined income rate: 4.1%. Higher property taxes but lower income tax rate. Better for heavier IRA/pension drawers. Net difference depends on income mix.
The practical difference for most retirees: on $60,000 in IRA income, Hendricks County costs $240/year more than Hamilton County in income tax. On $90,000 in IRA income, it's $360/year more. These amounts rarely override the $30,000–$80,000 difference in home purchase price between the two markets. But they're real numbers worth knowing before choosing.
The Vandalia clubhouse features a fitness center, an outdoor pool, pickleball courts, and dedicated gathering spaces. A full-time Activities Director runs programming including Jazzercise, water aerobics, tai chi, yoga, men's lunch group, a travel club, euchre, bridge, cardmaking, oil painting, quilting, and sewing — a range that covers both fitness-focused and social residents.
The Vandalia Rail Trail connects directly to downtown Plainfield, which has a walkable town center with restaurants, boutiques, and the Plainfield Farmers Market. For buyers who care about low-maintenance outdoor activity that doesn't require driving, this trail connection is a genuine differentiator.