The Indianapolis metro has more Del Webb active adult communities than almost any other market outside Phoenix and Florida — five distinct campuses across four counties. They're all Del Webb, they all have resort amenity packages, and they all charge similar HOA fees. But they are meaningfully different in ways the builder's website doesn't surface: county income tax rates, location on the price curve, community maturity, and what phase of build-out you're buying into.
This page exists to answer the question buyers ask after their first Del Webb tour: "They're all pretty similar — how do I actually choose?"
The Side-by-Side Master Comparison
| Community | Location | County | Homes | Status | Price Range | HOA/Mo | County Income Tax |
|---|---|---|---|---|---|---|---|
| Britton Falls | Fishers | Hamilton | 1,050 | Established resale | $300K–$600K+ | ~$265 | 1.1% |
| Kimblewick | Westfield | Hamilton | 500+ | Active selling | $343K+ | ~$265 | 1.1% |
| Finch Creek | Noblesville | Hamilton | 675 | Opened June 2025 | $320K+ | ~$265 | 1.1% |
| Sagebriar | Greenwood | Johnson | 524 | Opened May 2025 | $280K+ | ~$265 | 1.2% |
| Vandalia | Plainfield | Hendricks | 475 | Active selling | $260K–$420K | ~$265 | 1.5% |
The Case for Each Community
Britton Falls — Fishers, Hamilton County
ESTABLISHEDLARGESTRESALE MARKETWhy buyers choose it: The most mature community in the portfolio — 20+ years of social infrastructure, established clubs, and a dense resale market means you can see exactly what you're buying before you commit. If you want a Del Webb community where the lifestyle is proven rather than promised, Britton Falls is it. Hamilton County's 1.1% income tax is also the lowest in the metro.
The trade-off: You're buying a resale home, not new construction — no builder warranty, potential deferred maintenance, and you get what's available in the resale market rather than choosing a floor plan.
Best for: Buyers who want the most established community and are comfortable with resale. Hamilton County address is a priority. Largest social community in the Del Webb Indianapolis portfolio.
Kimblewick — Westfield, Hamilton County
NEW CONSTRUCTIONHAMILTON COUNTYGROWINGWhy buyers choose it: New construction with builder warranty in Hamilton County — the best of both worlds for buyers who want the county's low income tax rate and the security of new construction. Opened 2020, so the community is past the chaotic early-opening phase but still has active selling — you can choose your floor plan and lot.
The trade-off: Active construction on remaining phases means ongoing construction traffic and noise. Westfield is farther north than Britton Falls, and the commercial corridor along US-31 north of 161st Street is still developing.
Best for: Buyers who want Hamilton County tax rates and new construction. More Westfield-oriented lifestyle (Grand Park corridor) than Fishers/Carmel-oriented.
Finch Creek — Noblesville, Hamilton County
NEWEST 2025LARGEST CLUBHOUSEMASTER PLANWhy buyers choose it: The newest Del Webb campus in the portfolio — opened June 2025 with a 15,000 sq ft clubhouse from day one. Noblesville's location puts it close to Hamilton Town Center, Ruoff Music Center, and Potter's Bridge Park. At 675 homes in the plan, it will ultimately have the largest Del Webb campus footprint in the metro.
The trade-off: Opened mid-2025, so community programming and clubs are in early formation — there's no 20-year social infrastructure yet. The 514-acre master-planned development surrounding it means years of construction activity. Verify the master plan details carefully before buying.
Best for: Buyers who want to get in at the ground floor of the newest, largest Del Webb campus and build community from the start. Patience with construction activity is required.
Sagebriar — Greenwood, Johnson County
SOUTH CORRIDORMOST AFFORDABLENEW 2025Why buyers choose it: The lowest starting price among the five Del Webb communities — $280K+ versus $320K+ at Finch Creek or $343K+ at Kimblewick. Johnson County's location appeals to buyers coming from the south Indianapolis suburbs (Greenwood, Franklin, Bargersville) who don't want a long commute north to Hamilton County communities. Fishing pond with pier is a distinctive amenity.
The trade-off: Johnson County income tax is 1.2% — slightly higher than Hamilton County's 1.1%. The south corridor has less established 55+ community infrastructure than the Hamilton County north suburbs. Also opened May 2025, so same early-formation community dynamics as Finch Creek.
Best for: Buyers anchored to Indianapolis's south side who want new Del Webb construction at a lower price point than Hamilton County options. Johnson County roots or family connections often drive this choice.
Vandalia — Plainfield, Hendricks County
MOST AFFORDABLE NEW CONSTRUCTIONAIRPORT ACCESSAQUATIC PERKSWhy buyers choose it: The most affordable new-construction Del Webb option in the portfolio, with resale starting in the $260s. Hendricks County's property tax rate (~0.90%) is the lowest in the metro. HOA includes membership to Plainfield Aquatic Center — a specific perk that adds real value if you swim. Indianapolis International Airport is roughly 15–20 minutes away, meaningful for frequent travelers or those with family elsewhere.
The trade-off: Hendricks County income tax is 1.5% — the highest of the three Hamilton/Johnson/Hendricks comparison. On $70,000 in taxable income, that's $280/year more than Hamilton County and $210/year more than Johnson County. The west-side Plainfield location is farther from the north-side dining and arts corridor many buyers prioritize.
Best for: Buyers anchored to the west side of Indianapolis, frequent fliers who value airport proximity, price-sensitive buyers who still want new Del Webb construction, and buyers whose Social Security-heavy income makes the income tax difference minimal.
The Decision Framework: Four Questions
1. New construction or established community? If you want to choose your floor plan and build from scratch, eliminate Britton Falls (resale only). If you want proven community life, eliminate the 2025 openings.
2. Which county do your life anchors point toward? Family in Noblesville = Hamilton County. Doctors in Greenwood = Johnson County. Work ties west of 465 = Hendricks County. The county that reduces your driving usually wins.
3. How much taxable retirement income will you draw annually? Social Security buyers feel the county income tax gap minimally. Buyers drawing $80,000+ from IRAs and pensions should run the 20-year income tax math by county before choosing.
4. What's your price ceiling? Need new construction under $300K? Vandalia or Sagebriar. Need Hamilton County specifically? Finch Creek or Kimblewick entry points start near $320K–$343K. Fine with resale? Britton Falls opens around $300K.
Ready to Narrow the Field?
A Hamilton County or Hendricks County specialist who knows all five Del Webb campuses can walk you through the differences in person — including which communities have inventory that matches your criteria right now.
Request Agent IntroductionRelated Indianapolis 55+ Research
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