Kimblewick by Del Webb opened in 2018 in Westfield, Hamilton County, and has been one of the Indianapolis metro's most consistently active 55+ sales markets since. The community now has 500+ homes at buildout, with resale prices typically falling in the $340,000–$600,000 range and new construction running from $343,000 into the $500s.
The purchase price is visible on any MLS listing. What buyers rarely see before closing is the full annual carrying cost — what the home actually costs to own every month once you move in. This page assembles that number at three representative price points: $375,000 (entry resale), $460,000 (mid-tier new), and $560,000 (premium lot).
What Hamilton County Taxes Actually Mean at Kimblewick
Hamilton County's property tax rate is approximately 1.10% gross, but Indiana's homestead deduction system dramatically reduces the effective rate on a primary residence. The mechanics:
On a $460,000 home assessed at roughly $383,000: the homestead deduction is the lesser of 60% of AV ($229,800) or $48,000 — so $48,000 is deducted. Remaining: $335,000. Supplemental deduction: 37.5% of $335,000 = $125,625. Net taxable value: ~$209,375. At 1.10%: ~$2,303/year ($192/month).
Without the homestead deductions, tax on $383,000 assessed would be ~$4,213/year. The deductions cut the bill nearly in half. Buyers who don't file for homestead on time (deadline: January 15 with the Hamilton County auditor) pay the full rate for that year — a costly administrative error.
Year-One Cost Breakdown: Three Price Points
Entry: $375,000 Purchase
| Cost Category | Annual | Monthly | Notes |
|---|---|---|---|
| Property Tax | $1,904 | $159 | Hamilton Co. ~1.10% on ~$173K net AV after deductions |
| HOA Fee | $3,180 | $265 | Del Webb Westfield standard (verify at contract) |
| Homeowner's Insurance | $1,560 | $130 | Indiana avg, newer construction discount |
| Annual Carrying Cost | $6,644 | $554 | Beyond mortgage payment |
Mid-Tier: $460,000 Purchase
| Cost Category | Annual | Monthly | Notes |
|---|---|---|---|
| Property Tax | $2,303 | $192 | Hamilton Co. ~1.10% on ~$209K net AV after deductions |
| HOA Fee | $3,180 | $265 | Same HOA across all home sizes |
| Homeowner's Insurance | $1,860 | $155 | Indiana avg at this price point |
| Annual Carrying Cost | $7,343 | $612 | Beyond mortgage payment |
Premium: $560,000 Purchase
| Cost Category | Annual | Monthly | Notes |
|---|---|---|---|
| Property Tax | $2,750 | $229 | Hamilton Co. ~1.10% on ~$250K net AV after deductions |
| HOA Fee | $3,180 | $265 | Same HOA regardless of home size |
| Homeowner's Insurance | $2,160 | $180 | Indiana avg at this price point |
| Annual Carrying Cost | $8,090 | $674 | Beyond mortgage payment |
All property tax estimates use Indiana homestead deduction with assessed value at ~83% of purchase price. HOA fee confirmed with Del Webb Westfield; verify at contract as fees can change. Insurance estimates based on Indiana statewide averages; your actual premium will depend on coverage level and carrier.
The Income Tax Overlay
The tables above capture property taxes. Indiana also taxes most retirement income at a combined state + county rate. What that means for Kimblewick owners:
| Retirement Income Type | Indiana Taxable? | Hamilton Co. Rate | Annual Tax on $60K |
|---|---|---|---|
| Social Security | No — fully exempt | — | $0 |
| Military Retirement | No — fully exempt | — | $0 |
| Traditional IRA / 401(k) | Yes — fully taxable | 4.1% (3.0% + 1.1%) | $2,460 |
| Pension | Yes — fully taxable | 4.1% (3.0% + 1.1%) | $2,460 |
| Roth IRA distributions | No (qualified distributions) | — | $0 |
10-Year Total Ownership Cost Projection
Combining carrying costs (taxes + HOA + insurance) over 10 years, assuming flat rates for simplicity. Mortgage excluded; add your own amortization. Income tax on $60,000 taxable retirement income included.
| Price Point | Annual Carrying | 10-Yr Carrying | 10-Yr Income Tax ($60K) | 10-Yr Total (ex-mortgage) |
|---|---|---|---|---|
| $375,000 | $6,644 | $66,440 | $24,600 | $91,040 |
| $460,000 | $7,343 | $73,430 | $24,600 | $98,030 |
| $560,000 | $8,090 | $80,900 | $24,600 | $105,500 |
Income tax calculated at 4.1% (3.0% state + 1.1% Hamilton County) on $60,000 taxable retirement income annually × 10 years. Actual income tax will vary based on income sources and amounts. Social Security exempt; military retirement exempt.
How Kimblewick Compares to Britton Falls
Both communities are Del Webb products in Hamilton County. The cost structures are very similar — same HOA platform, same county tax rates, similar insurance. The differences are:
Britton Falls (Fishers) is a 1,050-home established community (2007) with the largest social critical mass in the market and resale-only inventory. Kimblewick (Westfield) is newer (2018), smaller (500+), and still carries some new construction availability. If choosing between them on pure financials, the differences are modest — the real choice is community size and social environment vs. new vs. resale construction preferences.
Run Your Specific Numbers at Kimblewick
The right price point depends on your income structure, how much you're drawing from tax-deferred accounts, and your mortgage situation. We can connect you with an agent who knows the Kimblewick resale and new construction market.
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