Bellwether by Del Webb is the largest 55+ age-restricted community in the Twin Cities metro. Located in Corcoran — about 20 miles northwest of Minneapolis — it's the only gated, resort-style active adult community in the market. PulteGroup builds here under the Del Webb brand, which means a standardized amenity package (indoor/outdoor pools, pickleball, fitness center, social clubhouse) paired with Del Webb's signature floor plans sized for one-floor living.
New construction remains active at Bellwether. Buyers can purchase to-be-built homes with customization options, or purchase quick-move-in inventory. Resale homes are also available from early buyers in the community.
Del Webb offers multiple floor plans at Bellwether ranging from entry-level attached villas to larger single-family homes. All plans are single-story (no stairs required) with open-concept layouts.
~1,400–1,600 sq ft · 2 bed / 2 bath · From low $400Ks. Open kitchen, primary suite, 2-car garage. Good entry point for the community.
~1,700–2,000 sq ft · 2–3 bed / 2 bath · From mid $400Ks. Flex room option, expanded kitchen, larger primary suite.
~2,000–2,500 sq ft · 2–3 bed / 2–3 bath · From $500Ks–$700Ks. Covered porch, gourmet kitchen options, 3-car garage available.
~2,500–3,200 sq ft · 3–4 bed / 2–3 bath · $700K–$900K+. Premium finishes, extended garage, sunroom options. Largest homes in community.
Upgrade costs add up fast: Del Webb base prices are attractive. Structural upgrades (sunroom, extended garage, additional bedroom) and design center options (flooring, countertops, appliances) routinely add $30,000–$80,000 to the contract price. Build your true cost estimate from final contract price, not base price.
Bellwether's amenity center anchors the community's social programming. Del Webb markets a resort-style package — here's what's confirmed at Bellwether:
Golf is not included and not on-site. The nearest public courses are Crow Creek Golf Club (~10 min) and Rush Creek Golf Club (~15 min). Unlike some Del Webb communities in Sun Belt markets, Bellwether is not built around golf — the social amenities are fitness, pickleball, and pool-centered.
Del Webb does not publicly list HOA fee amounts — they're disclosed at the sales center. Based on comparable new Del Webb communities, Bellwether HOA fees are estimated at $250–$350/month covering exterior maintenance, snow removal, lawn care, and amenity operations. Verify current fees directly with the sales consultant; fees often increase as the community builds out and amenity center staffing scales up.
The county tax comparison: A $550,000 home at Bellwether (Hennepin, 1.17%) costs approximately $6,435/year in property taxes. The same $550,000 home in Dakota County would cost approximately $5,445/year — a savings of $990/year, or $9,900 over a decade. Dakota County communities cost less overall because prices are also lower.
Hennepin County property taxes are only part of the picture. Minnesota taxes retirement income — pensions, IRA distributions, and 401(k) withdrawals as ordinary income at 5.35%–9.85%. Social Security is taxable if your adjusted gross income exceeds $108,320 (MFJ) or $84,490 (single). A couple with $130,000 in retirement income could owe $5,000–$9,000 in Minnesota state income tax on top of all housing costs. See our full MN income tax guide for the detailed math.
Bellwether sits in Corcoran, a bedroom community in western Hennepin County. Key distances:
Downtown Minneapolis: ~35 minutes via I-494/I-94. Minneapolis-St. Paul International Airport: ~40 minutes. Mall of America: ~45 minutes. Shops at Arbor Lakes (Maple Grove): ~15 minutes. Maple Grove Medical Center (North Memorial): ~20 minutes. Crow-Hassan Park Reserve: ~10 minutes for trail access.
Healthcare is a legitimate consideration here. The nearest major hospital systems are North Memorial Health in Maple Grove and Hennepin Healthcare. For complex care, Abbott Northwestern (Allina) is approximately 45 minutes in non-peak traffic. Mayo Clinic in Rochester is roughly 75 miles and 90 minutes south.
Yes — Bellwether is the only gated 55+ age-restricted community in the Twin Cities metro. The gate is active 24/7 with keypad/fob access for residents. Visitor access requires either a call-through or guest registration.
Age-restricted. At least one occupant per home must be 55 or older; no permanent residents under 18. This is a legal distinction that matters: age-targeted communities have no legal enforcement mechanism and can attract younger buyers over time. Bellwether is the real thing under the Housing for Older Persons Act (HOPA).
The HOA covers lawn maintenance, snow removal from common areas and driveways (varies by home type), exterior maintenance of common elements, and operation of all amenities. Individual homeowners are responsible for roof, windows, exterior paint on single-family homes (homeowners' policies need to reflect this). Verify the exact scope in the community's CC&Rs before purchase — Del Webb documents are consistent but worth reading.
Both are northwest corridor age-restricted communities. Bellwether is active new construction with a resort amenity package and gated entry; Four Seasons is a completed resale community with a 13,500 sq ft clubhouse and an established social calendar. Four Seasons has a price floor of ~$400K in resale; Bellwether starts there for new construction with room to run to $900K+. See the full Bellwether vs Four Seasons comparison.
Our Twin Cities specialist has direct access to current pricing, available floor plans, and recent resale comparables — without the sales center pressure.
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