HOA fees + property taxes + insurance for every major community in the market — at the median price point for each. All estimates. Verify HOA fees directly before purchase.
How to read this table: "Example price" is the approximate midpoint of each community's price range. Property tax is calculated at the county effective rate. HOA fees are estimates based on community type and comparable communities — verify with each community before purchase. Insurance is estimated. None of these figures include mortgage payments.
| Community | Location / County | Ex. Price | HOA/mo (est.) | Tax/mo | Ins/mo | Total/mo | Annual | 10-yr Total |
|---|---|---|---|---|---|---|---|---|
| Bellwether by Del Webb | Corcoran / Hennepin | $550K | $295 | $536 | $125 | $956 | $11,475 | ~$132,000 |
| Four Seasons at Rush Creek | Maple Grove / Hennepin | $525K | $240 | $511 | $115 | $866 | $10,392 | ~$120,000 |
| Adelwood by Del Webb | Chaska / Carver | $500K | $230 | $458 | $110 | $798 | $9,576 | ~$110,000 |
| Creekside in Edina | Edina / Hennepin | $450K | $500 | $484 | $60 | $1,044 | $12,528 | ~$145,000 |
| Cedar Hills Villa | Lakeville / Dakota | $445K | $210 | $367 | $100 | $677 | $8,124 | ~$93,500 |
| Vita Attiva at South Creek | Farmington / Dakota | $450K | $220 | $371 | $100 | $691 | $8,292 | ~$95,500 |
| Watermark Villas | Lino Lakes / Anoka | $440K | $230 | $370 | $100 | $700 | $8,400 | ~$96,500 |
| Brooks Ridge | Chaska / Carver | $380K | $155 | $348 | $90 | $593 | $7,116 | ~$82,000 |
| Villas at River's Edge | Rogers / Hennepin | $340K | $320 | $332 | $55 | $707 | $8,484 | ~$97,500 |
| Bards Crossing of Evermoor | Rosemount / Dakota | $200K | $350 | $132 | $40 | $522 | $6,264 | ~$72,000 |
| Hidden Pathways | White Bear Lake / Ramsey | $255K | $400 | $270 | $45 | $715 | $8,580 | ~$98,500 |
| SummerCrest | Brooklyn Park / Hennepin | $165K | $330 | $107 | $35 | $472 | $5,664 | ~$65,000 |
Highlighted green = lowest monthly cost in its price tier. Highlighted orange = highest. 10-year total assumes 3% annual growth in all costs. All figures are estimates — HOA fees especially should be verified directly with each community. Condo association fees typically cover more line items (water, exterior) which affects direct comparisons to single-family HOA fees.
The highest total monthly cost isn't Bellwether — it's Creekside in Edina, where condo fees drive total carrying costs above $1,000/month despite a mid-range purchase price. That reflects the urban location premium and the condo structure's more inclusive maintenance scope.
The best value among new construction age-restricted communities is the south metro pair — Vita Attiva and Cedar Hills Villa — where Dakota County's 0.99% tax rate pulls total monthly costs below $700/month at similar price points to Hennepin County communities running $850–$960/month.
The lowest absolute monthly cost is SummerCrest in Brooklyn Park ($472/month) — but at $100K–$200K purchase price with no resort amenities and an aging building, the buyer profile is fundamentally different. For buyers who can purchase outright and have no mortgage, the monthly cost at SummerCrest or Bards Crossing may enable a retirement lifestyle that a $500K mortgage payment would make impossible.
None of the above figures include Minnesota's state income tax on retirement income — which runs $3,000–$8,000+/year for moderate-to-higher income retirees. Add that to any scenario where you're comparing Twin Cities costs to no-income-tax alternatives like Florida or Arizona. See our full Minnesota Retirement Income Tax guide for the detailed math.
Over a decade, county selection — not HOA fee differences — drives the largest cost gap between communities at similar price points. The difference between Ramsey County (highest) and Dakota County (lowest) on a $450K home compounds to approximately $14,600 over 10 years before inflation. That's real money, and it's entirely determined by which side of a county line you buy on.
Full county tax guide: Twin Cities County Property Tax Guide →
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