The number that matters isn’t the home price — it’s mortgage, HOA, property tax, and insurance together. Here’s every community side by side, with the verified county tax rates built in.
Assumes 20% down, 7.25% (30-yr fixed), homestead applied, taxes at the verified county effective rates. Insurance reflects the inland, lower-premium reality — ridge homes carry no flood line. HOA figures marked “est.” are finalized on each community’s cost guide once current dues are confirmed; these are honest planning estimates, not guarantees.
| Community | County | Home Price | Est. P&I | HOA | Tax/mo | Ins/mo | Est. Total/mo |
|---|---|---|---|---|---|---|---|
| Brookridge (MH, own land) | Hernando | $150,000 | $819 | ~$50 | ~$95 | ~$95 | ~$1,059 |
| Arbor Lakes (gated SF) | Citrus | $270,000 | $1,474 | est. | ~$190 | ~$130 | ~$1,900+ |
| Wellington at Seven Hills | Hernando | $320,000 | $1,747 | est. | ~$215 | ~$140 | ~$2,100+ |
| Timber Pines (golf, 55+) | Hernando | $340,000 | $1,856 | est. | ~$245 | ~$145 | ~$2,250+ |
| Citrus Hills (ridge) | Citrus | $420,000 | $2,293 | est. + club | ~$300 | ~$150 | ~$2,750+ |
Property tax estimated at Citrus ~0.8–1.0% and Hernando ~0.72–0.92% effective on price after homestead. P&I on 80% LTV at 7.25% fixed. Insurance estimates assume inland, non-flood-zone homes; coastal Crystal River / Homosassa addresses would add flood coverage. The Citrus Hills row excludes the optional social/golf membership, which is a separate cost layer detailed in its cost guide.
Across these communities the mortgage math is ordinary — it’s the HOA, tax, and insurance lines where the Nature Coast wins. Both counties tax well under the Florida median, the inland ridge erases the flood-insurance line entirely, and land-owned Brookridge collapses the HOA line to about $50. That’s why a $150,000 owned-land manufactured home here can carry for roughly a third of what a mid-priced single-family home costs — and why an elevated $420,000 ridge home can still pencil out against cheaper-looking coastal property once flood premiums are counted.
Over ten years, Save Our Homes (3% annual assessed-value cap, 2.9% applied for 2025) holds the tax line down for homesteaded owners, while a land-lease community’s lot rent can climb with no such cap. That gap compounds. The honest caveat: the HOA figures above marked “est.” are placeholders until we confirm each community’s current dues — the per-community cost guides carry the locked numbers and the full ten-year projection. Use this table to rank the field; use the cost guides to commit.
A local 55+ specialist can pull current HOA dues, the exact district millage, and an insurance quote for any community here — and build your true all-in monthly before you decide.
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