Del Webb Heartwood: The True Cost of Ownership
The sticker price is the smallest part of the story on the Georgia coast. Here is the all-in annual cost on a representative $450,000 Heartwood home — taxes, HOA, and insurance included — with every assumption labeled so you can plug in your own numbers.
Annual carrying cost (excluding mortgage)
| Cost | Annual estimate | Basis |
|---|---|---|
| Property tax (county + school) | ~$3,626 | Bryan County 2025 millage on 40% assessed value, standard homestead. Add ~$717 if the lot is inside Richmond Hill city limits. |
| HOA | Confirm with builder | Covers landscaping, guard gate, amenity upkeep. No firm public figure published at writing — get it in writing before you sign. |
| Homeowners insurance (incl. wind) | ~$3,000–$4,000 | Savannah-area average runs ~$3,053 for $300K dwelling; a $450K new build trends higher. No state wind pool. |
| Flood insurance (separate) | ~$600 to $2,800+ | Highly lot-specific on Jericho River marsh. Pull the FEMA zone for the exact homesite. |
| Estimated annual total (ex-mortgage) | ~$7,200–$10,400 + HOA | Range driven mostly by the flood-zone of the specific lot. |
The income-tax offset
On the other side of the ledger: as a Georgia retiree, your state income tax is likely near $0thanks to the retirement exclusion and Social Security exemption. For many buyers relocating from a high-income-tax state, that annual income-tax saving roughly offsets the coastal insurance premium — which is exactly why you have to model both together, not one at a time. See the Georgia retirement tax guide.
How to use this
Take your target home price, run the Bryan County tax math (40% assessment × millage), get a real homeowners and flood quote for the specific lot, and add the builder’s current HOA. That four-line total — not the list price — is what you’re actually committing to. The total cost comparison does the same across Richmond Hill and Pooler.
Sources: Bryan County / Bryan County Schools 2025 millage; Insure.com Savannah HO average; FEMA NFIP coastal flood ranges. All figures are illustrative estimates — confirm current HOA, tax, and insurance quotes for your specific home. General information, not financial advice.
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