HOA + property tax + insurance + optional add-ons — at $400K, $500K, and $600K price points. Plus a 10-year projection.
A SunRiver listing shows the purchase price. Sometimes it shows the HOA: $172/month. What it never shows is the complete monthly carrying cost — property tax, insurance, and the optional services that most buyers end up adding. This guide builds the full picture at three common SunRiver price points.
| Component | Monthly | Annual |
|---|---|---|
| HOA (standard) | $172 | $2,064 |
| Property tax* | $123 | $1,480 |
| Homeowners insurance (est.) | $93 | $1,120 |
| Base monthly total | $388 | $4,664 |
| + Rear yard maintenance (optional) | +$54 | +$648 |
| + Golf membership (optional, est.) | +$100–$200 | +$1,200–$2,400 |
| Base total (no golf, no rear yard) | $388/mo | $4,664/yr |
| Component | Monthly | Annual |
|---|---|---|
| HOA (standard) | $172 | $2,064 |
| Property tax* | $154 | $1,850 |
| Homeowners insurance (est.) | $115 | $1,380 |
| Base monthly total | $441 | $5,294 |
| + Rear yard maintenance (optional) | +$54 | +$648 |
| + Golf membership (optional, est.) | +$100–$200 | +$1,200–$2,400 |
| Base total (no golf, no rear yard) | $441/mo | $5,294/yr |
| Component | Monthly | Annual |
|---|---|---|
| HOA (standard) | $172 | $2,064 |
| Property tax* | $185 | $2,220 |
| Homeowners insurance (est.) | $136 | $1,632 |
| Base monthly total | $493 | $5,916 |
| + Rear yard maintenance (optional) | +$54 | +$648 |
| + Golf membership (optional, est.) | +$100–$200 | +$1,200–$2,400 |
| Base total (no golf, no rear yard) | $493/mo | $5,916/yr |
*Property tax = 0.37% effective rate × 55% of purchase price. Rounded to nearest dollar. Verify with Washington County Assessor.
If you're buying in the gated Reflections subsection, the HOA is $242/month, not $172. On a $500K home that brings the base monthly total to approximately $511/month. The premium is consistent regardless of purchase price.
This is what matters for retirement budget planning. One-year costs are manageable for almost anyone at these price points. The 10-year cumulative carrying cost is what shapes whether a community works for your retirement finances.
| Year | HOA (3%/yr increase) | Property Tax (est.) | Insurance (est.) | Annual Total | Cumulative |
|---|---|---|---|---|---|
| Year 1 | $2,064 | $1,850 | $1,380 | $5,294 | $5,294 |
| Year 2 | $2,126 | $1,887 | $1,408 | $5,421 | $10,715 |
| Year 3 | $2,190 | $1,925 | $1,436 | $5,551 | $16,266 |
| Year 4 | $2,256 | $1,964 | $1,465 | $5,685 | $21,951 |
| Year 5 | $2,324 | $2,003 | $1,494 | $5,821 | $27,772 |
| Year 6 | $2,394 | $2,043 | $1,524 | $5,961 | $33,733 |
| Year 7 | $2,466 | $2,084 | $1,554 | $6,104 | $39,837 |
| Year 8 | $2,540 | $2,126 | $1,585 | $6,251 | $46,088 |
| Year 9 | $2,616 | $2,169 | $1,617 | $6,402 | $52,490 |
| Year 10 | $2,694 | $2,212 | $1,649 | $6,555 | $59,045 |
| 10-Year Total | $23,670 | $20,263 | $15,112 | $59,045 | $59,045 |
$59,045 in cumulative carrying costs over 10 years on a $500K SunRiver home — approximately $490/month average across the decade. This does not include mortgage, utilities, maintenance, or any optional add-ons. A comparable purchase in a Florida community with CDDs could run $80,000–$110,000 in cumulative carrying costs over the same period. The Washington County property tax advantage compounds over time.
Every cost table has limits. Here's what these projections do not include:
See the total cost comparison table for every St. George 55+ community side by side.
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