{"id":5143,"date":"2026-06-06T01:55:17","date_gmt":"2026-06-05T19:55:17","guid":{"rendered":"https:\/\/lrgrealty.com\/lrg-blog\/sun-city-neighborhood-guide\/"},"modified":"2026-06-12T23:52:00","modified_gmt":"2026-06-12T17:52:00","slug":"sun-city-neighborhood-guide","status":"publish","type":"post","link":"https:\/\/lrgrealty.com\/lrg-blog\/sun-city-neighborhood-guide\/","title":{"rendered":"Sun City Georgetown: 55+ Active Adult Community Guide (2026)"},"content":{"rendered":"
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Sun City is Del Webb’s flagship 55+ active-adult community in Georgetown, built on 5,300 acres northwest of I-35. With 7,500+ homes (10,000 at build-out), three golf courses, four fitness centers, eight pools, and 86,000 sqft of indoor amenities, it is the largest active-adult community in Texas. Homes range from the mid-$200,000s for resale to $500,000+ for custom sections. HOA is $1,200\/year. Georgetown ISD schools serve the few families with children. Sun City is purpose-built for active retirees who want resort living without resort pricing.<\/p>\n

Talk to a Austin Agent →<\/a>
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$230K\u2013$500K+<\/div>\n
Price Range<\/div>\n<\/div>\n
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7,500+ homes<\/div>\n
Community Size<\/div>\n<\/div>\n
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3 golf courses<\/div>\n
Golf<\/div>\n<\/div>\n
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55+<\/div>\n
Age Restriction<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n
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About the Neighborhood<\/div>\n

Texas’s largest active-adult community<\/h2>\n<\/div>\n
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$230K\u2013$500K+<\/div>\n
Price Range<\/div>\n<\/div>\n
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7,500+<\/div>\n
Homes<\/div>\n<\/div>\n
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3 courses<\/div>\n
Golf<\/div>\n<\/div>\n
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$1,200\/yr<\/div>\n
HOA<\/div>\n<\/div>\n<\/div>\n
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Amenities<\/span><\/p>\n
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9.5<\/span><\/div>\n

Golf<\/span><\/p>\n
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9.5<\/span><\/div>\n

Value<\/span><\/p>\n
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8.0<\/span><\/div>\n

Safety<\/span><\/p>\n
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9.0<\/span><\/div>\n

Social Life<\/span><\/p>\n
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9.5<\/span><\/div>\n

Healthcare Access<\/span><\/p>\n
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7.0<\/span><\/div>\n

Walkability<\/span><\/p>\n
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5.0<\/span><\/div>\n

Family Friendly<\/span><\/p>\n
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2.0<\/span><\/div>\n<\/div>\n

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Sun City isn’t just another 55+ community. It’s the largest active-adult neighborhood in Texas, spread across 5,300 acres with more than 7,500 homes built and room for roughly 10,000 at full build-out. That scale creates something smaller communities can’t match: a self-contained lifestyle with three golf courses, four fitness centers, eight pools, and 86,000 square feet of amenity space.<\/p>\n

The HOA runs about $1,200 per year, which is remarkably low for what residents get. That fee covers access to every facility, plus maintained common areas and community programming. Buyers relocating from HOA-heavy markets in Florida or Arizona often do a double-take at that number.<\/p>\n

Del Webb built Sun City with a specific buyer in mind: active retirees who want low-maintenance living without sacrificing square footage or outdoor access. Most floor plans are single-story with two-car garages, and lot sizes give enough breathing room that you’re not staring into your neighbor’s kitchen.<\/p>\n

Georgetown ISD serves the area, which matters for resale. Buyers with grandchildren visiting regularly appreciate that the surrounding school district carries a strong reputation. Sun City sits on the northwest side of Georgetown with easy access to I-35, putting Round Rock shopping 15 minutes south and downtown Austin about 40 minutes out.<\/p>\n<\/div>\n<\/div>\n<\/section>\n

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Key Facts<\/div>\n

Sun City at a glance<\/h2>\n<\/div>\n
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Community Profile<\/div>\n
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Type<\/b>55+ active-adult (Del Webb)<\/span><\/div>\n
Size<\/b>5,300 acres, 7,500+ homes (10,000 at build-out)<\/span><\/div>\n
Golf<\/b>3 courses (Cowan Creek, White Wing, Legacy Hills)<\/span><\/div>\n
Fitness<\/b>4 centers, 8 pools, tennis, pickleball<\/span><\/div>\n
Indoor amenities<\/b>86,000 sqft across multiple complexes<\/span><\/div>\n
HOA<\/b>$1,200\/year ($100\/month)<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n
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Location & Costs<\/div>\n
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ZIP<\/b>78633<\/span><\/div>\n
Georgetown Square<\/b>10 min<\/span><\/div>\n
I-35<\/b>10 min<\/span><\/div>\n
Round Rock<\/b>20 min<\/span><\/div>\n
Domain<\/b>30 min<\/span><\/div>\n
Property tax<\/b>~1.87% (Williamson County)<\/span><\/div>\n<\/dl>\n<\/div>\n<\/div>\n<\/div>\n<\/div>\n<\/section>\n
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Homes & Property Types<\/div>\n

Resale cottages to custom Hill Country builds<\/h2>\n<\/div>\n
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Del Webb builds new construction<\/a> in Sun City starting at $231K, which makes it one of the more accessible 55+ communities in the Austin metro. Resale homes typically list from the mid-$200Ks for smaller garden homes up through the $400Ks for larger cottages with upgraded finishes. The custom-lot sections along the western edge push into the $500K to $900K range with bigger footprints and premium views.<\/p>\n

Nearly every home is single-story. Square footage runs from about 1,200 on the compact garden homes to 3,000 on the larger custom builds, with most resales falling in the 1,600 to 2,200 range. Bedrooms typically range from two to four, and you’ll see a lot of split floor plans designed for guest privacy.<\/p>\n

Three main property types dominate the community. Garden homes sit on smaller lots with HOA-maintained front yards. Cottages offer a bit more space and a private yard, though still with low-maintenance landscaping. Custom lots give buyers room to build out with personal touches, though the exterior aesthetic stays consistent with Del Webb’s design standards across the entire community.<\/p>\n

That uniform look keeps property values stable. Buyers aren’t competing with neglected lots or wildly mismatched styles, which matters at resale. The landscaping leans xeriscape with native Texas plants, keeping water bills and yard work minimal.<\/p>\n<\/div>\n<\/div>\n<\/section>\n

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Top Sub-Communities<\/div>\n

Standard, custom, and new Del Webb sections<\/h2>\n<\/div>\n
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Sun City breaks into three distinct tiers, and the price gaps between them are significant. Standard sections built on original Del Webb floor plans make up the bulk of the community, with resales running $230K to $400K. These homes sit on smaller lots with straightforward layouts, and they move fast because of the price point.<\/p>\n

Georgetown Village sits in the middle tier, pulling $350K to $500K. Homes here tend to be slightly larger with more updated finishes, and the section has its own feel compared to the original Del Webb neighborhoods.<\/p>\n

Custom sections are where Sun City stops looking like a typical Del Webb community. Lots are bigger, homes range from $500K to $900K, and the architecture breaks away from the standard floor plan catalog. Buyers in this tier want the Sun City amenities without the production-home feel.<\/p>\n

Del Webb is still building new construction in the latest phase, starting in the low $230s. That means buyers can choose between a brand-new build with current energy standards and warranty coverage or a resale with mature landscaping and a known track record.<\/p>\n

Each section clusters near different golf courses, so which neighborhood you pick affects your daily routine. Buyers who want walkable access to a specific course or clubhouse should narrow by section first, price second.<\/p>\n<\/div>\n<\/div>\n<\/section>\n

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Schools<\/div>\n

Georgetown ISD (limited school-age residents)<\/h2>\n<\/div>\n
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Most Sun City buyers never set foot inside a Georgetown ISD school, but the district still affects your home value. GISD operates 22 campuses serving roughly 13,500 students across Georgetown and the surrounding area. It carries a B rating from the Texas Education Agency and has passed every bond election in the last decade. Strong districts support stronger resale prices, even in age-restricted communities.<\/p>\n

The campuses closest to Sun City include Village Elementary, Tippit Middle School, and Georgetown High School. Families with grandchildren visiting for extended stays occasionally factor school proximity into their purchase decision, though the 55+ deed restriction means school-age residents are rare.<\/p>\n

What matters more for Sun City homeowners is the tax impact. Georgetown ISD’s property tax rate sits around $1.20 per $100 of assessed value. Texas offers a generous homestead exemption for residents 65 and older, which freezes the school district portion of your property tax bill once you file. That freeze follows you if you move within the district. On a $350,000 Sun City home, the over-65 freeze can save thousands over a decade compared to a non-exempt property in the same neighborhood.<\/p>\n

If you’re buying in Sun City specifically to lower your tax burden, file the over-65 homestead exemption with Williamson County as soon as you close.<\/p>\n<\/div>\n<\/div>\n<\/section>\n

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Location & Commute<\/div>\n

Georgetown convenience with Austin access<\/h2>\n<\/div>\n
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Sun City sits close enough to everything retirees actually need that most residents rarely drive south of Round Rock. Georgetown Square is 10 minutes east on Williams Drive. I-35 is 10 minutes away, and St. David’s Georgetown Hospital is the same. For a community where the average resident is 70+, that medical proximity matters more than the Austin commute.<\/p>\n

Round Rock is a straight 20-minute shot down I-35 for big-box shopping, H-E-B Plus, and restaurant variety Georgetown hasn’t caught up to yet. The Domain in North Austin runs about 30 minutes in normal traffic. Downtown Austin is 35 to 40 minutes, but that number climbs past 50 during afternoon rush between Round Rock and Pflugerville where I-35 bottlenecks.<\/p>\n

The real story is how self-contained daily life is. Sun City has its own grocery runs covered with H-E-B and Randalls within 10 minutes. Medical offices, pharmacies, and the Williamson County courthouse cluster along Williams Drive and the I-35 corridor. Most residents tell us they go weeks without driving past Round Rock.<\/p>\n

If you still work part-time or have a spouse who commutes, the 130 Toll is the back door. It connects to Tesla’s Giga Texas plant in 25 minutes and avoids I-35 congestion entirely.<\/p>\n<\/div>\n<\/div>\n<\/section>\n

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Is It Right For You?<\/div>\n

Who Sun City fits<\/h2>\n<\/div>\n
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Good fit if you want<\/div>\n
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Active retirement is the goal<\/dt>\n
Three golf courses, four fitness centers, 100+ clubs and interest groups, and a packed social calendar. Sun City is designed for people who retire to DO things, not sit still.<\/dd>\n
Value matters more than luxury<\/dt>\n
Resale homes from the mid-$200,000s. New Del Webb builds from $231,000. HOA is $100\/month for resort-grade amenities. Per-dollar amenity value is unmatched.<\/dd>\n
You want a built-in social community<\/dt>\n
7,500+ residents create critical mass for clubs, sports leagues, volunteer groups, and social events. Loneliness is not a Sun City problem.<\/dd>\n
Texas tax advantages for retirees<\/dt>\n
No state income tax. Homestead exemption + over-65 freeze. Property taxes on a $300K home run ~$5,600\/year, significantly below comparable retirement communities in Florida or Arizona.<\/dd>\n<\/div>\n<\/div>\n
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Think twice if<\/div>\n
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You are under 55<\/dt>\n
At least one household member must be 55+. This is enforced. Younger family members can visit but not reside long-term.<\/dd>\n
You want walkable urban access<\/dt>\n
Sun City is 10 minutes from Georgetown Square and self-contained. Not walkable to external retail or dining. Car required.<\/dd>\n
You have school-age grandchildren living with you<\/dt>\n
Very few children in Sun City. No on-site schools. Georgetown ISD serves the area but the community is adult-oriented.<\/dd>\n
You want architectural variety<\/dt>\n
Sun City homes follow Del Webb design standards. Well-maintained but uniform. If you want architectural diversity, look elsewhere.<\/dd>\n<\/div>\n<\/div>\n<\/div>\n
Before you commit:<\/b> Confirm the 55+ age requirement applies to your household. Review HOA rules on rentals and modifications. Compare resale vs new Del Webb builds (resale is often better value). Check which of the three golf courses is nearest your target section. Verify Georgetown ISD campus if school-age family members are in the picture. Budget $1,200\/year HOA + $650 one-time working capital fee on new purchases.<\/div>\n<\/div>\n<\/section>\n
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Buyer Checklist<\/div>\n

How to buy well in a 55+ community<\/h2>\n<\/div>\n
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Confirm your 55+ eligibility before you fall in love with a floor plan. At least one member of the household must be 55 or older at closing. This is enforced by the HOA, and there are no exceptions.<\/p>\n

Budget $1,200 per year for HOA dues plus a one-time $650 transfer fee at closing. Those dues cover three amenity complexes, all the common-area landscaping, and the community’s private road maintenance. Before you pick a section, check which complex is actually walkable from your target home. Cowan Creek is a long golf cart ride from the Texas Drive neighborhoods.<\/p>\n

Review the HOA rental restrictions early. Sun City limits rentals to a minimum of 12 months, and the board must approve tenants. If you’re buying as an investment or plan to snowbird and lease the home, read the CC&Rs line by line.<\/p>\n

Resale homes<\/a> in Sun City often deliver better value than new construction. You get mature landscaping, finished upgrades the original owner paid retail for, and a known location relative to amenities. But age varies widely across 5,300 acres. Homes near the original Village Center date to the early 2000s. Get a full inspection with particular attention to HVAC systems, water heaters, and roof age.<\/p>\n

If golf course proximity matters, drive the lot at 6 a.m. on a Saturday. Tee boxes adjacent to backyards mean foot traffic, stray balls, and maintenance noise year-round.<\/p>\n<\/div>\n<\/div>\n<\/section>\n

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The Bottom Line<\/div>\n

Resort retirement at a Texas price point<\/h2>\n<\/div>\n
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Sun City is the standard every other Texas 55+ community gets measured against, and the math explains why. Three golf courses, eight pools, 40+ miles of trails, and more than 100 resident clubs for $100 a month in HOA dues. That’s resort-level infrastructure at a fraction of what similar communities charge in Florida or Arizona.<\/p>\n

Resale homes start in the low $200s. New construction from Del Webb begins around $231K. In the broader Austin metro, where median home prices<\/a> push well past $400K, Sun City delivers square footage and amenities that most retirees can’t find at this price point without leaving Texas.<\/p>\n

The tradeoffs are real. Every home follows Del Webb’s design standards, so you won’t find bold architectural variety on any street. The 55+ age restriction means at least one household member must qualify at closing, and younger family members can visit but not move in permanently. Georgetown sits 30 miles <\/p>\n

For retirees who want an active, social community with no state income tax, low property tax rates relative to the amenity package, and 7,500 neighbors who chose the same lifestyle, Sun City remains the benchmark. Nothing else in Central Texas<\/a> combines the volume of activities, the price floor, and the built-in social network at this scale.<\/p>\n

activities, the price floor, and the built-in social network at this scale.<\/p>\n<\/div>\n

\nTalk to an Agent About Sun City →<\/a>
\nSearch Georgetown Homes →<\/a>\n<\/div>\n<\/div>\n<\/section>\n
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Common Questions<\/div>\n

Sun City FAQs<\/h2>\n<\/div>\n
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\nWhat do homes cost in Sun City Georgetown?<\/summary>\n
Resale homes start in the mid-$200,000s for smaller floor plans. New Del Webb construction starts at $231,000. Custom-built sections run $500,000 to $900,000. Most transactions fall between $280,000 and $450,000.<\/div>\n<\/details>\n
\nIs Sun City really 55+?<\/summary>\n
Yes. At least one household member must be 55 or older. This is a deed restriction enforced by the HOA. Guests and younger family members can visit but cannot be permanent residents.<\/div>\n<\/details>\n
\nWhat are the HOA fees?<\/summary>\n
$1,200 per year ($100\/month). This covers all common amenities including pools, fitness centers, trails, and common-area maintenance. Golf memberships are separate. New purchases pay a one-time $650 working capital fee.<\/div>\n<\/details>\n
\nHow many golf courses does Sun City have?<\/summary>\n
Three: Cowan Creek, White Wing, and Legacy Hills. All are 18-hole courses. Golf memberships are available separately from the HOA.<\/div>\n<\/details>\n
\nHow far is Sun City from Austin?<\/summary>\n
Georgetown Square is 10 minutes. I-35 is 10 minutes. Round Rock is 20 minutes. The Domain is 30 minutes. Downtown Austin is 35\u201340 minutes.<\/div>\n<\/details>\n
\nHow big is Sun City?<\/summary>\n
5,300 acres with 7,500+ homes currently built. At build-out, 10,000 homes. It is the largest active-adult community in Texas and one of the largest Del Webb communities in the country.<\/div>\n<\/details>\n
\nWhat amenities does Sun City have?<\/summary>\n
Three golf courses, four fitness centers, eight pools, 12 tennis courts, six pickleball courts, bocce, horseshoes, softball, an amphitheater, and 86,000 sqft of indoor amenity space. Over 100 clubs and interest groups.<\/div>\n<\/details>\n<\/div>\n