Living in Sun City Texas: What It Really Costs, and What You Get
A follow-up to our guide to 55+ communities in Central Texas — this time, a full look inside Georgetown's Del Webb community, with HOA fees, home prices, and golf costs confirmed directly with the source.
If you've read our pillar guide to 55+ & active-adult communities in Central Texas, you already know Sun City Texas is the benchmark — the largest active-adult community in the state. This is the deep dive: what it actually costs to live here, what the homes look like, and the one number almost no website gets right.
Here's why that last part matters. Search "Sun City Texas HOA fees" and you'll find confident numbers on directory sites that don't match reality — because the real figure isn't published in the association's public filings and has to be confirmed directly. So we did. Everything below was verified with the Sun City Texas Community Association and Del Webb sales in 2026. Where a number will change over time, we say so and date it, rather than letting it quietly go stale.
Whether you're relocating to the Austin area and weighing your options, already own here and want to understand where the community is headed, or you're tracking the market to time a move, this is the straight story.
What It Costs to Live in Sun City Texas
Start with the number everyone gets wrong. The recurring HOA assessment isn't listed in the association's public management certificate — by law, that filing only covers transfer fees, not annual dues. That's exactly why the figures floating around online are unreliable. Confirmed directly with the association, here's the real cost structure:
| Cost | Amount (verify current before closing) |
|---|---|
| Annual HOA assessment | $1,960 per year — payable monthly, quarterly, or annually. Covers all community amenities except golf. |
| Landscaped Maintained Homes (lock-and-leave) | An additional $1,266–$1,740 per year on top of the base, set across seven tiers by home size — so an all-in of roughly $3,226–$3,700 per year. |
| Transfer fee (at resale) | 0.25% of the sale price, due at closing — and it applies even to family transfers. On a $500,000 home, that's about $1,250. |
| Resale certificate | $250. There is no separate one-time working-capital fee. |
Two things to confirm for your situation: the base assessment can rise over time (the association reports it has risen only modestly over the past five years, with no increase currently announced), and Landscaped Maintained Home fees depend on which of the seven size tiers your specific home falls into. Confirm both against a current resale certificate before you close.
One more cost question worth settling, because it catches buyers off guard elsewhere in Central Texas: Sun City homes do not carry a MUD or PID — the special taxing districts that add to the annual tax bill in many newer master-planned communities. Per the City of Georgetown's official GIS mapping, no Municipal Utility District or Public Improvement District is layered on Sun City. That keeps your total tax picture simpler than in a number of comparable communities. (Confirm your specific homesite's tax detail with the Williamson Central Appraisal District before closing.)
Figures confirmed with the Sun City Texas Community Association and Del Webb, 2026; MUD/PID status per City of Georgetown GIS. Dues, fees, and tax details are subject to change — verify current amounts directly.
Homes for Sale in Sun City Texas
Del Webb currently offers 12 new-construction floor plans at Sun City. Every plan is single-story — the point of the community — though four designs can accommodate an optional second story for guests or a bonus room. Base square footage runs from about 1,344 to 2,712 square feet, and the two-story options can push past 3,000. New-construction pricing spans roughly $340,000 to $800,000 depending on plan, homesite, and finishes, and a dirt-to-done build currently runs about five to six months.
If you don't want to wait on a build, there's a steady supply of quick-move-in inventory. As of publication in 2026, 23 move-in-ready homes were listed, priced from $349,900 to about $553,390. That inventory turns over constantly, so treat it as a snapshot, not a fixed menu — the count and prices will have shifted by the time you tour.
On the resale side, the range is much wider — from duplexes and smaller Landscaped Maintained Homes in the low $300Ks up past $800,000 for larger single-family homes on golf-course lots. Because resale prices move with the market, pull live comparable sales before anchoring on any number.
Golf at Sun City — and What It Costs
Golf is the amenity Sun City is known for, and it's important to understand that it sits outside the HOA dues — it's a separate, optional cost. The community has three championship courses open to the public — Cowan Creek, Legacy Hills, and White Wing — with a new nine-hole short course, "The Den," expected to open in late 2026.
| Golf option | Resident cost (verify current) |
|---|---|
| Pay-as-you-go, no cart | $58 per round |
| Pay-as-you-go, with cart | $78 per round |
| Annual unlimited — individual | $4,634 per year (unlimited play) |
| Annual unlimited — individual + 1 | $7,414 per year (unlimited play) |
The annual passes are true unlimited play — a serious golfer who plays most days comes out well ahead of per-round pricing. And here's a practical detail the sales office pointed out: the cart rental cost rarely comes into play, because most Sun City residents own their own golf carts. That's not incidental — Sun City is a designated golf-cart community, and carts are a primary way residents get around, not just how they reach the first tee. If golf isn't your thing, none of the course fees touch your HOA dues.
A golf-cart town, literally. The entrance sign says it outright: Sun City is "A Golf Cart Community — Drive Friendly." Residents run errands, visit neighbors, and get to the amenity centers by cart along golf-cart-friendly streets. For a lot of buyers that's a genuine quality-of-life draw — less time in the car, more of a walkable-but-you're-riding neighborhood feel — and it's part of why cart ownership is the norm rather than the exception here.
Age & Occupancy: Who Can Actually Live Here
Sun City is a genuine age-restricted community, not just one marketed to retirees. Confirmed directly, the rules are straightforward:
| Minimum age | At least one occupant of each home must be 55 or older. |
| Younger residents | No one under 18 may live in the home full-time, though they may visit up to 90 days per year. |
| Surviving spouse | If the qualifying 55+ resident passes away, a surviving spouse under 55 may remain in the home. |
That surviving-spouse provision matters to a lot of buyers and rarely gets documented clearly — it's confirmed here. And to correct a claim that circulates online: there is no "buy new at 50" path. The minimum is 55 for at least one occupant, full stop.
Sun City Is 92% Built Out — What That Means for You
Here's the piece the directory sites miss entirely. Sun City is planned for a final total of about 10,500 homes, and as of 2026 it's at roughly 9,700 — about 92% built out. The remaining new-construction sections are on the community's outer perimeter.
What this means in plain terms: the window to buy a brand-new Del Webb home in Sun City is closing. Once the final sections sell through, the community becomes resale-only — and buyers who want new construction will need to look to newer Del Webb communities like Lost Pines in Bastrop or Veramendi in New Braunfels. If a new build in the flagship Georgetown community matters to you, this is not a "someday" decision.
For existing owners, the same fact reads differently: a community nearing full build-out is a maturing, stable asset, with the disruption of active construction winding down and an established resale market taking over.
Living in Sun City Texas: FAQ
How much are the HOA fees in Sun City Texas?+
The base HOA assessment is $1,960 per year, confirmed with the Sun City Texas Community Association, and can be paid monthly, quarterly, or annually. It covers all community amenities except golf. Landscaped Maintained Homes pay an additional $1,266 to $1,740 per year depending on home size, so their all-in cost runs roughly $3,226 to $3,700 per year. Dues can change over time, so confirm the current amount before closing.
What are the age requirements to live in Sun City Texas?+
At least one occupant of each home must be 55 or older. No one under 18 may live in the home full-time, though younger family members may visit up to 90 days per year. If the qualifying 55-plus resident passes away, a surviving spouse under 55 may remain in the home. There is no path to buy at age 50.
How much do homes in Sun City Texas cost?+
New-construction homes range from roughly $340,000 to $800,000 across 12 single-story floor plans, four of which offer an optional second story. As of publication in 2026, 23 move-in-ready homes were listed from $349,900 to about $553,390. Resale homes span a wider range, from the low $300Ks for smaller homes up past $800,000 for larger golf-course properties.
How much does golf cost at Sun City Texas?+
Golf is separate from HOA dues. Pay-as-you-go rates for residents are $58 per round without a cart or $78 with one. Annual unlimited-play passes run $4,634 for an individual or $7,414 for an individual plus one. Sun City has three public championship courses, with a new nine-hole short course expected to open in late 2026.
Can you still buy a new-construction home in Sun City Texas?+
Yes, but the window is narrowing. Sun City is planned for about 10,500 homes and, as of 2026, is roughly 92% built out, with remaining new-construction sections on the outer perimeter. Once those sell through, the community becomes resale-only. Buyers who want a new Del Webb home elsewhere in the region can look to Lost Pines in Bastrop or Veramendi in New Braunfels.
Is Sun City Texas a golf cart community?+
Yes. Sun City Texas is a designated golf-cart community, and its entrance sign reads "A Golf Cart Community — Drive Friendly." Most residents own their own golf carts and use them as everyday transportation to amenity centers, neighbors, and errands along golf-cart-friendly streets, not just for reaching the golf courses.
Local Professionals Serving Sun City & Georgetown
Texas Home Talk features a limited number of local partners per community. These are paid featured-partner placements — a way to connect Sun City buyers and residents with professionals who know the market.
Featured partners are paid placements. Texas Home Talk's editorial coverage is independent of partner participation.
Keep Exploring
Written by the Texas Home Talk Editorial Team. Texas Home Talk is Central Texas's hyperlocal community guide. Costs, home availability, and community policies change — always confirm current specifics with the Sun City Texas Community Association and Del Webb before making a buying decision.
Living in Sun City Texas: The Short Version
Living in Sun City Texas means a verified $1,960 base HOA. Real Sun City Georgetown HOA fees aren't published in public filings, so we confirmed them with the association. See our full 55+ Central Texas guide and the Georgetown community guide. Sun City Texas homes for sale span $340K–$800K, Sun City Texas age restrictions require one occupant 55+, and Del Webb Sun City golf runs separate from dues. Verify current figures with Del Webb and the Sun City Texas Community Association. Living in Sun City Texas means golf-cart streets, resort amenities, and a genuine 55+ community — confirm the current details before you buy.