Sun City Texas in Georgetown is the largest 55+ community in Texas and one of the most popular places to retire in Central Texas. I help buyers relocating from all over the country and families helping a parent downsize. Here's what to know before you buy.
Sun City at a glance
| Builder | Del Webb, building since 1995 |
| Size | About 10,000 homes planned at build-out |
| Location | Northwest Georgetown, off Williams Drive via Sun City Boulevard |
| Golf | Three 18-hole courses: Legacy Hills, White Wing and Cowan Creek |
| HOA | About $1,535 a year, plus a one-time $650 fee at closing (Del Webb's posted figures; golf is extra) |
| Age rule | At least one resident 55+; no permanent residents under 19 |
The lifestyle
Sun City is built for people who want to stay busy. Residents have access to multiple pools and fitness centers, tennis and pickleball courts, miles of trails along creeks and the San Gabriel River, fishing ponds, craft studios, a ballroom and more than 100 clubs and groups. Golf carts are a normal way to get around, and many homes have a golf-cart garage bay. The historic Georgetown Square, with its restaurants and shops, is about a 15-minute drive.
Homes and prices
Most homes are single-story, with some duplexes and garden homes. You'll find everything from older 2-bedroom homes in the original sections to newer, larger plans and golf-course lots in later sections. In fall 2026, listings ranged from the mid-$200,000s to the $700,000s, with most in the $300,000s to $400,000s. Del Webb is still building in newer sections, so you can compare a resale home with a brand-new one.
What drives price: the section and age of the home, square footage, golf-course or greenbelt views, a three-car or golf-cart garage, and updates like flooring and kitchens.
Who can buy and live there
Sun City operates as housing for older persons under the federal Housing for Older Persons Act. In plain terms, at least one person living in each home must be 55 or older, and permanent residents under 19 aren't allowed. Grandkids can visit; they just can't move in. If a younger spouse, an adult child or a caregiver will live with you, ask me to check the current HOA rules before you write an offer. The HOA also has rules on things like rentals, exterior changes and parking, so we'll review those documents during your option period.
Taxes and costs for retirees
Sun City is inside Georgetown's city limits and in Georgetown ISD, so your bill includes the city, the county, the school district and ACC. The good news for retirees: Texas homeowners 65 and older can claim an additional school homestead exemption, and their school taxes are capped at the level of the year they qualify. That ceiling can make a big difference over time. File your homestead exemption with the Williamson Central Appraisal District after you move in.
Budget for HOA dues, golf fees if you play, and homeowners insurance. I'll pull the exact tax figures for any home you're considering.
Tips if you're relocating
- Try it first. Del Webb has offered short "try before you buy" stays in the past. Ask the sales center what's available now.
- Tour different sections. The original areas near the Social Center feel very different from the newest sections.
- Think about the next 20 years. Look for no-step entries, wider hallways and walk-in showers.
- Compare resale and new. Resale homes can come with updates and mature landscaping; new homes come with warranties. See my new construction guide.
- Selling a home elsewhere first? I can help you time both sides. See how I help sellers.
Frequently asked questions
Do I have to golf? Not at all. Plenty of residents never pick up a club. Golf is paid separately, so you're not covering it in your dues.
Can I rent out my Sun City home? The HOA has rules on leasing. Read the current rules before you buy if renting is part of your plan.
Are there other 55+ options near Georgetown? Yes, there are smaller age-restricted and age-targeted neighborhoods around Georgetown. I'm happy to compare them with Sun City.
Thinking about Sun City for yourself or a parent?
I'll send you current listings and recent sales by section, and set up a tour day that fits your schedule. Call or text me at (512) 629-9050, or book a quick call.
HOA dues, age rules and community details can change. Confirm current figures with the Sun City Texas Community Association and Del Webb. This is general information, not legal or tax advice.
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