If you're 55 or better and moving to the Austin area, Sun City Texas is probably already on your list. It's on mine too.
Sun City is Del Webb's 55+ community in Georgetown, about 30 minutes north of Austin. It covers more than 5,000 acres, with three golf courses, eight pools and over 100 clubs. Most homes are single story, and the HOA takes care of the amenities so you can actually enjoy them.
I've helped people relocate to this part of Texas for over 20 years. Below you'll find every home for sale in Sun City right now, plus straight answers to the questions buyers ask me most. Taxes, HOA fees, healthcare, all of it.
Want a tour or a second opinion on a home? Call or text me at 512-565-2098.
See Every Sun City Home for Sale
| Location | Georgetown, TX 78633 (Williamson County) |
| Builder | Del Webb |
| Age rule | 55+ (at least one resident 55 or older) |
| Size | About 5,300 acres, 7,500+ homes |
| Median sale price | About $375,000 (November 2026, Austin MLS) |
| HOA | About $1,535 a year, plus $650 one time at closing |
| Total tax rate | About 1.84% before exemptions (2026) |
| School district | Georgetown ISD |
| Golf | 3 courses: Legacy Hills, White Wing, Cowan Creek |
| Amenities | 8 pools, 4 fitness centers, tennis, pickleball, 40+ miles of trails |
| Clubs | 100+ |
| Nearest hospital | St. David's Georgetown Hospital, about 10 minutes |
One of my favorite Sun City stories is a couple who retired to Texas to be closer to their grandkids. They wanted to be 20 to 30 minutes away, but they also wanted a neighborhood where they could stay active, meet people and maybe pick up a sport they'd never tried. Sun City checked every box. They built new, and I walked them through the floor plan, the lot, the finish out and every inspection. Today they know all their neighbors, they've joined clubs, and I see their pictures from birthday parties, Halloween school events and dance recitals all the time.
The first thing that surprises people when I take them through Sun City is how big it is. There are Olympic style pools, workout rooms, a woodworking shop, a ball field, a lake, sports courts, and trails to hike, bike and fish. Some people feel a little overwhelmed at first. I always tell them you can be as involved as you want to be. You can have something on the calendar every day, or you can pick and choose.
There's a post office, a restaurant, a bar and even a gas station inside the community. A lot of residents get golf carts, because you can drive one to the golf courses, the pools, the amenity centers and the trails.
I'd sleep in until my body says it's time. No alarm, no traffic, nobody to get off to school. I'd have coffee on the back patio, watch the sunrise and the hummingbirds at the feeder, then take a walk and wave to my neighbors. After a workout, maybe it's brunch by now, but who's keeping score? Then friends pick me up in a golf cart for pickleball while others hit the golf course, and we all meet at the clubhouse for a swim. In the evening there's a barbecue, someone's watching the game, and someone else is telling us about the half marathon they were crazy enough to sign up for. Maybe we plan a road trip together somewhere none of us has been.
I always ask people what they want a normal week to feel like. If you're excited by clubs, classes, recreation and neighbors close to home, Sun City could be a great fit. If you'd rather live in a neighborhood with all ages, or you like finding your activities and friends outside your community, you may be happier somewhere else. The right choice depends on the lifestyle you want, not the number on your birthday.
Here's the honest version, using Austin MLS data.
Price per square foot tells the same story. The Sun City median was $259 per square foot in 2022 and $211 so far in 2026.
As of November 2026, the median sale price is about $375,000, homes take about 50 days to sell, and they sell for about 98% of list price. Sun City has given back a good part of its pandemic gains. It looks like the market is leveling off, but there isn't clear proof yet that prices are climbing again.
So don't use the 2022 peak to judge what a home is worth today. Condition, floor plan, age, location in the neighborhood and upgrades all make a big difference. When I help clients, I don't treat all 7,500+ homes as one market. I compare homes by type, like smaller homes (1,200 to 1,500 square feet), midsize (1,500 to 2,000) and larger (2,000 to 2,500), and homes with major upgrades against homes in original condition.
The area is very well served for hospitals and emergency care.
New or resale? It comes down to your timing and what you value. Do you have six months to build, or is there a home under construction that fits your needs and will be ready when you are? New means everything is under warranty. With resale, we take extra time to check the age and condition of the roof, water heater and HVAC, but you usually get an established street and mature trees.
Interest rates matter. A lot of my Sun City buyers pay cash. If you're financing, builders can often offer incentives through their lender that bring your rate down a lot. On a resale, we can ask the seller to buy down your rate, but a seller usually can't match what a builder offers.
Here's something a lot of buyers don't realize. The friendly sales rep in the model home works for the builder. That's their job, and most of them are great people. But they're there to protect the builder's interests, not yours. That's why you always want someone in your corner whose only job is looking out for you.
I've represented buyers and sellers through every kind of market for over 20 years, including a lot of new construction. Extra inspections, and holding builders to their word in writing, have saved my buyers tens of thousands of dollars. Here are three real stories.
The storm damaged oak tree. Just last month, we were doing a final walkthrough on a new home with a beautiful heritage oak in the backyard. Heritage oaks are protected, so you need special permission from the city just to trim one. A recent storm had left broken branches hanging. The foreman told my buyer to call the city after closing and set up the trimming herself. That can easily run $1,000 or more, plus the city red tape. My buyer was busy with her kids and showing her parents the new house, and she said OK. So I stepped in. "It seems to me the property was in your possession when the storm hit, so it's your responsibility to have these trees trimmed before closing." The foreman agreed, and the trees were trimmed before we closed.
The hidden sewer blockage. On another build, the home had passed every city inspection. I still insisted my buyers get their own outside inspection, including a sewer scope of the cleanout line that connects to the city at the street. The plumber found it 98% blocked with rags, broken brick and chunks of cement. He said it would have backed up within the first week. We're talking about a flooded house, torn out flooring, and living in a construction zone right after moving in. We caught it before my buyers ever unpacked a box.
The $10,000 that didn't have to be lost. I had clients who visited Sun City before they knew I worked there. They went straight to the builder on their own and put down $10,000 in earnest money. Later they found out a major road was going in right behind their lot. They canceled and lost the full $10,000. We found them a home in another community, and they're closing this Christmas, but it still stings.
If I had been representing them, I would have caught that road. I research the area around every lot, especially anything labeled green space, greenbelt or protected land, so my buyers know what can and can't be built behind them. And if the builder knew about the road and didn't disclose it, I would have fought hard to get their earnest money back. Builders depend on agents to bring them buyers, and their reps care about their reputation with us. That relationship gives me real leverage when something goes wrong.
My advice: bring your agent on your very first visit to the model home. Many builders won't let an agent represent you if you've already registered on your own.
At least one person in the home has to be 55 or older. Grandkids and other guests under 19 can visit for up to 90 days a year, but they can't live there full time.
About $1,535 a year, plus a one time $650 fee at closing. The HOA covers the pools, fitness centers, trails, common areas and community events. Golf and some fitness classes cost extra.
The 2026 rate adds up to about 1.84% of your home's taxable value. That's the City of Georgetown, Williamson County and Georgetown ISD together. Once you're 65, your school taxes are frozen and you get an extra homestead exemption, which makes a big difference for most buyers here. Taxes here are lower than in many Austin suburbs, and they freeze at 65.
No. Sun City has three courses, Legacy Hills, White Wing and Cowan Creek, and golf is paid separately from your HOA dues.
No, it isn't gated. The streets are open, and the amenities are for residents and their guests.
The median sale price was about $375,000 in November 2026, and homes sold for about 98% of list price (Austin MLS). Most resales land in the $300Ks to $500Ks, and custom homes on larger lots go higher.
Mostly single story homes with two car garages. They run from about 1,200 to 3,000 square feet, with 2 to 4 bedrooms. Del Webb still builds new homes in some sections.
St. David's Georgetown Hospital is the closest major hospital, about 10 minutes away, with a 24 hour ER and a stroke center. Ascension Seton Williamson and Baylor Scott & White in Round Rock are full service hospitals, and Dell Seton Medical Center in Austin is the region's Level I trauma center.
Round Rock is about 20 minutes. The Domain is about 30 minutes, downtown Austin is 35 to 40 minutes, and the Austin airport is about 45 to 50 minutes. Traffic on I-35 can add a lot at rush hour.
A lot. There are over 100 clubs, eight pools, four fitness centers, tennis and pickleball courts, and more than 40 miles of trails. There's even a post office, restaurant, bar and gas station inside, and lots of residents get around by golf cart. Downtown Georgetown's square is about 10 minutes away.
Yes, with rules. Leases have to be at least 12 months, and the HOA has its own approval process for tenants.
It depends on your timing. Building takes about six months, and everything is under warranty. Resale homes are ready sooner and sit on established streets, but you'll want to check the age of the roof, water heater and HVAC. If you're financing, builder incentives can often get your rate lower than a resale seller can.
Yes. The builder's sales rep works for the builder. Your own agent works for you. I check the lot and what's planned around it, push for repairs in writing before closing, and bring in outside inspections that catch what city inspections miss, like a sewer line I once found 98% blocked. Bring your agent on your very first visit, because many builders won't let an agent represent you after you've registered on your own.
Yes, I do it all the time. We scout neighborhoods on your first visit, then I attend the inspections, FaceTime you through every step, and you can close with a mobile notary before you even arrive.
Prices fell in 2023 and 2024 after the 2021 to 2022 boom. In 2025 and 2026 the drops got much smaller, and the market looks like it's leveling off. The median was about $375,000 in November 2026, and buyers have more room to negotiate than they did in 2022.
I'm biased, but I'd love to be yours. I've helped buyers relocate to Georgetown and north Austin for more than 20 years, and I know the sections, floor plans and fees that trip people up. Call or text me at 512-565-2098.
Our team helps people 55 and up move to Georgetown and north Austin, and Sun City is one of the places we know best. We'll tell you which sections fit your budget, what the fees really add up to, and which floor plans hold their value.
Comment or DM RELO for my free relocation guide, or call or text me at 512-565-2098.
Brandi Adkins, REALTOR®
Adkins Real Estate Group | eXp Realty Luxury
[email protected]