Sun City Georgetown: What to Know Before Buying a Home

One of the questions I get asked the most is about Sun City. People want to know if it's as good as they've heard, and what they should know before they buy there.

Sun City Texas is one of the most sought-after active adult communities in the country. I love that it's right here in Georgetown.

But it's big, it's got its own rules, and there are a few things I'd want you to know before you fall for a house. Here's what I'd walk you through.

What is Sun City, and where is it?

It's a Del Webb 55+ community on Georgetown's northwest side, off Williams Drive. It's inside the city limits, and the City of Georgetown provides its water, wastewater and electric service.

As of October 2025, the community association counted 9,233 homes and about 17,081 residents. It's huge, and I think that's part of the appeal. It's still growing, too.

It's close to Lake Georgetown, which I love, because I'm happiest anywhere near the water. Downtown and the square are a short drive down Williams Drive.

For me, groceries are one of the first things I'd map out.

H-E-B opened its Parmer Ranch store at 10110 RM 2338, near Ronald Reagan Boulevard, in September 2025. St. David's Georgetown Hospital is at 2000 Scenic Drive, across town.

Who can live in Sun City?

This is the first thing I'd want you to understand, because it decides who can live in the home.

Sun City is age-restricted under the federal Housing for Older Persons Act. That law says at least 80% of the occupied homes need at least one resident who's 55 or older.

The community writes its own rules for the rest. That covers things like a younger spouse, other household members, and how long younger guests can stay.

Those rules live in Sun City's deed restrictions. My advice is to read them before you make an offer, not after. If something about your household is unusual, ask the association in writing.

What do homes in Sun City cost right now?

Less than a lot of people expect. As of October 2026, 167 single-family homes were listed in Sun City, at a median asking price of $369,900.

That's about $218 a square foot. The median listing is about 1,715 square feet with two bedrooms.

I like that there's a real range. As of October 2026, 41 homes were asking under $300,000, and 10 were asking $600,000 or more. The top of the market was $925,000, and the bottom was $229,900.

Homes are moving, too, and I'd keep that in mind when we talk price. The MLS feed recorded 342 Sun City sales between April 27 and October 23, 2026.

Texas doesn't publish sale prices, so I can't give you a median sold price. I can pull the comparable sales for any home you're serious about, and that's the number I'd want you to see before you offer.

Is it a buyer's market in Sun City?

If you're ready to buy, then yes, it's a great time to buy.

As of September 2026, I'm seeing more price reductions, seller concessions, and even interest rate buydowns. Sellers have a lot of competition, so they're willing to negotiate a lot more than in past years.

Sun City's listings show it. As of October 2026, 45 of the 169 homes listed there had already taken a price cut, about 27%. The median listing had been on the market about 60 days.

That doesn't mean I'd treat every home as a deal. Another 49 were already marked pending or contingent, so the well-priced ones still go.

What do the HOA dues cost, and what do they cover?

Honestly, this is the number I'd pin down first, because the published figures don't agree.

As of October 2026, Del Webb's Sun City page listed dues of $1,535 a year, plus a one-time $650 fee at closing. Individual listing pages show anything from $1,275 to $1,960 a year.

So I wouldn't budget off a website, and I'd ask you not to either.

In Texas, you get a resale certificate from the association before closing, and the contract gives you time to review it. That's the document I'd read line by line with you.

Here's what the dues get you access to, according to the association. There are four fitness centers, at Texas Drive, Cowan Creek, The Retreat and Northpoint, with eight pools, six hot tubs and over 150 classes.

There's a large central activity center, satellite centers around the community, and dozens of resident clubs. If you want a full calendar, it's hard to beat.

Does golf come with the house?

Don't assume it does. That's the one I'd ask about early if golf is part of why you're looking.

Sun City has three courses: Legacy Hills, White Wing and Cowan Creek. The Sun City Texas Golf Club calls them private, and a new short course is expected to be finished at the end of 2026.

What I couldn't find published is what play costs for a resident. I'd call the golf club and get it in writing before you pay extra for a fairway lot.

And if you do buy on the course, I'd look at the back windows and the patio. A beautiful view and the occasional stray ball tend to come together.

Should you buy new or resale?

It depends on you, and I mean that.

Del Webb is still building in Sun City.

As of October 2026, its plans ran from about $340,990 to about $631,990, plus some quick move-in homes. The MLS feed had 18 of the Sun City listings flagged as new construction.

A resale gets you a finished yard, mature trees, and a home you can stand in today. A new build gets you a current floor plan and a builder warranty.

My advice is to tour both, even if you're sure. They feel very different inside the same community. If you want the bigger picture on building new, my new construction guide covers it.

What should you check in the house itself?

Sun City's first homes sold in 1996, so you're shopping across 30 years of building. That's why I'd never skip a good inspection here.

These are the things I'd want answers on for you:

• The big systems. How old are the roof, the HVAC and the water heater? On an older home, those are the costs that show up first.
• The layout you'll actually live in. Is the laundry on the main floor? Is there a step into the garage? Is there room for family when they visit?
• The garage. Do you need space for a golf cart, a workbench or a second car?
• What's behind the house. A greenbelt, a fairway and a street all feel different from the back porch.
• Changes you'd want to make. Sun City has rules for exterior changes. Ask the association before you count on a new patio cover or paint color.

What about property taxes?

Sun City is inside Georgetown, so your bill includes the City of Georgetown, Georgetown ISD and Williamson County.

For the 2025 tax year, Georgetown ISD adopted a total rate of about $1.05 per $100 of value, and the city adopted a maximum of about $0.353 per $100.

Those rates get reset every year, so I'd never quote you last year's bill as next year's.

As of 2026, Texas gives every homestead a $140,000 exemption from school taxes. At 65, you get another $60,000 off, and your school taxes get a ceiling.

I'd check the actual bill for the home you're buying with the Williamson Central Appraisal District. If you're comparing communities, my 55+ communities guide covers the other options around town.

Is anything changing around Sun City?

Yes. From what I can see, it's mostly roads and new homes.

On October 7, 2026, Williamson County broke ground on a 2.4-mile stretch of Ronald Reagan Boulevard, from Williams Drive to County Road 245.

It adds two southbound lanes, costs about $27 million, and is expected to finish by summer 2028.

Next door, the city approved more age-restricted homes in the Woodside development in September 2026. If you're looking out there, I'd ask the builder whether those homes get Sun City amenity access, and get the answer in writing.

Where I'd start

The first step is always talking with a lender and getting pre-approved. It helps you understand your budget, and it lets us shop with a price and with confidence.

Then I'd want to know how you want your days to look. Do you want golf three times a week? A pool and a class schedule? A quiet street close to the square?

Every neighborhood has its own personality, and Sun City has a few of its own inside it. Your answers decide which streets I'd send you to first.

I live here and raise my family here, and I've been doing this since 2013.

I'll educate you, I'll answer my phone, and I'll stay involved the whole way through. I'd love to help you find the place that feels like home.

Verification notes

Listing figures come from active MLS listings pulled on October 25, 2026, matched to Sun City Texas by the listing feed's location search. They're asking prices, not closed sales.

The sales count is the number of closed transactions the feed recorded, without prices, because Texas doesn't disclose them.

HOA dues conflict between Del Webb's page and individual listings, and I couldn't find the association's own 2026 schedule online. Confirm with the Sun City Texas Community Association.

Resident golf pricing wasn't published anywhere I could find. The age rules for younger household members and guests weren't published online either, so read the recorded deed restrictions.

Home and resident counts are from the community association as of October 31, 2025. Del Webb prices are starting prices from the builder's site in October 2026.

Tax rates are 2025 adopted rates, and the city figure is the maximum rate the council adopted.

My market read is from September 2026, and it'll change.

Sources: Home figures computed from active MLS listings (Realty-in-US), as of October 2026. Sun City Texas Community Association. Sun City Texas fitness centers. Sun City Texas Golf Club. Sun City Texas Community Association Firewise report, 2025. Sun City Texas, Wikipedia. Sun City Texas, Del Webb. Sun City Texas HOA, Del Webb. Sun City at 25 years, Community Impact. Ronald Reagan Boulevard groundbreaking, Community Impact. Woodside age-restricted homes approved, Community Impact. H-E-B opens third Georgetown store, The Shelby Report. Georgetown ISD 2025-26 tax rate, Community Impact. Georgetown maximum tax rate for FY 2025-26, Community Impact. 42 U.S.C. 3607, Cornell LII. 24 CFR 100.305, Cornell LII. Property tax exemptions, Texas Comptroller. Texas Property Code chapter 207, Texas Legislature. Accessed October 2026.