We built the research resource that didn't exist. Real HOA fees, CDD bonds, property tax math at 65 with every senior exemption applied, insurance estimates, and 10-year cost projections — on 2,000+ communities across 80 markets nationwide. Independent research. No developer relationships.
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Real HOA fees, CDD bonds, property tax math, and 10-year cost projections. Organized by region.
Most sites tell you what communities exist. We tell you what they cost to live in, how they compare, and which one fits your specific situation.
Five counties. 52 communities. Every HOA fee, capital contribution, golf cost, and county tax rate researched.
The most complex 55+ market in the country. RCSC vs HOA explained. West Valley vs East Valley compared.
The largest 55+ community in the world. The bond, lifestyle fee, and north vs south of 466 explained.
Sun City Center, Kings Point, Solivita, Del Webb Bexley, Latitude Margaritaville, Trilogy Ocala. Real all-in cost for every community.
Sun City Carolina Lakes, Trilogy Lake Norman, Cresswind Charlotte. SC's 65+ exemption saves $3K–$10K/year.
All 28 communities covered: Sun City Summerlin, Anthem, Siena, Trilogy Sunstone, Heritage at Cadence, Ovation at Mountain Falls, and more. Nevada's zero income tax saves CA/OR/NJ retirees $4K–$15K/year — quantified for every income level.
All 59 communities covered across Wake, Durham, Johnston, Orange, Chatham, and Franklin counties. Del Webb, Toll Brothers, Taylor Morrison, Epcon, and independent communities. NC Bailey Act pension exemption saves government retirees \$2,700–\$5,400/year.
Verona, Regency at Montaine, Hilltop at Inspiration, Heritage Eagle Bend, Heritage Todd Creek, Heather Gardens, Windsor Gardens, Anthem Ranch, Skyestone, and more. Colorado's senior property tax exemption and hail insurance ($180–$300/mo) explained.
Esplanade, Del Webb LWR, Cresswind, Cascades, Hammock Preserve, Venetian Falls, Cypress Falls, Lakeridge Falls, Del Webb Bayview. Florida insurance + CDD math done right.
Trilogy Verde River, Tonto Verde, Encanterra, Solera, all 5 Sun Lakes sub-communities, Sunland Springs, Encore at Eastmark, Scottsdale Heights.
Sun City Hilton Head, Latitude Margaritaville, The Haven, Four Seasons Carolina Oaks. Beaufort County's 65+ tax stacks save $3K–$5K/year.
Sun City Texas, Kissing Tree, Trilogy at Rough Hollow, Del Webb Sweetwater. No state income tax — but Texas property taxes are high. The real math.
Hill Country Retreat, Regency at Esperanza, Willis Ranch, Campanas at Cibolo Canyons. Bexar County's 2025 senior exemptions change the math. The Kendall County MUD trap nobody discloses.
Del Webb Grande Dunes, Del Webb North Myrtle Beach, Cresswind, Seasons at Prince Creek West, Bridgewater, Myrtle Trace. Horry County's 3-layer tax stack is the best in any coastal market we cover.
Del Webb Nocatee, Del Webb Ponte Vedra, Del Webb eTown, Stillwater, Cascades at World Golf Village, Del Webb Sweetwater. Mayo Clinic 20 min from Nocatee — the strongest healthcare argument in any market we cover.
Del Webb Lake Providence, Del Webb Southern Springs, Del Webb Barton Village, Durham Farms, Groves Reserve, StoneBridge. Tennessee zero income tax + the strongest property tax freeze of any major retirement market.
Trilogy Valor, all four Cadence communities, Willowbrook, Brooke View, Heritage Grove, Englefield Green, and 11 more across Ada and Canyon counties. Idaho retirement income deduction eliminates tax for most retirees.
Del Webb Riverlights, Del Webb Mallory Creek, Brunswick Forest, St. James Plantation, Compass Pointe, Village at Motts Landing, and 20 more across New Hanover, Brunswick, Pender, and Duplin counties. Coastal insurance $200–$420/mo quantified per community.
On Top of the World, Stone Creek, Ocala Preserve, Del Webb Stone Creek, Heritage Hills. Florida’s most affordable 55+ market with leasehold communities, CDDs, and the tri-county tax gap nobody covers.
Sun City Peachtree, all four Cresswind communities, Soleil Laurel Canyon, Del Webb Chateau Elan, Village at Deaton Creek, Del Webb Lake Oconee, and 50+ more. Georgia’s $65K retirement income exclusion eliminates state income tax for most retirees. Spalding vs Fayette County tax gap — $2,300+/yr nobody else quantifies.
Tellico Village, Rarity Bay, Fairfield Glade, Grove at Cedar Hills, Cottages at Pryse Farm. Tellico Lake 16,000 acres. Zero Tennessee income tax. Insurance 70% lower than coastal NC markets.
31 communities across Orange, Osceola, Lake, and Polk counties. Four-county tax comparison. CDD math on every community. Disney proximity ranked by real drive time. The total cost table no competitor has.
Pelican Bay, Fiddlers Creek, Bonita Bay, Lely Resort, Treviso Bay, Del Webb Naples, and 30+ more across Collier and Lee counties. Multi-layer fee structures nobody else breaks down: master HOA + village sub-HOA + CDD + golf club.
Pelican Preserve, Gulf Harbour, Del Webb Oak Creek, Heritage Cove, Valencia Bonita, and 7 more across Lee County. CDD traps, Gulf Harbour's mandatory club fee, and post-Hurricane Ian insurance reality — the three things buyers don't find out until after closing.
Del Webb Tradition, PGA Village Verano, Cresswind, Vitalia, Esplanade at Tradition, Riverland Valencia communities, and 25+ more across St. Lucie, Martin, and Indian River counties. Three-county tax comparison. CDD vs no-CDD math on every community.
Century Village, Kings Point Delray, Valencia Shores, Hunters Run, Indian Spring, and 110+ more across Boca Raton, Boynton Beach, Delray Beach, Lake Worth, Wellington, and West Palm Beach. Legacy condo SB 4-D reserve math and GL Homes Valencia series compared.
Cypress Lakes (,165/mo lot rent nobody publishes), Lake Ashton (five governing boards), Sandpiper Golf (50/mo HOA with golf included). Florida's most affordable metro-adjacent retirement market with real cost math on every community.
Ground zero for Florida's condo crisis. Century Village Pembroke Pines (8,900 units, $650+/mo maintenance), Wynmoor ($700+/mo with country club), Kings Point Tamarac (SB 4-D reserve reality). The insurance and reserve numbers that listing agents won't publish.
Heritage Isle (2,100 homes, CDD split nobody explains), Del Webb at Viera ($500K new construction with $1,200/yr CDD), Barefoot Bay (5,000 homesites, NOT formally 55+, manufactured home reality check). The Viera corridor triple comparison buyers actually need.
SaddleBrooke’s two HOAs ($2,980 vs $3,500), GVR’s 13,868-property recreation network ($545/yr), Continental Ranch Sunflower (golf included in HOA), Esperanza Estates ($48/mo, GVR optional). Three ecosystems — Robson, Del Webb, GVR — all with real cost math.
Prop 13 + Prop 19 explained for 55+ buyers. Mello-Roos / CFD parcel lookup guide. Four Seasons Beaumont (no CFD), Altis at Beaumont (active CFD), Trilogy at Glen Ivy, Sun City Menifee, The Colony Murrieta. San Bernardino County vs. Riverside County tax systems.
31 communities across Harris, Fort Bend, Montgomery, Galveston, and Brazoria counties. The MUD tax that adds $3,000–$8,000/year nobody mentions. Chambers Creek’s 3.02% total rate confirmed from their own FAQ. Harvey flood zone reality — 68% of flooded homes were outside the 100-year floodplain.
17 communities across Missouri and Kansas — from $100K no-city-tax villas in Belton to $1M luxury in Leawood. Missouri SB 190 property tax freeze locks your bill permanently at 62+. Jackson County's 2023 assessment crisis and Frank White's October 2025 recall explained.
50+ communities across 8 counties — Cook, DuPage, Kane, Will, Lake, McHenry, Kendall, and DeKalb. The market where Illinois exempts 100% of retirement income but property taxes run 2.0–2.8%. Sun City Huntley to Carillon Plainfield. The whole picture.
12 verified 55+ communities across 4 counties — Dorchester, Berkeley, Charleston, and Jasper. The only market guide that publishes the county-by-county tax split buyers need, floor plan data for every major builder, and the SC retirement income tax counterpoint no one else mentions.
28 communities across Oceanside, Carlsbad, Rancho Bernardo, Encinitas, San Marcos, Del Sur, and Chula Vista. The most military-concentrated major metro in the US. Prop 19 basis transfer math nobody else publishes. CFD/Mello-Roos status verified per community.
23 communities across Lincoln, Roseville, Rocklin, Elk Grove, Folsom, and El Dorado Hills. Sun City Lincoln Hills (6,783 homes) vs. Sun City Roseville (3,110 homes) — the most-searched comparison in Northern California's 55+ market. Placer County Mello-Roos CFD guide and Prop 19 Bay Area equity math nobody else publishes.
10 communities across Volusia and Flagler counties. Latitude Margaritaville Daytona Beach (3,763 homes, sold out May 2025 — 100% resale), Reverie at Palm Coast, Cresswind at Victoria Gardens DeLand, Plantation Bay Golf & CC, and 6 more. The Save Our Homes reset math, CDD fee by parcel, and Volusia vs. Flagler county tax comparison nobody else publishes.
North Central Florida's only 55+ purchase community — Turkey Creek Forest, 445 homes on 80 wooded acres. HOA fees of $435/year. UF Health Shands academic medical center less than 10 miles away. The community 55places doesn't cover.
26 communities across 5 counties — Goochland County’s $0.53 rate is the standout tax advantage, $17,100 less than Chesterfield over 10 years on the same home. CrossRidge, Mosaic at West Creek, Colonial Heritage, Chickahominy Falls, Traditions of America. The complete cost math nobody else publishes.
5 communities in the Blue Ridge Mountains. Crowfields ($647–$757/mo HOA), Beaverdam Run ($950–$1,150/mo), Riverwind at 2,100 ft elevation. The only honest guide to post-Helene flood reality for 55+ buyers in Buncombe County.
13 communities across the Southern Utah corridor — SunRiver (2,600+ homes), SunRiver Firelight (new construction), Entrada at Snow Canyon, Brio, Regency at Desert Color. Washington County's 0.37% effective property tax rate is the story competitors don't tell.
9 communities across the Coachella Valley — Sun City Palm Desert (5,000 homes, IID electricity), Sun City Shadow Hills (3,400 homes, 2 golf courses), Trilogy at La Quinta, Del Webb Rancho Mirage, Cotino Longtable Park (Crystal Lagoon, Disney design), Heritage Palms, and Four Seasons communities. The IID vs SCE electricity gap saves $1,500/year and changes every community ranking.
19 communities across six counties. Bellwether by Del Webb (398 homes, gated, only resort 55+ in metro), Four Seasons at Rush Creek (13,500 sq ft clubhouse, sauna), Vita Attiva (Dakota County's 0.99% tax rate). Minnesota taxes Social Security and all pension income — we publish the math nobody else will.
17+ communities across 4 counties. Traditions of America dominates with 5 communities — but the county you pick matters more than the community. Butler County at 1.4% vs. Allegheny County at 2.1%: that's $400/month on the same home price. We publish the math nobody's brave enough to run.
29 communities across 4 counties — the Epcon Courtyards capital of the country, plus Del Webb Maygrass, the metro's first resort 55+. But the lever that moves your cost the most isn't the community — it's the county line you buy on. We run the math nobody else publishes.
23 communities across 6 counties — the metro where Del Webb runs five resorts (Britton Falls, Kimblewick, Finch Creek, Sagebriar, Vandalia), Lennar runs lakefront at Osborne Trails, and Epcon owns the luxury tier in Carmel. The county line decides your retirement income tax bill. We publish the math the directory sites don't.
13 communities across five counties — an Epcon courtyard market where the county line you buy on swings your tax bill by thousands. Butler runs ~1.00%, Montgomery ~1.55%. We publish the honest cost math the directory sites leave out, and correct the tax myths that send retirees to the wrong county.
5 genuine 55+ communities across Wayne, Oakland & Macomb — where the township line, not the county reputation, decides your tax bill. Brownstown Township beats Wayne County's name; Michigan's 2026 pension exemption is now fully phased in. We publish the honest cost math and the stay-or-leave answer the directories never give.
30 genuine 55+ communities across Ocean County — the township you pick, not the county, sets your tax bill, and the conventional wisdom on which towns are cheap is backwards. Lakewood is the lowest major-town rate; Lacey, Little Egg Harbor and Barnegat are the high-tax towns. We publish the verified nj.gov rate math and the relief-stack truth the directories never run.
Most buyers come in knowing which communities look nice. They leave wishing they had known what they actually cost.
Pick your market, dig into the data, and reach out when you are ready to talk to someone who knows these communities inside out.