Two of the largest active adult ecosystems in the US — the honest comparison on taxes, golf, HOA, hurricane risk, and who should choose which
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Talk to a Specialist →The Villages in central Florida (Sumter and Marion Counties) is frequently described as the most ambitious 55+ development in the world — 130,000+ residents, 50+ golf courses, over 100 square miles of master-planned active adult community. Sun City Texas is not The Villages — it is 9,500 homes, not 130,000 residents. But Sun City Texas is the most comparable Texas community in scale and philosophy, and buyers who consider both deserve a full comparison.
| Category | Austin Corridor (Sun City TX) | The Villages, FL |
|---|---|---|
| State income tax | None | None (FL) |
| Property tax ($400K, 65+ primary) | ~$3,800–$5,200/yr | ~$1,800–$3,000/yr |
| HOA / amenity fees | Sun City TX: ~$100/mo | The Villages: ~$180–$200/mo amenity fee + bond assessment (varies) |
| Bond assessments | None | Many Villages properties carry infrastructure bonds — verify remaining balance at closing |
| Golf courses | 3 courses (extra cost) | 50+ courses — executive courses included in amenity fee; championship courses extra |
| Community scale | ~9,500 homes | 130,000+ residents — genuinely city-scale |
| Hurricane risk | None | Interior FL — lower than coastal but not zero |
| Homeowners insurance | ~$1,800–$2,800/yr | ~$3,500–$7,000/yr (FL market) |
| Climate | Hot dry summers, mild winters | Warm year-round, humid, no true winter |
| Beach access | No coast | ~90 min to Gulf and Atlantic coasts |
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Many properties in The Villages carry infrastructure bond assessments — debt issued to finance roads, utilities, and amenities within the district. Buyers must research whether their specific property has outstanding bond debt and what the annual assessment is. Some older Villages properties have paid off their bonds; newer sections may carry $20,000–$40,000+ in remaining bond obligations payable over 30 years at approximately $800–$1,500/year. This is in addition to the monthly amenity fee and property taxes.
Sun City Texas has no bond assessment structure. The $650 working capital fee at closing is the only additional purchase cost.
On golf specifically, The Villages is in a different category entirely. 50+ golf courses — executive courses included in the amenity fee (unlimited free golf on executive courses) and championship courses available at modest fees. For dedicated golfers who want volume and variety, The Villages offers something Sun City Texas' three courses simply cannot match. If golf frequency is the primary retirement activity driver, The Villages deserves serious consideration on that dimension alone.
You golf seriously and want unlimited golf included in your amenity fee. You want the largest active adult social ecosystem in the world. You prefer Florida's warm year-round climate including mild winters. Beach access within 90 minutes matters to you. You have modeled the bond assessment and insurance costs and they work in your budget.
Texas no income tax is a meaningful benefit for your income profile. You want Hill Country terrain and the Texas cultural identity over Florida's flat interior. You are not a high-volume golfer and do not need 50 courses. You want to avoid Florida's insurance market. You prefer Sun City Texas' scale (~9,500 homes vs 130,000 residents) for a community that feels manageable rather than city-scale.
We cover both markets in depth. Tell us your priorities and we'll help you compare.
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