Austin & San Antonio 55+ Community FAQ

Approximately $1,200/year ($100/month). Covers amenities, common area maintenance, and reserves. Does not include golf, individual lot lawn care (except Garden Home neighborhoods), or working capital fee at closing.

No. Three golf courses — Legacy Hills, White Wing, and Cowan Creek — are on-site but require separate annual memberships ($1,500–$4,500/year depending on plan type and number of players) or per-round fees.

$650 one-time fee paid at closing by all buyers — new construction and resale. It does not appear in purchase prices or on MLS listings. Budget for it separately.

The community opened in 1995. The oldest homes are 28–30 years old. New construction from Del Webb continues on the western edge. The resale market spans all eras.

Georgetown is approximately 30 miles north of central Austin via I-35. Drive time varies: 30–40 minutes off-peak, 45–70 minutes during Austin rush hour. I-35 congestion is the primary constraint.

Not for most homes. Seven neighborhoods designated as Garden Homes include mandatory HOA-administered lawn maintenance at an additional ~$1,700/year. Standard single-family sections do not include individual lot lawn care.

Approximately $263/month for single-family homes (base, no lawn care). Villas: ~$413/month including lawn care. Cottages: ~$423/month including lawn care. Verify current rates with the sales office.

San Marcos, Texas — approximately 30 miles south of Austin and 50 miles north of San Antonio on I-35. Georgetown (Sun City Texas) is approximately 60 miles to the north.

Yes — a 9-hole golf course on-site. Not included in HOA; residents pay separately for annual membership or per-round access. Serious golfers who play 18 holes regularly will need to use off-site courses for full rounds.

Some parcels do. MUD taxes of approximately $0.20–$0.30/$100 apply to certain Kissing Tree lots — adding $1,000–$1,500/year on a $500K home. Verify for your specific parcel before closing.

Yes. The school tax freeze locks your school district taxes permanently at the amount paid in the year you turn 65 (or the year you qualify) — as long as the property remains your primary residence. School taxes never increase under the freeze, regardless of home value appreciation.

The combined school district exemption is $200,000 — $140,000 standard homestead plus $60,000 additional over-65 school exemption. For homes appraised at $200,000 or less, this eliminates school district taxes entirely.

File Form 50-114 with your county appraisal district (Williamson CAD for Georgetown, Hays CAD for San Marcos) by April 30. Check both the general homestead and over-65 boxes. Attach your Texas driver's license showing the property address.

Yes — effective rates before exemptions are 1.8–2.5% in the Austin corridor, among the highest in the country. After the 65+ exemption stack, the effective rate for primary residents is significantly lower. The no-income-tax advantage compensates for most buyers with $100,000+ in retirement income.

No. Texas has no state income tax. Social Security, pension income, IRA distributions, and capital gains are all completely exempt from Texas state tax.

At least one resident per household must be 55 or older. Under federal law (Housing for Older Persons Act), 80% of occupied units must have at least one resident 55+. The second resident does not need to be 55.

Permanent residency by anyone under 18 is not permitted in most 55+ communities. Adult children (18+) may be able to live with the qualifying 55+ resident in some circumstances — review the specific CC&Rs.

Guest policies vary by community section. Generally, guests under 55 can stay for limited periods (30–60 days per year is common). Review the CC&Rs for the specific section you are purchasing in.

It depends on your priorities. Sun City Texas wins on HOA value ($100/mo), golf volume (54 holes), established social infrastructure, and resale inventory depth. Kissing Tree wins on newer construction, Hill Country terrain aesthetics, dual-city I-35 positioning, and The Mix amenity campus quality. Both are excellent. Visit both before deciding.

Sun City Texas — 54 holes across three championship courses is unmatched in the Austin market. Kissing Tree has 9 holes. No other community comes close on golf volume.

By entry price: Villas at Kissing Tree from $272,000. By HOA: Sun City Texas at ~$100/month. By true all-in monthly cost: Sun City Texas for non-golf buyers without lawn service. Model your specific costs — cheapest depends on your priorities.