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| Factor | Del Webb Fulshear | Bonterra at Cross Creek Ranch |
|---|---|---|
| Location | FM 359, Fulshear, Fort Bend | FM 1093, Fulshear, Fort Bend |
| Homes | 725 | 700 |
| Price Range | From $275,990 | From ~$300K (resale and new) |
| Builder | Del Webb / PulteGroup | Taylor Morrison |
| Status | New Construction Active | New + Resale |
| HOA Annual | $2,600 confirmed | $3,150 confirmed |
| Foundation Fee at Closing | None confirmed | 0.25% of purchase price |
| Amenity Center | 16,000+ sq ft, 6 pickleball courts, indoor lap pool, outdoor pool, putting course | Lagoon pool, pickleball, clubhouse + Cross Creek Ranch master amenities |
| Lifestyle Programming | Full-time Del Webb Lifestyle Director, structured activities calendar | Taylor Morrison model — less structured, more independent |
| Combined Tax Rate | ~3.1% (active MUD) | ~2.3–2.8% (active MUD, varies by section) |
| Front Lawn Care | Not included | Not included |
| Flood Zone | Mostly Zone X — verify per lot | Mostly Zone X, Cross Creek detention — verify per lot |
The HOA Comparison — Confirmed Numbers
Del Webb Fulshear's HOA is confirmed at $2,600 per year. Bonterra at Cross Creek Ranch's HOA is confirmed at $3,150 per year from the community's own tax rate page. Bonterra costs $550 more per year in HOA. However, Bonterra's higher HOA includes access to Cross Creek Ranch's master amenities — stocked catch-and-release lakes, parks, trails, and the master community infrastructure. Del Webb Fulshear's $2,600 buys a significantly larger dedicated amenity center with more courts and facilities, but no master community layer.
The 0.25% Cross Creek Ranch foundation fee at Bonterra adds approximately $750–$1,750 to closing costs depending on purchase price — a one-time charge that does not affect annual carrying cost but is part of the true cost of purchase.
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The Tax Gap — Fulshear Runs Higher
Del Webb Fulshear's combined rate of approximately 3.1% is confirmed from HAR agent analysis. Bonterra at Cross Creek Ranch's rate is lower — approximately 2.3–2.8% depending on which MUD section the specific lot falls in. On a $400,000 home, the gap between 3.1% and 2.5% is $2,400 per year in property taxes. Both carry Lamar CISD and both offer the 65-and-older school tax freeze.
| Home Price | Fulshear Tax (3.1%) + HOA | Bonterra Tax (2.5%) + HOA | Annual Gap |
|---|---|---|---|
| $350,000 | $10,850 + $2,600 = $13,450 | $8,750 + $3,150 = $11,900 | Fulshear +$1,550/yr |
| $450,000 | $13,950 + $2,600 = $16,550 | $11,250 + $3,150 = $14,400 | Fulshear +$2,150/yr |
| $550,000 | $17,050 + $2,600 = $19,650 | $13,750 + $3,150 = $16,900 | Fulshear +$2,750/yr |
The Lifestyle Decision
Del Webb Fulshear is for the buyer who wants the full Del Webb machine: six pickleball courts, structured activities calendar, large indoor lap pool, the community energy that comes from 725 homes in a single-brand Del Webb environment. The lower starting price ($275,990) also matters — it is the most affordable entry point of any new-construction 55-plus community in the Fort Bend West corridor.
Bonterra at Cross Creek Ranch is for the buyer who wants a quieter, more private character. Taylor Morrison's product runs larger and more premium per square foot than Del Webb's standard range. The Cross Creek Ranch master community setting — 400-plus acres of waterways, a 50-acre nature pond, catch-and-release lakes — provides a natural environment that Del Webb Fulshear's site does not match. The lower tax rate at Bonterra is a real and ongoing annual advantage.
Related Research
Del Webb Fulshear Community PageBonterra at Cross Creek Ranch Community PageDel Webb Fulshear True Cost GuideHouston West Corridor GuideFort Bend County Property Tax GuideHouston Market HubGet the Side-by-Side Annual Cost at Your Price Point
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