Sun City Texas — 30-Question Buyer's Checklist

Sections determine HOA assessment type (Garden Home vs standard), proximity to amenity centers, and year of construction. Know the section number before touring.

Neighborhoods 14a, 24a, 25, 30, 24B1, 24B2, and 33 include a mandatory landscape maintenance program adding ~$1,700/year. Know before you visit.

Determines likely condition of HVAC, roof, kitchen, and foundation. Homes built before 2005 need more careful inspection.

Pull comps for similar square footage and construction era in the same section. Sun City's large resale market provides enough comparables for accurate valuation.

HOA increases signal financial stress or deferred capital needs. Request 3 years of dues history.

Central Texas summer heat means HVAC runs hard. Units over 15 years old are approaching end of life. Budget $6,000–$12,000 for replacement if needed.

20–25 year lifespan; Central Texas hail events accelerate aging. Get the replacement date and any insurance claim history.

Expansive clay soils around Georgetown move seasonally. Ask directly and hire a structural engineer for any home showing cracks in drywall at door frames.

Ask for 12 months of electric bills. Central Texas summer cooling costs can exceed $400/month on older homes without upgraded insulation.

Era 1–2 homes (pre-2003) often have galley or closed kitchens. Open floor plans are strongly preferred in the resale market and command premiums.

Should be approximately $1,200/year. Confirm the current rate — not the marketing figure.

Yes — $650 for all purchases. Budget for it separately from closing costs.

Any approved but not yet collected special assessment transfers to the buyer at closing. Ask explicitly.

Request the actual bill, not an estimate. Verify it reflects all exemptions the current owner is claiming.

If yes, calculate your estimated tax after exemptions using the Williamson CAD online tax estimator before making an offer.

Most Sun City Texas sections are not in MUDs. Verify on the tax bill — a MUD line item would appear separately.

Decide before you offer: non-golfer ($0), occasional golfer ($1,500–$1,800/yr), couple golf ($3,500–$4,500/yr). This affects your true annual cost significantly.

Central Texas is in a hail-prone corridor. Get an insurance quote before finalizing your offer — some insurers add hail deductibles that affect affordability.

Request the most recent reserve study. A large community with 3 golf courses needs well-funded reserves. Below 70% funded is a yellow flag.

Request golf course operating financial summary for the past 2 years. Losses subsidized by HOA funds increase special assessment risk for all homeowners.

Relevant if you plan to rent the home seasonally or long-term. Sun City has specific rules — review CC&Rs section on rentals.

Number of pets, breed restrictions, and leash requirements are in the CC&Rs. Review before purchasing if you have pets.

Federal law requires 80% of units occupied by at least one person 55+. Understand the specific rules for guests and younger household members.

Order a full home inspection AND a structural engineer review. Hire a Texas real estate attorney for CC&R review. Request the HOA disclosure package and review within your contractual cancellation window. Confirm the working capital fee is in your closing estimates. File Form 50-114 with Williamson CAD in your first tax year. Update your Texas driver's license to the Georgetown address within 90 days of establishing primary residence — required for homestead exemption.