Sun City Texas carries the lowest HOA fee anywhere in this market — roughly $100 a month, against $255–$450 a month at the newer communities nearby. That low number is genuine. It's also a direct consequence of the same thing that should give a budget-conscious buyer pause: Sun City Texas is 25-plus years old, and the fee that low was never built to cover the individual home systems now reaching the end of their life.
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Talk to a Specialist →Neither structure is wrong — they're pricing two different risks. A new-construction MUD community bakes a known, published cost into your monthly line item today. Sun City Texas keeps that line item artificially low by comparison, but shifts the actual capital expense — the roof, the HVAC system, the kitchen — onto whichever individual homeowner happens to need it, whenever that happens to be.
Sun City Texas's most affordable resale homes date to the late 1990s and early 2000s. Buyers coming from newer-construction markets consistently underestimate how close those original systems are to replacement age. A full inspection — with real quotes on roof age, HVAC age, and kitchen condition — matters more here than the HOA fee does, because the HOA fee was never the number protecting you from those costs in the first place.
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Texas's senior exemption stack helps regardless of which philosophy you pick: a standard $140,000 homestead exemption plus a $60,000 over-65 school exemption, plus a school tax freeze that locks permanently at the age you claim it. On a $500,000 Georgetown home, that combination can bring annual tax to roughly $5,400–$7,200 with full exemptions applied — a real, durable saving compared to many buyers' home states.
| Scenario | Est. annual property tax, $500K home |
|---|---|
| Williamson County, 65+ with full exemptions | ~$5,400–$7,200/yr |
| Same home, no exemptions (younger buyer) | ~$9,000–$10,500/yr |
| Comparable NJ home, Monmouth County, no exemptions | ~$11,000–$14,000/yr |
The honest way to shop this market: decide whether you'd rather carry a known, higher monthly number today (new construction, MUD-inclusive) or a lower number today with real capital risk sitting ahead of you at a legacy resale community — then get the actual inspection numbers and golf-plan costs before either purchase, not after.
Connect with a specialist who knows this market from the inside — real cost math, honest community comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder.
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