The honest comparison — county tax, price, amenities, and straight verdict
| Factor | Brunswick Forest | Del Webb Mallory Creek | St. James Plantation | Del Webb Riverlights |
|---|---|---|---|---|
| Scale | 4,500 acres master plan | 800 homes planned | 5,000 homes | 500+ homes (resale) |
| Price range | $300K–$700K | $400K+ | $300K–$900K | $400K–$700K |
| HOA structure | Multi-tier (complex) | Simple — under $300/mo | Multi-tier | ~$255/mo |
| Builder warranty | Varies by home | Yes — Del Webb warranty | Varies | No — resale |
| Golf on-site | No (membership) | No | Yes — 4 courses | No |
| County | Brunswick | Brunswick | Brunswick | New Hanover |
| Indoor pool | Yes | Verify | Limited | Yes |
Brunswick Forest wins on scale, amenity breadth, and price point range — it has something for buyers from $300K to $700K. It loses on HOA simplicity (the multi-tier structure trips up buyers who assume one number) and the absence of on-site golf without a membership. For buyers who want the largest community with the most options and are willing to do the HOA research, Brunswick Forest is the strongest choice in the Wilmington market.
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