Resale Del Webb vs new construction Del Webb vs master plan communities — the honest comparison
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Talk to a Specialist →| Factor | Del Webb Riverlights | Del Webb Mallory Creek | Brunswick Forest | St. James Plantation |
|---|---|---|---|---|
| County | New Hanover | Brunswick | Brunswick | Brunswick |
| Est. annual tax ($500K) | ~$2,750–$3,500 | ~$1,460–$1,900 | ~$1,460–$1,900 | ~$1,460–$1,900 |
| Price range | $400K–$700K | $400K+ | $300K–$700K | $300K–$900K |
| Construction | Resale only | Active new construction | New + resale | New + resale |
| Golf on-site | No | No | No (nearby) | Yes — 4 courses |
| Indoor pool | Yes | Verify | Yes | Limited |
| To Wrightsville Beach | ~15 min | ~25 min | ~25 min | ~40 min (Oak Island) |
| HOA/mo | ~$255 | <$300 | $167–$667 | Varies by section |
| Community scale | 500 homes (55+) | 800 homes planned | 4,500 acres master plan | 5,000 homes |
Riverlights wins on beach proximity and river setting — those are genuine and permanent advantages. It loses on county tax (New Hanover runs higher than Brunswick), construction vintage (resale homes may need updates), and scale (smaller than Brunswick Forest or St. James). The buyers who choose Riverlights over Mallory Creek are buying the location specifically. The buyers who choose Brunswick County communities are buying the tax advantage and new construction quality. There is no wrong answer — but understanding the county tax differential before choosing is essential.
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