Union Park is the brand-name value play of the northern corridor — Del Webb amenities at mid-$300s entry — and its one budgeting trap is structural: residents pay TWO associations, Del Webb’s sub-HOA at $429 a quarter plus the Union Park master at $120–135 a month. Quotes citing only one layer understate the carry by nearly half. Here is the full assembly, and why the math still wins.
| Item | Figure | The Footnote That Matters |
|---|---|---|
| Del Webb sub-HOA | $429/quarter (~$143/mo) | Funds the 55+ amenity center and programming — the layer sales conversations quote |
| Union Park master | $120–135/month | Funds the master plan’s parks, pools, and grounds — the layer that goes missing from quotes. Combined: ~$263–278/month |
| Property tax (rep. $375K, over-65 filed) | ~$4,900–$5,500/yr after exemptions | The headline 2.46% rate looks brutal; the flat $200K shield erasing 53% of value is the answer — then the school line freezes |
| PID check | Lot-specific | The Little Elm belt carries PIDs by development — the one-page entity list confirms whether this lot is clean |
| Insurance | ~$2,200–$2,900/yr typical | Smaller, newer homes price kindly; the wind/hail deductible structure is still the line to read |
Stack the representative over-65 couple at $375K: combined HOA ~$270, post-exemption tax ~$430, insurance ~$215 — call it $915 a month, with a decade carry near $100,000–$108,000. That undercuts every comparable brand-amenity community in this market while keeping a Del Webb activity calendar five minutes from a Ladera-priced address — the structural reason Ladera Little Elm and Union Park belong in the same afternoon of touring: nearly identical money, opposite philosophies (boutique-and-gated versus master-plan-and-programmed). The honest asterisks: this is a nested enclave inside a family master plan, the second HOA funds amenities your grandkids will use more than you might, and the mid-$300s entry means smaller square footage than the figure suggests elsewhere. Full treatment: the Union Park guide · Denton guide · Over-65 Guide
The two-HOA ledger, the lot’s PID status, and the decade table at your price — assembled before tour day.