Sagebriar opened in May 2025 as Del Webb's south-side counterpart to the Hamilton County communities. With 524 planned homes, a 15,000 sq ft clubhouse, and pricing that starts mid-$300s, Sagebriar offers the Del Webb amenity package at a meaningfully lower entry point than Britton Falls or Kimblewick. The trade-off is Johnson County's tax structure — better than Marion or Hendricks, but not as good as Hamilton or Hancock.
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| Property Tax Rate | ~0.95% (mid-tier in metro) |
| County Income Tax | 1.2% |
| Combined Income Tax (state + county) | 4.2% on taxable retirement income |
| Vs. Hamilton County | +0.1% income tax penalty, similar property tax |
| Vs. Hendricks County | +0.05% property tax, -0.3% income tax (better) |
Year-One Cost Breakdown: Three Price Points
Entry: $340,000 (Smaller Floor Plan)
| Cost Category | Annual | Monthly |
|---|---|---|
| Property Tax (Johnson 0.95%) | $1,425 | $119 |
| HOA Fee | $3,180 | $265 |
| Homeowner's Insurance | $1,440 | $120 |
| Annual Carrying Cost | $6,045 | $504 |
Mid-Tier: $410,000 (Popular Floor Plan)
| Cost Category | Annual | Monthly |
|---|---|---|
| Property Tax (Johnson 0.95%) | $1,718 | $143 |
| HOA Fee | $3,180 | $265 |
| Homeowner's Insurance | $1,680 | $140 |
| Annual Carrying Cost | $6,578 | $548 |
Premium: $500,000 (Larger Plan, Premium Lot)
| Cost Category | Annual | Monthly |
|---|---|---|
| Property Tax (Johnson 0.95%) | $2,096 | $175 |
| HOA Fee | $3,180 | $265 |
| Homeowner's Insurance | $2,040 | $170 |
| Annual Carrying Cost | $7,316 | $610 |
Property tax uses Indiana homestead deduction (lesser of 60% AV or $48K + 37.5% supplemental). HOA fee per Del Webb standard ~$265/mo. Insurance based on Indiana statewide averages.
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10-Year Total Ownership Cost
Carrying costs + income tax on $60,000/year of taxable retirement income (mortgage excluded).
| Price Point | 10-Yr Carrying | 10-Yr Income Tax ($60K) | 10-Yr Total (ex-mortgage) |
|---|---|---|---|
| $340,000 | $60,450 | $25,200 | $85,650 |
| $410,000 | $65,780 | $25,200 | $90,980 |
| $500,000 | $73,160 | $25,200 | $98,360 |
Income tax calculated at 4.2% (3.0% IN state + 1.2% Johnson Co.) on $60,000 × 10 years. SS, military retirement, and qualified Roth distributions are exempt.
Sagebriar vs. Vandalia (the Other Value Del Webb)
Sagebriar's main competition isn't Hamilton County — it's Vandalia (Plainfield, Hendricks County). Vandalia has the Plainfield Aquatic Center pass (year-round indoor pool), lower property tax (0.90% vs. 0.95%), and a mature established community. Sagebriar has lower county income tax (1.2% vs. 1.5%), newer construction, and the largest clubhouse at any south-side 55+ community.
For IRA-heavy retirees, the income tax math favors Sagebriar. For Social Security-primary retirees with light taxable income, Vandalia's property tax + Aquatic Center pass favor it. See our side-by-side comparison for the full breakdown.
Run the Sagebriar Math With An Agent
Del Webb pricing and incentives at Sagebriar change quarterly. We can connect you with an agent who covers the south-side 55+ market and can run current pricing vs. competitor communities.
Request Agent IntroductionRelated Research
Sagebriar Community Profile · Sagebriar vs Vandalia · Vandalia 10-Year True Cost · All 5 Del Webb: Which Community? · Indiana Retirement Income Tax Guide