Sun City Texas in Georgetown, TX: 55+ Community Guide

Sun City Texas is Del Webb's age-restricted 55+ community on the west side of Georgetown, ZIP 78633. It opened in 1996, sits inside Georgetown city limits, and is built around three golf courses, a long list of amenity centers and miles of trails. It is one of the largest communities of its kind in Central Texas, and Del Webb is still building new homes there.

I'm Nick Himes with Service First Real Estate Group, and we help buyers and sellers all over Williamson County. Sun City comes up in a lot of our conversations, so this guide covers the homes, the prices, the 55+ rules and the costs you should know before you buy. If you're still comparing areas, start with our guide to the 7 best neighborhoods in Williamson County.

Sun City Texas at a Glance

• Location: West Georgetown, Williamson County, ZIP 78633, inside Georgetown city limits
• Size: Del Webb bought more than 7,000 acres of ranch land for the community, and more than 17,000 residents have moved in since 1996 (per the Sun City Texas Community Association)
• Homes: Mostly single-story, single-family homes, plus some duplexes, from resales built in the late 1990s to new Del Webb construction
• Prices: Redfin reported a median sale price of about $387,800 in July 2026; new Del Webb plans were listed from about $341,000 in October 2026
• Age rule: Legally age-restricted. At least one occupant of each home must be 55 or older
• Schools: No schools on site. Homes fall in Georgetown ISD for tax purposes
• HOA: About $1,535 a year per Del Webb, plus a one-time $650 working capital fee at closing. Some sections pay more
• Signature amenity: Three golf courses (Legacy Hills, Cowan Creek and White Wing), 26 pickleball courts and 20-plus miles of trails

Where It Is and the Commute

Sun City sits on the west side of Georgetown, between Williams Drive and Ronald Reagan Boulevard, with Sun City Boulevard running through the middle of it. That puts you west of I-35, closer to Lake Georgetown than to the interstate.

Rough drive times without traffic:

• Georgetown Square: about 10 to 15 minutes
• Round Rock: about 20 to 25 minutes
• The Domain: about 30 minutes
• Downtown Austin: about 40 minutes
• Austin airport: about 45 to 50 minutes

The community is big enough that the drive to I-35 can differ by several minutes from one section to another. If you make a regular trip to doctors or the airport, drive it from the actual street before you buy.

Homes and Prices

Almost everything in Sun City is single-story, which is a big part of the draw. You'll find garden-style homes, cottages and duplexes in the smaller sizes, and standard single-family homes on larger lots. Some sections are Landscape Maintained Homes, where the association handles yard work for an added fee.

On the market side, Redfin reported 153 homes sold in Sun City Texas in July 2026, with a median sale price of about $387,800 (up about 7% from a year earlier), a median of 61 days on market, and homes selling for about 97.7% of list price. That's a market where buyers have time to compare and some room to negotiate, but well-priced homes still move.

Resale listings I reviewed in October 2026 ran from about $275,000 for a 2005-built home of about 2,070 square feet to about $440,000 for a 2,200-square-foot home built in the early 2020s. Larger homes on golf course or greenbelt lots go higher.

Del Webb is still selling new construction. In October 2026, NewHomeSource showed Del Webb plans in Sun City from about $341,000 to about $478,000 for to-be-built homes, with quick move-in homes up to about $514,000 and floor plans from about 1,340 to 2,710 square feet.

What moves the price in Sun City:

• Age and updates: A 1990s or early-2000s home with original finishes trades well below a newer or remodeled one
• Lot: Golf course, pond and greenbelt lots carry a premium over interior lots
• Section: Landscape Maintained sections and newer phases price differently than older standard sections
• Size and garage: Extra square footage, a second living area or an extended garage add real value here

The 55+ Rules and What Buyers Should Know

Sun City Texas operates as housing for older persons under federal fair housing law. That's what allows it to restrict occupancy by age. The rules come from the community's recorded covenants (CC&Rs) and are enforced by the Sun City Texas Community Association.

Here's what the governing documents say, in plain terms:

• One occupant 55 or older: Each home must have at least one occupant who is 55 or older
• The 80% threshold: At least 80% of homes must have an occupant 55 or older. The association can grant limited exceptions, but not in a way that puts that threshold at risk
• Under-19 occupants: Nobody under 19 can live in a home full time. Younger visitors can stay up to 90 days a year
• Younger guests: Per Del Webb, guests 4 and older can swim in select pools during designated hours and use the park and playground areas
• Leasing: Homes can be leased, but tenants have to follow the CC&Rs, and the association handles registration for new renters

What this means for you as a buyer:

• Plan for verification. The association has new homeowner paperwork, and you should expect to show who is occupying the home
• Know the occupancy rules. If anyone under 55 will live in the home with you, read the occupancy rules closely and ask the association before you write an offer
• Read the documents. The CC&Rs, rules and design guidelines cover everything from fences and pools to exterior colors. Your agent should get you a copy during the option period
• Budget the closing costs. Expect the $650 working capital fee and any resale certificate or transfer charges on top of normal closing costs

Rules can change through the association, so confirm current rules directly with the Sun City Texas Community Association before you buy.

Amenities and Things to Do

This is where Sun City separates itself. According to the Community Association, residents have access to:

• Golf: Three golf courses (Legacy Hills, Cowan Creek and White Wing) plus a 9-hole disc golf course. Golf is paid separately from HOA dues
• Fitness: Four fitness centers and eight swimming pools
• Courts: 26 pickleball courts, 12 tennis courts, bocce, shuffleboard, horseshoes and table tennis
• Outdoors: 20-plus miles of trails, three fishing ponds, two dog parks and a softball field
• Clubs and hobbies: Arts and crafts studios, a woodworking shop, a billiards center, a library and meeting rooms for chartered clubs

The amenity centers include the original Village Center, the Cowan Creek amenity complex, The Retreat at Paloma Lake and the Northpoint amenity center. Some clubs, classes and events carry their own fees.

Outside the gates, you're close to Lake Georgetown for boating and hiking, and to Georgetown's historic square for restaurants and shopping. Williams Drive covers groceries and daily errands, and St. David's Georgetown Hospital is in town. If you like the golf-course lifestyle but don't need an age-restricted community, our guides to Berry Creek in Georgetown and Teravista in Round Rock are good comparisons.

Taxes, HOA and MUD

HOA: Del Webb lists Sun City Texas Community Association dues at about $1,535 a year, plus a one-time $650 working capital fee paid at closing. Dues cover use of the amenities (except golf) and common-area upkeep. Some resale listings show higher dues, about $1,960 a year, which reflects Landscape Maintained Home or neighborhood fees in certain sections. Ask for the exact annual total on the address.

Property taxes: Sun City is inside Georgetown city limits, so a typical bill includes Williamson County, the City of Georgetown, Georgetown ISD and other local entities. I didn't find a MUD tied to Sun City in my research, but don't assume. Get the exact total tax rate for the specific address from the Williamson Central Appraisal District before you write an offer.

Exemptions: Per the Texas Comptroller, homeowners 65 or older can get an additional $60,000 school district homestead exemption on top of the standard $140,000 school exemption. You have to own and live in the home as your primary residence and file the application with the appraisal district.

Pros and Cons

Pros

• Single-story homes almost everywhere
• Three golf courses, 26 pickleball courts and 20-plus miles of trails
• Huge club and activity calendar run by the association
• HOA dues are moderate for the amount of amenities
• Wide price range, from older resales to new Del Webb construction

Cons

• Age rules limit who can live in the home full time
• Golf, classes and some clubs cost extra
• Older sections may need updates to roofs, HVAC and finishes
• West-side location adds time to trips to I-35 and Austin
• Days on market run around two months, so resale takes patience

Is Sun City Texas Right for You?

If your priorities are one-story living, an organized social calendar and amenities you can walk or cart to, Sun City is hard to beat in Williamson County.

If you want a home with no age-based occupancy rules, a shorter drive into Austin, or a larger lot with fewer restrictions, look at other Georgetown neighborhoods like Wolf Ranch or the rest of the county. Our guide to moving to Williamson County covers the bigger picture.

Frequently Asked Questions

What is the age requirement in Sun City Georgetown TX?

At least one occupant of each home must be 55 or older, and no one under 19 can live there full time. Younger visitors can stay up to 90 days a year.

How much are HOA fees in Sun City Texas?

Del Webb lists dues at about $1,535 a year, plus a one-time $650 working capital fee at closing. Some sections pay more, so confirm the total on the address.

How much do homes cost in Sun City Georgetown?

Redfin reported a median sale price of about $387,800 in July 2026. New Del Webb homes were listed from about $341,000 in October 2026.

Is Del Webb still building in Sun City Texas?

Yes. As of October 2026, Del Webb was listing new floor plans and quick move-in homes in Sun City Texas.

Is golf included in the HOA dues?

No. Dues cover the amenities except golf. Golf has its own fee structure through the Community Association.

Thinking About Sun City Texas?

If you're buying in Sun City or selling a home you've had for years, we can walk you through pricing, the 55+ rules and what to look for in older sections. Call or text me at 512-964-8883, search homes for sale, or check out our Georgetown area page for more on the city.