The Sun City HOA Fee Nobody Can Actually Confirm Until Closing

Spend an afternoon comparing two Sun City listings in the same price range and you'll eventually ask the agent, or the internet, one simple question: what's the HOA fee. You'll get an answer. Ask again on a different site, or a different day, and you'll get a different one. Not close. Different by hundreds of dollars a year.

This isn't a case of one source being right and the rest being sloppy. It's a structural quirk of how Sun City is built and governed, and understanding it changes how you should compare any two homes here, not just how you should read a listing sheet.

Four Numbers, One Community

Search around for "Sun City Texas HOA fees" this year and you'll collect a spread that looks less like rounding error and more like four different communities. One local write-up published in September 2026 puts the base assessment at around $1,200 a year for resale homes. Another, published in August 2026, lists a range of roughly $1,535 to $1,900 a year depending on the specific neighborhood. A third source, verified directly with the Sun City Texas Community Association in mid-2026, states a flat $1,960 a year. A fourth, from 2024, cites $1,675 per roof top for that year alone.

None of these are fabricated numbers. They're each accurate for the moment and neighborhood they were describing. The spread exists because the fee genuinely varies by neighborhood, changes from year to year, and, as it turns out, isn't something a website can reliably look up in the first place.

Why the Paperwork Doesn't Settle It

Here's the part that actually explains the confusion instead of just describing it. When a title company pulls the Community Association's public management certificate ahead of closing, that filing is legally required to disclose transfer fees. It is not required to disclose the recurring annual assessment. The number every buyer actually wants, what you'll pay every year for as long as you own the home, sits outside the one document designed to be public.

That's why a site can publish a confident-sounding figure and still be describing last year's rate, or a rate that applies to a different neighborhood than the one you're touring. The only way to get the real, current number for a specific address is to ask the Community Association directly or request it through your resale disclosure packet during a transaction. A general web search will not get you there.

Seven Neighborhoods Pay an Extra Line

Sun City is organized into more than 70 individual neighborhoods, and most of them handle their own landscaping. Homeowners choose their own plants, mow or hire their own crew, and make their own calls about the front yard.

Seven neighborhoods don't work that way. They're enrolled in the Community Association's Landscape Maintained Homes program, which the association itself describes as a year-round, mass production landscaping service. Neighborhoods 14A, 24A, 25 and 30 are among the ones automatically enrolled, and the association's own documentation is explicit on one point: the LMH fee is charged in addition to your annual HOA dues, not folded into them.

That single distinction accounts for a meaningful chunk of the online confusion. A homeowner in one of the seven LMH neighborhoods and a homeowner three streets over in a self-maintained neighborhood are both paying "Sun City HOA dues," but one of them is also writing a separate check for weekly mowing, seasonal color, and irrigation upkeep. If you're comparing two homes at similar list prices and one sits inside an LMH neighborhood, ask specifically whether the quoted HOA number already includes that add-on or whether it's layered on top.

One Fee Shows Up Only Once

There's a second distinction buyers routinely fold into the same number: the working capital fee. If you buy new construction from Del Webb, you'll pay a one-time fee, generally in the range of $650 to $1,000, due at closing. It funds the association's reserves. It is not a recurring cost, and it has nothing to do with your annual dues going forward.

Resale buyers don't pay it at all. So when a resale listing and a new-construction listing show different "total HOA cost at closing," the difference usually isn't a pricing error. It's one buyer absorbing a reserve contribution the other never has to make.

Golf Has Its Own Ledger

The third bucket that gets lumped in with HOA dues, almost universally, is golf. Sun City operates three courses, Cowan Creek, Legacy Hills and White Wing, with a nine-hole short course called The Den expected to open later in 2026. None of that access comes bundled into the HOA assessment. Memberships are sold separately, starting at roughly $200 a month for a social membership and climbing to $350 or more a month for full golf privileges.

If you don't golf, none of that touches your dues. If you do, it's worth budgeting as its own line rather than assuming it's baked into the number an agent quotes you.

One more cost question worth settling while you're doing this math: Sun City homes don't carry a Municipal Utility District or Public Improvement District assessment, according to the City of Georgetown's own GIS mapping. That's a real difference from some newer master-planned communities in the area, where MUD or PID charges stack on top of the property tax bill. It won't show up in an HOA conversation, but it belongs in the same total-cost picture.

What This Actually Costs Right Now

Here's where the fee confusion meets the market. As of September 20, 2026, there were 121 homes for sale in Sun City with a median list price of $359,000 and a median 50 days on the market. In the trailing month, 44 homes had sold at a median price of $377,250 after 47 days on market.

Zoom out and the bigger picture holds steady: Sun City is approaching the end of its build-out, with roughly 9,700 of a planned 10,500 homes complete as of 2026, which means the resale market, not new construction, is where most of that activity is happening and will keep happening.

Here's the cost bucket comparison worth carrying into any home tour:

When two Sun City homes look identical on paper but carry different quoted HOA costs, the gap almost always traces back to one of these four rows, not to a mistake in the listing.

A Few Questions We Hear Often

Does every Sun City homeowner pay the same HOA dues? No. The base assessment can vary by neighborhood and by year, and it isn't published in a single public document. Confirm the current figure for the specific address through the resale disclosure packet rather than a general web search.

Is the Landscape Maintained Homes fee optional? Not if your home sits in one of the seven enrolled neighborhoods, including 14A, 24A, 25 and 30. Enrollment runs with the neighborhood, not with individual homeowner choice.

Does buying new construction change my ongoing dues? It changes what you pay at closing, specifically the one-time working capital fee, but it doesn't change the recurring annual assessment structure going forward. New and resale owners in the same neighborhood pay the same base dues.

Comparing homes in Sun City means comparing more than square footage and list price. It means knowing which of these four cost buckets actually applies to the address in front of you, and getting that answer confirmed rather than assumed.

If you're weighing two Sun City homes and want the actual, current numbers for each one before you write an offer, Oak & Willow Realty Group will pull the resale disclosure packet and walk through every line with you.