Del Webb Retirement Communities: Reviews, Costs & Locations
A comprehensive guide to Del Webb 55+ communities—amenities, home prices, locations nationwide, and what residents say.
Key Takeaways
- 1Del Webb builds active adult (55+) communities in 22+ states nationwide
- 2Home prices typically range from $200,000 to $600,000 depending on location
- 3Amenities include clubhouses, fitness centers, pools, golf, and activities
- 4Monthly HOA fees range from $100 to $400+ depending on community
- 5Del Webb is part of PulteGroup, one of the largest homebuilders in the U.S.
- 6Communities focus on active lifestyle but do NOT provide healthcare or assisted living
- 7Popular locations: Arizona, Florida, Nevada, Texas, Carolinas
What Is Del Webb?
Del Webb is a homebuilder specializing in active adult (55+) communities. Founded in 1960, Del Webb pioneered the retirement community concept with Sun City, Arizona. Today it's part of PulteGroup and builds communities nationwide.
- **Type**: Active adult (55+) communities—NOT continuing care retirement communities (CCRCs)
- **Ownership**: Part of PulteGroup (NYSE: PHM), a Fortune 500 company
- **Locations**: 60+ communities in 22+ states
- **Focus**: Maintenance-free homes with resort-style amenities
- **No healthcare**: Del Webb communities are independent living only—no assisted living or nursing care
- **Age restriction**: At least one resident must be 55+
Active Adult vs. CCRC
Del Webb communities are active adult developments—they provide amenities and social activities but NOT healthcare or long-term care. If you need care, you'd have to move. CCRCs, by contrast, provide all levels of care on-site.
Del Webb Locations Nationwide
Del Webb operates communities across the U.S., with concentrations in the Sun Belt.
- **Arizona**: Sun City, Surprise, Phoenix area (many communities)
- **Florida**: Jacksonville, Daytona Beach, Orlando, Tampa areas
- **Nevada**: Las Vegas area (Anthem, Aliante, etc.)
- **Texas**: Austin, San Antonio, Dallas-Fort Worth areas
- **Carolinas**: Charlotte NC, Myrtle Beach SC, Raleigh NC
- **California**: Inland Empire, Bay Area
- **Georgia**: Atlanta area
- **Other states**: Tennessee, Alabama, New Mexico, Colorado, Illinois, and more
Climate Considerations
Most Del Webb communities are in warm climates (Arizona, Florida, Nevada, Texas). If you prefer four seasons or cooler weather, options are more limited.
Home Prices & HOA Fees
Del Webb home prices vary widely by location and home size.
| Location | Home Price Range | HOA Fees | Notes |
|---|---|---|---|
| Arizona | $250k-$500k | $150-$300/mo | Most affordable Del Webb locations |
| Nevada (Las Vegas) | $300k-$600k | $150-$350/mo | Popular for no state income tax |
| Florida | $200k-$500k | $100-$250/mo | Varies widely by region |
| Texas | $250k-$500k | $100-$200/mo | Lower HOA fees |
| Carolinas | $250k-$550k | $150-$300/mo | Four-season climate |
| California | $400k-$800k+ | $200-$400/mo | Most expensive |
What HOA Fees Cover
HOA fees typically cover clubhouse amenities, fitness centers, pools, landscaping of common areas, and sometimes lawn care. They do NOT cover property taxes, utilities, or home insurance.
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Amenities & Del Webb Lifestyle
Del Webb communities are known for resort-style amenities and an active social lifestyle.
- **Clubhouses**: Central gathering spaces with fitness, pools, and event rooms
- **Fitness centers**: State-of-the-art gyms, group exercise classes, personal training
- **Pools**: Indoor and/or outdoor pools, lap pools, resort pools
- **Activities**: 30+ clubs and interest groups (pickleball, golf, arts, cycling, etc.)
- **Sports**: Bocce, tennis, pickleball courts; golf courses at select communities
- **Social events**: Dances, concerts, dinners, holiday parties
- **Maintenance-free**: HOA handles landscaping, exterior painting (at many)
- **New homes**: All homes are new construction (not resale)
Golf Courses
Not all Del Webb communities have golf courses. If golf is a priority, check specific communities. Some have championship courses; others have none and residents play at nearby public courses.
Pros and Cons of Del Webb Communities
Here's what residents and reviewers like and dislike.
| Pros | Cons |
|---|---|
| Resort-style amenities | No on-site healthcare or assisted living |
| Active, social lifestyle | Can feel "cookie-cutter" (homes/layouts similar) |
| Maintenance-free living | HOA fees increase over time |
| New construction homes | Limited home customization (production builder) |
| National brand (PulteGroup) | Less unique than boutique communities |
| Strong resale values (usually) | Age restriction (55+)—no young visitors long-term |
| Many locations to choose from | Most are in hot climates |
What Residents Say: Del Webb Reviews
Overall, Del Webb communities receive positive reviews, but experiences vary by location.
- **Positive**: "Amenities are fantastic," "Easy to make friends," "Love the maintenance-free lifestyle"
- **Positive**: "Well-built homes," "Great fitness center," "So many activities"
- **Negative**: "HOA fees keep going up," "Homes look the same," "Not enough variety in floor plans"
- **Negative**: "Customer service issues during construction," "Hard to get repairs done post-warranty"
- **Common theme**: Satisfaction depends heavily on which specific community and the local HOA management
Do Your Research
Visit the specific Del Webb community you're considering. Talk to residents. Each community has its own vibe, HOA, and management. The Del Webb brand is consistent, but local execution varies.
Del Webb vs. Other Active Adult Communities
How Del Webb compares to competitors:
| Feature | Del Webb | Latitude Margaritaville | The Villages |
|---|---|---|---|
| Builder | PulteGroup | Minto Communities | The Villages Developer |
| Locations | 22+ states | FL, SC, TN | Central Florida only |
| Home prices | $200k-$600k | $250k-$500k | $200k-$800k+ |
| Amenities | Resort-style | Margaritaville theme | Massive (50+ golf courses) |
| Size | Moderate (100-2,000 homes) | Moderate | Huge (130,000+ residents) |
| Vibe | Active adult | Laid-back, Jimmy Buffett | Extremely social |
Best For
Del Webb is ideal if you want a well-established brand, resort amenities, and multiple location options. The Villages is better for those wanting a massive, all-encompassing community. Margaritaville is for Jimmy Buffett fans seeking a laid-back vibe.
Funding Your Del Webb Home
Del Webb homes typically cost $200,000-$600,000 depending on location, plus $100-$400/month in HOA fees. Many retirees fund their purchase by downsizing from their primary residence. However, property taxes, insurance, utilities, and HOA fees continue for life—and increase with inflation. Ensuring your retirement portfolio provides income to cover these ongoing costs is essential for a worry-free Del Webb lifestyle.
Planning for Active Adult Living
Del Webb homes require $200k-$600k upfront plus monthly costs. Protecting your retirement assets ensures you can afford the lifestyle long-term.
- HOA fees increase 3-5% annually
- Property insurance and taxes continue rising
- Diversified income sources provide peace of mind
Frequently Asked Questions
1How much do Del Webb homes cost?
Del Webb home prices typically range from $200,000 to $600,000 depending on location, home size, and upgrades. Arizona and Florida communities tend to be more affordable; California communities are most expensive.
2What are Del Webb HOA fees?
HOA fees range from $100 to $400+ per month depending on the community and amenities. Fees cover clubhouse, fitness center, pools, landscaping, and common area maintenance. They typically increase 3-5% annually.
3Are Del Webb communities good for retirees?
Yes, for active retirees seeking a social lifestyle, maintenance-free living, and resort amenities. However, Del Webb does NOT provide healthcare or assisted living—if you need care, you'd have to move elsewhere.
4Where are Del Webb communities located?
Del Webb operates 60+ communities in 22+ states, with concentrations in Arizona, Florida, Nevada, Texas, and the Carolinas. Most are in warm climates.
5What is the age requirement for Del Webb communities?
At least one resident must be 55 years or older. No one under age 19 can live in the home permanently (short visits are allowed).
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