Sun City Texas vs Kissing Tree: 55+ community comparison

Sun City Texas in Georgetown and Kissing Tree in San Marcos are both large master-planned communities marketed to people 55 and older, and both are currently selling new homes. They differ in size, in what the association charge pays for, in how much is known about each one's age rule, and in what is known about who controls the association. This page lines up what each community's own materials and our sources say, and shows a gap where we found nothing.

Last reviewed 2026-10-09

Sun City Texas and Kissing Tree: what this comparison shows

Sun City Texas first opened in 1996 and a 2021 newspaper report put it at 8,488 homes, while Kissing Tree is still being built toward an estimated 3,150 homes over roughly 12 to 15 years, so a buyer in one is choosing a mature community and in the other a place that will see construction for years.

Sun City Texas and Kissing Tree side by side

Every row comes from the two community records and their cited sources. "Not published in our sources" means we did not find it, not that it does not exist.

Question	Sun City Texas	Kissing Tree
Age restriction	Not verifiedMarketed as 55+. Legal age restriction not verified: no governing document was read, so the occupancy rule is unknown.	Operated as 55+ according to the developer's own published description. The recorded declaration was not read here.
Occupancy rule	UnknownNot stated in the sources we read. Ask for the recorded declaration and current rules before relying on any age policy.	The developer's FAQ states that the primary occupant of a home is required to be 55 years old or older, that additional occupants may be 19 or older, and that guests 18 and younger may stay 45 days out of the year, with no more than 30 of those days consecutive. This is the developer's own published description; the recorded declaration and association rules are the governing documents, and a buyer should request the current versions and have a real estate attorney review them before relying on any age policy.
Sales status	Currently selling	Currently selling
Developer and builders	Del Webb (PulteGroup)	Brookfield Residential (builders Brookfield Residential and David Weekley Homes)
Starting price	From $340,990 (Scenic series) per the Del Webb community page (builder page read October 2026)	Brookfield Residential from the mid $300s and David Weekley Homes from the high $300s, per the developer's homebuilders page (developer page read October 2026)
Home types	Single-family homes, marketed in three series: Scenic, Distinctive and Echelon Quick move-in single-family homes	Traditional single-family homes Cottages (smaller footprint, with lawn service) Villas (smaller footprint, with lawn service) Move-in-ready homes from Brookfield Residential and David Weekley Homes
Community size	A 2021 Community Impact Newspaper article reported 8,488 homes and 15,700 residents (the community opened in 1996); those figures are several years old (article dated 2021)	The developer's FAQ says the community will have an estimated 3,150 homes at completion, built out over approximately 12 to 15 years in neighborhoods of roughly 150 homes each (FAQ read October 2026)
New homes and resale	Del Webb sells new homes in three series plus quick move-in homes; our sources publish no resale prices or inventory (developer page read October 2026)	Two builders sell new homes (Brookfield Residential and David Weekley Homes), including move-in-ready homes; our sources publish no resale prices or inventory (developer page read October 2026)
Recurring association dues	Annual HOA dues: $1,535/year (Read 2026-10-08; the source gives no effective date)	Monthly association fee, Traditional homes: $263 per month (Traditional homes) Monthly add-on to the base fee, Villas: $150 per month, in addition to the $263 base HOA fee (Villas) Monthly add-on to the base fee, Cottages: $160 per month, in addition to the $263 base HOA fee (Cottages) Total monthly association fee, Villas: $413 per month (Villas) Total monthly association fee, Cottages: $423 per month (Cottages) (Read 2026-10-08; the source gives no effective date)
Dues per year	Calculated$1,535 per year as published	Calculated $3,156 per year (12 x $263; our arithmetic) $4,956 per year (12 x $413; our arithmetic) $5,076 per year (12 x $423; our arithmetic)
What the dues cover	Use of the amenities (excluding golf) Maintenance of all common areas The twice-annual community garage sale	Access to The Mix amenity campus 24/7 guarded security Landscape maintenance of common areas Staff and maintenance of the facility Lawn services
Not covered by the dues	Golf Exercise classes Chartered clubs and special events	Golf green fees
Other published fees	One-time working capital fee at closing: $650 Guest stay pass, 1 night: $139 Guest stay pass, 2 nights: $288 Guest stay pass, 3 nights: $430	UnknownNot published in our sources
Who controls the association	The board has four resident members and one developer member, and the developer member keeps the majority vote until the community is 95 percent complete (HOA page read October 2026)	UnknownNot published in our sources
Special districts (MUD/PID)	The developer and association pages mention no MUD, PID or other district assessment, and the county's 2024 rate table lists no district named for the community; check each lot's tax statement (pages read October 2026)	The developer's FAQ and pages describe no MUD or PID; check each lot's tax statement and the seller's disclosures (pages read October 2026)
Amenities named by the developer	Three championship 18-hole golf courses Four fitness centers with a pilates studio, TRX training and an indoor walking track Eight resort-style pools and heated spas 26 pickleball courts and 12 tennis courts 20 or more miles of hiking trails (other Del Webb pages say 28 miles of walking trails and over 12 miles of nature trails) Lakeside amphitheater, arts and crafts studios and woodworking shop More than 150 clubs and interest groups	The Mix, a 20-acre amenity campus with Independence Hall, the social building Two-story fitness center, indoor lap pool and outdoor resort-style pool with cabanas 18 pickleball courts and 6 bocce courts, horseshoe pits and a golf driving range Semi-private 18-hole golf course, short game practice area and putting greens Biergarten (the developer's pages also name Tarbox & Brown, listed as the golf course and mentioned as a place for a meal) Hundreds of acres of green space with 18 miles of planned hike and bike trails Lifestyle Director organizing more than 100 clubs and events each month 24/7 guarded security and Dark Skies lighting
Hospital access	St. David's Georgetown Hospital in Georgetown, which describes a 24-hour emergency department with a Level IV Trauma Center; the developer publishes no distance or drive time (hospital page read October 2026)	The developer's FAQ names Ascension Seton Hays and CHRISTUS Santa Rosa Hospital among nearby providers; CHRISTUS Santa Rosa Hospital - San Marcos describes a 24-hour emergency room; no drive time is published (CHRISTUS page read October 2026)
Airport access	Austin-Bergstrom International Airport, owned and operated by the City of Austin; the developer publishes no distance or drive time from Sun City Texas (airport page read October 2026)	The developer's location page says major airports in San Antonio and Austin are just up the road, without a drive time or distance (developer page read October 2026)
Important limitations and unknowns	The recorded declaration has not been reviewed, so the age and occupancy rule rests on the developer's marketing; request the declaration before relying on it. The developer member of the board keeps the majority vote until the community is 95 percent complete. The dues exclude golf, classes and chartered clubs, and our sources publish no amounts for them. The size figures of 8,488 homes and 15,700 residents are from 2021. Our sources publish no resale prices or inventory; the list prices shown are for new construction only.	The age rule is the developer's published description; the recorded declaration and association rules have not been reviewed. Buildout runs about 12 to 15 years, so construction activity should be expected in parts of the community for years. Golf green fees are not included in the dues, and the dues carry no effective date and are described as not a fixed rate. Our sources do not say who controls the association board. Our sources publish no resale prices or inventory; the list prices shown are for new construction only.

How to read this comparison

The two dues figures are not like for like. Sun City Texas publishes an annual amount that excludes golf, while Kissing Tree publishes a monthly amount that covers access to its amenity campus, guarded security and common-area landscaping, with higher monthly totals for Villas and Cottages. A yearly figure is shown for each only as arithmetic from the published number. Neither source gives an effective date, and both indicate that dues can change, so confirm the current schedule in writing.

The age rule is shown only as far as it was verified. For Kissing Tree the developer's FAQ states the occupancy rule, and it is described here as the developer's own description because the recorded declaration has not been reviewed. For Sun City Texas the recorded declaration has not been reviewed either and the developer's pages do not state an occupancy rule, so the table says it is not verified. A community marketed as 55+ is not assumed to carry a legal age restriction: ask each for its recorded declaration and have a real-estate attorney review it before relying on any age policy.

Prices are new-construction list prices from the developers and builders and change with incentives and inventory. Resale homes are sold on the open market, and our sources publish no resale prices for either community, so ask for recent closed sales before you set a budget.

Questions to ask each community before you decide

What is the current dues schedule in writing, what does it include, and when did it last change?
May I read the recorded declaration, including the age and occupancy rule, before I make an offer?
Who controls the association board today, and when does control pass to residents?
What do golf, classes and clubs cost on top of the dues, and are there initiation, working-capital or transfer fees?
Which parts of the community are finished, and what construction is planned near the lot I am considering?
Do any lots carry a municipal utility district, public improvement district or other assessment?

Next steps

Other 55+ communities in these regions

Del Webb Austin at Lost PinesA Del Webb community marketed as 55+ inside The Colony master plan in Bastrop, selling single-family homes in three series from $294,990 while its amenity center is under construction.
Regency at Santa Rita RanchA Toll Brothers neighborhood marketed as 55+ active adult, inside the Santa Rita Ranch master-planned community in Liberty Hill, with three single-family collections and a Regency-only amenity center.

Time-sensitive details

Del Webb's Sun City Texas page listed a Distinctive-series quick move-in home on Pelham Street at $498,340, reduced from $546,340 (page read October 8, 2026); availability and prices change, so confirm with the sales center. (as of October 8, 2026; valid through December 7, 2026). Confirm before relying on it.
The Kissing Tree homebuilders page said both Brookfield Residential and David Weekley Homes have move-in-ready homes (page read October 8, 2026); availability changes, so confirm with the builders. (as of October 8, 2026; valid through December 7, 2026). Confirm before relying on it.

Sources and review date

Last reviewed 2026-10-09. Facts on this page come from the sources below; where a rule or figure can change, check the linked source before relying on it.

Sun City Texas, Georgetown (community page) — Del Webb (PulteGroup) (accessed 2026-10-08)
The benefits of our Homeowners Association (Sun City Texas) — Del Webb (PulteGroup) (accessed 2026-10-08)
55+ Active Adult Communities in Georgetown, TX — Del Webb (PulteGroup) (accessed 2026-10-08)
In 25 years, Sun City adds nearly 8,500 new homes, 15,700 residents — Community Impact Newspaper (accessed 2026-10-08)
St. David's Georgetown Hospital — St. David's HealthCare (accessed 2026-10-08)
Baylor Scott & White Clinic - Georgetown — Baylor Scott & White Health (accessed 2026-10-08)
Baylor Scott & White Urgent Care+ Georgetown (Austin Ave) — Baylor Scott & White Health (accessed 2026-10-08)
About Austin-Bergstrom International Airport (AUS) — City of Austin, Austin-Bergstrom International Airport (accessed 2026-10-08)
2024 Tax Rates and Exemptions by Jurisdictions — Williamson County Tax Assessor-Collector (accessed 2026-10-08)
Kissing Tree frequently asked questions — Brookfield Residential (accessed 2026-10-08)
About Kissing Tree — Brookfield Residential (accessed 2026-10-08)
Kissing Tree location — Brookfield Residential (accessed 2026-10-08)
Kissing Tree home page — Brookfield Residential (accessed 2026-10-08)
Kissing Tree homebuilders — Brookfield Residential (accessed 2026-10-08)
2025 City Rates and Levies (Texas Comptroller property value report, Hays and Bastrop counties extract) — Texas Comptroller of Public Accounts (accessed 2026-10-08)
2025 County Rates and Levies (Texas Comptroller property value report, Hays and Bastrop counties extract) — Texas Comptroller of Public Accounts (accessed 2026-10-08)
2025 School District Rates and Levies (Texas Comptroller property value report, Hays and Bastrop counties extract) — Texas Comptroller of Public Accounts (accessed 2026-10-08)
CHRISTUS Santa Rosa Hospital - San Marcos — CHRISTUS Health (accessed 2026-10-08)
Ascension Seton Hays (Kyle, Texas) — Ascension (accessed 2026-10-08)
Austin-Bergstrom International Airport — City of Austin (accessed 2026-10-08)
San Antonio International Airport — City of San Antonio (accessed 2026-10-08)

Connect with a Specialist