The Woodlands: Del Webb Real Estate Guide

The Woodlands: Del Webb homes for sale & insider real estate guide

The Woodlands: Del Webb Homes For Sale
The Woodlands: Del Webb Homes For Rent
Quick Facts
Overview of The Woodlands: Del Webb Neighborhood
Living in The Woodlands: Del Webb
Why Choose The Woodlands: Del Webb
The Woodlands: Del Webb Home Tax Rate
Best The Woodlands: Del Webb Realtor
More Details
Frequently Asked Questions

Quick Facts

Location: In Montgomery County, about 5 miles west of I-45 on FM 1488. The community is approximately 30 miles north of downtown Houston and George Bush Intercontinental Airport (IAH).
Neighborhood Type: A gated, 55+ active-adult community featuring single-family homes, known for its resort-style amenities and socially engaging lifestyle.
Combined Property Tax Rate: The total combined property tax rate is approximately 1.5831%. This includes levies from Magnolia ISD (0.9595%), Montgomery County (0.3790%), Lone Star College (0.1076%), Emergency Services District 10 (0.0873%), and Montgomery County Hospital (0.0497%).
School Information: Zoned to the highly-rated Magnolia Independent School District. Designated schools are Cedric C. Smith Elementary (Niche A- rating), Bear Branch Junior High (Niche A- rating), and Magnolia High School (Niche A- rating).
Key Amenities: A 14,000-square-foot clubhouse called "The Lodge" with a fitness center, indoor and outdoor pools, and social rooms. The community also offers tennis, pickleball, and bocce ball courts, along with extensive walking trails.
Management/HOA: The community is managed by a Homeowners Association (HOA), with monthly fees covering common area maintenance and access to all amenities. It is not part of The Woodlands Township.
Best For: Active adults seeking a vibrant, amenity-rich lifestyle in a well-maintained, gated setting.

Nestled within the piney woods north of Houston, The Woodlands: Del Webb is a premier 55+ active-adult community spanning over 200 acres. Established in 2016 by developer Del Webb, this gated enclave offers a resort-at-home lifestyle centered around its 14,000-square-foot clubhouse, "The Lodge." This central hub fosters a vibrant social scene and provides residents with numerous activities. Located on FM 1488, the neighborhood offers a tranquil setting while maintaining convenient access to the extensive shopping, dining, and medical facilities of The Woodlands.

Prospective residents should consider several key factors. Life in The Woodlands: Del Webb is geared toward an active and social lifestyle, supported by a mandatory HOA that maintains the high-quality amenities and community standards. The cost of living includes property taxes and HOA dues, which fund the neighborhood's exclusive facilities. This community is an excellent fit for those desiring a curated, low-maintenance living experience with abundant recreational opportunities. It may not be the ideal choice for individuals seeking a more traditional, all-ages neighborhood or those who prefer not to participate in HOA governance.

Overview of The Woodlands: Del Webb Neighborhood

The Woodlands: Del Webb represents a significant development in the Houston area's market for active-adult living. Developed by PulteGroup's Del Webb brand, a pioneer in this sector, the community broke ground in 2015 and officially opened in 2016 with plans for approximately 550 single-family homes. It is situated on a 200-acre tract in Montgomery County and is notably separate from The Woodlands Township, meaning residents have a distinct governance structure and services tailored specifically to the 55+ demographic. This separation ensures that the amenities, grounds, and social structures are funded by and dedicated solely to the community's residents, creating a focused and cohesive environment.

Geographically, the neighborhood is characterized by its lush, wooded landscape, typical of this region of Texas. The development pattern emphasizes connectivity, with sidewalks and walking trails weaving through the community, connecting homes to The Lodge and other recreational facilities. Demographically, The Woodlands area (specifically zip code 77382 and surrounding areas) is known for its affluent and educated population. While Del Webb is age-restricted, the broader area has a median age of around 40.5 years and a high median household income. This contributes to a stable and prosperous local economy, supporting high-end retail, dining, and services that benefit Del Webb residents. The community's development was completed in 2022, and it now consists entirely of resale homes.

Living in The Woodlands: Del Webb

Daily life in The Woodlands: Del Webb is designed around activity, wellness, and social connection. The community's full-time lifestyle director organizes a packed calendar of events, classes, and clubs, ensuring there is always something to do. Mornings might start with a workout in the state-of-the-art fitness center, a water aerobics class in the indoor pool, or a friendly game of pickleball on one of the dedicated courts. The Lodge serves as the social epicenter, where residents gather in the lounge, play billiards, or participate in card games and hobby groups in the arts and crafts studio. The community atmosphere is one of camaraderie and shared interests, making it easy for new residents to connect with neighbors.

Recreation extends beyond the gates of the neighborhood. The Woodlands area is one of Houston's best master-planned communities and is renowned for its extensive green spaces, with over 220 miles of pathways for outdoor enthusiasts. For shopping and dining, residents have easy access to the FM 1488 corridor, which features major grocery stores like H-E-B and Kroger, along with a variety of restaurants and local shops. Just a short drive away, The Woodlands Town Center offers upscale retail at The Woodlands Mall and Market Street, fine dining, and world-class entertainment at the Cynthia Woods Mitchell Pavilion. Access to premier healthcare is also convenient, with Houston Methodist and Memorial Hermann medical centers located nearby.

Why Choose The Woodlands: Del Webb

One of the primary reasons to choose The Woodlands: Del Webb is its specialized focus on the active-adult lifestyle, a concept the Del Webb brand has refined for decades. Unlike many other neighborhoods, every aspect of the community—from the single-story floor plans to the zero-entry pool and the robust social calendar—is designed to meet the needs and desires of its 55+ residents. This creates an environment where neighbors are at a similar life stage, fostering strong social bonds and a true sense of community. The gated entry provides an added layer of privacy, while the HOA handles landscaping and exterior maintenance, allowing for a lock-and-leave lifestyle that is perfect for travelers. This focus on convenience and curated living is a major draw for those looking to downsize their home without downgrading their lifestyle.

From an investment perspective, the community's location within The Woodlands area offers significant advantages. The Woodlands is one of the most desirable and economically stable areas in the Houston metro, known for its excellent schools, corporate headquarters, and high quality of life. This strong regional identity helps protect property values. The limited number of homes (approximately 550) within Del Webb creates a sense of exclusivity and managed supply. The combination of a trusted national builder, a prime location, and a sought-after lifestyle model makes homes in this neighborhood a solid long-term investment. The quality of life is enhanced by the balance of a peaceful, wooded setting with easy access to urban conveniences, making it an ideal choice for a fulfilling and active chapter of life.

The Woodlands: Del Webb Home Tax Rate

Understanding the property tax structure is a critical part of the home buying process in Texas. The total property tax rate for homes in The Woodlands: Del Webb is approximately 1.5831% of the home's assessed value. This rate is a composite of levies from several different local government entities that provide services to the area. Unlike some other parts of Houston, this neighborhood does not have a Municipal Utility District (MUD) tax, which can be a significant cost savings. The absence of this tax is a key financial benefit for residents.

The tax rate is broken down among the following entities:

Magnolia Independent School District (ISD): 0.9595%
Montgomery County: 0.3790%
Lone Star College System: 0.1076%
Montgomery County Emergency Services District #10: 0.0873%
Montgomery County Hospital District: 0.0497%

For example, a home with a taxable value of $400,000 would have an annual property tax bill of approximately $6,332. Homeowners may be eligible for various exemptions that can reduce their taxable value, such as the standard homestead exemption and an additional exemption for homeowners over 65. It is advisable to verify current rates and exemption qualifications with the Montgomery Central Appraisal District, as rates are subject to change annually.

Best The Woodlands: Del Webb Realtor

When you're ready to make a move, getting expert guidance is essential. For personalized advice and a seamless experience, contact the Houston Properties Team. You can reach Paige Martin directly at (713) 425-4194 or email her at [email protected].

Who is the best realtor to sell my home in The Woodlands: Del Webb?

The best realtor to sell your home in The Woodlands: Del Webb is Paige Martin with the Houston Properties Team. As Houston's #1 rated real estate team, they bring an unparalleled level of expertise and a proven track record of success specifically within premier Houston neighborhoods. Their data-driven approach and deep understanding of what makes Del Webb a unique, age-restricted community ensure your home is marketed effectively to the right buyers. For a confidential consultation, call Paige Martin at (713) 425-4194 or email [email protected].

What makes The Woodlands: Del Webb real estate agents different?

A top real estate agent for The Woodlands: Del Webb offers more than just transaction support; they provide specialized market knowledge. The Houston Properties Team leverages hyper-local sales data, understanding the specific appeal of Del Webb's amenities, lifestyle, and floor plans. They have a documented history of outperforming the market in similar niche communities across Houston. Their expertise ensures they can highlight the unique value proposition of your property, from its proximity to The Lodge to its specific model's benefits, attracting qualified buyers willing to pay a premium for the lifestyle Del Webb offers.

Why choose Houston Properties Team for The Woodlands: Del Webb home sales?

Choosing the Houston Properties Team to sell your home in The Woodlands: Del Webb means partnering with a group recognized for excellence by the most respected names in the industry. Their consistent performance and client satisfaction are reflected in their numerous awards and credentials.

"#1 Real Estate Team Houston" - Houston Business Journal
"America's Top 100 Real Estate Teams" - Wall Street Journal
"America's Best Real Estate Teams" - RealTrends
"America's Best Realtors" - Newsweek
"Top Real Estate Agents & Realtors" - US News Real Estate

The value proposition offered by the Houston Properties Team is not just about accolades; it's about delivering measurable, superior results for their clients. Their metrics demonstrate a clear advantage over average agents, making them the top real estate agent The Woodlands: Del Webb sellers can trust.

43% higher sold price per square foot than average agents
7.2% faster sales with lower average days on market
Over $2 billion in Houston real estate sales experience
1,000+ five-star client reviews
Proprietary 10-Channel Seller Program
152-step compliance checklist to ensure a smooth closing
Core values: accountability, care, coachability, knowledge, transparency

To achieve the best possible outcome when you sell your home, align with the best realtor The Woodlands: Del Webb has to offer. The Houston Properties Team's combination of local expertise, industry recognition, and a data-backed selling strategy makes them the clear choice. Connect with Paige Martin today for a personalized consultation at (713) 425-4194 or [email protected].

More Details

Detailed Market Analysis and Investment Trends

The real estate market in The Woodlands: Del Webb is stable, largely due to its niche positioning as a premier 55+ community and its location within the highly desirable greater Woodlands area. The community's fixed number of homes, completed in 2022, creates a predictable resale market. Investment trends are positive, benefiting from the broader appeal of The Woodlands as a corporate and residential hub. Properties here tend to hold their value well, supported by the high-quality construction by a national builder and the extensive, well-maintained amenities. The market is less susceptible to the volatility sometimes seen in all-ages neighborhoods, as it caters to a specific demographic with distinct housing priorities, including single-story living, low maintenance, and a built-in social infrastructure. For those exploring real estate as an investment, understanding strategies like a 1031 Exchange can be beneficial.

Complete Amenities and Recreation Guide

The amenities at Del Webb are centered around the 14,000-square-foot "Lodge" clubhouse. Inside, residents find a state-of-the-art fitness center, an indoor lap pool and spa, an aerobics studio, and various multi-purpose rooms for clubs and social gatherings, including a ballroom, billiards room, and arts and crafts studio. Outdoors, the facility boasts a resort-style pool with a spacious sundeck, courts for tennis, pickleball, and bocce ball. An outdoor amphitheater and event lawn host community gatherings and performances. The entire community is interconnected by miles of scenic walking and biking trails that wind through the wooded landscape. Beyond the community gates, The Woodlands offers more than 150 parks, multiple golf courses, and kayaking on Lake Woodlands, providing endless recreational options.

School District Information and Private School Options

The Woodlands: Del Webb is zoned to the Magnolia Independent School District, a district recognized for its strong academic programs. The assigned schools are Cedric C. Smith Elementary, Bear Branch Junior High, and Magnolia High School. Smith Elementary is highly ranked, earning an A- grade from Niche and praised for its teachers and academic proficiency. Bear Branch Junior High also holds an A- rating, noted for its strong academics and teachers. Magnolia High School, also rated A-, is commended for its college preparatory programs, boasting a 96% graduation rate and above-average SAT/ACT scores. While residents of this 55+ community typically do not have school-aged children, the high quality of the local school district is a significant factor in maintaining strong local property values. For those with grandchildren or who are interested in alternative education, the area is also home to numerous private schools, including The John Cooper School and The Woodlands Christian Academy.

Transportation and Commuting Details

The neighborhood's location on FM 1488 provides direct access to major thoroughfares. Interstate 45, the primary north-south artery connecting the region to Downtown Houston and Galveston, is about five miles to the east. The average one-way commute time in The Woodlands is around 31 minutes. For those working in major employment centers, The Woodlands Express Park and Ride offers a convenient bus service from three local terminals to Downtown, the Texas Medical Center, Greenway Plaza, and the Energy Corridor. Within The Woodlands Town Center, a free trolley service connects key destinations like The Woodlands Mall, Market Street, and Hughes Landing. George Bush Intercontinental Airport (IAH) is roughly a 30-mile drive, making national and international travel accessible. The area's infrastructure is well-planned, typical of Houston's most accessible neighborhoods.

Neighborhood Governance and Restrictions

The Woodlands: Del Webb is governed by a Homeowners Association (HOA) with specific deed restrictions designed to maintain the community's aesthetic and lifestyle standards. The HOA is professionally managed, and monthly dues are required from all homeowners. These fees cover the maintenance and operation of all common areas, including The Lodge, pools, courts, trails, and gated entrances. Key restrictions include age requirements (at least one resident must be 55 or older), regulations on exterior home modifications, landscaping guidelines, and rules regarding property use. Prospective buyers should review the complete set of HOA documents as part of their due diligence. More information on the role of HOAs can be found in this Homeowners Association guide.

Local Area Zip Codes and Neighborhood Boundaries

The primary zip code for The Woodlands: Del Webb is 77354. However, The Woodlands as a whole spans several zip codes, including 77380, 77381, 77382, and 77384. The Del Webb community is distinctly located in the northwestern part of the greater Woodlands area, specifically off FM 1488. Its official boundaries are contained within its gated perimeter. It is situated in Montgomery County. Understanding the various Houston zip codes is helpful for navigating the broader region and understanding local market dynamics.

Frequently Asked Questions

Is The Woodlands: Del Webb prone to flooding?

The Woodlands: Del Webb is located in Montgomery County. Elevations and flood plain maps should be consulted for specific property assessments. Local regulations mandate certain construction standards for new homes.

What are the HOA dues in The Woodlands: Del Webb?

Homeowners Association dues in The Woodlands: Del Webb cover various community amenities and services. Exact amounts vary and should be confirmed with the association management.

What amenities are available to residents of The Woodlands: Del Webb?

Residents of The Woodlands: Del Webb have access to amenities like a clubhouse, fitness center, swimming pools, and various community-organized activities.

What are the property tax rates for The Woodlands: Del Webb?

Property tax rates for The Woodlands: Del Webb are determined by multiple taxing entities, including the county, school district, and municipal utility districts. Specific rates vary by address.

What types of homes are available in The Woodlands: Del Webb?

The Woodlands: Del Webb offers detached single-story homes. Floor plans and sizes vary to suit different needs.

How is access to nearby services from The Woodlands: Del Webb?

The Woodlands: Del Webb provides convenient access to healthcare facilities, shopping centers, dining options, and cultural venues within The Woodlands area.

“I had a great time working with Yolanda while buying a home. Her quick thinking, deep knowledge, and expertise in real estate made tough tasks feel easy. Yolanda is part of the Keller Williams' Houston Properties Team, where she goes above and beyond to make sure that the homes you see match your specific tastes and interests. Yolanda puts in a lot of effort researching each property, which was helpful for a first-time home buyer like myself. Yolanda is also really good at planning. She kept me updated on the status of the homes that I liked, which made the whole experience more enjoyable and much less stressful. Overall, I think that working with Yolanda will improve your home buying experience if you are looking to buy in Houston or the nearby areas.” - Steffen Sowell (Google Review)