The 60-Second Overview
Del Webb Bexley is the Suncoast corridor’s flagship active-adult community: roughly 850 single-family homes on 489 guard-gated acres in Land O’ Lakes, built by Pulte’s Del Webb brand between 2019 and 2024 beside the all-ages Bexley master plan. It is now sold out, the builder has finished and left, and that one fact reshapes everything about how you should buy here.
What the builder left behind is complete: The Meridian, a 19,000 sq ft clubhouse with ballroom, cafe, fitness center, and billiards, runs on a full-time lifestyle director; outside sit a lagoon-style resort pool, pickleball, tennis, bocce, shuffleboard, a community garden, dog parks, and miles of trails. The HOA, published at $290-$488 a month by series, funds the gate, the campus, and front-and-back yard care, the genuine lock-and-leave package.
A sold-out Del Webb is a resale chess game: no builder incentives distorting comps, three series trading in three tiers, and the prepared side of an owner-to-owner negotiation taking the value.
The market in spring 2026: about 27 active resales, average list near $519K, median list $527,250, across homes from 1,368 to 3,663 sq ft. Add the CDD that bills on the tax bill and the math here is knowable to the dollar, which is exactly how we buy it for clients.
Fees & the CDD
Two layers, both knowable in advance:
1) The HOA: $290-$488 per month by series on published figures, one source tiers it at roughly $372 (Garden), $386 (Classic), and $407 (Estate). Before judging the number, count what it buys: the staffed gate, The Meridian and the full amenity campus, the lifestyle programming, and, the big one, front and back yard maintenance. Owners who priced lawn service, gym membership, and a social calendar separately tend to find the fee closer to fair than it first looks. Confirm the current schedule for the exact home, fees adjust annually.
2) The CDD: on the tax bill, varies by lot. The Del Webb Bexley CDD financed the community’s infrastructure and assesses each parcel annually, debt service plus operations. The amount is parcel-specific, so the only number that counts is the line on the actual tax bill, which we pull, along with bond status, before any client offers.
The Meridian & the Amenity Campus
The Meridian is the community’s engine: 19,000 sq ft of ballroom, cafe, fitness center, billiards, and meeting space, programmed daily by a full-time lifestyle director. This is the part of Del Webb’s model that survives every market cycle, the calendar, the clubs, the people who know your name at the cafe, and it is the reason resales here carry a brand premium over generic 55+ subdivisions.
Outside: a lagoon-style resort pool, pickleball and tennis, bocce and shuffleboard, a community garden, dog parks, and miles of walking and biking trails across the 489 acres. Because the community is built out, what you tour is what you get, no renderings, no phase-two promises, which is an underrated advantage of buying a finished Del Webb.
Homes & the Three Series
Every home here is Pulte/Del Webb construction from 2019-2024, organized in three series that now define the resale tiers: Garden (compact plans from 1,368 sq ft, the entry tier and the lowest HOA), Classic (the volume of the community and of the listings), and Estate (the largest plans toward 3,663 sq ft on the premium lots). Series determines fee tier, lot scale, and buyer pool, which is why comping across series is the most common pricing mistake here.
Because the whole community is young by Florida standards, roofs, HVAC, and water heaters mostly date 2019-2024, condition differences come from owner care and upgrade choices: extended lanais, glass-enclosed Florida rooms, golf-cart garages, and water or green views are what separate two otherwise identical plans. That makes view and upgrades, not age, the premium drivers.
Schools
Del Webb Bexley is age-restricted 55+, so school zoning does not shape daily life inside the gates. We flag two things anyway. First, the surrounding corridor, Bexley Elementary, Rushe Middle, Sunlake High, serves the all-ages Bexley master plan next door and shapes the area’s overall demand and values; a strong family corridor underpins your resale. Second, if grandchildren visit regularly or a household member is under 55, the governing documents’ occupancy rules matter more than any school rating, verify them before contracting.
More on Living in Del Webb Bexley
The depth without the wall of text. Open what matters to you.
Location and commute
The Del Webb operating model
Next door: Bexley and the corridor
Insurance and diligence
5 Mistakes Buyers Make in Del Webb Bexley
The same five mistakes, all avoidable with the right read before you tour.
Comping across series
A Garden, a Classic, and an Estate are three different products with three different fee tiers and buyer pools. The community median prices none of them, comp inside the series, always.
Stopping at the HOA number
The CDD on the tax bill is the second layer, and it varies by parcel. Budget both, in writing, before you fall for a lanai.
Assuming builder-era pricing still applies
The builder is gone, and with it the incentives that anchored comps. Today’s value is set by 27 resales and the negotiation between owners, recent closed sales, not 2022 contracts, are the truth.
Skipping the governing documents
Age rules, occupancy, leasing limits, and visitor policies live in the documents, not the listing. If grandchildren, a younger spouse, or rental flexibility matter, read first, offer second.
Paying an upgrade price for a base view
With construction age nearly uniform, premiums live in views and upgrades. Pond and green frontage holds value; a base lot with a staged interior does not deserve the same number.
Which Lots & Views Hold Value Best
In a built-out 55+, the view is the scarce asset
Every home here is young; nobody is paying a premium for a newer roof. What cannot be replicated is pond frontage, preserve and green outlooks, and oversized corner positions, the lots buyers waited on builder lotteries for in 2021.
The mistake is paying a view premium for a base lot because the interior dazzled. We verify what the lot actually faces, and what closed view-lot comps actually carried, before clients write.
What to Check Before You Offer
Run this list on any Del Webb Bexley resale. Missing one is how buyers overpay or inherit a surprise.
- The home’s series and current HOA tier, in writing from the association
- The parcel’s exact CDD line from the tax roll, plus bond status
- Closed comps within the same series, and within the same view class
- The governing documents: age rules, occupancy, leasing, visitor policies
- Association budget and reserves, a staffed model needs healthy funding
- What the lot faces, verified on the plat, not the listing photos
- Insurance quote for the specific home, enclosures and screens included
- Days-on-market history, your leverage in an owner-to-owner negotiation
A sold-out Del Webb is one of the most rational markets in real estate, if you respect its structure. Three series, three fee tiers, near-uniform construction age, and premiums that live almost entirely in views and upgrades. The buyers who get hurt here are the ones who comp a Classic against an Estate, skip the CDD line, or pay 2022’s builder-frenzy pricing in an owner-to-owner market. The buyers who win bring series-level comps, the parcel’s real fee stack, and patience, because with 27 actives and no builder distorting the field, the data tells you exactly what to pay.
Cross-shop it honestly: Timber Pines north of here offers the member-owned, golf-included version at lower price points; Esplanade at Wiregrass Ranch is the Taylor Morrison alternative with some new builds left; and the lagoon master plans offer 55+ villages with a different energy. For the buyer who wants the finished, staffed, lock-and-leave flagship on the Suncoast side, this is the one. We represent you, not the seller, and the fee math comes first.
Del Webb Bexley vs. Comparable Communities
The honest way to place Del Webb Bexley is against the other active-adult options a Tampa-corridor buyer is realistically weighing. Our Pasco guides are growing, here is the read today.
| Community | How it compares to Del Webb Bexley |
|---|---|
| Esplanade at Wiregrass Ranch (Wesley Chapel) | Taylor Morrison’s premium 55+: HOA ~$462/mo, homes $375K-$719K, similar staffed-resort model, on the I-75 side of the county. Closest true rival; the fee structures differ in inclusions, run both line by line. |
| Medley at Mirada (San Antonio) | Lennar’s gated 55+ village inside the Mirada lagoon master plan: cheaper entry, lagoon access, but a younger amenity bench and construction years still around it. Lifestyle bet versus finished product. |
| Heritage Springs (Trinity) | The west-Pasco bundled-golf 55+: guard gate, 18 holes, restaurant, at materially lower price points ($140K-$420s). Older housing stock and a country-club culture versus Del Webb’s resort-club culture. |
| Tampa Bay Golf & Country Club (San Antonio) | 27 holes of golf and value pricing in a gated 55+, the golf-first alternative. Del Webb Bexley counters with newer homes, the Suncoast commute, and the deeper non-golf amenity bench. |
| Timber Pines (Spring Hill) | The member-owned, debt-free 55+ flagship one county north: 63 holes, no CDD, cable and internet in the assessment, avg sold ~$298K. The value-and-golf counterweight to Del Webb’s newer, pricier, staffed model. |
Del Webb Bexley’s case: the newest housing stock of the group, the finished staffed campus, yard care in the fee, and the corridor’s best commute. The case against: the fee stack, no golf of its own, and a resale-only market that limits choice at any given moment.
The Honest Trade-offs
Pros
- Finished, staffed, guard-gated 55+ flagship, tour what you buy.
- HOA includes front-and-back yard care: true lock-and-leave.
- 2019-2024 construction: young roofs, systems, and insurance profiles.
- The Meridian + lifestyle director run a genuinely full calendar.
- Suncoast Parkway access: ~30-35 min to Tampa International.
- Sold-out scarcity supports long-term resale values.
Cons
- HOA up to ~$488/mo plus a parcel-specific CDD on the tax bill.
- Resale-only: no incentives, no customization, finite inventory.
- No golf inside the gates, golf buyers look to Heritage Springs or Timber Pines.
- SR 54 rush-hour congestion at the doorstep.
- 55+ rules limit the future buyer pool by design.
- Series-tier complexity trips up casual comping.
The Del Webb Bexley Playbook
How we run a purchase here, in order:
- Pick the series first, Garden, Classic, or Estate, it sets the fee tier, the lot scale, and the comp set
- Pull the fee stack in writing: current HOA tier plus the parcel’s CDD line, before the first showing
- Comp by series and view class: pond-view Classics against pond-view Classics, nothing else
- Read the documents early: age, occupancy, and leasing rules decide deals here more often than inspections do
- Negotiate the owner-to-owner market: DOM history, seller circumstances, and 2026’s broader cooling are all leverage, use them
Questions We Ask Before You Offer
These are the questions we put to the association, the district, and the listing side before a client signs anything:
- What is the current HOA amount for this series, and what increases are budgeted?
- What is this parcel’s CDD assessment, and how much is bond debt versus operations?
- What did same-series, same-view homes close for in the last 90 days?
- How healthy are the association’s reserves for a staffed, amenity-heavy model?
- What are the exact age, occupancy, and leasing rules in today’s documents?
- How long has this listing sat, and why, pricing, condition, or circumstance?
Is Del Webb Bexley For You?
No community fits everyone. The honest sort:
Consider elsewhere if you want
- Golf inside your gates, Heritage Springs, Tampa Bay G&CC, or Timber Pines
- The lowest possible monthly fees, no-CDD resale subdivisions serve that buyer
- New construction you can customize, the builder era here is over
- An all-ages household or frequent long-stay family, check the occupancy rules first
- The lagoon-beach lifestyle, that is Medley at Mirada
- Acreage or rural quiet, this is a programmed, social community
Del Webb Bexley fits if you want
- The finished, staffed Del Webb model, tour it all before you buy
- True lock-and-leave with yard care in the fee
- The newest 55+ housing stock in central Pasco
- A guard gate and age-qualified quiet
- The Suncoast corridor’s best airport-and-Tampa commute
- A rational, data-priced resale market where preparation wins