Del Webb at Lake Oconee | The Complete 55+ Community Guide
There are 166 Del Webb communities in the United States. One of them has direct access to a navigable lake, and it is Del Webb Lake Oconee.
This guide covers what Del Webb at Lake Oconee actually is, how it differs from other sudivisions in the brand, what homes here have sold for, what the dues really cost, and who it does and does not suit. It is long because the question deserves a complete answer.
Quick Facts
| Location | Greensboro, Greene County, Georgia 30642 — about 75 miles east of Atlanta |
| Opened | 2007, by Del Webb (PulteGroup). Still building |
| Size | Around 400 acres, roughly 800 to 870 homes at completion |
| Age restriction | 55+ active adult, under federal HOPA rules |
| Gated | Yes, gated and guarded. Golf-cart community |
| Lake access | 1,400 feet of direct shoreline, 38 boat slips, boat ramp, boat storage, lakeside pavilion |
| Amenity center | 21,000 square feet |
| Homes | Ranch-style, 1,154 to 5,460 heated sq ft on record, typically around 2,100. Two to five bedrooms |
| Lots | Typically about a fifth of an acre, with about 20 feet between homes |
| Streets | Around 48, running off Oconee Shores Parkway |
| Sale range | $197,500 to $920,000 recorded since 2018 |
| Hospital | St Mary’s Good Samaritan, less than a mile from the gate |
| Clubhouse | 1101 Oconee Shores Parkway, Greensboro GA 30642 |
The One Thing No Other Del Webb Has
Del Webb markets this community with a line they do not use anywhere else: the only Del Webb in the nation with direct lake access.
Plenty of active adult communities sit near water. But this one owns 1,400 feet of shoreline on Lake Oconee with a boat ramp, 38 boat slips across, and a boat storage facility. A resident can keep a boat in the community and be on 19,000 acres of open water in a few minutes. No trailering, no public ramp queue, no marina contract somewhere else.
How It Compares With Other Del Webb Communities
It is not a mega neighborhood
Del Webb communities range from a few hundred homes to enormous. Sun City in Arizona has over 28,000. Hilton Head has 9,000 homes. Sun City Peachtree down in Griffin has over 3,000.
This one tops out somewhere around 800 to 870 homes. That is a community where you can expect to recognize people.
The setting is different
Over 30 percent of the subdivision is preserved in its natural state, and the homesites carry more than 20 feet of space between houses. The terrain is rolling, wooded with pines and dogwoods, and nothing like the flat graded grid that many active adult communities are built on.
One reviewer who had toured Del Webbs across the country described this as the nicest setting of any of them.
The weather argument
A lot of the brand is concentrated in Florida, Arizona, Nevada. Central Georgia gives you four actual seasons without a real winter, which suits buyers who want dogwoods in spring and a fire in January but have no interest in shoveling anything.
It also puts you a long way from hurricane exposure and the ever-increasing insurance premiums they bring.
The Grandchildren Question
At Lake Oconee this is a large part of why people move here.
A 55+ community is age-restricted for residency. It is not a place where children are unwelcome, and Del Webb at Lake Oconee has gone further than most in planning for visiting families.
There is a playground built specifically for grandchildren and both pools have dedicated children’s hours.
Guest access is generous. One member may sponsor four guests per visit. The pool guest fee is a dollar a day, or twenty dollars for a twenty-entry pass. The fitness center guest fee is five dollars and includes the pool.
Why this matters at Lake Oconee specifically
I see this pattern a lot.
A family buys at Reynolds, Harbor Club or one of the other lake communities. The grandparents visit. They come back. Eventually the conversation turns to the fact that they are driving hours each way to see the grandchildren, and someone points out that there is a 55+ community right here at Lake Oconee. Close enough for Sunday dinner and the school play. Far enough for everyone to have their own front door. And it happens in the opposite direction as well. The parents buy here in Del Webb and the adult kids quickly figure out there is a golfing paradise next door.
The Hospital a Mile Away
St Mary’s Good Samaritan Hospital sits less than a mile from the gate. It is a 25-bed critical access hospital with a 24-hour emergency department, general surgery, cardiology and stroke care. Most retirement communities are thirty minutes from an emergency room.
St Mary’s broke ground in July 2026 on the Good Samaritan Pavilion, a $45.6 million, three-story addition on the south end of the hospital. Thirteen thousand square feet of it goes to specialists — cardiology, orthopedics, rheumatology, gastroenterology, neurosurgery and breast health among them.
The 21,000 Square Foot Amenity Center
The clubhouse and the recreation area around it are called The Club at Lake Oconee.
Indoors: heated indoor lap pool, state-of-the-art fitness center, aerobics studio, locker and shower rooms, arts and crafts studio, billiards room, card room, library, multi-purpose rooms, and a ballroom with a catering kitchen.
Outdoors: zero-entry outdoor pool and spa, four lighted tennis courts, six lighted pickleball courts, bocce courts, croquet, horseshoe pits, a basketball court, a short-game golf range, a softball field, a dog park, a community garden, the grandchildren’s playground, an event lawn used for outdoor concerts and films, and miles of walking and biking trails.
Clubs and activities
The charter clubs and interest groups cover the range you would expect and several you would not: gardening, a theatre group, book clubs, Bible study, supper clubs, sewing, stamping and scrapbooking, lineage societies, and regular lakeside sunset socials. Fitness classes run on a published schedule with online sign-up.
Getting Around Inside Del Webb at Lake Oconee
Oconee Road, Oconee Shores Parkway, and Topside Way are the spines of the subdivision. They carry you from the gates to the clubhouse to the lake.
There are around 48 streets in all, which is a lot for 800-odd homes and tells you something about how the community is laid out: short runs and cul-de-sacs rather than long through roads. The ones carrying the most homes are Water Front Road, Branch Creek Way, Summer Hollow Road, Crooked Creek Road, Little Shoals Road, Flat Rock Street, Southern Pine Road, Seaworthy Road and Rockwood Way.
The naming tells you where you are. Anything with Water, Dock, Slip, Starboard, Seaworthy, Canoe or Leeward in it sits on the lake side. The Creek, Hollow, Oak, Pine and Cypress names sit back in the woods.
The Homes at Del Webb
Everything here is ranch-style and single-level, which is the point. The collections have included Spring, Vista and Overlook, alongside duplex villas and detached single-family homes.
Recorded homes run from 1,154 to 5,460 heated square feet, with the typical house around 2,100 and two to five bedrooms. Build years on record run from 2007 through 2026.
The newer floor plans
In 2024 Del Webb released a model home park and eleven new floor plans here, alongside 116 new homesites. The current plans run roughly 1,345 to 2,712 square feet.
These are built on Del Webb’s newer design thinking. Zero-entry showers, widened hallways, point-of-use storage and open flowing floor plans.
What Homes at Del Webb at Lake Oconee Sell For
Price here tracks size more than anything else, and the spread is wide. Sales since 2018 run from the high $100,000s to $920,000.
| Under 1,600 sq ft | $200,000s to low $400,000s |
| 1,600 to 2,000 | $280,000s to upper $500,000s |
| 2,000 to 2,500 | $300,000s to low $700,000s |
| 2,500 to 3,000 | $330,000s to low $700,000s |
| 3,000 and up | $450,000s to $900,000 |
Those are ranges to start from. Bedroom count moves the number too — most of what sells here is two or three bedrooms, and the handful of four and five bedroom houses sit at the top of every band.
Values rose roughly half again between 2018 and the 2024 peak and have eased back a little since. Homes close at about 99 percent of asking and the typical listing takes around twelve weeks.
What It Costs to Live Here
Dues figures online are unreliable, including the ones here. Recorded association amounts scatter from around $246 to over $7,000, because some are monthly, some annual, and villas carry a second association on top of the master.
What holds across all of them: a monthly master association fee, an additional fee on the villas, and dues covering lawn maintenance, garbage collection, all amenity use, the community network, 24-hour security, sidewalks and common area upkeep.
Ask for the current schedule in writing before you write an offer, and ask specifically whether the home is a villa. Residents have reported the fee rising around five percent annually, and management has indicated that trajectory is expected to continue, so budget for increases rather than the current figure.
Who Del Webb at Lake Oconee Suits
It is a good fit if: you want to be on the water without owning waterfront; you have family already at Lake Oconee; you want a smaller community where people know each other; you want a hospital nearby; you want four seasons without a real winter; or you want to keep a boat without keeping up a shoreline.
It is a poor fit if: you want a very large community with restaurants and a golf course inside the gates; you want private lakefront with your own dock; you want an activity program with constant novelty; or you want the lowest possible carrying cost, because the dues here are real and rising.
Del Webb at Lake Oconee: Frequently Asked Questions
Is Del Webb at Lake Oconee the only Del Webb on a lake?
Del Webb markets it as the only one in the country with direct lake access. Out of 166 Del Webb communities, this is the one with its own shoreline, ramp and slips on open water.
Can I keep a boat at Del Webb at Lake Oconee?
Yes. There are 38 slips across four docks, a ramp and a boat storage lot. Slips are reserved through an online system rather than deeded, and you register at the community office with your DNR number and proof of ownership and insurance.
How much are HOA dues at Del Webb at Lake Oconee?
A monthly master association fee, with an extra fee on the villas. It covers lawn care, garbage, all amenities, the network, security and common areas. Published figures vary wildly, so ask for the current schedule in writing.
Are grandchildren allowed at Del Webb at Lake Oconee?
Yes, as guests, and the community plans for them. There is a playground built for grandchildren and both pools have dedicated children’s hours. The age restriction governs who lives there, not who visits.
How far is Del Webb at Lake Oconee from Atlanta?
About 75 miles east, roughly an hour and a half. Athens is about 35 miles, Augusta about 70.
Is there a hospital near Del Webb at Lake Oconee?
St Mary’s Good Samaritan is less than a mile from the gate — a 25-bed critical access hospital with a 24-hour emergency department, surgery, cardiology and stroke care. A $45.6 million Pavilion broke ground in July 2026 and adds specialist care on site.
Does Del Webb at Lake Oconee have golf?
No course inside the community, though there is a short-game practice range and the streets are golf-cart friendly. Championship courses sit nearby at Reynolds, Harbor Club and Cuscowilla, each through its own membership.
Are there waterfront homes in Del Webb at Lake Oconee?
Effectively no. No home in the sales record carries private water frontage. Lake access here is communal, through the docks and ramp, not from your own back yard.
What ages can live at Del Webb at Lake Oconee?
It is 55+ under federal HOPA rules: at least one resident aged 55 or over per household, and at least 80 percent of occupied homes meeting that standard. Spouses and partners may be younger.
How big is Del Webb at Lake Oconee?
Around 400 acres and roughly 800 to 870 homes at completion. It opened in 2007 and is still building. Small, by Del Webb standards — Sun City in Arizona has over 28,000 homes.
Thinking About Del Webb at Lake Oconee?
If you are weighing this against a Del Webb somewhere else, or against one of the other Lake Oconee communities, get in touch.
You can also browse every community in the Lake Oconee neighborhood guides.