Del Webb's 55-and-older community off Cyntheanne Road near Hamilton Town Center. Here is what homes sell for, what the monthly dues cover, and how the pace changed this year.
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Britton Falls is a Del Webb community of about 1,050 single-family homes built since 2006, age-restricted to residents 55 and older under its covenants. It sits in Fall Creek Township on the northeast side of Fishers, off Cyntheanne Road near Hamilton Town Center. At its center is the Chateau, a 23,000-square-foot clubhouse with indoor and outdoor pools, a fitness center and activity rooms.
It is one of the busiest neighborhoods in Fishers by sales count: 55 closings in the last 12 months, up from 44, at a median of $415,000 against $411,000 the year before. But the pace slowed. Median days on market went from 21 to 32, and only 18% of homes closed at or above list.
What you are actually buying: a mostly single-level lifestyle with the yard work handled. Monthly dues cover lawn care, mulch and bed care, irrigation, snow removal, trash and the Chateau. What you are giving up: a low monthly bill, and the ability to sell to any buyer; the age restriction narrows who can buy the house later. Read the covenants before you write an offer.
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Dues, the clubhouse and the rules that come with them.
Del Webb's HOA page lists $207, $213 or $223 a month depending on the home's plan series, plus a $150 transfer fee on resale. The association has a 20-year reserve study. Confirm the current figure for the specific house.
See homes →Chateau membership, lawn cutting and treatment, mulch and bed care, the lawn irrigation system, tree and shrub care, snow removal and trash, per Del Webb.
See homes →A 23,000-square-foot clubhouse with indoor and outdoor pools, a spa, fitness center, library, arts and crafts studio and event space, plus tennis, pickleball, bocce, lakes and about 4.5 miles of walking trails.
See homes →Britton Falls is a 55-and-older community. The rules on who may live in and buy a home are in its covenants; read them, and plan for them when you think about resale.
See homes →Britton Falls is served by Hamilton Southeastern Schools. Which elementary, intermediate, junior high and high school an address feeds into can change with boundary updates, so confirm the assignment for the specific address with the district.
Hamilton Southeastern Schools has an operating referendum on the November 3, 2026 ballot: up to 36 cents per $100 of assessed value for up to eight years, capped at $47.5 million a year. It would replace the referendum voters extended in 2023 (Indiana Department of Local Government Finance determination, June 23, 2026). Referendum rates sit outside the 1% cap, so budget for it.
Hamilton Town Center and I-69 are a few minutes north. 136th Street is being widened east of Southeastern Parkway, so expect detours through 2026.
Indiana caps homestead property tax at 1% of gross assessed value under the circuit breaker, so most owner-occupants land at or near that figure before any voter-approved referendum rate, which sits outside the cap. Rentals and second homes are capped at 2% and should be modeled separately. Hamilton County's local income tax is 1.1%, unchanged in the Indiana Department of Revenue's county rate notice effective October 1, 2026. Confirm assessments with the Hamilton County Assessor.
If you want low monthly costs and don't need the yard care, look at Sunblest or Sandstone. For a pool-and-trails neighborhood without the age restriction, see Avalon of Fishers. For all of Fishers, see my Fishers guide.
The median single-family sale was $415,000 over the 12 months through August 2026, on 55 closings, with the middle 80% between $317,000 and $533,000 (MIBOR BLC).
Del Webb's HOA page lists $207 to $223 a month depending on the home's plan series, plus a $150 transfer fee. Confirm the current figure for the specific house.
Chateau membership, lawn cutting and treatment, mulch and bed care, irrigation, tree and shrub care, snow removal and trash, per Del Webb.
Yes. It is a Del Webb community age-restricted to residents 55 and older under its covenants. Read the covenants for the exact rules.
About 1,050 single-family homes, built from 2006 on.
I'm Wes Johnston, a Realtor with Trueblood Real Estate, based in Fishers. I cover the whole Indianapolis metro, and every guide on this site is built the same way: MIBOR numbers, public sources, and the trade-offs a listing description won't mention.
My job isn't to open doors. It's to tell you what a house is actually worth, what's wrong with it, and whether it's the right move for what you're trying to do — then negotiate hard on your behalf and own the process from contract to close.
If you're two years out, that's fine. Most of my best clients started with a question, not a showing.
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About 50 homes sell here a year. A saved search gets you each new Britton Falls listing the morning it hits the market.
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