Del Webb at Mallory Creek

Independent Assessment

Del Webb at Mallory Creek is consistently and well corroborated as a legally age-restricted 55+ community, in line with PulteGroup's nationwide Del Webb brand and directly following the same builder's completed RiverLights community in Wilmington. Multiple secondary sources describe the community as 'up-and-coming' and still under active construction, with one October 2025 source specifically citing Phases III and IV as underway, indicating this is an earlier-stage, still-building community rather than a mature, largely-resale one. A precise current count of homes built or sold to date against the 761-home planned total was not found, and buyers should treat the planned total as a build-out target rather than a current inventory figure. The community's mailing address was also confirmed to use Leland, NC 28479, though some builder and listing sources alternately reference the unincorporated Winnabow area for the same physical location; Leland is treated as the correct primary jurisdiction based on the official postal city and the community's own marketing as a Leland-area Del Webb community.

Who May Find This Community Appealing

Buyers who want to buy directly from a national active-adult builder with substantial remaining new-construction inventory and modern floor plans, rather than shopping an already-built-out resale market, are the best fit for Del Webb at Mallory Creek. It particularly suits buyers priced out of the now-sold-out Del Webb at RiverLights in Wilmington who still want the same builder and brand, along with a Brunswick County location closer to Leland's newer retail corridor than to downtown Wilmington itself.

Homes, Builders & Development History

Del Webb at Mallory Creek was developed by PulteGroup under its national Del Webb active-adult brand, with construction reported beginning around 2024 as the builder's next North Carolina active-adult project following the completion of Del Webb at RiverLights in Wilmington. The community is planned to reach 761 single-family homes at build-out, with Phases III and IV reported underway as of a late-2025 source, indicating an actively progressing, multi-phase build-out rather than a completed community.

Current Pricing & Market Positioning

New-construction pricing is reported starting in the low $400,000s. Because the community is still in active construction with multiple phases remaining, pricing should be expected to shift as later phases and floor plans release; buyers should request current builder pricing and available floor plans directly rather than relying on early-phase figures.

New Construction vs. Resale Considerations

As an actively building community with Phases III and IV reported underway, most current purchase opportunities at Del Webb at Mallory Creek are new construction directly from the builder, with limited resale inventory likely available only from the earliest completed phases. Buyers should confirm current available lots, floor plans, and estimated completion timelines directly with the Del Webb sales office, and resale buyers on any early-phase homes should still budget for an independent inspection.

Taxes, Insurance & Special Assessments

Homes here are subject to Brunswick County property tax, assessed at the county's current rate, plus any applicable Town of Leland municipal tax if the parcel falls within incorporated Leland limits (buyers should confirm this with the county, since the community's exact parcel boundary relative to Leland's incorporated limits was not independently confirmed). North Carolina's Elderly or Disabled Property Tax Homestead Exclusion (N.C.G.S. 105-277.1) allows qualifying owners age 65 or older (or totally and permanently disabled) below an annually adjusted income threshold to exclude the greater of $25,000 or 50% of appraised value from taxation, by filing Form AV-9 with the Brunswick County assessor by June 1.

Golf

Del Webb at Mallory Creek does not include an on-site golf course. Multiple public and private courses are available in the surrounding Leland/Brunswick County area for residents who want to golf.

Community Layout & Lifestyle

As Del Webb's second Cape Fear-area community, Mallory Creek follows the same amenity-rich, clubhouse-centered active-adult model as RiverLights, but in an earlier stage of build-out, meaning current residents are experiencing a growing, still-forming community with amenities coming online in phases alongside new-construction activity.

Shopping, Healthcare & Airport Access

The community is located off Mallory Creek Drive in Leland, Brunswick County, with a mailing address in the 28479 ZIP code (some sources also reference the adjacent unincorporated Winnabow area for the same location). It sits roughly 15-25 minutes from downtown Wilmington via US-17/US-74-76, and is reported to be around 30 minutes from area beaches including Wrightsville, Carolina, and Southport-area beaches.

Age Qualification & Material Ownership Restrictions

Del Webb at Mallory Creek is treated as a legally age-restricted 55-and-older community, consistent with the PulteGroup Del Webb national brand's standard structure, which operates under the federal Housing for Older Persons Act (HOPA) framework requiring at least one resident age 55 or older in at least 80% of occupied homes. The specific recorded Brunswick County covenant language for this community remains unconfirmed. Buyers should confirm current occupancy rules and age-verification procedures directly with the builder or HOA.

Tradeoffs & Limitations

Because the community is still under active, multi-phase construction, buyers should expect an ongoing construction environment (equipment, unfinished sections, and phased amenity delivery) for some time to come, and should confirm the current construction timeline and remaining phases directly with the builder. Reported pricing and HOA fee figures are approximate and likely to change as later phases release; buyers should request current builder pricing rather than relying on early reported figures. There is no on-site golf course, and the community's Leland-area location is a longer drive to downtown Wilmington's core attractions than RiverLights.

Comparison With Nearby Communities

Within the Wilmington-Cape Fear cluster, Del Webb at Mallory Creek is the primary active-new-construction option for buyers who want the national Del Webb brand now that its sister community, Del Webb at RiverLights in Wilmington, is sold out. It stands apart from the numerous Brunswick County golf and master-planned communities nearby, including Brunswick Forest, Compass Pointe, and Magnolia Greens, all of which this cluster's research found market to retirees without a confirmed legal age restriction; Del Webb at Mallory Creek is a confirmed, legally age-restricted alternative in the same immediate Leland market.

Current Listings

A connected local agent or the Del Webb sales office can provide current available new-construction lots, floor plans, pricing, and any early-phase resale inventory.

Is Del Webb at Mallory Creek still under construction?

Yes. As of the most recent review, the community is reported to be in active, multi-phase construction toward a planned total of 761 homes, with Phases III and IV reported underway as of late 2025. Confirm current construction status and available inventory directly with the builder.

How is Del Webb at Mallory Creek different from Del Webb at RiverLights in Wilmington?

Both are PulteGroup's Del Webb-branded 55+ communities in the Cape Fear region, but RiverLights (Wilmington, New Hanover County) is reported sold out of new construction, while Mallory Creek (Leland, Brunswick County) is Del Webb's newer, still-actively-building community in the same market.

What amenities are open at Del Webb at Mallory Creek?

Reported open amenities include a roughly 20,000-square-foot clubhouse with a fitness center, indoor pool, and hot tub, plus a resort-style outdoor pool with a poolside café, pickleball courts, a dog park, and walking/biking trails. Additional amenities may open as later phases complete; confirm the current amenity status with the builder.

Is Del Webb at Mallory Creek legally age-restricted to 55 and older?

It is treated as legally age-restricted, consistent with the PulteGroup Del Webb national brand's standard HOPA-compliant structure, though the specific recorded Brunswick County covenant language has not been independently confirmed.