Del Webb at Woodbridge Homes for Sale | Manteca 55+ Resort
Del Webb at Woodbridge
The Premier 55+ Mega-Resort in Manteca, California
Welcome to Del Webb at Woodbridge. Built between 2006 and 2018, this 1,425-home gated mega-resort is one of Manteca's largest age-restricted master-planned communities. Designed for active adults who want an itinerary packed from 7:00 AM to 9:00 PM, it offers the ultimate luxury retirement lifestyle without the crushing weight of Bay Area real estate prices.
Woodbridge Entity Snapshot
The Location: A Bay Area Commuter's Paradise
Manteca is known as "The Family City," and Woodbridge sits perfectly at the crossroads of Highway 99, Interstate 5, and the 120 bypass. This highly strategic location makes it a highly popular destination for Bay Area equity movers. You can cash out your Bay Area equity, buy a luxury estate here for half the price, and still be within roughly an hour or more of parts of the East Bay, depending on traffic, to visit your children and grandchildren in Pleasanton, Livermore, or San Jose.
Topography & Medical Proximity
- Perfectly Flat Terrain: Unlike the steep, sloping hills of El Dorado County or Placer County, Manteca's valley floor is perfectly flat. This makes walking, biking, and driving a golf cart around the 1,425-home community incredibly easy on the knees and ideal for long-term mobility.
- Major Nearby Medical Access: You are just 2.2 miles from the Kaiser Permanente Manteca Medical Center, and only 3 miles from Doctors Hospital of Manteca, ensuring care is just outside the gates.
- Everyday Convenience: Situated right off Lathrop Road and Union Road, residents have immediate access to everyday shopping, plus a massive Costco, Target, Bass Pro Shops, and the Promenade Shops at Orchard Valley just minutes away.
The 28,000 Sq. Ft. Lakeview Clubhouse
When buyers envision a "Del Webb Mega-Resort," this is exactly what they are picturing. The amenities at Woodbridge are staggering, built to accommodate a massive, highly social population and supported by dozens of established charter clubs ranging from RV travel groups to wine tasting and quilting.
The Indoor Walking Track & Pools
The most unique architectural feature of the community is the elevated, suspended indoor walking track that circles above the state-of-the-art fitness center—perfect for getting your steps in during hot Central Valley summers. The facility also boasts a dedicated indoor lap pool for year-round water aerobics, plus a massive outdoor pool and spa.
The Sports Complex & Lake
The clubhouse overlooks a beautiful 2-acre stocked catch-and-release lake. For athletes, Del Webb went all out: the community features a full softball/baseball diamond (complete with a snack bar!), lighted tennis courts, an expansive 18-hole professional putting green, highly active pickleball courts, and an outdoor amphitheater.
Tour The Mega-Resort Amenities
Click any image to enlarge and view the world-class facilities available exclusively to Woodbridge residents.
The Homes: Pulte Floor Plans & Models
Because Woodbridge was built out over a 12-year period (from 2006 to roughly 2018), Pulte Homes and Del Webb offered a massive variety of single-story floor plans to fit every budget and lifestyle. Homes range from cozy, low-maintenance 1,312 sq. ft. layouts up to expansive 2,635 sq. ft. estate models.
The Cottage Series
Perfect for buyers looking for lock-and-leave convenience while retaining full access to the massive mega-resort amenities.
- The Bedford (1,312 sq. ft.)
- The Williamsburg (1,474 sq. ft.)
The Classic Series
These mid-sized homes frequently feature open-concept kitchens, great rooms, and covered patios designed for year-round outdoor living.
- The Pioneer (1,633 sq. ft.)
- The Cruise (1,635 sq. ft.)
- The Artist (1,775 sq. ft.)
- The Croquet (1,912 sq. ft.)
- The Sunset (1,986 sq. ft.)
The Estate Series
The crown jewels of Woodbridge, often featuring optional 3rd bedrooms used as dedicated offices, sprawling "Hearth Rooms," and three-car garages.
- The Bridgeman (2,119 sq. ft.)
- The Harpswell (2,214 sq. ft.)
- The Chesterfield (2,379 sq. ft.)
- The Cambridge (2,635 sq. ft.)
*Note: Many of these models feature unique structural options chosen by the original buyers, such as extended "Hearth Rooms," sunrooms, or optional 3rd bedrooms used as dens or offices.
The Financial Goldmine: HOA & Taxes
This is where Gary's boots-on-the-ground knowledge will blow you away. The month-to-month carrying cost of living at Woodbridge is highly competitive for a true mega-resort in Northern California.
1. The Competitive HOA Value
How do you maintain a 28,000 sq. ft. clubhouse, an indoor pool, and a 2-acre lake affordably? Volume. Because the cost of the amenities is split among 1,425 homes, the monthly HOA dues are highly competitive. Currently, they sit right around $170 to $200 per month (managed via Riverside Management / Woodbridge Owners Association). Buyers in Roseville or El Dorado Hills are often paying double that for half the amenities.
2. The Missing Mello-Roos
Woodbridge is widely described as not carrying the school-related Mello-Roos burden common in many newer Manteca developments, as Pulte negotiated an upfront deal with the district during development. However, buyers should still verify the current parcel tax bill directly during escrow.
Gary's Resale Buyer Notes
Please be advised: Woodbridge is a fully built-out resale community. Buying an established home means you get mature trees and active social clubs, but it also requires a highly strategic escrow audit to protect your investment.
THE 3 THINGS WE VERIFY DURING ESCROW:
1. Mature Solar Leases
Many homes here have solar panels installed between 2010 and 2018. We strictly verify if the system is owned outright, or if you are legally bound to assume an aging PPA lease contract from the seller.
2. HOA Reserve Funds
With a 28,000 sq ft clubhouse built in 2006, we audit the HOA financials to ensure the association has the cash reserves to fix roofs and pools without hitting you with a surprise special assessment.
3. The "Free" Upgrades
You aren't paying for dirt. We negotiate the value of the existing custom pergolas, built-in BBQs, covered patios, and mature fruit trees so you get the absolute best deal on a turnkey home.
Schedule a Woodbridge Tour
Ready to see the Lakeview Clubhouse and tour the available resale models?
Call Gary Lee: (916) 595-4279Gary Lee is an independent real estate broker and is not affiliated with, endorsed by, or associated with the Woodbridge Owners Association or Pulte Homes.
Live MLS Homes for Sale: Del Webb Woodbridge
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Live Market Intelligence Report
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Location & Commute Map
Del Webb at Woodbridge Resident FAQ
Is Woodbridge a gated community?
Yes, Del Webb at Woodbridge is a fully gated, master-planned active adult community requiring at least one primary resident to be 55 years or older.
Can my younger spouse live with me?
Yes. While the primary resident must be 55 years of age or older, Del Webb Woodbridge typically allows secondary residents (such as a spouse) to be 45 years of age or older, subject to current HOA bylaws.
What are the monthly HOA dues?
Because the cost of the amenities is split among 1,425 homes, the HOA is incredibly affordable, typically ranging between $170 and $200 per month.
Are there Mello-Roos taxes here?
Woodbridge is widely described as not carrying the school-related Mello-Roos burden common in many newer Manteca developments, as Pulte negotiated an upfront deal with the district. However, buyers should still verify the current parcel tax bill directly during escrow.
Does the community have an indoor pool?
Yes. The 28,000 sq. ft. Lakeview Clubhouse features a dedicated indoor lap pool for year-round water aerobics, an indoor elevated walking track, and a massive outdoor resort-style pool.
Is there a golf course inside the gates?
No, there is not an 18-hole golf course inside the gates (which is exactly what keeps the HOA dues so low). However, the community does feature a professional 18-hole putting green, and the Manteca Park Golf Course is just minutes away.
How far is it to medical care?
Incredibly close. You are approximately 2.2 miles from the Kaiser Permanente Manteca Medical Center and just 3 miles from Doctors Hospital of Manteca.
Is Del Webb at Woodbridge dog friendly?
Absolutely. Not only are the miles of flat walking trails perfect for dog walking, but the community also features a dedicated, fenced dog park for residents.