Albuquerque Area 55+ Communities: Total Cost Comparison
All communities side-by-side with estimated monthly all-in costs (20% down, 7% rate)
Monthly estimates below use 20% down at 7% fixed rate unless noted. Property tax uses NM’s one-third assessment rule and each county’s effective rate. HOA figures marked “Confirm” should be verified with the community before purchase — Mirehaven’s $215/month is verified; others are estimated.
| Community | County | Typical Price | HOA | Eff. Tax Rate | Est. Monthly All-In |
|---|---|---|---|---|---|
| Del Webb Mirehaven | Bernalillo | $550K | $215/mo | 0.84% | ~$3,647 |
| Alegria | Sandoval | $460K | Confirm | 0.71% | ~$3,050 est. |
| Jubilee Los Lunas | Valencia | $380K | Confirm | 0.56% | ~$2,500 est. |
| The Islands | Sandoval | $280K | Confirm | 0.71% | ~$1,860 est. |
| The Esplanade | Sandoval | $330K | Confirm | 0.71% | ~$2,200 est. |
Income tax not included above. These estimates cover housing costs only — mortgage, taxes, HOA, and insurance. New Mexico income tax on retirement distributions is a separate cost that can run $2,000–$6,000+/year depending on your income mix. See the NM Retirement Income Tax Guide for the full picture.
Jubilee Los Lunas is the standout value play. Valencia County’s 0.56% effective rate is 33% lower than Bernalillo’s. On a $380K home, that saves $1,260/year in property taxes vs. Mirehaven at the same value. The trade-off is a longer drive to central Albuquerque amenities and slightly more limited local walkability.
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