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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.

CommunityCountyTypical PriceHOAEff. Tax RateEst. Monthly All-In
Del Webb MirehavenBernalillo$550K$215/mo0.84%~$3,647
AlegriaSandoval$460KConfirm0.71%~$3,050 est.
Jubilee Los LunasValencia$380KConfirm0.56%~$2,500 est.
The IslandsSandoval$280KConfirm0.71%~$1,860 est.
The EsplanadeSandoval$330KConfirm0.71%~$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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