Del Webb at Mirehaven — Albuquerque, NM

Gated 55+ Del Webb community • Bernalillo County, NW Albuquerque • 538 homes • HOA $215/mo • $400K–$700K

Del Webb at Mirehaven opened in 2015 on Albuquerque’s northwest side, adjacent to the Petroglyph National Monument. It is the market’s flagship age-restricted community — 538 single-family homes on 300 acres, gated, with Sandia Mountain views and a 10,750-square-foot amenity center. Pulte Homes built all homes; the community is now fully built-out with resale and occasional spec inventory.

The Community

The Sandia Amenity Center is the social hub: fitness center, billiards room, covered patio with fire pits, event lawn, bocce courts, tennis, and pickleball. The community features a 25-yard outdoor lap pool with beach entry, walking trails through the 300-acre grounds, and proximity to hiking in the Petroglyph Monument and Sandia Mountains. Location is approximately 10 minutes from downtown Albuquerque and 20 minutes from I-40 corridor shopping and services.

Homes come in two series: the Retreat Series (1,572–2,035 sq ft, 2-bed/2-bath, 2-car garage) and the Encore Series (2,017–2,504 sq ft, 2-bed/2.5-bath, larger garages). Some homes feature private courtyards and extended covered patios characteristic of Southwest architecture.

All-In Monthly Cost at $550,000

Property Tax: Bernalillo County

New Mexico’s assessment structure is unusual: residential property is taxed on one-third of appraised (market) value. Combined mill rates in Albuquerque’s northwest area produce an effective rate of approximately 0.84% on market value. At $550,000, expect approximately $4,600 annually. After the standard head-of-household exemption ($2,000 off assessed value), the bill is slightly lower.

Seniors 65+ with MAGI below approximately $42,900 can apply for an assessed value freeze — locking the taxable base at current levels even as the home appreciates. For retirees near this income threshold, it is worth applying.

The NM Income Tax Reality

Mirehaven buyers moving from Texas or Florida should budget for New Mexico income tax on retirement distributions. Pensions, 401(k) withdrawals, and IRA distributions are fully taxable in NM at graduated rates topping at 5.9%. Social Security is exempt if MAGI is under $100,000 (single) or $150,000 (married filing jointly). A couple drawing $80,000 from retirement accounts in addition to Social Security will owe NM income tax on most of that $80,000.

There is an $8,000 deduction for retirement income available to taxpayers 65+ — but only if household AGI is under $51,000 (married). Most Mirehaven buyers will not qualify for that deduction.

Healthcare Access

Mirehaven is approximately 15 minutes from Presbyterian Hospital and UNM Health — both major systems with Level I trauma capability. Presbyterian is the largest private hospital system in New Mexico. UNM Health is an academic medical center with subspecialty depth. For a 55+ community, healthcare access is excellent here — a genuine advantage over smaller retirement markets.