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The Esplanade — Rio Rancho, NM

55+ active adult • Sandoval County • 300+ homes • 80K-80K

The Esplanade is a 55+ active adult community in Rio Rancho offering Sandia Mountain views and a community-focused lifestyle at moderate price points. Rio Rancho has grown significantly as Albuquerque's westside suburb and offers convenient access to I-25, Presbyterian Rust Medical Center, and substantial retail. Sandoval County's effective property tax rate (~0.71%) makes it slightly more affordable than Bernalillo. Home prices typically range 80K–80K, with the Esplanade delivering amenities including a clubhouse and organized activities. Verify current HOA fees and reserve fund status before purchasing — this information is best obtained directly from the community.

NM Income Tax Reminder: New Mexico taxes pension, IRA, and 401(k) withdrawals at graduated rates up to 5.9%. Social Security is exempt only if MAGI is under $100,000 (single) or $150,000 (married). This applies to all NM communities including this one. Factor it into your retirement income plan before committing to New Mexico.
NM One-Third Assessment Rule: New Mexico taxes residential property on one-third of appraised value. A $400,000 home is taxed on approximately $133,000 of assessed value. At Sandoval County rates, this produces one of the lower effective property tax rates in the Sun Belt.

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