Two no-income-tax states, two Sun City giants — the comparison for buyers weighing Texas Hill Country vs Nevada desert
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Talk to a Specialist →Texas and Nevada both have no state income tax — the headline advantage for buyers fleeing NJ, IL, or CA. For buyers who have narrowed to these two states, the comparison becomes terrain, climate, community scale, healthcare, and property taxes. Here is the honest version.
| Category | Austin / San Antonio TX | Las Vegas / Henderson NV |
|---|---|---|
| State income tax | None | None |
| Property tax ($500K, 65+ primary) | ~$4,800–$6,500/yr | ~$1,500–$2,500/yr (NV rates are low) |
| Primary 55+ community | Sun City Texas (9,500 homes, Georgetown) | Sun City Summerlin (7,000+ homes) + Sun City Anthem |
| HOA comparison | Sun City TX: ~$100/mo | Sun City Summerlin: ~$240–$295/mo |
| Climate | Hot humid summers, mild winters | Dry desert — 115°F peak, low humidity, mild winters |
| Summer outdoor usability | Limited July–Sept (heat + humidity) | Limited June–Sept (extreme dry heat) |
| Airport access | AUS — 40–50 min from Georgetown | LAS — 20–30 min from Sun City communities |
| Healthcare | Austin metro — good but distributed | Growing — Sunrise, UMC, Valley Health |
| Entertainment / lifestyle | Austin music/culture, nature | Las Vegas Strip, world-class entertainment access |
| Golf (Sun City properties) | 3 courses (extra cost) | 3–4 courses (extra cost) |
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Nevada wins on pure financial optimization for most retirees: no income tax (same as Texas) plus significantly lower property taxes than Texas. On a $500K home, a qualifying 65+ Nevada homeowner pays approximately $1,500–$2,500/year in property taxes vs Texas' $4,800–$6,500. The annual difference of $2,300–$4,000 compounds to $23,000–$40,000 over 10 years. Texas offers no offsetting income tax advantage since both states are zero.
The honest assessment: buyers who are optimizing purely on tax burden favor Nevada. Buyers who want Texas' economic ecosystem, cultural energy, or Hill Country terrain — or who have family and healthcare infrastructure already built in Texas — choose Austin/San Antonio regardless of the tax comparison.
We can model the full tax and cost comparison for your specific income profile and community targets in both states.
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