Moving from New Jersey or New York to Las Vegas
The Northeast Retirement Math

The Northeast Tax Burden — What You’re Paying Now

New Jersey taxes income at graduated rates up to 10.75% and has the highest effective property tax rate in the nation at approximately 2.23%. New York state income tax runs up to 10.9% with an additional New York City surcharge (up to 3.876%) for NYC residents. Both states have inheritance taxes or estate taxes. The combined burden for a New Jersey or New York retiree is among the highest in any state.

New Jersey Property Tax — The Biggest Driver

New Jersey has the highest property tax rate in the United States. A $450,000 New Jersey home pays approximately $10,035/year in property taxes. The identical purchase price in Nevada — say, a Sun City Summerlin home — pays approximately $2,475/year. The annual property tax savings of $7,560 is equivalent to more than 30 months of Sun City Summerlin HOA fees.

Many New Jersey retirees find that the property tax savings alone — before even considering income tax — justifies the move. When income tax is added, the combined annual savings often exceeds $12,000–$18,000 for a typical New Jersey household.

Northeast Housing Equity in Las Vegas

New Jersey and New York suburban homes have appreciated significantly, particularly in Monmouth County, Bergen County, Westchester, and Long Island. Many Northeast sellers arrive with $500K–$1M+ in equity — enough to purchase in Henderson or Summerlin with cash or minimal mortgage while retaining substantial invested capital.

Calculate Your Northeast-to-Nevada Savings